The Lanes, Penwortham Pickerings Farm

Development Statement February 2020 THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Contents

Section 1 Introduction 04 Section 6 Transport and Access 24 Overview Penwortham Way Aims and Objectives of the Statement Site Access Structure of the Report Cross Borough Link Road Extension Section 2 Site and Surrounding Context 06 Section 7 Physical and Social Infrastructure The Site Requirements 26 Surrounding Context Infrastructure Requirements Accessibility Summary Summary 6HFWLRQ 6LWH2SSRUWXQLWLHVDQG6FKHPH%HQH¿WV  Section 3 Vision and Objectives 12  %HQH¿WV The Vision Summary Summary Section 9 The Masterplan Framework and Proposed Site Phasing 32 Section 4 Planning Requirements 16 The Masterplan National Planning Policy Development Phasing Local Planning Policy CBLR Phasing Other Planning Requirements Section 10 A Deliverable Allocation 38 Summary Overview Section 5 Technical Considerations 20 Existing Policy Context Ecology Section 11 Conclusion 40 Utilities Noise impacts Air Quality Flood Risk and Drainage Ground Condition Landscaping Summary

2 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 3 SECTION 1 Introduction

This Development Statement has been 1.1 OVERVIEW land. The purpose of the Masterplan is to guide future development to ensure it is brought forwards in a prepared jointly by Homes England This Development Statement demonstrates the comprehensive and logical manner. Once approved and Taylor Wimpey. ‘The Lanes’ deliverability of Pickerings Farm, majority of the site is by SRBC, the Masterplan will become a material is a 99 hectare site located in the controlled by Homes England and Taylor Wimpey and consideration in the determination of all future planning the site is located in the administrative area of South applications relevant to the Major Development Site and administrative area of South Ribble Ribble Borough Council (SRBC). safeguarded land. Borough Council (SRBC). The site is The site sits within the Major Development Site In addition to the Masterplan, an Infrastructure Delivery currently designated under Policy C1 allocation (designated in the Local Plan as ‘site EE’) Schedule (IDS) and Design Code have been prepared for (Pickerings Farm, Penwortham) as a under Policy C1 of the adopted South Ribble Local the Masterplan area and these documents form part of Plan 2015 (‘the Local Plan’). The allocated portion of the suite of Masterplan documents which were submitted Major Development Site and Policy G3, the site, which is approximately 78 hectares in size, is WR6RXWK5LEEOHLQ'HFHPEHU7KH,'6LGHQWL¿HV Site S2 (Safeguarded Land for Future allocated for a range of land uses, including residential, the infrastructure to be delivered within the Masterplan employment and commercial uses, green infrastructure area and the Design Code sets out a series of key design Development) within the South Ribble and community facilities. principles which all future development on the wider site will be required to comply with. Local Plan (2015). Policy D1 ‘Allocation of Housing Land’ in the Local Plan allocates the entire Major Development Site for The developers have prepared an outline planning an estimated 1,350 dwellings. In addition, there is an application for residential led mixed use development on area of safeguarded land to the south of the allocated the land within the Masterplan area which they control site (designated in the Local Plan as ‘site S2’) which and this application was also submitted to SRBC in is expected to deliver in the region of 650 dwellings December 2019. The outline application covers land during future plan periods. The land allocated as a Major within the allocated area controlled by Taylor Wimpey Development site and the safeguarded land extends to and Homes England and is 53.86 hectares in size. The 99 hectares. outline application is accompanied by an Environmental Statement which has been prepared based on a series Homes England along with their development partner of Parameter Plans. The parameters for this application Taylor Wimpey control approximately two thirds of shown on the parameter plans fully accord with the the wider site and have prepared a detailed Masterplan Masterplan document. which covers both the allocated and safeguarded

4 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT The development at the site will be accessed by a new 1.2 AIMS AND OBJECTIVES 1.3 STRUCTURE OF THE spine road running through the site from west to east OF THIS STATEMENT REPORT known as the Cross Borough Link Road (‘CBLR’). The CBLR is shown on the enclosed Masterplan. A separate The purpose of this Development Statement is to support The Development Statement will be structured full planning application for the CBLR was submitted representations made by Homes England and Taylor as follows: to SRBC by The Developers in December 2019. This Wimpey to the emerging Central Lancashire Local Plan. í Section 2: Will set out the Surrounding Site and full planning application proposes the full extent of the It will set out the deliverability credentials of the site, Context CBLR from Penwortham Way in the west to Bee Lane which will include both the allocated and Safeguarded in the east. Whilst the full planning application proposes land. The technical evidence contained within this í Section 3: Will provide the Developers’ Vision and the full extent of the CBLR, the delivery of the road statement has been used to prepare both the Masterplan, Objectives for The Site will be phased. The Developers will only be able to outline planning application and full CBLR application. deliver the part of the CBLR which is on land under í Section 4: Will provide further detail on the Outline their control. The aims and objectives of this Development Statement Application and Planning Requirements are to: í Section 5: Will set out the Technical Considerations í Support the case for the land which has an existing for The Site Major Development Site allocation and Safeguarded í Section 6: Will detail the Access and Movement Land designation in the South Ribble Local Plan Strategy (2015) to be allocated for major residential led development in the emerging Central Lancashire í Section 7: Details the Social and Physical Local Plan; Infrastructure Requirements for the site í Show the site is deliverable for a residential led í Section 8: Will detail Site Opportunities and Scheme mixed-use development; %HQH¿WV í Develop a vision for the site and wider area; í Section 9: Masterplan Framework and proposed Site í Consider the planning requirements and Phasing consideration of the site; í Section 10: Will demonstrate the deliverability of í Identify the opportunities and constraints on the site the site. that would impact its development potential; and í Present a Concept Framework including an indicative capacity for the site.

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 5 SECTION 2 Site and Surrounding Context

2.1 THE SITE Masterplan Area

The site is irregular in shape and extends The site is bordered to the east by the West to 99 hectares of land located to the east of Coast mainline railway and Lostock Hall, to the west by Penwortham Way and to Penwortham Way. It is located within the Kingsfold authority boundary of SRBC. The northern the south by Chainhouse Lane. The site is extent of the site is located within the ward bound to the north by the community of of Charnock and the southern extent is Kingsfold comprising existing residential located within the ward of Farington West. development to the south of Kingsfold Drive. Key corridors on the local highway Bee Lane Moss -ane The site includes land allocated as a Major network include Penwortham Way which Development Site under Policy C1 of the provides a primary north/south route; Local Plan and the safeguarded land to Leyland Road which is a local distributor Lord’s Lane Leyland Road the south referred to in planning policy road to the east of the West Coast Mainline documents as parcel S2. The extent of the and Coote Lane which runs east/west on the Flag Lane Masterplan area allocated under Policy south side of the site. Nib Lane C1 is 78 hectares. The site is currently Lostock Hall Penwortham Local Centre occupied by a number of individual Way The Site residential and business premises in private ownership. Vehicular access to the site is currently gained to the east of the site with West Coast Railway Line the majority of properties accessed from Bee Lane and Flag Lane, leading to an Cootes Lane internal road network comprising Lord’s Chain House Lane Lane, Nib Lane and Moss Lane.

