Wyre Local Plan Issues and Options
June 2015 Wyre Local Plan Issue and Options 2015
Disclaimer
1 Wyre Local Plan Issue and Options 2015 Wyre Borough Council Foreword
Wyre is a beautiful district with distinct character and heritage extending from the Fylde Coast to the Forest of Bowland. Although it includes a number of vibrant towns and villages, most of the land is open countryside. It is important that we ensure the economic growth and sustainability of our communities whilst protecting our valued environment. The Local Plan will guide, manage and encourage development to meet our needs for the next fifteen years whilst protecting the quality that defines Wyre Borough. It is an important document and we want the community and stakeholders to get involved in the process.
We know that local people feel very strongly about the future of the borough. The Council has adopted a Local Growth Plan to facilitate local economic growth and support businesses in the creation of jobs. The Council also need to address the increased need for new housing to serve the needs of a growing population and support business growth. The Council also recognises that growth needs to be sustainable and take place without undue harm to the environment. This is a challenging task.
In 2012 we consulted on preferred options for a Core Strategy which would have set the strategic framework within which more detail policies would be prepared for the period up to 2028. However almost at the same time national planning policy changed and in 2013 the Regional Spatial Strategy, which provided the context for the Core Strategy and most importantly set the scale of development in Wyre, was abolished. The Council was required to assess its own development needs and it became apparent that it was necessary to reconsider the strategy. As encouraged by national policy the Council also decided to prepare a single Local Plan which will set out the overall strategy, identify land for development and set out policies to manage development.
This Issues and Options document is the first stage in developing the new Local Plan and will guide development in the borough for the period up to 2031. The Council is still working on a number of studies that will inform the Local Plan. However it is important that at this early stage, the community and stakeholders are involved before any decisions are made on the overall strategy and on what sites will be allocated for development.
This Issues and Options document does not shy away from outlining the challenges we are faced with. It also sets out a vision for the future and options of how development could be distributed across the Borough. It provides an opportunity for local people to positively influence the formulation of policies and proposals that would represent a clear and sustainable future for the borough.
We hope you can take the time to respond to this consultation and let us know your views on the important issues that this document raises and the choices which are presented in it. We very much look forward to receiving your responses.
Councillor Pete Murphy, Planning and Councillor Ron Greenhough, Chairman Economy Portfolio Holder Planning Committee and Planning Policy Working Group
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Contents
1 INTRODUCTION ...... 4 2 SPATIAL PORTRAIT ...... 6 Spatial Characteristics 6 Population and Society 7 Housing 8 Economy 8 Natural Environment 10 Built Environment 13 Infrastructure 13 3 KEY ISSUES ...... 17 Population & Settlement Pattern 17 Fleetwood 18 Housing 18 Economy 19 Natural Environment 20 Climate Change and Flood Risk 21 Built Environment 22 Infrastructure 22 4 VISION ...... 24 5 STRATEGIC OBJECTIVES ...... 27 6 SPATIAL STRATEGY ...... 29 OPTION 1 – FYLDE COAST PENINSULA MAIN URBAN AREA FOCUS 31 OPTION 2 – A6 CORRIDOR FOCUS 35 OPTION 3 – DISPERSAL 38 7 DEVELOPMENT OPTIONS FOR EACH SETTLEMENT ...... 42 APPENDIX 1 – POTENTIAL DEVELOPMENT SITES ...... 43
3 Wyre Local Plan Issue and Options 2015 Wyre Borough Council 1 INTRODUCTION
1.1 The Council is preparing a new Local Plan which will provide a planning and development strategy to guide future development in Wyre. It will establish a vision for the Borough up to 2031 and the strategy for delivering that vision; and identify the overall level of different types of development (including housing, employment and retail) that is envisaged during that period, and the general geographical distribution of that development. The Local Plan will also allocate sites for certain types of development; designate areas for protection; and set out policies to manage development in the Borough. It will cover the period from 2011 to 2031 and, once adopted, will supersede the “saved” policies in the 1999 Local Plan and the Fleetwood-Thornton Area Action Plan.
1.2 In April 2012 the Council consulted on preferred options for a Core Strategy. The Core Strategy would have set the overall strategic framework for the Borough and would have been supplemented by site allocations and more detailed policies for managing development set out in a Site Allocations and Development Management Policies Plan.
1.3 However, at the same time the Government published the National Planning Policy Framework (NPPF) which advocates that local authorities should prepare a single planning policy document, a Local Plan, to provide both the overall strategic framework and the more detailed policies and allocations for their area. The production of a single Local Plan document is considered to have particular advantages for community involvement given that it enables local residents to see the implications of strategy options in terms of land allocations when commenting on the overall strategic framework. In addition, the North West Regional Spatial Strategy (RSS) was revoked in May 2013 and therefore the Council is required to establish the development needs of the Borough. The 2013 Strategic Housing Market Assessment has indicated a significant increase in the scale of housing that would be required in the period up to 2031. A single Local Plan document enables the Council to consider the spatial distribution of development more holistically. The Council therefore resolved to prepare a single Local Plan document rather than produce separate Core Strategy and Site Allocations and Development Management Policies documents.
1.4 Although the Council has decided not to progress the Core Strategy, the work undertaken to inform its preparation, including the consultation feedback received in 2012, is still of relevance and will be used to feed into the preparation of the Local Plan. However, it is opportune to consider whether the 2012 preferred strategy is still relevant and appropriate in light of new evidence.
1.5 The Local Plan is at a very early stage in its production. This document identifies a series of key planning issues and options for the Borough which are being considered by the Local Plan. It covers two main topics – the overall spatial strategy, which addresses the distribution of development across the Borough, and potential land for development. The document has been produced to enable the early involvement of the community and other stakeholders in the process so that their views can be taken into account when producing the draft Local Plan.
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1.6 As part of addressing issues the Council is preparing a suite of studies (the evidence base) to inform the preparation of the policies in the Local Plan. These include, for example, the Strategic Housing Market Assessment (SHMA) and the Employment Land Review (ELR) which will inform the overall scale of housing and employment development across the Borough. The complete set of evidence will be published with the final draft Local Plan.
1.7 In parallel with the preparation of the Local Plan, the Council, together with infrastructure providers, is producing an Infrastructure Plan which will assess the impact of proposed development on infrastructure and set out necessary infrastructure required to support proposed development. The Infrastructure Plan process will enable infrastructure providers to align their funding programmes accordingly with the development strategy and as far as possible ensure that essential infrastructure associated with new development is brought forward at the right time. The Infrastructure Plan will be kept under review and the work with infrastructure providers will continue beyond the adoption of the Local Plan.
