Victoria Buildings, 1A – 3A London
Road
Stockton Heath,
WA4 2AG
Planning Statement
on behalf of Anytime Fitness
August 2016
1A – 3A Victoria Buildings,
London Road,
Stockton Heath,
WA4 2AG
Planning Statement
on behalf of Anytime Fitness
August 2016
Planning Statement for Anytime Fitness
Contents
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Planning Statement for Anytime Fitness
1.0
6.1
6.2
6.3
INTRODUCTION
This Planning Statement has been prepared by Nexus Planning on behalf of Anytime Fitness to support a
detailed planning application for a change of use from A4/Sui Generis use class (bar/nightclub) to D2 use class
(Gymnasium) at 1A – 3A Victoria Buildings, London Road, Stockton Heath, WA4 (‘The Site’). The proposal
will occupy the first floor (including a mezzanine) of an existing building with a pub/restaurant below on the
ground floor. The mezzanine floorspace is to be reduced by 87m2 to allow for additional head height leaving a
total floorspace of 585m2.
The following Statement sets out a description of the application site, its brief planning history and the relevant
planning policy framework pertinent to the proposal. It also sets out the design concept that is proposed to be
utilised in the scheme and any design and access issues relevant to the proposal.
The Planning Statement should be read in conjunction with the following forms/ documents:
 Application Forms
 Location Plan (ref: 2782 -01)
 Site Plan (ref: 2782-02)
 Existing and proposed site layout/ elevation plans (ref. 2782-03)
 Proposed Internal Layout (ref: 2782-04)
 Noise Impact Assessment (Robin Mackenzie Partnership)
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Planning Statement for Anytime Fitness
2.0
SITE CONTEXT
6.4
The application Site comprises the first floor of an existing building at 1A – 3A
Victoria Buildings (first floor) London Road, Stockton Heath. The proposed
change of use applies to 585m 2 of floorspace on the first floor above a pub
(The Slug and Lettuce) and partially above a restaurant (Pizza Express) on
the ground floor. An existing mezzanine floor on the first floor will be reduced
in size by 87m2 to increase head height on the first floor.
6.5
The unit is currently vacant with it formerly operating as a bar/nightclub (Use
Class A4/Sui Generis). The unit has been unoccupied since December 2015.
6.6
As well as being in a Conservation Area, the application building this
proposal relates to partially falls within the defined District Centre of Stockton
Heath (as defined on in the Local Plan proposals map 2012). The boundary
dates back to the Unitary Development Plan boundary and dissects the
proposal building meaning part of the building adjoins the district centre
boundary. The reason being that the part of the building which adjoins the
defined district centre boundary was built after the UDP was adopted. The
boundary is likely to be modified when as review of the Local Plan takes
place in the near future.
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6.7
The development is located directly adjacent to a restaurant (‘a la turka’)
opposite the junction of Victoria Road with Stockton Heath Police Station. An
access road lies to the east of the proposal site with a number of solicitors
firms (Use Class A2) on the other side of this access route. The nearest
residential unit is identified as 18 Grappenhall Road which is approximately
65m to the east of the unit. There are some parking spaces to the rear which
belong to The Slug and Lettuce.
6.8
The application site occupies a prime position on the eastern edge of
Stockton Heath district centre. It is in a sustainable location, with access to a
number of shops and services utilised by the local community and visitors to
the area. Stockton Heath lies between two canals; Bridgwater Canal (south)
and Manchester Ship Canal (north). The A56 runs directly through the centre
offering good access to the M6 (via Knutsford Road) which is east of
Stockton Heath and Warrington town centre to the north.
6.9
Stockton Heath is an extremely healthy centre with good vitality and viability
and very few vacant units. It is home to a mix of uses including pubs,
restaurants, banks, supermarkets (Aldi and Sainsburys Local), clothing and
other services and uses you would expect to find in a typical district centre
location.
6.10
Several bus stops can be accessed along London Road and Walton Road
which is just a short walk to the proposal site. The main car park that serves
the district centre is the Forge Shopping Centre car park that can be
accessed from West Avenue and Dundonald Avenue to the rear of Aldi.
6.11
The existing planning permission of Sui Generis dates back to when the
building was first built back in the early 2000’s. Planning permissions
obtained since then relate to advertisement consents as different occupiers
have taken on the lease for the same use.
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Planning Statement for Anytime Fitness
3.0
PROPOSED DEVELOPMENT
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Planning Statement for Anytime Fitness
3.1
As previously stated, this detailed planning application seeks permission for a
change of use at 1A – 3A Victoria Buildings, (first floor only) from a
bar/nightclub (A4/Sui Generis) to a gymnasium (D2 use) to be open 24 hours
a day, 7 days per week. The unit has been vacant since December 2015 and
has been actively marketed since then.
3.2
The first floor (including mezzanine floorspace) as it stands has a gross
internal area of approximately 672m² (of which the existing Mezzanine
floorspace is 278m2). It is intended to remove part of the mezzanine floor
(87m2) to give clear headroom to the first floor. The proposed gross internal
floor space will therefore be reduced to 585m 2.
3.3
It is anticipated that the gym would provide employment for between 4 and 6
FTE (Full Time Equivalent) staff members.
3.4
There are no additional parking spaces provided as part of this proposal. The
applicant will be installing cycle parking facilities.
Anytime Fitness Operation
3.5
Anytime Fitness was founded in 2002 and since then has maintained robust
growth rates, to become one of the world’s largest and fastest growing, 24
hour, fitness franchises.
3.6
Anytime Fitness has over 2,300 clubs open worldwide. Anytime Fitness has