6 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT F Y L D E

Site Context

P R E S T O N C I T Y Key

Motorway

Borough Boundary M6

PRESTON Penwortham Site CITY CENTRE

Preston & Leyland Centres

PENWORTHAM

KINGSFOLD

THE SITE TARDY GATE DISTRICT CENTRE

S O U T H R I B B L E B O R O U G H

M65

M65

W E S T A N C A S H I R E

C H O R L E Y M6 B O R O U G H

LEYLAND M61 TOWN C H O R L E Y B O R O U G H CENTRE

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 7 2.2 SURROUNDING CONTEXT Other land owned and / or controlled by Homes England is being promoted through the Local Plan process, the The site is situated approximately 4.8km to the extent of which is shown on the plan opposite. south-east of Penwortham Town Centre and 6.4km The site is not located within a Conservation Area. The to the south of Preston City Centre (Grid reference closest designated heritage asset is the Church of St – E 352858/ N 426080). The site comprises a mix Paul, Farington, which is located approximately 0.5km of land uses including: to the south-east of the site. Further designated heritage assets located within 2km of the site include: í Agricultural land, which is separated into a QXPEHURI¿HOGVE\IHQFHVKHGJHURZVDQGWUHHV í Miller Park Grade II* Registered Park and Garden í Residential dwellings and gardens; (approximately 2km north); and í Agricultural buildings; í Penwortham Old Bridge Scheduled Monument (approximately 1.7km north). í Pylon accommodation land; í Pylon corridor; and Seven non-designated heritage assets are recorded within the site, including a former pre-1848 farmstead now in í Roads. use as housing. The other six non-designated heritage assets comprise extant pre-1848 farmsteads. However, With the exception of residential properties and light these structures are not considered to impose any industrial activities, the site has remained largely as constraints on the development of the site. undeveloped agricultural land since earliest mapping records. The majority of the site comprises intensively managed agricultural land that is of low conservation value. Although the site contains a number of individual properties in private ownership, there are no designated heritage assets, such as listed buildings, registered parks DQGJDUGHQVRUUHJLVWHUHGEDWWOH¿HOGVFRQWDLQHGZLWKLQ the site boundary.

8 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Homes England Sites

text APSLEY HOUSE DEVELOPMENT STATEMENT | 9

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 9 2.3 ACCESSIBILITY 2.4 SUMMARY The site is situated in a sustainable location, within close proximity to local services and amenities in the local The site is sustainably located and represents an shopping centres of Kingsfold (1.1km), Middleforth important opportunity to deliver high quality residential (1.9km) and Liverpool Road (3.4km). The site has good led mixed-use development, creating a new sustainable accessibility for pedestrians with a number of public neighbourhood. rights of way crossing the site (Footpaths 7-9 57; 7-9 55; Policy C1 and G3 of the adopted South Ribble Local Plan 7-9 53; 7-9 52; 7-9 49; 7-9 50; 7-9 42; 7-9 43).  LGHQWL¿HVWKHVLWHDVD0DMRU'HYHORSPHQW6LWHDQG The site is located within close proximity to Lostock Hall Safeguarded Land. train station (1km) and Preston train station (4.6km), 7KH/RFDO3ODQLGHQWL¿HVWKDWLWLVQHFHVVDU\WRVDIHJXDUG providing regular connections to Blackburn, Burnley, and between the urban areas and the Green Belt to meet Colne, Blackpool, York and Leeds. The nearest bus stops the borough’s longer term development need beyond to the site are located on Kingsfold Drive approximately the plan period. The Central Lancashire Local Plan is 150m north of the site. These bus stops are served by the now being progressed and therefore safeguarded land number ‘3’ bus route, which is an express service running can now be considered for allocation. In order to meet between Preston and Penwortham. future growth ambitions beyond the current Local Plan, safeguarded sites are required to be considered The site is within close proximity to the B5254 Leyland primarily for development within the new Local Plan. Road (100m) to the east of the site, in addition to This Development Statement demonstrates the full site Penwortham Way adjacent to the sites western border, is a deliverable allocation and that the allocation of the beyond which is the A59 Liverpool Road (2.2km). safeguarded land will allow the endorsed comprehensive All three roads are main commuter routes into and out masterplan to be delivered. of Preston.

10 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Sustainability Plan

Key

Masterplan Red Line Cycle Route 62

Bus Route 3 Cycle Route 622

Bus Route 111 Tardy Gate District Centre Bus Route 114

Leyland District Centre

Preston Town Centre Education

Kingsfold District Centre Local Play Areas / Pa

Train Station Post Office

Nearest Bus Stops Retail

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 11 SECTION 3 Vision and Objectives

This Development Statement sets outs a vision for a new place rooted in the existing context. This vision is in line with the Vision set out in the Masterplan. This new neighbourhood must be a well-connected place that encourages activity. It needs to be both a place to settle down for now, and a place for the next generation.

12 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT 3.1 THE VISION

The Vision for the site is based on the following key place making principles as articulated in the outline planning supporting documents:

A new place rooted in the existing context: A place to settle down, a place for the future: A new neighbourhood: The vision for the site is to create a new neighbourhood The vision for the site is to provide a new place with The physical reality of the new urban fabric takes based on the existing woven urban fabric; the complex all the ingredients needed to create a sustainable inspiration from the Garden Village Principles. Well arrangement of lanes and footpaths, dominated by community. The residential led development will include GH¿QHGSXEOLFDQGSULYDWHVSDFHVFRXOGDOORZWKH hedgerows and interspersed with existing buildings a full range of quality homes, intended as somewhere to community to have a sense of identity. A range of new and dwellings give the Masterplan a rich starting point. settle down and somewhere for the future. Part of this community facilities and services could provide vital The transformation of the area will provide a range of sustainable community also needs to cater for our aging connection points to thread together the development characters consistent with the Masterplan, connected by population. The Developers are creating a place not for and bring social cohesion. There needs to be places DQHZQHWZRUNRIZHOOGH¿QHGVWUHHWVDQGSXEOLFVSDFHV now, or even ten years’ time, but for the distant future. for the community to come together on site, with These areas of formal and informal greenspaces could This place must be future proofed for generations to community centres, existing active dairy and new be located to ensure clear bio-diversity corridors as well come. There is an opportunity here to integrate digital allotments. A new school, nursery and co-located café as pedestrian and cycle routes. Extending the existing and Smart Technology, thus ensuring that there is could provide a focused centre to the development. The recreational space adjacent to Kingsfold Community VXLWDEOHVSDFHWRFUHDWHVPDOOKRPHRI¿FH¶VZLWKLQ development could also forge strong connections outside Centre and linking this through green corridors to these homes. the red line, engaging with other local centres and new green spaces across the site could help provide services, as well as with the local farming community. intuitive linkages.