1.8 The council is inviting comments on this Issues and Options document for a six week period between 17th June 2015 and 31st July 2015.
1.9 All comments must be received no later than 5pm on 31st July 2015 and should be made in either of the following ways:
By post to: Planning Policy, Wyre Council, Civic Centre, Breck Road, Poulton-le-Fylde, FY6 7PU.
By e-mail to: [email protected]
1.10 The next step after this Issues and Options consultation will be to develop a draft Local Plan which will be published for consultation later in 2015. It is envisaged that the Final Draft Local Plan will be submitted to the Secretary of State in 2016 for Examination and that the Plan will be adopted by the Council in 2017.
5 Wyre Local Plan Issue and Options 2015 Wyre Borough Council 2 SPATIAL PORTRAIT
2.1 The spatial portrait sets the context for the Local Plan by illustrating the key characteristics and features of the Borough that are unique to Wyre. The purpose of the Spatial Portrait is to set the present position in the Borough and thus identify key issues which the Local Plan will need to address. It draws information from published national statistics and the Local Plan evidence base including the 2014 Annual Monitoring Report. Gathering evidence to support the Local Plan is still ‘work in progress’ at this stage, and therefore this section refers to emerging evidence.
2.2 The 2012 Preferred Options document also included a spatial portrait which has subsequently been updated and amended following the receipt of 10 responses as a result of the consultation exercise.
Spatial Characteristics
FIGURE 2.1: WYRE COUNCIL 2.3 Wyre is a Lancashire coastal district bounded by the sea along parts of its western and northern boundaries. It shares a common land boundary with the City of Lancaster to the north, with the Boroughs of Ribble Valley, Preston and Fylde to the east and south respectively, and with Blackpool Unitary Authority along the remainder of its western boundary. Wyre, Fylde and Blackpool form the Fylde Coast sub-region and is also known as the Fylde peninsula.
2.4 Wyre itself is characterised by a distinct geographical polarity, with the urban concentration situated in the west of the Borough, and a large expanse of rural area to the East.
2.5 The urban area west of the River Wyre is on a peninsula situated in Morecambe Bay, and is comprised of the coastal towns of Fleetwood, Thornton and Cleveleys, and to the south, slightly inland, the town of Poulton-le-Fylde.
2.6 The main rural area settlements with the most service provision (i.e. shops, etc.) are the market town of Garstang, Knott End/Preesall and Great Eccleston. The rural area is itself characterised by a large area of low-lying countryside and farmland, and east of the M6, the Bowland Fells which is designated an Area of Outstanding Natural Beauty (AONB)1.
1 An Area of Outstanding Natural Beauty is an outstanding landscape whose distinctive character and natural beauty are so precious that it is in the nation’s interest to safeguard them.
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FIGURE 2.2: WYRE’S SPATIAL CHARACTERISTICS
Population and Society
2.7 The estimated population for Wyre (mid-2013) is 108,236, this compares with the 2011 Census figure of 107,749 representing a 0.5% increase and the 2001 Census figure of 105,618 representing a 2.5% increase. National growth between the 2001 and 2011 Census increased by 7.8%, whilst growth in Lancashire increased by 3.1%.
2.8 Wyre’s population age structure from the 2011 Census is somewhat different in comparison to Lancashire, the North West and England. Wyre has a larger proportion over the age of 50 and a lower proportion aged 20-44. In comparison to 2001 census data, the age bands have changed slightly. Wyre still has a higher proportion aged over 50 but the proportion aged 20-39 has decreased further in comparison to the averages for Lancashire and the North West.
2.9 The 2012-based population projection figures illustrate that Wyre’s population is projected to age considerably by the year 2032 with all age groups 55+ projected to increase, especially the 75+ age group which has a significant increase of 25%. The projections also indicate that the age groups 15-34 and 45-54 are all projected to decrease in population, especially the 45-54 age groups which have a significant decrease of 48%.
7 Wyre Local Plan Issue and Options 2015 Wyre Borough Council 2.10 The 2010 Index of Multiple Deprivation (IMD) illustrates that spatially, there are significant inequalities between the urban and rural parts of the borough, with the more deprived areas being found exclusively in the urban areas especially Fleetwood which are ranked amongst the most deprived in England, notably areas within the wards of Pharos and Mount. Other areas in the borough such as Garstang, parts of Poulton-le-Fylde and Thornton are ranked in the least deprived areas of England.
Housing
2.11 There has been 2,656 new dwellings completed between 1 April 2003 and 31 March 2014 which equates to approximately 242 dwellings per annum. In recent years, the majority of new development has been focused on the larger urban settlements of Fleetwood and Thornton through the Adopted Area Action Plan (AAP).
2.12 The average house price in Wyre over the last 10 years has increased by 63% with the average house price in the second quarter of 2013 at £152,542 was above the average house price for Lancashire at £151,012. There are significant differences when comparing urban and rural house prices with the average house price in the rural areas £196,633 being amongst the higher average prices in Lancashire compared to the urban areas in Wyre at £143,066 which are in the lower averages in Lancashire.
2.13 At the 2011 Census there was approximately 47,281 households in Wyre of which 28% were in detached dwellings compared to 22% in Lancashire and 18% in the North West. 18% of all dwellings were terraced which is significantly lower than Lancashire (31%) and the North West (30%). The average number of bedrooms in Wyre was 2.8 which was the same as Lancashire and similar to the North West (2.7). 1.8% was either a caravan or other mobile or temporary structure compared to 0.7% in Lancashire and 0.2% in the North West.
2.14 Furthermore, of the 47,281 households in Wyre, 78% are owner occupied compared to 71% in Lancashire and 65% in the North West. The number of social rented properties in Wyre (7%) is lower than Lancashire (12%) and the North West (18%). Therefore the housing stock and tenure is somewhat different to other parts of the regions.
Economy
2.15 There are four main towns in Wyre with large retail centres; Fleetwood, Cleveleys and Poulton-le-Fylde located within the urban peninsula and Garstang located in the eastern part of the borough on the A6. Fleetwood also has an out of centre retail outlet (Freeport). Thornton is a smaller district centre which has a number of retail units serving the local area. In October 2014, a snapshot of high street business vacancy rates reveals that Wyre had an average rate of 6.5% vacant units across its five main shopping areas, Garstang, having the lowest number of empty units (3.8%) and the highest being in Fleetwood (11.1%).
2.16 Many rural settlements have a variety of services serving a wider rural hinterland. The main rural settlements with the largest population and number of services are the town of Garstang and then Knott End/Preesall and Great Eccleston.
