Objections to parts of 'unjustified' proposals of former Smithy Manor

As previously reported by the Star, planning documents were put forward last month to change the use of the former Smithy Manor pub, on Jubits Lane in Sutton Manor.

It is the latest attempt to redevelop the pub, which shut for good in 2015, after numerous attempts have previously failed.

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What are the plans?

Proposals have been put forward to turn the former pub into offices (Image: St Helens Star)

In planning documents validated by St Helens Council on Monday, April 3, the proposals would see the former public house transformed into a number of ground floor office units, with a canteen area to serve the office accommodation.

The first floor would be developed into a function room for conference areas, the plans state, while the erection of 2.7 metre entrance gates is also included in the documents.

What does the applicant say?

The derelict building has been left to rot in recent years (Image: St Helens Star)

In a Design and Access statement, landowner David Shwenn wrote: "The existing building, used as a public house with first-floor function room facility has been vacant for a number of years, and has been subject to vandalism in recent times.

"The proposed scheme is to sub divide the building on the ground floor into a number of various sized office units, and retain the first floor function room, which will be used for conference use.

"The ground floor will contain a canteen area to serve the office accomodation and sufficient sanitary accomodation for all the proposed units.

"The external appearance of the building will be structurally kept the same, with some minor modifications and refurbishment such as replacement windows and painted render will improve its 'jaded' appearance.

"There will be an insignificant increase in traffic flows as a result of the proposed use, and should be considered no worse that it would have been for its original use as the Smithy Manor.

"A new high level security fence is to be provided to surround the designated site with professsionally installed security alarms and systems, [and] CCTV in conjunction with secure windows and doors throughout."

Proposals 'unclear and unjustified'

The proposed 2.7m fence is described as unjustified (Image: St Helens Star)

While supporting a "positive use" for the Smithy Manor, Michael Roberts, Countryside Development and Woodlands officer at St Helens Council has objected to the proposal for a 2.7metre high fence around the site.

As the Smithy Manor is located around the Sutton Manor woodland, he states that there is "insufficient justification being provided for why a 2.7 metre high fence is being proposed".

He said that while there will need to be security for an office space, such a fence is "excessive and will have a harmful visual impact" to the character of the area.

Describing the plans of "poor quality", Mr Roberts said that he would like to see more detail in the proposals, a clearer justification for the fencing provisison, and a lower fence around the building if deemed necessary.

'Initial highways objection'

More clarification was also needed on the proposed car parking at the site (Image: Google Maps)

Construction consultancy firm Mott McDonald stated that it had an "initial highways objection" as the proposals needed more clarity surrounding car parking, routes for cyclists and pedestrians, and location of cycle and bin storage.

The firm questioned the number of car parking spaces compared with the size of the land, and noted that designs on the Jubits Lane Active travel route are currently being finalised.

This would amend the layout of Jubits Lane and connect cycle lanes with Warrington Road, and would need to be accounted for in developments.

However, if these aspects were apporpriately addressed, the consultancy firm stated that they had "no objetions in principle to the proposed change of use".

The council's Environmental Health team also asked for further clarification on the plans in regards to the former bowling green and tennis courts on the southern area of the site.

Public consultation

The plans are currently on standard consultation to the public on St Helens Council's website.

A determination deadline has been set for July 3.