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 13 A well connected place: A place that encourages activity: Using the existing lanes and footpaths, it is possible to The Masterplan is based on Active Design Principles. It create a range of green spaces providing a wealth of needs to be easier to walk, cycle or use public transport different environments. Both new more formal parkland to get to where you need to be. The development puts an and informal areas for supporting an abundance of emphasis on turning the existing lanes into sustainable wildlife can be integrated into the development. This pedestrian friendly routes in line with Quiet Lanes green infrastructure must also be well connected to the principles; new cars and buses will be discouraged from surrounding areas. Further information on accessibility using the existing lanes. The green spaces and routes has been provided in section 6. FRXOGHQFRXUDJHWKHJURZWKRIDFRPPXQLW\WRVWD\¿W and active. Outdoor gyms could be available for all in a few locations.

14 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Garden Village Principles í Provision of services for day-to-day needs within walking distance: The Masterplan sets out 3.2 SUMMARY The development seeks to incorporate a number of the play spaces a local centre and primary school at principles of Garden Villages. As set out in the Town and appropriate walking distances. Dialogue has also The Developers have a strong vision for the site Country Planning Association’s Guide ‘Understanding been ongoing relating to the community provision to and the key principles set out in this section Garden Villages: An introductory Guide, the following deliver some health care facility access supported by have helped to guide the Masterplan and aspects have been considered: the local existing GP provision. planning application proposals. í Small in scale: The heart of the development establishes the new identity ‘The Lanes’; Garden YLOODJHVDUHGH¿QHGDVEHWZHHQDQG homes; this development is at the smaller end of WKHGH¿QLWLRQ í Planned for Healthy Living: This principle is achieved by encouraging walking and cycling and using Active Design principles. These are embedded in the Masterplan, re-using existing footpaths and developing the school and local centre at the heart of the Masterplan. í Provision for a vibrant social life: There will need to be a long term artistic and cultural strategy to help DFKLHYHWKLVEXWLQWKH¿UVWLQVWDQFHWKH0DVWHUSODQ includes for community provision to enable this. Designed with High Quality Materials and attention to detail: A separate Design Code has been prepared by The Developers which addresses material and design detail across the Masterplan area.

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 15 SECTION 4 Planning Requirements

Land South of Penwortham and North of 4.1 NATIONAL PLANNING 4.2 LOCAL PLANNING )DUULQJWRQZDVLGHQWL¿HGDVD6WUDWHJLF/RFDWLRQ POLICY POLICY in the Central Lancashire Core Strategy (2012). The National Planning Policy Framework South Ribble Local Plan (2015) 7KH6WUDWHJLF/RFDWLRQZDVLGHQWL¿HGEHFDXVHLW (NPPF) (2019) sets out the Government’s planning policies for England. The following The South Ribble Local Plan was adopted in LVRIVWUDWHJLFVLJQL¿FDQFHE\YLUWXHRILWVDELOLW\ chapters of the NPPF are particularly relevant July 2015 and covers the period 2012 – 2026. WRVLJQL¿FDQWO\FRQWULEXWHWR6RXWK5LEEOH¶V to this site: The Local Plan sets out the vision for the infrastructure and housing requirements. The Core Borough and the Council’s interpretation of &KDSWHU'HOLYHULQJDVXI¿FLHQW the Central Lancashire Core Strategy including 6WUDWHJ\LGHQWL¿HGWKDWWKHDUHDFRXOGFRQWULEXWH supply of homes development management policies. The majority of the site is allocated as a Major Site between 1,200 and 2,000 dwellings and that the Paragraph 72 highlights the importance of for Development by Policy C1 in the Local large-scale developments to be in suitable South Ribble Local Plan would identify the extent Plan. The site’s allocated area is shown as and sustainable locations, supported by the site ‘EE’ on the Local Plan Policies Map. The of land to be brought forward within the Strategic necessary infrastructure and facilities. Location. Homes England and Taylor Wimpey southern portion of the site is designated as Safeguarded Land for Future Development are seeking to promote their land through the Chapter 12: Achieving well-designed places by Local Plan Policy G3. The safeguarded Local Plan process for continued allocation of the land is shown as site ‘S2’ on the Local Plan Paragraph 127 states that planning policies Polices Map. The areas of the two land parcels allocated site and allocation of the safeguarded and decisions should ensure developments add (allocated and safeguarded) are broken down site. A planning application on the allocated site to the overall quality of the area, establish a as follows: strong sense of place, and create places that has been submitted to South Ribble Council are safe, inclusive and accessible. Sites should í Site EE – 78.25 Hectares with a masterplan covering the full extent of accommodate a mix of development and í Site S2 – 21.53 Hectares the allocated and safeguarded site. An outline support local facilities and transport networks. planning application covering the allocated site was submitted to South Ribble Borough Council in December 2019 and validated in January 2020.

16 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT S1

Safeguarded Land parcel ‘S2’ forms the southern part of the Masterplan area. Additional Safeguarded Land parcels S3 and S4 are located outside of the Masterplan area to the south of the site. Homes England and Taylor Wimpey are seeking to promote their land through EE the Local Plan process for continued allocation of the allocated site and allocation of the safeguarded site. í Local Plan Policy C1 requires that an agreed Masterplan for the comprehensive development of the site, a phasing and infrastructure Allocation of the delivery schedule and an agreed programme of Site in the South implementation in accordance with the Masterplan Ribble Local Plan and agreed design code should be agreed prior to the approval of planning permission. Key S2 í Local Plan Policy D1LGHQWL¿HVWKHDOORFDWLRQ of housing land. The sites listed in Policy D1 are Cross Borough Link Road allocated for residential development and related infrastructure which is to be delivered through CIL and / or developer contributions. The part of the site allocated for Major Development (site EE) is Cross Borough Link Road Extension S3 estimated to deliver 1,350 homes. In addition, the safeguarded land is estimated to deliver in the region of 650 homes. Proposed Dualling of í Local Plan Policy A2 states that Land will be Penwortham Way protected from physical development for the delivery of the Cross Borough Link Road. The Cross Borough S4 Link Road comprises: í A road to be constructed from Carrwood Road to The Cawsey, as shown on the Policies Map.