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2.17 Sub-regionally, Wyre is a net exporter of labour. As recorded in the 2011 Census, of 48,558 Wyre residents in employment, 21,657 regularly travelled outside of the Borough to work elsewhere mostly to the neighbouring authorities of Blackpool, Fylde, Preston and Lancaster. At the same time, approximately 10,836 residents of other Boroughs commuted into Wyre to work, again predominantly from the other adjacent local authorities, representing a net outflow of 10,821 workers. The figure is similar to the 2001 Census which represented a net outflow of 10,480 workers, representing a 3.3% increase.
2.18 In terms of workforce, 70.7% of the working age population are in employment (June 2013 - June 2014) which is the 6th highest employment rate (12th being the worst) in Lancashire. Whilst Wyre has a lower employment rate than the national rate of 72.1%, it is higher than the North West percentage of 68.7%. In terms of unemployment, Wyre (4.9%) has a lower unemployment rate when compared nationally (6.8%) and the North West (7.9%).
2.19 Table 2.1 illustrates that Wyre has higher proportions of people than both regionally and nationally employed in several occupation groups; managers and senior officials, administrative and secretarial occupations, skilled trades occupations and caring, leisure and other service occupations (which has increased significantly since the 2001 Census). Professional Occupations has also significantly increased since the 2001 Census. Several occupations have decreased since the 2001 Census; Sales and customer service occupations, Process, plant and machine operatives and Elementary occupations.
TABLE 2.1: OCCUPATION GROUPS – 2011 CENSUS TO MARCH 2014
Wyre North West England Occupation Group 2001 2014 +/- 2001 2014 +/- 2001 2014 +/- Managers and senior officials 13.9 12.6 -1.3 13.7 9.6 -4.1 15.3 10.5 -4.8 Professional occupations 10.0 16.3 6.3 10.5 18.6 8.1 11.2 19.9 8.7 Associate professional & technical occupations 12.1 11.3 -0.8 12.8 12.6 -0.2 13.8 14.3 0.5 Administrative and secretarial occupations 15.8 16.9 1.1 13.1 11.4 -1.7 13.4 10.7 -2.7 Skilled trades occupations 13.9 13.0 -0.9 11.7 10.5 -1.2 11.6 10.4 -1.2 Caring, leisure and other service occupations 8.1 13.3 5.2 7.6 9.6 2.0 6.9 9.0 2.1 Sales and customer service occupations 7.7 3.8 -3.9 8.3 8.9 0.6 7.7 7.8 0.1 Process, plant and machine operatives 7.9 4.2 -3.7 9.8 6.5 -3.3 8.4 6.2 -2.2 Elementary occupations 10.7 7.7 -3.0 12.5 11.3 -1.2 11.8 10.6 -1.2
2.20 Table 2.2 identifies a number of sectors where moderate or moderate / high levels of growth can be anticipated within Wyre (up to 2029). In broad terms, Wyre’s competitive advantage moving forward is based upon the area’s strengths in advanced manufacturing / engineering with emerging opportunities in ICT and creative/media sectors, and particularly environmental technology and developing potential sites for the energy sector.
9 Wyre Local Plan Issue and Options 2015 Wyre Borough Council 2.21 It has also been announced that £2.5m from the Regional Growth Fund has been allocated to develop land in Fleetwood into a fish park and create an innovative energy recovery plant.
TABLE 2.2: FUTURE GROWTH POTENTIAL FOR KEY INDUSTRIAL SECTORS IN WYRE
Sector Current Representation in Wyre Future Growth Potential in Wyre Financial / Business Services Moderate Moderate Distribution Low/Moderate Low General Manufacturing Low Low Advanced Moderate Moderate/High Manufacturing/Engineering ICT Low Moderate Energy and Environmental Low High Technologies Healthcare/Biotechnology Low Low Creative and Media Low Moderate Leisure and Tourism Moderate Moderate Construction Moderate/High Low Source: Wyre Employment Land and Commercial Leisure Study, 2012
Natural Environment
2.22 One of the Borough’s assets is the attractive natural environment, made up of sensitive habitats and landscapes, with the amount of green open space, coastline and beaches and water bodies (i.e. rivers, ponds etc.) representing just over 94% of Wyre’s total surface area. Over half (51%) of Wyre’s existing green provision is agricultural farmland (Wyre Green infrastructure Strategy, 2014). Dairy and arable farming is the main profile of farms in the lowland areas and valleys while sheep and beef farming dominate the uplands of the Bowland Fells.
2.23 A shown on figure 2.3, there are significant areas designated for their landscape and biodiversity importance. Table 2.3 illustrates the number and % land cover of the environmental designations in Wyre.
TABLE 2.3: ENVIRONMENTAL DESIGNATIONS IN WYRE Total Total Number Hectares Number Hectares % On Designations (Land) (Land (Land and (Land and Land* Only Only) Sea) Sea) Wyre n/a n/a n/a 27,856 n/a Area of Outstanding Natural Beauty (AONB) 1 5,079 1 5,079 18.23 Sites of Special Scientific Interest (SSSI) 5 6,297 3 1,845 6.62 Special Areas of Conservation (SAC) 1 4,058 0 0 0 Special Protection Area (SPA) 2 6,231 1 1,779 6.38 Biological Heritage Sites (BHS) 67 3,259 67 3,259 11.7 Geological Heritage Sites (GHS) 4 616 4 616 2.21 * Percentage calculated on land only. Therefore excluding any designations which cover the sea and the Wyre Estuary. Some designations overlap.
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FIGURE 2.3: ENVIRONMENTAL DESIGNATIONS IN WYRE
2.24 Furthermore, Wyre also has 750 hectares designated as Green Belt2 in and around the urban peninsula to the west of the borough (see figure 2.2 on page 6) between Fleetwood, Thornton and Cleveleys, Poulton-le-Fylde and Carleton and Blackpool. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open and prevent neighbouring towns merging into one another.
2.25 Morecambe Bay is also of particular importance to Wyre. The vast area of sands and the coast provide the borough with a large area for leisure and tourism. The area is also designated as a Site of Special Scientific Interest (SSSI)3, classified as a Special Protection Area (SPA)4, Special Area of Conservation (SAC), and a Ramsar site5. As
2 Green Belt is a policy designation that applies to certain areas of land (which can be both greenfield and previously developed land) around certain cities and large built-up areas. Green Belt policy aims to keep this land permanently open or largely undeveloped. The purposes of the Green Belt is to check unrestricted sprawl of large built up areas, prevent neighbouring towns from merging, safeguard the countryside from encroachment, preserve the character of historic towns and assist urban regeneration by encouraging the recycling of derelict and other urban land. 3 Site of Special Scientific Interest are sites designated by Natural England under the Wildlife and Countryside Act 1981. 4 Special Protection Areas are areas which have been identified as being of international importance for the breeding, feeding, wintering or the migration of rare and vulnerable species of birds found within European Union countries. 5 The Convention on Wetlands, called the Ramsar Convention, is an intergovernmental treaty that provides the framework for national action and international cooperation for the conservation and wise use of wetlands and their resources.