been named 1st in the Entrepreneur Magazine 2014 Franchise 500 list, with
financial strength and stability being one of the most important factors for its
inclusion. Open 24 hours a day, 365 days a year, Anytime Fitness prides
itself on providing its members with convenient and affordable fitness options
in well maintained facilities which feature top-quality exercise equipment and
state-of-the-art security and surveillance systems.
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3.7
Currently there are approximately 95 Anytime Fitness gyms operating within
the UK. The closest Anytime Fitness to the proposed club is in Knutsford,
which opened in December 2015.
3.8
A proven and innovative business model, Anytime Fitness empowers local
entrepreneurs to become Anytime Fitness franchisees and impact positively
on the local community’s health and wellbeing. This is achieved by Anytime
Fitness providing high quality support and experience to help each franchisee
open and successfully operate their club.
3.9
Anytime Fitness franchisees bring to the community capital investment in
property improvements, and have a record of financial support for local
charities and sport groups in the club’s local area.
3.10
To access an Anytime Fitness gym, the member holds their key fob or
membership card in front of a ‘proximity reader’ which is linked to the gym’s
computer system. It triggers the release mechanism and allows that member
to enter the gym.
3.11
The ability to access the gym 24 hours a day in combination with the location
of Anytime Fitness gyms in highly accessible locations means that the gym
members can access health and fitness facilities at a time convenient to
them.
3.12
Whilst there is the ability to use the gym 24hrs a day, data collected from
existing Anytime Fitness sites demonstrates that in reality only a very small
amount of members choose to use the gym in the early hours of the morning.
This information is gained from the Advanced Member Tracking software that
the company installs and examples are illustrated below.
Existing Gym Usage
3.13
The following graphs illustrate the typical usage at two other centrally located
Anytime Fitness gyms across England.
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Table 1: Weekdays at Bristol (Clifton)
3.14
Table 1 illustrates average weekly usage at the Bristol based gym (Monday Friday). The gym has approximately 2,239 active members with some 2,054
number of visits per week. During this period 45 members visited between
12am and 6am which equates to only 2% of total visits (9 per day). Peak
usage is between 4pm and 9pm where some 679 visits were made by
members (135 per day).
Table 2: Weekends at Bristol (Clifton)
Tab
3.15
le 2
shows the typical 24 hour use of the Bristol gym at the weekend. In total,
there were 556 visits with 7 being between 12am and 6am. This equates to
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only 1% of total visits. As can be seen, there is a more even distribution of
use throughout the day when compared to weekdays.
Table 3: Weekdays at Hemel Hempstead
6.12
6.13
6.14
6.15
3.16
Table 3 illustrates average weekly usage at the Hemel Hempstead gym
(Monday - Friday). The gym has approximately 1,500 active members with
approximately 1,100 visits during the week. During this period 69 members
visited between 12am and 6am which equates to only 6% of total visits. Peak
usage is between 5pm and 9pm where some 350 visits were made by
members (70 per day), although there is a reasonable level of use throughout
the rest of the daytime as well.
Table 4: Weekends at Hemel Hempstead
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3.17
Table 4 shows the typical 24 hour use of the Hemel Hempstead gym at the
weekend. In total, there were approximately 300 visits with 6 being between
12am and 6am. This equates to only 1% of total visits. As can be seen, there
is a more even distribution of use throughout the day when compared to
weekdays.
Summary
3.18
Taking these two examples into account, there are two peak periods of use
during weekdays, generally being 6am – 8am and 5pm – 9pm. The extent of
usage between the hours of 12am and 6am represents between 1% and 6%
of total member trips.
3.19
Usage at the weekends has a less distinctive pattern during the daytime but
has a similarly modest extent of usage between the hours of 12am and 6am
ranging from 1% -4%.
3.20
Typically, the people using the gym at these times are regular members from
the local community that are keen to maintain health and fitness. They
predominately consist of people who work abnormal hours such as nurses,
shift workers, police and fire officers.
Anticipated Usage at Proposed Gym
3.21
It is anticipated that usage of the proposed gym would follow a similar pattern
to the operational gyms outlined above.
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3.22
The proposed gym would have a floor area of 454m² which is comparable to
the existing gym at Hemel Hempstead and as such, membership numbers
and the pattern of usage is expected to be comparable.
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4.0
PLA
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POLICY CONTEXT
4.1
This section of the Planning Statement summarises the planning policy context relevant to the application
proposals. Section 6 provides a more detailed assessment of the application proposals having regard to the
relevant planning policies.
National Planning Policy Framework
4.2
The National Planning Policy Framework (NPPF) was published on 27th March 2012 coming into force with
immediate effect for plan-making and development management decisions.
4.3
The NPPF is unashamedly pro-growth with a “presumption in favour of sustainable development”. It
effectively instructs decision makers to make positive decisions and support development unless there are clear
adverse environmental, social and/or economic impacts. The NPPF now provides the national guidance against
which this application should be considered against.
4.4
Paragraph 14 of the NPPF sets out that at the heart of the Framework is a presumption in favour of sustainable
development, which should be seen as a golden thread running through both plan making and decision taking.
For decision taking this means:

Approving development proposals that accord with the development plan without delay; and

Where the development plan is absent, silent or relevant policies are out-of date, granting
permission unless:
- Any adverse impacts of doing so would significantly and demonstrably outweigh the
benefits, when assessed against the policies in this Framework taken as a whole; or
- Specific policies in this Framework indicate development should be restricted.
4.5
This approach is reinforced at paragraph 187 where local planning authorities are advised that they ‘should
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look for solutions rather than problems, and decision-takers at every level should seek to approve applications
for sustainable development where possible.’
4.6
Paragraph 17 of the NPPF sets out 12 core land-use planning principles, of which the following are relevant to
this application. These state that planning should:

Not simply be about scrutiny, but instead be a creative exercise in finding ways to enhance
and improve the places in which people live their lives;

Proactively drive and support sustainable economic development to deliver the homes,
business and industrial units, infrastructure and thriving local places that the country needs.
Every effort should be made objectively to identify and then meet the housing, business and
other development needs of an area, and respond positively to wider opportunities for growth.
Plans should take account of market signals, such as land prices and housing affordability,
and set out a clear strategy for allocating sufficient land which is suitable for development in
their area, taking account of the needs of the residential and business communities;

Always seek to secure high quality design and a good standard of amenity for all existing and
future occupants of land and buildings;

Support the transition to a low carbon future in a changing climate, taking full account of
flood risk and coastal change, and encourage the reuse of existing resources, including
conversion of existing buildings, and encourage the use of renewable resources (for example,
by the development of renewable energy);

Encourage the effective use of land by reusing land that has been previously developed
(brownfield land), provided that it is not of high environmental value; and