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 17 Penwortham Neighbourhood Development í Policy 8 (Penwortham Cycle and Walking Route) Plan (2017) states that: “Penwortham Town Council, working with Lancashire County Council, South Ribble Penwortham Town Council has prepared a Borough Council, the developers of Pickerings Neighbourhood Development Plan (‘NDP’) that covers Farm and local groups will protect from any form of the Penwortham Town Area. The NDP was made in development that would prejudice the delivery of, a 0DUFKDQGGH¿QHVWKHFRPPXQLW\¶VYLVLRQDQG dedicated circular route for cyclists and walkers.” aspirations for the town of Penwortham and future development growth up to 2026. The NDP recognises that Pickerings Farm is allocated for major development 4.3 OTHER PLANNING in the South Ribble Local Plan. The relevant NDP REQUIREMENTS policies are summarised below: Aside from the Development Plan, there are a number of Policy 2 (Requirements for New Large Scale í other material considerations which should be taken into Residential Development) States that: “The consideration, including: phases of development on the large allocations for residential development should be either relatively í ‘The Lanes’ Masterplan, Design Code and small in scale or broken up into smaller parcels, each Infrastructure Delivery Plan (2019); phase or parcel with its own individual design and place characteristics.” í SRBC’s Supplementary Planning Documents (SPD); í Policy 4 (Types of Residential Property), requires í Housing Land Position Incorporating Update to new residential developments in Penwortham to: SHLAA (2018); and “Provide 10% of the affordable housing, as required í National Planning Policy Framework (NPPF) by Policy 7 of the Central Lancashire Core Strategy, (July 2018). WREHVSHFL¿FDOO\IRURFFXSDWLRQE\ROGHUSHRSOHDQG 10% of each development as single storey property suitable for use by older people.” í Policy 6 (New Sporting Facilities) states that: “The Town Council will, in working through the Masterplan preparation for the Pickerings Farm site, seek to locate the new sporting facilities adjacent to the existing Community Centre.”

18 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT 4.4 SUMMARY

The site has been earmarked by the Council for a number of years and forms a major part of the Council’s current and future housing land supply. Part of the site is already allocated for development and part has been safeguarded for future development since 2015. The scale and complexities of the site have resulted in the need to undertake extensive consultation with the local planning authority and others and to meticulously and carefully prepare proposals which accord with planning policy. An outline planning application covering the allocated site was submitted to South Ribble Borough Council in December 2019 and validated in January 2020 .

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 19 SECTION 5 Technical Considerations

This section considers the following 5.1 ECOLOGY The Government’s Spring Statement (2019), announced it would mandate net gains for biodiversity in the constraints and opportunities, which A Phase 1 Habitat Survey, Hedgerow Regulations forthcoming Environment Bill. It is anticipated DUHUHÀHFWHGLQWKH0DVWHUSODQ7KLV Assessment and protected species surveys for great that there will be a two year transition period (from technical work has been undertaken for crested newts, badgers, water voles, birds and bats have the Environment Bill receiving Royal Assent) to a been undertaken to identify any ecological constraints mandatory requirement for Biodiversity Net Gain the purpose of informing the Masterplan present on the site. No evidence of great crested newts, for new development. After this time, the majority of Framework which is contained within badgers or water voles was found during the surveys planning applications will need to demonstrate 10% and the site is considered to be unsuitable for reptiles. Biodiversity Net Gain. This therefore may be required in the Masterplan document for The Lanes. The hedgerows and trees on the site provide abundant the relation the future delivery of the safeguarded site. The technical work covers the following nesting opportunities for local bird populations as well Development projects will be required to demonstrate areas. Transport and Access has been as foraging habitat for bats. A large number of the trees a net gain in biodiversity through the use of a metric were found to contain features which could be used by covered in Section 6: which primarily utilises information on habitat type, area roosting bats, although no evidence of roosts was found and condition pre and post development. during the surveys. í Ecology; Biodiversity Net Gain í Utilities; The outline planning application was submitted in Noise impacts; December 2019 and validated in January 2020. The í approach to biodiversity net gain is set out in the outline í Air Quality; planning application. í Flood Risk and Drainage; í Ground Conditions; í Landscaping.

20 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT 5.2 UTILITIES Penwortham Way. This will minimise the impact of noise levels from Penwortham Way through good design Records obtained by Electricity North West, Cadent Gas, and siting. United Utilities Water, BT Openreach, Virgin Media and Centurylink have been used to inform the development 5.4 AIR QUALITY of the Masterplan to ensure minimal impacts on the existing site infrastructure. The site is not located within an Air Quality Overhead Electricity Pylons pass through the site Management Area (AQMA); the closest AQMA is creating a corridor constraint. Due to restrictions for located 400m to the east of the site on Leyland Road. development underneath the pylons, green spaces will All receptors sensitive to road vehicle exhaust emissions be incorporated to help break up and minimise the have been modelled including those within the AQMA visual impact of the pylons. This Pylon Corridor will be LQRUGHUWRTXDQWLI\WKHLPSDFWRIWKHWUDI¿FJHQHUDWHGE\ utilised in a variety of ways, with formal, informal and the development on receptors. The modelling has shown Sustainable Urban Drainage elements. that the concentration of NO2, PM10 and PM2.5 are predicted to be below all relevant quality objectives. 5.3 NOISE IMPACTS However as the site is located in proximity to Penwortham Way and adjacent to a railway line there is Noise modelling software has been used to predict the potential for elevated pollutant levels as a result of WKHURDGDQGUDLOWUDI¿FQRLVHOHYHOVDVVRFLDWHGZLWK road vehicle exhaust emissions and diesel locomotive construction and operation on sensitive receptors both emissions (although these levels are still below relevant on and off site. Vibration sources associated with air quality objectives). Providing that the proposed train passbys have also been assessed. With regards to residential units are not located immediately adjacent transportation sound, it is necessary that good acoustic to Penwortham Way and are greater than 30m away design is incorporated into the design for areas bordering from the railway line, the future site users will not be roads, especially Penwortham Way. exposed to elevated pollutant concentrations. A 30m buffer zone from the railway tracks is recommended for To prevent unnecessary discomfort to future residents, the purposes of air quality in line with local and national homes that lie within the zone indicated in red below requirements. As such, air quality is not considered a should not have all of the back gardens fronting on to constraint to future development.