11 Wyre Local Plan Issue and Options 2015 Wyre Borough Council a result of the European Habitats Directive, Morecambe Bay is currently 1 of 45 European marine sites in England.
2.26 Lancaster Canal to the East of the borough (see figure 2.2 on page 6) is also an important asset as a multi-functional role as a leisure, recreation and tourism asset. The Canal is also designated as a Biological Heritage Sites (BHS) as it is an important wildlife and ecological corridor/resource.
2.27 With much of Wyre relatively low-lying, coastal and land adjacent to rivers and water courses, the risk of coastal and river flooding is considerable, with much of the coastal area to the north of the Borough and land around the River Wyre classified as Flood Zone 2 (medium risk) and/or Flood Zone 3 (high risk) by the Environment Agency (EA). As shown in figure 2.4, some settlements are fully covered by a flood zone designation.
FIGURE 2.4: FLOOD ZONE 2 AND 3 IN WYRE
Source: Environment Agency
2.28 Agricultural land has also been classified by the Department for Environment Food & Rural Affairs (Defra) in to several grades, with grades 1, 2 and 3a being the best and most versatile. In Wyre there is no grade 1 land but there are large areas of grade 2 (approximately 30%) and grade 3 (approximately 43%). However, it must be noted that only small pockets of grade 3 land in Wyre has been distinguished between grade 3a and 3b. Grade 3a land is classified as good quality agricultural land and grade 3b as moderate quality agricultural land.
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Built Environment
2.29 Wyre has a diverse built environment reflecting the historic development of individual settlements and exhibiting a rich collection of heritage assets6. In Wyre, there are seven Conservation Areas; Calder Vale, Churchtown, Dolphinholme, Fleetwood, Garstang, Poulton-le-Fylde and Scorton. Conservation Areas provide a much broader protection than individually listed buildings, as all features within a Conservation Area are recognised as part of its character, and therefore protected.
2.30 There are also seven Scheduled Monuments. Three are located near Bleasdale in the AONB and consist of a medieval packhorse bridge, a circular monument and a round cairn on Blindhurst Fell. Two are located in Garstang, namely Garstang castle and the market cross. A Viking burial mound is located near Catterall and a dovecot is located in Great Eccleston.
2.31 As at 31 March 2014, Wyre had 455 listed buildings. Of these, two were Grade I, seven were Grade II*, and 446 were Grade II. Of the 455 listed buildings, three are recorded on the heritage at risk register by English Heritage which lists those sites most at risks of being lost through neglect, decay or inappropriate development. The three being Marsh Mill in Thornton which is a grade II* listed building and the Church of St Luke in Winmarleigh and Sacred Heart Catholic Church in Thornton which are both Grade II.
2.32 There are two Grade II Registered Historic Parks and Gardens in Wyre (both are in Fleetwood); The Mount and Fleetwood Memorial Park. Plans are now under way to restore the Mount to its former glory thanks to a generous £1 million donation. Fleetwood Memorial Park secured £2.4million (2013) from the Heritage Lottery Fund and the Big Lottery Fund to undertake a comprehensive restoration and create a five year programme of community activities to celebrate its heritage and the unique history of the town.
Infrastructure
Transport 2.33 Compared to neighbouring authorities, especially Lancaster to the north and Preston to the south, Wyre has relatively poor road access; the M6 cuts through the eastern end of the Borough, but there are no junctions on this stretch of the motorway. The A585 trunk road links the Borough’s main urban towns to junction 3 of the M55, but this is a single-carriageway road and at peak times is heavily congested along certain sections. The A6 runs through the eastern end of the borough connecting Wyre (especially Garstang and Catterall) to the M6 and Preston to the south and the M6 and Lancaster to the north. Latest advice from Lancashire County Council is that the A6 has capacity issues at peak times associated with junction 1 on the M55.
6 A heritage asset is a building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest.
13 Wyre Local Plan Issue and Options 2015 Wyre Borough Council 2.34 Public transport provision includes a network of bus routes connecting residents to destinations within the Borough and beyond including Blackpool, Lancaster and Preston. However, some settlements do not have access to a bus for example, Scorton and Calder Vale. Train services in the area are good to Blackpool and Preston from Poulton-le-Fylde (Wyre’s only station). There are limited direct services to Manchester, Liverpool and York (hence there is some wider accessibility). There is also one service (weekdays only) direct to London in the morning and one returning at night. The west coast main line cuts through the eastern end of the borough adjacent to the M6, but there are no stations on this stretch of the railway. The Fylde Coast is well known for Heritage Trams and has a well-connected tram network with services operating between Starr Gate (south of Blackpool town centre) through Cleveleys to north Fleetwood. In 2008 the Department for Transport announced that Blackpool and Lancashire Councils had been granted multi-million pound funding to upgrade the tramway infrastructure to light rail standard. The four year project concluded in April 2012, which saw the replacement of 11 miles of track and the introduction of a fleet of 16 state-of-the-art trams.
2.35 According to the 2011 Census, in Wyre 43% of people (aged 16-74) travel to work by car. However, there are significant differences across the borough with 33% of people travelling to work by car in Fleetwood and 60% in Catterall. Similarly, there are significant differences when comparing the average distance travelled to work with settlements in the rural area travelling beyond the borough average (15.3km). For example, the average distance for residents in Forton and Inskip is 19.3km compared to Poulton-le-Fylde which is 13.2km.
Education
2.36 In Wyre there are a total of 42 maintained primary schools, 7 secondary schools and 7 other types of schools (i.e. pre-school, pupil referral and special schools). There is also Rossall School (founded in 1844), a fee paying co-educational, independent school, between Cleveleys and Fleetwood. It is a residential school that accepts students between the ages of 2 and 18 and also has an associated preparatory school. Rossall's campus has a large array of facilities for extracurricular activities and the school is home to the Lawrence House Space Science and Astronomy Centre, the only facility of its type in the UK.
2.37 Levels of educational achievement in Wyre have increased from 2009/10 to 2012/13 by 5%. In 2011/2012, 64% of pupils gained at least 5 GCSE grade A*-C (including maths and English) passes or equivalent. This is slightly higher than the Lancashire average (61%), and the North West average (60%).