Actively manage patterns of growth to make the fullest possible use of public transport,
walking and cycling, and focus significant development in locations which are or can be
made sustainable.
4.7
To ensure the continued vitality of town (and City) centres, paragraphs 23 to 27 of the NPPF seek to direct
major town centre uses towards town (and city) centres by applying a sequential test which requires main town
centre uses to be located in town (and city) centres. Annex 2 to the NPPF identifies leisure as a main town
centre use.
Development Plan
4.8
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning applications are
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determined in accordance with the Development Plan unless material considerations indicate otherwise. One
such material consideration is, of course, the NPPF (see above).
4.9
The Warrington Local Plan consists of the Warrington Local Plan Core Strategy (adopted January 2014) and
proposals map which replaced the Warrington Unitary Development Plan. Many of the boundaries relating to
the towns and district centres have been taken from the UDP through to the Core Strategy. A review of the
Local Plan and proposals map is to be undertaken in the near future. The timetable for the revised Local Plan is
yet to be determined
4.10
Policies in the adopted Warrington Local Plan Core Strategy that are deemed relevant to this change of use
application are as follows:
Policy SN 4 - Hierarchy of Centres
The policy sets out the hierarchy for retailing in the borough with a need of safeguarding and
enhancing the vitality and viability of centres. Stockton Heath is defined as a District Centre, along
with Birchwood and West Brook.
Policy SN 5 - New Retail and Leisure Development within Defined Centres
Retail and Leisure uses will be directed towards District, Neighbourhood and Local Centres where
development is of a scale and nature appropriate to the area served by the centre. Such proposals are
expected to improve the vitality, viability and overall attractiveness of the centres.
Policy SN 6 Sustaining the Local Economy and Services
The policy aims to ensure that the local economy grows whilst supporting the sustainability of these
local communities. The policy seeks to support the retention of viable local health and community
facilities.
Policy SW 1 Stockton Heath District Centre
The Council will support proposals in and on the edge of Stockton Heath District Centre that
contribute positively to the character, diversity and vitality of the centre; and does not lead to an
unacceptable loss of A1 uses or an unacceptable concentration of non-A1 uses; and where possible
Adds or supports cultural provision in the area, especially for young people and children.
Policy QE 7 Ensuring a High Quality Place
The Council will look positively upon proposals that are designed to;

be sustainable, durable, adaptable and energy efficient; create inclusive, accessible and safe
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environments; function well in relation to existing patterns of movement and activity;

reinforce local distinctiveness and enhance the character, appearance and function of the
street scene, local area and wider townscape;

harmonise with the scale, proportions and materials of adjacent and / or existing buildings;

maintain and respect the landscape character and, where appropriate, distinctiveness of the
surrounding countryside;

use the density and mix of development to optimise the potential of the site without
damaging the character of the area; and

be visually attractive as a result of good architecture and the inclusion of appropriate public
space.
Policy QE 8 Conservation Areas
Heritage assets are appropriately protected and enhanced in accordance with the principles set out in
National Planning Policy. As part of a programme of delivery, the Council wide strategy is to prepare
Conservation Area Management Plans for all areas.
Policy CS 4 Overall Spatial Strategy – Transport
The policy sets out that development should be located to reduce the need to travel, especially by car,
and to enable people as far as possible to meet their needs locally.
4.11
The Standards for Parking in New Development Supplementary Planning Document is also relevant to this
application.
4.12
The Warrington Retail and Leisure Study (August 2015) provides the latest information of the characteristics
and capacity for future development in Stockton Heath.
4.13
The Council are looking to review the boundaries within the Local Plan Core Strategy Policies and Proposal
Map in the near future.
4.14
The Council has published a leaflet ‘Stockton Heath: London/Grappenhall Rd Conservation Areas’ which gives
advice to all property owners in Conservation Area about the planning controls which are used to protect and
enhance their character and appearance. The Council will pay special attention to carefully considering the
appropriateness of the proposal and details such as materials, colour, height, proportion, design and siting, to
seek to preserve and enhance the character and appearance of the area.
4.15
Section 5 goes on to demonstrate how the proposed change of use complies with the relevant development plan
policies and supplementary planning guidance.
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5.0
PLANNING APPRAISAL
5.1
In this section of the Planning Statement we assess the application proposals
against the relevant planning policies and evidence base having regard to the
key issues as follows:
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
Principle of proposed use