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 21 5.5 FLOOD RISK AND 5.6 GROUND CONDITIONS 5.7 LANDSCAPING DRAINAGE The site has remained largely as undeveloped There are opportunities to deliver extensive green 7KHVLWHLVLQDQDUHDLGHQWL¿HGDVKDYLQJDµORZ¶ agricultural land since earliest mapping records with the infrastructure across the Masterplan. The green SUREDELOLW\RIÀRRGLQJRQWKH(QYLURQPHQW$JHQF\ exception of residential properties and light industrial infrastructure will have differing forms, functions and Flood Data Map and is located in Flood Zone 1 (least activities (e.g. dairy farm and garages). Numerous uses and will be connected by the extensive network of risk). Mill Brook is located adjacent to the sites south- drainage ditches, tertiary water courses and ponds are green links across the site. On site green infrastructure western boundary and is a tributary of the River Ribble, SUHVHQWDFURVVWKHVLWHLQFOXGLQJLQ¿OOHGSRQGIHDWXUHV provision could include amenity green space, equipped play areas, natural / semi natural open space, playing which itself is located approximately 1.5km north of the Historical borehole records (covering approximately ¿HOGVDQGDOORWPHQWSURYLVLRQ7KURXJKGLVFXVVLRQVZLWK site. The river Lostock is located approximately 700m 50% of the site footprint) indicate that ground conditions SRBC and Penwortham Town Council, the Masterplan south east of the site beyond Farrington. across the site comprise topsoil to depths ranging will create connections for bio-diversity to the existing between 0.3 and 0.6 metres below ground level (mbgl) There are a number of Ordinary Watercourse features open space off Kingsfold Drive. present within the site itself which generally drain to RYHUO\LQJJHQHUDOO\¿UPWRVWLII ORFDOO\VRIW FOD\WR the south and east of the existing site. It is important depths in excess of 6.6mbgl. It is considered that, given that where possible these surface water features are the strengths recorded, these clays are likely to provide a maintained within the development to ensure that suitable founding stratum for low-rise residential houses existing area of the site can continue to drain as the subject to completion of a detailed site investigation. 5.8 SUMMARY existing regime. It is recommended that where possible, 7RSRJUDSKLFDOO\WKHVLWHLVUHODWLYHO\ÀDWZLWKRFFDVLRQDO In summary there are no technical constraints development is directed to areas outside of the suggested areas of undulation including one mounded area of LGHQWL¿HGWKDWZRXOGSUHYHQWRUGHOD\WKH SOXYLDOÀRRG]RQH:KHUHWKLVLVQRWFRQVLGHUHG QRWHLQD¿HOGRQWKHZHVWHUQSRUWLRQRIWKHVLWHDQGLW development of the site. practicable then further modelling should be undertaken is unlikely that bulk earthworks will be required for the to inform potential mitigation measures for alleviating/ creation of development platforms. PDQDJLQJÀRRGULVN With regards to drainage, there is limited existing drainage infrastructure present within the vicinity. Surface water runoff from the site is managed through a network of existing ordinary watercourses and limited QDWXUDOLQ¿OWUDWLRQ It is intended that surface water runoff from the site will be restricted with discharge to Mill Brook either directly or indirectly through the existing watercourses within the site or the culverted tributary to the north. Based on anticipated ground conditions and the potential for VKDOORZJURXQGZDWHULQ¿OWUDWLRQLVQRWFRQVLGHUHGDVD suitable method of surface water disposal.

22 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Constraints Plan

Key

Masterplan Boundary

Electricity Pylon Zone

Pylon Location

Existing Buildings

Tree Type A

Existing Water

BT Internet

CTL Centurylink

Existing Electric 6.6kv

Existing Electric 11kv

Existing Electric LV

Existing Overhead Line

Virgin Media

Gas LP Mains

Gas IP Mains

Gas MP Mains

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 23 SECTION 6 Transport and Access

6.1 PENWORTHAM WAY Two initial access options have been developed as í Access off Chain House Lane to the south of the detailed below: site. This will be a limited access which will serve Penwortham Way is proposed to be improved from its a smaller number of properties and will not be a current single lane in each direction to a formal two lane í Proposed Site Access Arrangement through route in to the wider site. dual-carriageway. Should Lancashire County Council (Single Lane) – consisting of a signal controlled (LCC) propose to widen the road to the east it will 7MXQFWLRQZLWKULJKWWXUQODQHIRUWUDI¿FDFFHVVLQJ Two options, proposing a short and long term vision for encroach slightly into the site. Planning consent for the the site from the south and TOUCAN crossing across the access point at Bee Lane have been developed: dualling of Penwortham Way will be sought by LCC the site access approach arm. This option ties into the in 2020. existing Penwortham Way carriageway alignment í Bee Lane short-term option – this option is and width. informed by the Transport Assessment submitted in support of the Developers’ outline planning í Proposed Site Access Arrangement (Dualled 6.2 SITE ACCESS application for the site. A range of improvements to Approach) – consisting of a signal controlled the Bee Lane bridge will be considered, including: 7MXQFWLRQZLWKULJKWWXUQODQHIRUWUDI¿FDFFHVVLQJ The design and location of the main vehicular site access the site from the south and TOUCAN crossing across í Consideration of controlled single lane operation from Penwortham Way has been discussed and agreed the site access approach arm. This option ties into of the bridge crossing; in principle with LCC. This junction will be signal LCC’s proposed Penwortham Way dualling scheme controlled to allow: í Provision / improvements to pedestrian facilities DOLJQPHQWDQGZLGWK7KLVLVVKRZQLQ¿J over the bridge; and Additional accesses to the site will be provided via í formal pedestrian crossing facilities at this Bee Lane (to the northeast), Flag Lane (to the east) í One-way operation of lanes. location; and and Coote Lane (to the safeguarded land to the south). í DOORZ/&&PRUHFRQWURORIWKHWUDI¿FÀRZDORQJWKH The accesses from Flag Lane and Coote Lane may í Bee Lane long term option – in the long term, the carriageway as the junctions to the north and south provide limited access to the overall site for general Masterplan allows for the future provision of a new are also signal controlled. WUDI¿FDFWLQJSULPDULO\DVOLPLWHGXVHUHVLGHQWLDO a bridge across the West Coast Mainline (WCML) to access roads, cycling and pedestrian access. This connect with the B5254 Leyland Road corridor and strategy will be managed on site through careful The Cawsey. FRQVLGHUDWLRQRIPHDVXUHVWKDWZLOOFRQWUROWUDI¿FÀRZ throughout the site and in particular on ‘the lanes’.

24 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Proposals Pond

) m u ( th a he Dualling of P wortham Way 6.0

L ay- by

E D & Wa rd PE B N dy W OR M T Footbridge H A il M l W A Brook Y

1 .2 2 m R H

FIELD ACCESS SUBJECT TO CHANGE

P E N W ORT

H A M WAY

ED & Ward Bdy

1.22m RH

um)

(

h

t

The delivery of the new bridge is a key aspiration of 6.3 CROSS BOROUGH LINK Pa SRBC and would require third party land to deliver. ROAD EXTENSION

n

i

a

r Consultation with SRBC and LCC on the alignment D of the CBLR extension will continue to ensure that it The CBLR has been completed between Carrwood

Co Const, FB Def ED & Ward Bdy Def 1.22m RH 28.3m FB will not preclude connection to cross the WCML in the Mill Brook W Road and The Cawsey. This will link up to Leyland ard Bdy longer term. Road to the east of the site. The CBLR extension will The vehicular route between Penwortham Way and Bee be a primary route through the site from Penwortham Way linking to the Cawsey to the north east. The CBLR LCC Proposals for the Path (um)

Lane will be phased throughout the wider development ain

Dr FIELD ACCESS dualling of Penwortham Way SUBJECT TO CHANGE AM WAY extension will be delivered in phases from west to east H

and consultation with SRBC and LCC on the site access PENWORT across the site. A signal controlled junction is proposed

options will continue as part of the developer planning rd

o Mia

nf

a

r

Casa C 42

50 on Penwortham Way, which will create a gateway into EXTENT of 11TIE-IN TO 56 application process. EXISTING 43 the development and will be the main vehicular access into the site. In the east, the CBLR extension will connect to the Cawsey. The main vehicular route through the site will provide a road width of between 6.5m to 7.3m with the exception of the easternmost section of Bee Lane which will remain as existing although some localised improvements are proposed on the eastern section of Bee

/DQHZKLFKZLOOIRUPDOLVHWUDI¿FPRYHPHQWVWKURXJK 3.0 this section. All of these works can be carried out within Trough ED & Ward Bdy

PENWORTHAM WAY 50MPH 7.30

2.0

existing limits of highway adoption. 1.22m RH

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The Developers submitted a full planning application h

Pat for the CBLR extension connecting Penwortham Way to Leyland Road via Bee Lane in December 2019. The Principal access for Developers will only be able to deliver the extension of

ain PENWORTHAM WAY 50MPH

Penwortham Way Dr the CBLR which sits on land in their control. – with dualling FP54

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 25 SECTION 7 Physical and Social Infrastructure Requirements

There are a series of physical and social infrastructure requirements as part of the site’s development. This physical and VRFLDOLQIUDVWUXFWXUHKDVEHHQLGHQWL¿HG through consultation with SRBC, LCC, relevant authorities and stakeholders and the Infrastructure Delivery Schedule included as part of the development of the site wide Masterplan.