2.38 There are also two higher and further educational establishments in Wyre; Myerscough College in the eastern part of the borough and the Nautical Campus in Fleetwood which forms part of Blackpool and Fylde College. Myerscough College specialises in education and training for the land-based and sports industries. For example, golf, football, horticulture and landscaping, animal care and equine studies. The Nautical Campus specialises in a range of maritime and nautical courses. The
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Blackpool and Fylde College also includes a new University Centre in Central Blackpool which offers a range of career-focused degree programmes.
2.39 Despite this, the 2011 Census illustrated that Wyre (26%) has a higher number of residents (aged 16+) with no qualifications compared regionally (15%) and nationally (22%). However, this may be due to Wyre’s elderly population. Wyre also has the highest number of residents currently on apprenticeships compared regionally and nationally.
Health and Emergency services
2.40 As shown in figure 2.5, Wyre has a hospital in Fleetwood although it does not have an A&E department. In addition, Wyre also has 13 doctor’s surgeries and health centres around the borough.
2.41 In addition there are a total of 14 NHS dentists, 20 pharmacies and 17 opticians across the Borough. There are also 47 care homes.
2.42 At the age of 65 (2012), Wyre has some of the longest life expectancy averages in Lancashire for both men (83.4 years) and women (85.7 years) and is higher for both men and women regionally and nationally. There are however differences in life expectancy across the borough, these generally correlate with areas of high deprivation. In the most deprived areas of Fleetwood life expectancy is 8.6 years lower for men, and 7.0 years lower for women than in the least deprived areas of the borough.
2.43 The 2011 Census illustrated that more people in Wyre develop heart disease, stroke, diabetes, dementia, and a collection of lung diseases than the national average.
2.44 As shown in figure 2.5, Wyre has 3 fire stations located; Fleetwood, Knott- End/Preesall and Garstang, 2 ambulance stations located; Fleetwood and Thornton and 1 police stations located in Fleetwood.
Question 1
Do you agree that the Spatial Portrait set out above is factually correct? Is there anything that should be added, deleted or amended?
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FIGURE 2.5: DISTRIBUTION OF EMERGENCY AND HEALTH SERVICES
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3 KEY ISSUES
3.1 This section identifies the key issues the Council is considering at this early stage of plan preparation. These issues are derived from the Spatial Portrait and the emerging evidence base. A number of key issues and challenges were consulted upon in April 2012 as part of the consultation on Core Strategy Preferred Options report. The issues identified in the 2012 Preferred Options document have been reviewed and it is considered that many of them remain relevant for the Borough.
Population & Settlement Pattern
3.2 The proportion of Wyre’s population that is of working age is projected to decrease significantly during the Plan period, with a particularly notable decrease forecast in the proportion of the population in the 15 to 34 year old and 45 to 54 age groups. These predicted trends could potentially result in gaps in the workforce needed to sustain the local economy. The need to achieve a better balance in the population by attracting and retaining younger age groups in the range of 24-50 will therefore be a key issue for the Local Plan to address if it is to support the achievement of sustainable communities. This will require the provision of the right mix of new housing and the provision of job opportunities to retain and attract young people and families.
3.3 Almost a third of Wyre’s population is of retirement age which is the largest proportion in Lancashire and the second highest in the North West. The proportion of the population that is of retirement age is projected to increase significantly by 2032, particularly the proportion aged 75 years plus. This overall ageing of the population has implications for the type of housing accommodation required, including an increased requirement for facilities such as ‘retirement villages’ and ‘care homes’. It also has implications for healthcare and access to services for older people due to age related health issues. The Local Plan will therefore need to consider whether it is appropriate to include a policy which requires a proportion of new housing to be suitable for older people.
3.4 Wyre has a dispersed settlement pattern with the larger towns of Fleetwood, Cleveleys, Thornton and Poulton-le-Fylde to the west of the borough on the north Fylde Coast Peninsula and the market town of Garstang to the east. The distinct settlements on the Fylde coast peninsula are separated by small areas of Green Belt the purpose of which is to prevent the coalescence of individual settlements and protect their distinct identity and character. Although the towns along the Fylde Coast offer the greatest range of services, there are a limited number of sites outside the Green Belt on the peninsula which are capable of accommodating development.
3.5 Therefore, in considering how development needs can be accommodated, there is a potential need for the Local Plan to review the Green Belt to consider the extent to which it still serves its purpose and to determine whether there any sites that are presently within the Green Belt which could be released for development without undermining the integrity or purpose of the Green Belt. Notwithstanding the potential need to consider whether sites should be released from the Green Belt to meet Wyre’s development needs, another key issue that will need to be considered by the
17 Wyre Local Plan Issue and Options 2015 Wyre Borough Council Local Plan is the extent to which smaller rural settlements can grow in order to meet development needs. This could potentially change the role of smaller rural settlements and it will be important for service and employment provision to be reviewed to ensure that these settlements are sustainable.
Fleetwood
3.6 The town of Fleetwood evolved from the late 1830s onwards as a Victorian new town and developed around the activities of deep sea fishing and seaside tourism. The town also became a focus for the chemical industry. However, as has been the case with other coastal towns nationally, the town experienced a period of economic and tourist decline from the 1970s and although recent development in the town has contributed towards its revitalisation it still contains pockets of deprivation and experiences the highest rates of unemployment and the lowest life expectancy and household incomes in the Borough.
3.7 Although Fleetwood contains numerous examples of fine Victorian architecture and other heritage assets, it’s town centre has suffered from the closure of national names, is dominated by units in the lower end of the market and contains a number of vacant retail premises. Fleetwood also has the highest number of private rented properties and houses in multiple occupation in the Borough. Contributing to the continued revitalisation of Fleetwood in a manner that preserves and enhances its historic assets will therefore be a key issue for the Local Plan.
3.8 Another important issue for Fleetwood is the connectivity of the town. Sections of the A585 which links the town to the M55 are highly congested at particular times of the day and the town lacks a railway station. This may have an impact on investment decisions and it will therefore be important to ensure that the Local Plan seeks to improve the accessibility of the town.
3.9 Fleetwood Port is engrained into the history, heritage and character of Fleetwood; however commercial shipping is not currently economically viable. It is important nonetheless to secure a future for Fleetwood Port as an integral part of the local economy.
Housing
3.10 Accommodating new housing to meet the needs of the population and support economic growth is the biggest challenge for the Local Plan which needs to balance sustainability of settlements, impacts on the environment and infrastructure provision.
3.11 Housing provision should meet the needs of all sections of the community and represent a good mix of housing types; thus balancing the population and creating sustainable communities. The Strategic Housing Market Assessment (2013) indicates a particular need for smaller dwellings for young people and families. The projected growth of the elderly population will also generate an increased demand for appropriate housing.