Heritage and Design considerations

Amenity

Transport and Access
Principle of Proposed Use
5.2
The application building this proposal relates to partially falls within the
defined District Centre of Stockton Heath (as defined on in the Local Plan
proposals map 2012). The boundary dates back to the Unitary Development
Plan boundary and dissects the building meaning part of the building adjoins
the district centre boundary. Following a discussion with the Council’s
Planning Policy team, the reason for this is that the part of the building which
adjoins the defined district centre boundary was built after the UDP was
adopted. The boundary is likely to be modified when as review of the Local
Plan takes place in the near future.
5.3
The vision for Stockton Heath set out in the Local Plan is:
“Stockton Heath District Centre is thriving as the main retail and service
centre in south Warrington, and is a popular evening destination where
people feel safe”
5.4
The floorspace of the building that is the subject of this planning application
has been vacant since December 2015. The floorspace has been proactively
marketed dince it was vacated by the previous occupants with interest
expressed from two gymnasium operators and two restaurant owners.
However, the two restaurant owners have withdrawn their interest as there is
no ground floor space as part of the building. This proposal will ensure that
the remaining vacant floorspace of the building will be occupied and the
building itself will be at full occupancy with no vacant space.
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5.5
This application is seeking the change of use to D2 (Assembly & Leisure)
which will provide employment on the site and will result in a net gain in
employment. Between 4 and 6 FTE staff will be employed so the proposal will
contribute to meeting the needs of the local labour supply and contribute to
the local economy. The proposal therefore complies with Policy SN 6
Sustaining the Local Economy and Services.
5.6
The Warrington Retail and Leisure Study (2015) sets the scene for Stockton
Heath as a vibrant and healthy centre with a good mix and range of uses as
well as a strong night-time economy given the number of leisure uses in the
centre. In line with Policy SN 5 - New Retail and Leisure Development within
Defined Centres, this proposal will improve the vitality, viability and overall
attractiveness of the Stockton Heath by bringing a long term vacant unit in a
prominent location back into use. The proposal will also add to the diversity of
the centre as it will be the only gymnasium in the area and will enhance the
leisure and night-time economy of the centre.
5.7
The proposed use (D2) is currently located in and district centre surrounded
by a mix of uses and contributes to increasing the vitality and viability of the
Stockton Heath by occupying a long term vacant unit.
5.8
Taking the above into account, the principle of the proposed use is
acceptable and in compliance with the Warrington Core Strategy Local Plan
(2015).
Heritage and Design Considerations
5.9 Policy QE 8 Conservation Areas of the adopted Local Plan for Warrington
states that heritage assets are appropriately protected and enhanced in
accordance with the principles set out in National Planning Policy.
5.10 The site area lies with the Stockton Heath Conservation Area although is not
a listed building or a locally listed building as detailed in Appendix 3 of
adopted Local Plan.
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5.11 The proposal involves minimal alterations to the external fabric of the building
(shown on plan ref. 2782 – 03). Two external condensers will be mounted to
the rear wall of the building where similar fittings already exist and so will not
alter the appearance of the building at the rear.
5.12 The internal alterations proposed (shown on plan ref. 2782 – 04) have been
designed to ensure that there will be no alteration to the fabric of the building
required and that the existing form of the building will remain unchanged. The
reduction in size of the mezzanine floor will not alter the existing form of the
building.
5.13 This application does not seek to alter the existing external appearance of the
building, except for two wall mounted condenser units to the rear wall and as
such the external appearance of the proposed use will be in keeping with the
existing appearance of the adjacent units in the area. Furthermore, it provides
an opportunity to encourage the maintenance of the currently unused first
floor, which is in the interest of the Conservation Area.
5.14 The scale and form of the building will remain unchanged and therefore there
will be no adverse impact upon the character and appearance of the
Conservation Area. The utilisation of Victoria Buildings for the proposed
change of use will promote the long-term maintenance of this part of the
building and the proposals are therefore in accordance with Policy QE 8 of
the local plan and the Conservation Area leaflet which is a material
consideration for this planning application.
Amenity Issues
5.15 The proposed development is for a change of use within the first floor levels
of the Victoria Buildings to be used as a 24 hour gym. Surrounding uses
include a mix of A1, A2, A3, and A4 uses in a district centre location.
5.16 The nearest residential unit is identified as 18 Grappenhall Road which is
approximately 65m to the east of the unit.
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Noise and Disturbance
5.17 In relation to noise, the NPPF outlines in paragraph 123 that planning policies
and decisions should aim to:

Avoid noise from giving rise to significant adverse impacts on health
and quality of life as a result of new development

Mitigate and reduce to a minimum other adverse impacts on heath and
quality of life arising from noise from new development.