The future residents of the development who will live and work at the site will increase the demand for and use of:

í Physical infrastructure such as roads and public transport; and í Social infrastructure used by local communities on a day to day basis including open space, schools and health services.

26 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT 7.1 INFRASTRUCTURE í A New Local Centre – A new Local Centre is also í The Cross Borough Link Road between the A582 REQUIREMENTS proposed as part of the Outline Application. The Penwortham Way and Bee Lane – In accordance Local Centre will be positioned near the heart of with Policy A2 of the South Ribble Local Plan, The Masterplan for the site makes provision for a range the development and will be well connected with an extension to the Cross Borough Link Road is of land uses to include residential, employment and pedestrian and cycle links. The Local Centre will required to be delivered from west to east through commercial uses, Green Infrastructure and community contain a range of services and facilities for the use the site connecting Penwortham Way to The Cawsey. facilities. Following on-going consultation with SRBC, of residents of the development and the surrounding The Cross Borough Link Road extension will be a LCC, relevant authorities and stakeholders, it is expected area. The Local Centre could contain a food store, primary route through the site from Penwortham that the future development of the site will deliver the IDUPVKRSRI¿FHVDVZHOODVDUDQJHRIRWKHU Way linking to the Cawsey to the north east. services and facilities for example a pharmacy, gym, following physical and social infrastructure: í Off-site highway improvements to the Leyland veterinary surgery, dry cleaners and hairdressers. Road corridor – The need for and timing of the The range of services and facilities in the new Local í Education Facilities – A new two form entry off-site highway’s improvements to the Leyland Centre will be determined by market demand and primary school is proposed as part of the Outline Road corridor will be agreed between SRBC, LCC ongoing consultation with SRBC, LCC, Penwortham Application. The need for a new two form entry and the Developers as part of the Developers’ outline Town Council, other stakeholders and the SULPDU\VFKRROKDVEHHQFRQ¿UPHGWKURXJK planning application. These works will be phased. consultation with LCC’s School Planning Team who local community. í Off-site highway improvements to the A582 have based their recommendation on an estimate of Dualling of the A582 Penwortham Way – A í Penwortham Way corridor. how many children of primary school age will be planning application for the dualling of the A582 generated by the development. Penwortham Way will be submitted by LCC. It í Financial contributions to improvements to í Apprenticeship and Skills Centre / Community is targeted that the planning application will be bus infrastructure. submitted imminently and the proposed dualling Centre – A new Apprenticeship and Skills í Off-site improvements to pedestrian and cycle Programme and Centre is proposed on the works will be completed in 2021. infrastructure – The need for and timing of these development. Open to all, the Skills Training Scheme í Vehicular access onto the A582 Penwortham works will be agreed between SRBC, LCC and will be designed to help provide people with the Way –$WUDI¿FFRQWUROOHGMXQFWLRQRQWRWKH$ the Developers as part of the Developers’ outline skills needed to those wanting to pursue a career in Penwortham Way will be proposed and delivered by planning application. These works will be phased. construction. The building will be transferred to the the Developers. The delivery of this junction will community after the construction phase and could be secured by planning condition and via a S278 be used as a community building or other Agreement with the Developers. appropriate use.

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 27 í Green Infrastructure and Public Open POS Typology Contribution Required Amount Proposed Space – The public open space (“POS”) proposed by the Masterplan in the Outline Application have been developed Amenity Green Space 6.39ha 15.47ha in consultation with SRBC to meet the POS Provision for Children 0.39ha 0.59ha standards for each landscape typology as set out in Parks & Gardens N/A (not looking for n/a Central Lancashire Open Space and Playing Pitch on-site provision as within Supplementary Planning Document (Adopted in May 1000m of Central Parks) 2014). The table below indicates the policy target for Natural & Semi-natural 9.19ha 16.39ha 1,100 dwellings or 2,552 people (based on household Allotments / 0.37ha 0.43ha occupancy of 2.32 persons (in line with the Central Community Gardens Lancashire PPG17 Open Space Study 2012) and the Total 16.36ha 32.88ha actual provision delivered through the Masterplan. í Affordable Housing – Policy 7 of the Central Lancashire Core Strategy relates to affordable housing and special needs housing and states that: “Subject to such site and development considerations 7.2 SUMMARY DV¿QDQFLDOYLDELOLW\DQGFRQWULEXWLRQVWRFRPPXQLW\ services, to achieve a target from market housing 7KLVVHFWLRQKDVLGHQWL¿HGWKHSURYLVLRQRINH\LQIUDVWUXFWXUHUHTXLUHG schemes of 30% in the urban parts of Preston, to ensure the comprehensive development of the wider site. It has South Ribble and Chorley…” It is the Developers provided an indication of the overall development requirements across intentions to provide affordable housing at the site to the site area. the extent to which it is viable to do so. í A drainage network, including Sustainable Urban Drainage Systems (SUDS) – An appropriate network of blue infrastructure, including SUDS is proposed as part of the Outline Application to serve the new development.

28 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Public Open Space

Key

Amenity Green Space

Natural/Semi Natural Space

Allotments

Provision for Children (LEAP)

Provision for Children (LAP)

Pylon Corridor

Swales

Surface Water Management Area

Masterplan Boundary

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 29 SECTION 8 6LWH2SSRUWXQLWLHVDQG6FKHPH%HQH¿WV