18 Wyre Local Plan Issue and Options 2015
3.12 There is a pressing need for affordable housing7 across most of the Borough both to clear a backlog of demand and to meet future household requirements. The need is particularly significant in those parts of the borough, such as the rural areas, where house prices are the highest. A lack of public funding, the economic recession and changes to the benefits system have all added pressure to the demand for affordable housing and adversely affected the delivery of affordable housing schemes in recent years. The Local Plan will need to increase the supply of affordable housing but this must be balanced against the need to ensure that the viability of development is not undermined by the cost of meeting any required contribution towards affordable housing provision.
3.13 Housing development in the Borough has been successfully directed towards previously developed land in order to minimise the amount of greenfield land that is released to meet Wyre’s development needs. However, there are limited remaining development opportunities on previously developed land and a greater proportion of future development will therefore need to take place on greenfield sites, including sites in the countryside. Increasing the density8 of housing development would mean less greenfield land would be required to meet the Borough’s housing needs. However, higher densities, especially on the edge of settlements, particularly rural ones, can have an impact on the character of settlements and the surrounding landscape.
3.14 As part of the Local Plan process there is a requirement to assess the needs of Gypsies and Travellers and Travelling Showpeople and provide the number of pitches to meet that need. The identification of sites that are capable of accommodating these pitches is therefore an important issue. Flood risk is a particular constraint in that such sites cannot be located within areas that are at a medium or high risk of flooding. The direct competition of Gypsy and Traveller use and housing (which is a higher value use) for sites is also expected to create challenges in finding suitable, deliverable and available Gypsy and Traveller sites as required by National Planning Policy.
Economy
3.15 It is vital for the economy of Wyre that existing businesses continue to grow and new businesses are created to ensure there are a range of employment opportunities. The availability of suitable land for business use is therefore a key issue.
3.16 The majority of businesses in Wyre range from small to medium sized9 and the allocation of a sufficient number and range of high quality sites in the right locations will be important for facilitating business and job growth and for the creation of sustainable communities. Potential growth sectors in Wyre include the chemicals, fish processing and energy sectors. A particular demand for employment sites and premises has been identified in the Garstang and Catterall area in order to serve the
7 Affordable housing is housing that is provided to eligible households whose needs are not met by the market. Eligibility is determined with regard to local incomes and local house prices. Affordable housing currently includes social rented, affordable rented and intermediate housing. 8 Density is a measurement of the amount of development that takes place on an area of land. In the case of residential development this is normally expressed as the number of dwellings per hectare. 9 Small- and medium-sized businesses are those with fewer than 250 employees.
19 Wyre Local Plan Issue and Options 2015 Wyre Borough Council economic needs of the eastern part of the Borough. Linking job opportunities with skills development is important not only to maximise benefits for the local population but also to reduce levels of unemployment.
3.17 The role of existing employment areas and in particular the strategic site at Hillhouse International Business Park in Thornton is important to Wyre’s economy and the Fylde Coast as a whole. Important employment sites need to be protected and strengthened.
3.18 Blackpool and the Fylde College (Nautical College) in Fleetwood is an important institution both for Fleetwood and Wyre and is one of only four such colleges in the country. It is however located wholly in the Green Belt. Maintaining the presence of the College in Wyre and enabling its necessary growth and physical expansion is important but once again, this will ultimately result in development in the Green Belt.
3.19 Myerscough College is also an important institution in Wyre which is located within the countryside. Maintaining its presence in Wyre and enabling necessary growth is important but this will result in development taking place in the open countryside.
3.20 Rural businesses are an important component of the local economy. The Local Plan needs to consider how employment opportunities in rural areas can be maintained and appropriate new opportunities created in order to ensure our rural communities are sustainable. This will be particularly important if our rural settlements are to grow to help meet the Borough’s housing development needs.
3.21 Cleveleys, Fleetwood, Garstang, Poulton-le-Fylde and Thornton are relatively healthy shopping centres all having vacancy rates below the regional average in October 2014 and all except Fleetwood being below the national average. Whilst the Teanlowe centre at Poulton-le-Fylde is being redeveloped to provide large modern retail premises, the linear nature of Cleveleys and Fleetwood centres, and the proximity of surrounding residential areas, means that there are more limited development opportunities to attract new investment. Linkages between the Lord Street shopping area in Fleetwood and the major attractions of Freeport and the Promenade require improvement. Wyre has a network of local shopping centres and any geographical gaps in provision needs to be identified and addressed so that residents’ day to day retail and service needs can be met.
Natural Environment
3.22 Wyre contains an array of parks, open countryside, wildlife sites, woodlands, wetlands, fells, a canal and coastline (often referred to as Green and Blue Infrastructure). Developing a network of Green and Blue Infrastructure within settlements and with links to the open countryside and the coastline is important both for wildlife and for the health and wellbeing of communities. A key issue for the Local Plan will therefore be the need to ensure that development does not place unacceptable pressure on the Green Infrastructure network or result in its erosion or loss. Evidence prepared to support the preparation of the Plan has indicated that there are parts of the Borough that have high Green Infrastructure need and quantitative deficiencies in terms of current provision. For instance, parts of the urban west have an under provision of children’s play areas and there is a deficiency of
20 Wyre Local Plan Issue and Options 2015
allotments across large parts of the Borough. The Local Plan will seek to find ways to address existing deficiencies in the Green Infrastructure network by strengthening and enhancing this network.
3.23 Wyre has an extensive range of environmental designations, including the Forest of Bowland Area of Outstanding Natural Beauty (AONB), five Sites of Special Scientific Interest (SSSI) and two Special Protection Areas (SPAs). These designations will need to be taken into consideration by the Local Plan when addressing development needs in the future. Whilst a number of settlements will need to expand, the Local Plan must ensure that development needs are met in a manner that does not have an unacceptable impact on these designations.
3.24 A significant proportion of the open countryside in the Borough is classified as being of the best and most versatile category. The expansion of rural settlements may therefore result in the loss of some areas of best quality agricultural land.
Climate Change and Flood Risk
3.25 Although the impacts of climate change10 are difficult to predict, it is generally regarded as being one of the most significant challenges for the world and has the potential to have substantial impacts on the Borough. Climate change is already linked to extreme weather events – such as intense storms, flooding and higher summer temperatures – and it is anticipated that these will become more frequent in the UK. This could have significant negative impacts on matters such as health and economic prosperity. Although addressing climate change is a global issue, many actions to mitigate and adapt to climate change11 will take place at a local level.