Recognise that development will often create some noise and existing
businesses wanting to develop in continuance of their business should
not have unreasonable restrictions put on them because of changes in
nearby land uses since they were established.
5.18 Due to the 24-hour operation of the gym and being located above a
pub/restaurant, issues of potential noise and disturbance are considered
below.
5.19 The Noise Impact Assessment (produced by Robin Mackenzie Partnership)
for the proposed change of use measures the worst case level of noise from
typical gymnasium activity in respect of the nearest noise sensitive receivers.
The nearest noise sensitive receivers are the pub/restaurant below and
adjacent.
5.20 The noise assessment undertaken has concluded that the noise should not
be audible within the residential properties. However, the assessment has
indicated that there is a risk of disturbance to the restaurant below unless
mitigation measures are incorporated into the fit out design.
5.21 In response to the recommendation within the noise assessment and in order
to mitigate any disturbance to the restaurant below, the applicant will be fitting
to the weights area, a Genie Mat Fit 30mm mat. The rest of the public area in
the gym and studios on the ground floor will be fitted with Jaymart 10mm think
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‘Bladerunner Classic’ rubber safety mat or equivalent. The noise analyst is in
agreement that this type of flooring would minimise any disturbance to the
restaurant below.
5.22 In addition, the Anytime Fitness specification includes a number of measures
to minimise any disruption to neighbouring occupiers. These include:

All machines are fitted with earphone sockets so members can use the
sound functions on machines without disturbing others and low level
music will only be played in the gym during staffed hours;

Free weights kit have absorbing mounts;

Strict management control of patrons unreasonably dropping weights
onto the flooring in a deliberate manner.