8.1 BENEFITS í Propose the introduction of an Apprenticeship and í Deliver a range of new homes to meet the needs of Skills Programme Centre to be located in a new the area. A range of 1, 2, 3, 4 and 5 bedroom mews, The proposals for the site will deliver a compelling building to be built on the site throughout the build semi-detached, detached and apartment properties UDQJHRIHFRQRPLFVRFLDODQGHQYLURQPHQWDOEHQH¿WV phase of the development. The building will be are proposed. In addition, there is the opportunity for which will be secured though planning conditions, a transferred to the community after the construction a proportion of these properties to provide specialist s106 agreement, s278 agreement, s38 agreement or by phase and could be used as a community building elderly accommodation within use class C2. This &,/DQGVLJQL¿FDQWSODQQLQJZHLJKWVKRXOGEHJLYHQ or other appropriate use. Again, this will support will support Central Lancashire Local Plan Objective to these. The link between these opportunities and the Central Lancashire Local Plan Objective 06 through 04 through the provision of a mix of housing types emerging Central Lancashire Local Plan Objectives have the provision of new training opportunities in the and sizes; local area; EHHQUHIHUHQFHG6LJQL¿FDQWZHLJKWVKRXOGEHJLYHQWR í Result in new on-site job creation once it is fully WKHIROORZLQJEHQH¿WV7KHGHYHORSPHQWRIWKHVLWHZLOO í Deliver a community building on the site will operational. New jobs will be created both within provide new facilities for the local community the two form entry primary school and local centre í Provide large extent of the CBLR which sits on land FUHDWLQJVRFLDOEHQH¿WVIRUERWKWKHUHVLGHQWVRIWKH (which includes use class employment B1 provision); controlled by the Developers. The CBLR is a key new development, and those living within the wider í Subject to viability, deliver affordable housing which piece of strategic infrastructure which will help to community. This supports Objectives 02 of the Local will contribute to meeting the Borough’s affordable improve transport links across the Borough and ease Plan as it will provide key community infrastructure housing needs; H[LVWLQJWUDI¿FFRQJHVWLRQLVVXHVZLWKLQ3HQZRUWKDP in a sustainable location; and Lostock Hall; í Creating an attractive and desirable place to live, í Deliver a new local centre which will provide new whilst in turn boosting the local economy; í Facilitate the delivery of a new two form entry retail, commercial, employment and community primary school by seeking planning permission and provision widening the choice of amenities for í Deliver a sustainable development which has good setting land aside for the primary school. The two- new and existing residents. The local centre will access to jobs, shops, services and transport links. form entry primary school once built by the Local contribute to place making Lead to temporary In particular, the proposals will improve access Education Authority will serve the development and HPSOR\PHQWEHQH¿WVGXULQJWKHFRQVWUXFWLRQSKDVH to open spaces and leisure and will provide new existing demand from the local community. This This supports Objective 05 of the Local Plan by and enhanced footpaths and cycle links to the supports Objective 06 of the Local Plan by providing providing new facilities to support the growing surrounding uses planned for the site; a new high-quality education facility in the locality; population and attracting inward investment;

30 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT í Within the natural and semi natural greenspace on the site, an ecology wildlife area will be created. 8.2 SUMMARY This could include habitat areas, woodlands, educational boards, seating and footways etc. This The proposals for the site will deliver a compelling range of economic, facility will be for the use of the existing community, VRFLDODQGHQYLURQPHQWDOEHQH¿WVZKLFKZLOOEHVHFXUHGWKRXJKSODQQLQJ the new residents of the scheme and local schools. conditions, a s106 agreement, s278 agreement, s38 agreement or by CIL. The precise locations of the wildlife area will be FRQ¿UPHGDWUHVHUYHGPDWWHUVVWDJH í Play spaces, open spaces and footpaths / cycleways will be incorporated into the scheme with associated opportunities for physical recreation.

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 31 SECTION 9 The Masterplan Framework and Proposed Site Phasing

9.1 THE MASTERPLAN

The Masterplan sets out how the development of the site could come forward and takes account of all of the technical considerations detailed within this Development Statement. The diagrams here summarise the key elements of the Masterplan that have been discussed and developed earlier in this document. The Masterplan fully meets the requirements of Policy C1 of the South Ribble Local Plan. It proposes the comprehensive redevelopment of the site and includes the land allocated for Major Development and the land Safeguarded for Future development to Coote Lane. The Masterplan proposes to deliver a residential led mixed- use development and makes provision for a range of uses including residential; a new local centre comprising retail, community and employment; education, and Green Infrastructure. The Masterplan also proposes the CBLR extension linking Penwortham Way to The Cawsey. The Masterplan has been endorsed by South Ribble and was submitted to SRBC in December 2019.

32 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Illustrative Masterplan

13 1. New primary school 9 2. Pedestrian / cycle link to Kingsfold. Potential future 2 4 vehicular link to Kingsfold to be 12 D explored subject to legal and cost A feasibility. 6 3. Entrance Gateway – A new route from Penwortham Way direct to the heart of the new community. A 4. Area to manage and contain 11 existing surface water. 1 8 5. New local facilities including, employment and community uses D 7 6. Potential New Cross Borough B Link Road Bridge. 7. Sustainable Urban Drainage 8. Cross Borough Link Road (CBLR) 5 9. Pedestrian link to Kingsfold. E 10. Limited highways access onto Chainhouse Lane 7 11. Children’s Play Areas 14 12. Training and Skills Centre / C potential Community Centre 13. Potential Extension to existing 11 Community Centre, in lieu of item 12 above 14. The Village Green 8 3 Key A. Bee Lane B. Lord’s Lane C. Nib Lane D. Moss Lane Application Red Line Secondary Road 11 E. Flag Lane Network

Internal Greenspace 7 7

Residential Frontages New Formal Amenity Space Community Use

Existing Lanes Education 10 Public Rights of Way Local Centre and Employment uses

Primary Road Network

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 33 9.2 DEVELOPMENT PHASING

To deliver a comprehensive and sustainable development at the site in a viable way, it is essential that appropriate physical and social infrastructure is delivered as part of a co-ordinated and phased approach to development. The Indicative Phasing Plan for the Masterplan area envisages that the site will be delivered in 5 phases. The Indicative Phasing Plan does not identify the sequence of the delivery of these phases and it is proposed that phases or sub phases will be promoted for residential led development at the planning application stage. An Indicative Phasing Plan which builds upon the phasing set out in this Developments Statement has been submitted with the Developers’ outline planning application. A detailed Phasing Plan will be secured by planning condition. This Detailed Phasing Plan will be underpinned by the Developers’ detailed design process and will identify the extent and sequencing of the phases and sub-phases of the development. The timing for the submission of the Detailed Phasing Plan is to be agreed with SRBC during the determination of the Developers’ outline planning application. Once planning permission has been granted and development commences on site, there will be between 1 and 4 house builder outlets on the site with potential to deliver up to 150 dwellings per year depending on the number of outlets. The delivery of the site will therefore RFFXUZLWKLQWKH¿UVW\HDUVRIWKH3ODQ  

34 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Indicative Phasing Plan

Key Western Phase South Eastern Phase

North Western Phase Southern Phase

North Eastern Phase

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 35 9.3 CBLR PHASING

An indicative phased approach to the delivery of the CBLR extension as shown on the Indicative CBLR Phasing Plan is required to ensure that the road is delivered in a viable way. It is proposed that the CBLR extension will be delivered in 4 phases as follows: í Phase 1: New signal-controlled access junction from 3HQZRUWKDP:D\DQGWKH¿UVWSKDVHRIURDGLQWR the site to be delivered by the Developers providing access to the western and north western phases of the development. í Phase 2: the second phase of road to be delivered by the Developers providing access to the south eastern and southern phases of the development. í Phase 3: the priority-controlled access junction from %HH/DQHDQGWKHWKLUGDQG¿QDOSKDVHRIURDGWREH delivered by the Developers on land that they control in the north eastern phase of development. í Phase 4:WKH¿QDOVHFWLRQRIWKHURDGLQWKHQRUWK eastern phase of the development on third party land to be delivered by a third party developer or landowner (in the same way as Phases 1-3) or by SRBC or LCC following the use of Compulsory Purchase Order (‘CPO’) powers.