3.26 Wyre is vulnerable to climate change impacts, with flood risk and health impacts on an aged population particularly of concern. Sea-level rise is also an impact of a warming planet which is of particular relevance to coastal communities and authorities such as Wyre. Supporting adaptation to climate change by, for example, avoiding development in areas of flood risk, protecting areas of green space and ensuring development is designed to respond to climate change will therefore be important issues for the Local Plan. The Local Plan should also seek to identify opportunities to mitigate climate change through, for instance, the development of renewable and low carbon energy12 and promoting sustainable forms of transport.
3.27 A substantial part of the Borough is already subject to high flood risk (tidal and fluvial). In some cases entire settlements lie within high flood risk areas. To exclude all development from such areas will affect the long term sustainability of these communities but it is also important to ensure that new development is not at an
10 Climate change refers to any change in climate over time, whether due to natural variability or as a result of human activity. 11 Climate change mitigation measures are actions to reduce the impact of human activity on the climate, primarily through reducing greenhouse gas emissions. Climate change adaptation is adjustments in response to actual or expected climatic factors or their effects which moderate harm or exploit beneficial opportunities. 12 Renewable and low carbon energy includes energy for heating and cooling as well as generating electricity. Renewable energy covers those energy flows that occur naturally and repeatedly in the environment – from the wind, the fall of water, the movement of the oceans, from the sun and also from biomass and deep geothermal heat. Low carbon technologies are those that can help reduce emissions (compared to conventional use of fossil fuels).
21 Wyre Local Plan Issue and Options 2015 Wyre Borough Council unacceptable risk of flooding or does not increase flood risk elsewhere. New development may incorporate Sustainable Drainage Systems13 (SuDS) to manage flood risk. However, striking an appropriate balance between managing flood risk and ensuring the continued sustainability of our settlements will be a key challenge for the Local Plan.
Built Environment
3.28 The borough’s towns and villages and their relationship to the surrounding natural environment create a diverse built environment that contributes to the distinctive character and image of the area. This character has developed over a period of many years and includes assets of heritage value whose significance it is important to protect. However, it is inevitable that addressing the planning challenges of the next 15-20 years will involve many of the borough’s places growing and changing as they have done over the last 100 years and earlier. Ensuring new development does not have an unacceptable impact on the special character and distinctiveness of our settlements and heritage assets will therefore be a key challenge that the Local Plan must address.
3.29 Promoting high quality design which responds positively to local character will undoubtedly be key for accommodating future growth in a sustainable way and the Local Plan will need to ensure that new development is integrated with its surroundings, creates a sense of place and protects local distinctiveness and heritage.
Infrastructure
3.30 Communities need to be well served by a range of ‘infrastructure’, including shops, schools, health facilities, utilities, highways infrastructure, community facilities, open spaces and, where appropriate, specialist infrastructure such as flood defences. In order to ensure that new development contributes towards the creation of sustainable communities it is therefore imperative that the Local Plan takes into account the impact it would have on existing infrastructure and the extent to which new infrastructure can be delivered. Infrastructure capacity will therefore potentially influence the capacity of different settlements to accommodate new development and, as a result, will affect the distribution of development across the Borough. The delivery of new infrastructure to serve development will require joint working with key partners, including external organisations, as the implementation of solutions falls to agencies other than the Council.
3.31 Transport infrastructure and accessibility is key for the Local Plan. Highways infrastructure and capacity has the potential to have a particularly significant impact on the amount and location of new development. Capacity issues are a particular constraint at certain locations on the A585 and A6 corridors at particular times of the day. The dispersed nature of settlements across rural Wyre coupled with reductions in bus services and limited access to the rail network via a single station at Poulton- le-Fylde currently places reliance upon private transport. Opportunities for public
13 Sustainable Drainage Systems are a range of techniques for controlling surface water run-off which seek to mimic natural drainage systems and manage surface water run-off as close to where it falls as possible.
22 Wyre Local Plan Issue and Options 2015 transport improvements through partnership working with Network Rail and Lancashire County Council should therefore be investigated. This could include enhancements to Poulton-le-Fylde rail station, investigating the possibility of providing a new rail station in the east of the borough and maintaining or improving the rural bus service.
Question 2
Have the key issues been identified? Are there any others you feel the Local Plan should address?
23 Wyre Local Plan Issue and Options 2015 Wyre Borough Council 4 VISION
4.1 The Local Plan "Vision" is a statement of how Wyre will be at the end of the Local Plan period, i.e. in the year 2031. The Vision, although aspirational, should be realistic and capable of being achieved through the Local Plan. It should be distinct to Wyre, rather than a general statement that could apply anywhere, and should reflect the key issues that have been identified, and show how the Local Plan will have addressed them. It is also important for the Local Plan Vision to be consistent with the visions (or aims and objectives) of other local strategies.
4.2 A draft Vision was consulted upon in April 2012 as part of the consultation on the Core Strategy Preferred Options report. The draft Vision in the 2012 document comprised a short borough-wide Spatial Vision and a more detailed Vision Statement. A number of comments were received on this draft Vision; these included the need for the Vision to recognise that Poulton-le-Fylde is sustainable location which should make a contribution to the Borough’s development requirements and to acknowledge the importance of protecting and conserving the historic environment. The Vision has subsequently been reconsidered in light of the comments received and also to take account of up-to-date issues and evidence. It was also considered appropriate to have a single succinct Vision statement.
Wyre 2031 – A Vision Statement
4.3 In 2031 Wyre will be an attractive and successful place where people want to live, work and visit. The challenges of an ageing population will have been addressed and younger age groups attracted and retained creating balanced and sustainable communities. Development will have taken place in a sustainable manner supported by the necessary infrastructure and with minimal effect on the environment. Health inequalities will have been reduced and there will be better standards of health and wellbeing resulting from improved prevention and self-care, enhanced access to healthcare and increased take-up of the many opportunities for recreation.
4.4 In 2031 the Borough will have retained its local character and distinctiveness. The identity and unique natural assets and built heritage of Wyre will be valued, protected and enhanced, enabling people to access and enjoy them. New development will have mitigated against and minimised the risk from climate change, particularly flooding, and positive adaptation to climate change will be evident and will continue to be promoted.
4.5 In 2031 there will be a diverse, high quality housing offer which provides choice and meets the needs of all our community, including housing for the elderly, affordable housing and smaller market dwellings for first time buyers and young families.