Gym windows being non-operable and comfort cooling being provided
by air conditioning.
5.23 In paragraph 3.12 – 3.16 of this report the ‘Existing Gym Use’ for a number of
operational Anytime Fitness gymnasiums is illustrated in several graphs. The
graphs show that on average, just 1-9% of members use the gym between
12am and 6am. Therefore it can be concluded that limited disturbance will
arise from users entering and leaving the gymnasium at night.
Light Pollution
5.24 In paragraph 125 the NPPF it states that, by encouraging good design,
planning polices and decisions should limit the impact of light pollution from
artificial light on local amenity.
5.25 There are no proposed changes to external lighting of the unit. However, the
frontage and the internal premises design of the unit will ensure that
surrounding occupiers will not be affected by any lighting projecting from the
visible parts of the gymnasium.
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5.26 Taking this into account and given the site is located in an already illuminated
area in a district centre, it is not considered there would be any discernible
impact in relation to lighting.
Crime and Safety
5.27 Policy SN 7 Enhancing Health and Well-being of the Warrington Local Plan,
outline that new development should secure environments which deter crime.
5.28 The application floorspace has been vacant since December 2015. Therefore
the proposed gymnasium use and occupation of the unit would potentially
help to discourage any antisocial behaviour, improving safety within the
surrounding area.
5.29 Security and safety are of paramount importance to Anytime Fitness and the
gym will therefore be monitored using CCTV in all areas, and remotely
monitored via a system that will have audio and visual access to the facility.
5.30 The gym will be equipped with a number of surveillance cameras that offer
adaptable camera positions using a three access system. For added security
a smoke coloured dome is placed over the camera to conceal the direction its
lens is pointing. There will be a dedicated high resolution camera positioned
by the entrance for added security.
5.31 The gym will be fitted with wired assistance buttons and will provide wireless
devices that gym members can wear when working out during unstaffed
hours. The members can then activate these devices if assistance is required.
There will also be a tailgate detection system in situ on the entrance door to
ensure that only members can gain access to the building during unstaffed
hours and the alarm will notify the member that someone has entered the
facility behind them. In addition to this audible alarm, the digital video recorder
is also triggered which creates an alarm log in relation to the entrance door
camera to notify the manager that a tailgate breech has occurred and allow
for easier video review.
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5.32 In terms of exiting the gym, this will be via a mechanical device such as a
crash bar or paddle rather than an electric one. The reason for this is that
should there be a loss of power, this will not affect a member’s ability to exit
the facility quickly and safely. A crash bar will also be used to exit via the fire
escape which can only be opened from inside the gym.
5.33 The high level of safety that Anytime Fitness installs as standard has been
acknowledged by police throughout the country and so complies with the
requirements of the relevant section of Policy SN 7.
Transport and Access
5.34 Warrington Core Strategy Local Plan Policy CS 4 Overall Spatial Strategy –
Transport states that new development should be located in sustainable
locations in order to reduce the need to travel by car and to enable people as
far as possible to meet their needs locally. Development that is proposed in
sustainable locations will encourage “the need to develop sites, services and
facilities in appropriate locations accessible by public transport, walking and
cycling”, not to mention the health and well-being associated with these types
of movement.
5.35 The Standards for Parking in New Development SPD is PS3 – ‘Parking
provision in the town and district centres’ requests that “In exceptional
circumstances, in the town centre and within district centres (as defined
within the Local Plan Core Strategy), the Council will consider provision
below the standards set out in Appendix A”. For this particular use, the
requirement is to provide 1 parking space per 25m 2. However, it is
acknowledged that in some limited circumstances that publicly available
parking provision in the town and district centres may have the capacity to
supplement parking availability for private development.
Typical Catchment Areas
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Planning Statement for Anytime Fitness
5.36 The experiences of Anytime Fitness in running a global gym franchise shows
that gym establishments typically operate a small catchment area as users
are often unwilling to travel long distances. Gym members want to have gyms
that are easily accessible to ensure they can maximise use whilst limiting
disruption to their daily life. The vast majority of gym users are therefore
typically located within 1km of their gym.
5.37 This trend has been seen by Anytime Fitness nationwide, due to the higher
density of potential members and therefore higher number of gyms that can
be supported.
5.38 Due to the small catchment areas gyms typically operate and the
convenience members seek, it is anticipated that the vast majority of users
travel by foot, cycle or use public transport.
Sustainable Location
5.39 The application site is located in the district centre of Stockton Heath. The
nearest bus stop is located on London Road which is just a short walk to the
proposal site. The main car park that serves the district centre is the Forge
Shopping Centre car park that can be accessed from West Avenue.
5.40 The Warrington Retail and Leisure Study analysed information collated on
visitors to the town and district centres and their modes of travel on how they
got there. The proportion of respondents walking to the centre was higher for
Stockton Heath (37.3%) than the other two centres. This is reflective of the
walk-in residential catchment located in close proximity to the centre.
5.41 Therefore given the highly accessible location, it is anticipated that the
majority of users will attend the gym by walking, cycling, or using public
transport. This is supported by the fact that Anytime Fitness gyms typically
operate on a small catchment area as users are often unwilling to travel long
distances.
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5.42 For the reasons outlined above, it is considered that the site is within a highly
sustainable location and the proposed use will not give rise to any adverse
impacts in terms of traffic generation. The proposed change of use is
therefore considered to accord with the aforementioned policies and
guidance.
6.0
6.1
CONCLUSIONS ON CHANGE OF USE
This Planning Statement is prepared by Nexus Planning on behalf of Anytime
Fitness for a change of use application at 1A – 3A Victoria Buildings, London Road,
Stockton Heath for:
The change of use of the first floor only (including mezzanine) to a D2 leisure
(gymnasium) use”
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Planning Statement for Anytime Fitness
6.2
Current policy for Warrington Borough Council establishes that D2 gymnasium use
is acceptable in the proposed area.
6.3
Following the advice received in the accompanying noise assessment, the applicant
will be fitting specialist flooring in order to minimise any disturbance to the restaurant
below.
6.4
The proposed gymnasium provides an opportunity to utilise a vacant unit in a highly
sustainable and accessible location which would help to further enhance the
diversity of the district centre of Stockton Heath whilst also complementing the
existing mix of uses on the in the centre and therefore improving the vitality and
viability of the area. Furthermore, it has been demonstrated that mitigation
measures to be implemented will ensure that the scheme would not cause any
adverse impact upon the amenity of neighbouring occupiers.
6.5
The proposal is therefore strongly supported by local and national planning policy
and guidance.
6.6
Accordingly, it is considered that planning permission should be granted without
delay, in accordance with the advice in the NPPF.
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1A – 3A Victoria Buildings
London Road
Stockton Heath
WA4 2AG
Planning Statement
on behalf of Anytime Fitness
August 2016