Any planning permission granted for the CBLR extension will enable the phased delivery of the road and to take full account of the landownership at the site.

36 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT Indicative CBLR Phasing Plan

Key

Phase 1

Phase 2

Phase 3

Phase 4

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 37 SECTION 10 A Deliverable Allocation

Deliverable Allocation Pan

10.1 OVERVIEW In addition, the Developers submitted an outline planning Homes England and Taylor application for residential led mixed- Wimpey are promoting The Lanes use development on the allocated for allocation for residential led part of the site which they control mixed-use development through the and a full planning application for emerging Central Lancashire Local the CBLR to SRBC in December Plan update. The Lanes provides a 2019. As the Central Lancashire sustainable location and is available move into a new plan period it is for development in the short term. now proposed that: The site is currently designated í The extent of the site which as partly allocated land and partly Land allocated for residential led mixed-use development safeguarded land in the South EHQH¿WVIURPD0DMRU6LWHIRU Ribble Local Plan (2015) under Development allocation in the Policies C1 (Pickerings Farm) and South Ribble Local Plan (2015) S2 (Safeguarded Land for Future is retained; and Development). í The Major Site for Development The Developers have prepared and allocation is increased to include submitted a detailed Masterplan the part of the site which is covering both the allocated safeguarded land up to Coote and safeguarded part of the site Lane in the South Ribble Local incorporating land within their Plan (2015). Land proposed to be allocated for mixed use ownership and third-party land. This proposal would result in 99 development The purpose of the Masterplan is to hectares of land allocated for major guide the future development of the residential led development in site. This masterplan is undergone Central Lancashire’s emerging Local extensive public consultation as set 3ODQ)RUFODUL¿FDWLRQWKHH[WHQWRI out in the Statement of Community land proposed for major residential Involvement submitted to support led development is shown on the the outline planning application. plan edged red opposite:

38 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT 10.2 EXISTING POLICY Homes England is a committed partner within the City 7KLVVWDWHPHQWKDVVHWRXWWKHMXVWL¿FDWLRQWRUHWDLQWKH CONTEXT Deal and The Lanes supports the accelerated growth current allocation and an outline planning application which is to be delivered by the Lancashire, Preston, has now been submitted for 1100 homes which is The continued allocation and allocation of safeguarded and South Ribble. Through the City Deal the site will capable of determination well before the revised Local land at The Lanes is appropriate given the existing support the delivery of the A582 (Penwortham Way) a Plan reaches an advanced stage of preparation. policy context for South Ribble and Central Lancashire. major transport investment in the City Deal, increasing The Central Lancashire Core Strategy seeks to focus the road capacity and improving cycle infrastructure by constructing a shared cycle and footway alongside 10.4 DELIVERABILITY OF growth in the South Ribble Urban Area, in particular THE SITE between South of Penwortham and North of Farington in the A582. The Masterplan has considered the land which the site is situated. requirements for the dualling of the A582 along the western boundary of the site. A high level viability appraisal has been provided Part of the site sits within the Major Development Site with the outline planning application for the allocated allocation (designated in the Local Plan as ‘site EE’) Pickerings Farm site. under Policy C1 of the adopted South Ribble Local 10.3 CONSIDERATION OF Plan 2015 (‘the Local Plan’). It is allocated for a range CONSTRAINTS In relation to the safeguarded land National planning of land uses, including residential, employment and guidance is clear that assessing the viability of plans does not require individual testing of every site to commercial uses, green infrastructure and community As Environmental Statement has been prepared to determine viability. facilities. Policy D1 ‘Allocation of Housing Land’ in the support the outline application which contains a Local Plan allocates the entire Major Development Site comprehensive assessment of all agreed technical Homes England is a large landowner in South Ribble for an estimated 1,350 dwellings. The rest of the site is considerations. There are a range of constraint across the and has marketed and successfully sold a number safeguarded for future development by Policy C3 (S2) of site, which have been mitigated through the Masterplan. of sites, affording a detailed understanding of land the Local Plan. The planning application information provided values, de-risking costs and abnormals associated with The development of the site will also facilitate the demonstrates that the application proposals are entirely residential development. This provides an in-depth delivery of the CBLR, which is a key piece of strategic acceptable in terms of transport, air quality, noise, knowledge of the market and land viability of the infrastructure running from west to east through the GUDLQDJHDQGÀRRGULVNJURXQGFRQGLWLRQVHFRORJ\ safeguarded site. site which will help to improve transport links across landscape and visual, archaeology and heritage, WKH%RURXJKDQGHDVHH[LVWLQJWUDI¿FFRQJHVWLRQLVVXHV climate change and health. within Penwortham and Lostock Hall.

THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 39 SECTION 11.0 Conclusion The site is deliverable as it is available, suitable and achievable as set out below:

Homes England and Taylor Wimpey would like to work í The site is available for í The site is í The site is with South Ribble Borough development now. suitable for achievable. Council and the Central í The majority of the allocated site is development. í An outline planning controlled by Taylor Wimpey and application for a Lancashire Local Plan team í It is within a residential Homes England, who both have a location and is residential led mixed-use to deliver the part of the site strong track record of delivery across designated as allocated development and a full which is already allocated Central Lancashire and the UK. and safeguarded land planning application for There are small pockets of third party through the South Ribble the CBLR have been under Policy C1 of the South land within the allocated site. The Local Plan (2015). Safe submitted to SRBC and Ribble Local Plan and to Masterplan that has been endorsed and suitable access are due for determination by South Ribble Borough Council in spring / summer 2020. allocate the safeguarded part points into the site can demonstrates how the pockets of be achieved. There are A detailed Masterplan of the site for residential land can be delivered in the longer minimal constraints for the wider site has development in the term, whilst allowing the land in affecting the site and the also been submitted to Homes England and Taylor Wimpey Masterplan Framework SRBC and this suite of emerging Local Plan. control to be delivered through has considered all site documents will be used to the submitted outline planning constraints which would guide future development application Homes England is the have potential prevent or on the remaining part owner of the safeguarded land in delay development. of the site in order to its entirely. Homes England has a ensure that it will be track record of securing planning, delivered in a timely and de-risking and delivering sites across comprehensive manner. South Ribble.

40 I THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT THE LANES, PENWORTHAM (PICKERINGS FARM) – DEVELOPMENT STATEMENT I 41 The Lanes, Penwortham (Pickerings Farm) – Development Statement

February 2020