4.6 In 2031 there will be a strong and diverse economy in Wyre. The Borough will be characterised by economically prosperous communities and will be known for its economic successes and its contribution to the wider Fylde Coast and Lancashire economies. Wyre will be specifically known for specialisms in the chemical and energy related industries and fish processing. Hillhouse International Business Park will be a renowned sub-regional strategic site on the Fylde Coast driving forward
24 Wyre Local Plan Issue and Options 2015
innovation and growth in particular in the chemical sector. Unemployment will be reduced to the level prior to the 2008 economic recession and the workforce will be educated and well trained to meet the skill requirements of businesses. The role of Blackpool and the Fylde College (Nautical College) as an internationally renowned nautical campus will have been strengthened and enhanced and an expanded Myerscough College will provide comprehensive training and further and higher education opportunities.
4.7 In 2031, the visitor economy will be a key growth sector. The Borough’s tourism and recreational potential will be maximised by building upon an established programme of events and festivals and by drawing on attractive features such as more than 10 miles of coastline, attractive seafront promenades, the Lancaster Canal, the fells and valleys of the Forest of Bowland and the open countryside offering a diverse range of opportunities for various activities.
4.8 By 2031 major progress will have been made in Fleetwood and social, economic and health inequalities will have been reduced. Fleetwood will be a thriving town with a revitalised and successful town centre. Fleetwood Port will be an integral part of the local economy on the Fylde Coast providing employment opportunities and a range of services to meet the needs of the energy sector. A new Fish Processing Park will also have been developed providing growth for the fish processing industry.
4.9 Poulton-le-Fylde, Cleveleys and Thornton will continue to be vibrant towns with a distinctive character and where local heritage and environmental assets has been protected and enhanced. Traffic issues within Poulton-le-Fylde town centre will have been addressed.
4.10 Outside of the Peninsula, the Borough will remain largely rural in character with villages set in attractive, open countryside and the special qualities of the Forest of Bowland Area of Outstanding Natural Beauty will have been conserved and enhanced. In 2031, rural areas will however continue to thrive, whilst providing a more diverse economy. Garstang will continue to prosper as a vibrant market town, providing services, facilities and employment opportunities for the wider rural area. The development required to ensure the long term sustainability of our other rural settlements will have taken place in a manner which does not have a significant detrimental impact on the natural environment or the character of these settlements. Appropriate new employment opportunities in the rural areas will include home-based working and extended employment zones, facilitated by high-speed broadband.
4.11 By 2031 there will have been substantial improvements to accessibility and connectivity. Existing accessibility issues along the A585 will have been tackled and traffic through the town centre of Poulton-le-Fylde will have been reduced. Enhanced walking and cycling routes will have strengthened links within and between settlements. Improvements along the A6 corridor will be in place to enable necessary new development to occur. Accessibility will also have been enhanced through a new section of the tramline linking Fleetwood to Blackpool North Railway Station.
25 Wyre Local Plan Issue and Options 2015 Wyre Borough Council
Question 3
Do you support the Vision for Wyre and feel that it reflects the key challenges and opportunities?
Is there anything that should be added to, amended or deleted from the Vision in order to improve it?
26 Wyre Local Plan Issue and Options 2015
5 STRATEGIC OBJECTIVES
5.1 To deliver the Vision, a number of strategic objectives must be established to demonstrate how the vision can be achieved.
5.2 The objectives will be used as a basis to measure the success of the Local Plan in achieving the Vision and will be monitored annually.
5.3 In April 2012, the Council consulted on draft strategic objectives. The objectives, like the Vision, have been reconsidered in light of the comments made and now take account of the latest issues and evidence.
Strategic Objectives for Wyre
1. To retain and attract young people and families to live in the Borough creating sustainable communities, in which both young and older people are actively engaged and where people feel valued and safe;
2. To facilitate economic growth encouraging investment and job creation, aligning training with employers requirements to get more local people into work and reduce levels of unemployment;
3. To facilitate tourism growth creating a distinct offer within Wyre on the Fylde Coast;
4. To contribute to the general health and wellbeing of residents though the provision of healthy lifestyle options and high quality, accessible green infrastructure;
5. To protect and improve the natural and built environment in Wyre through high quality design that is respectful to heritage assets, the character of the locality and surrounding landscapes;
6. To provide a range of new, high quality housing to meet the needs of all sections of Wyre’s community, including affordable housing and housing for the elderly;
7. To ensure good quality and a broad range of services that are accessible to all, and to promote the vitality and viability of town, district, local and neighbourhood centres;
8. To locate new development in areas that are accessible and which have a range of services;
9. To work with partners to ensure that new development is supported by the necessary provision of, or improvements to, infrastructure to minimise the impact of development and support sustainable communities;
10. To minimise the Borough’s environmental footprint; ensuring that development maximises efficiency in the use of land and resources, minimises pollution and flood risk and mitigates against the impact on areas of acknowledged importance;
11. To mitigate against and adapt to climate change through a variety of measures including development design, maximising renewable energy sources, minimising resource wastage and encouraging recycling; and
27 Wyre Local Plan Issue and Options 2015 Wyre Borough Council
12. To ensure the sustainability of rural communities and ensure a diverse and resilient rural economy.
Question 4
Do you agree with the Strategic Objectives? Is there anything that should be added, deleted or amended?
28 Wyre Local Plan Issue and Options 2015
6 SPATIAL STRATEGY
6.1 A key element of the Local Plan is defining a Spatial Strategy which identifies the locations within the Borough where development will be directed in order to deliver the Vision and Strategic Objectives.
6.2 When determining the approach to the spatial distribution of development a key challenge is how to accommodate this growth in a way which makes the most of the Borough’s resources and minimises harm to the natural and built environment and existing communities.
6.3 The approach to distributing development in the existing Local Plan has been to concentrate development in the main urban towns of Fleetwood, Thornton, Cleveleys and Poulton-le-Fylde and, to a lesser extent, the key service centres of Garstang and Knott End/Preesall, and to limit the amount of development which takes place in small rural settlements and the open countryside. The population of these urban settlements, the range of local services, employment opportunities and transport connections they offer, together with their potential for further growth then, have justified their position as the primary locations for growth in the existing Local Plan.
6.4 In 2012 the Council consulted on a Core Strategy Preferred Options report which proposed a Spatial Strategy that concentrated around 52% of development in Fleetwood, Thornton and Cleveleys; about 34% in Poulton-le-Fylde and Garstang/Catterall; and the remainder (14%) in other rural settlements. This distribution was derived from an approach that was based on nine Spatial Character areas each of which covered a distinct part of the Borough. This approach was not based on how different parts of the Borough function and how they interrelate with each other. The annual housing requirement in the Preferred Options report was identified as being 226 dwellings per annum which equated to a total requirement of 4,520 dwellings over the Plan period.
6.5 Updated evidence, namely the 2013 Strategic Housing Market Assessment (SHMA), has shown that the objectively assessed need for housing development for the period 2011 – 2031 lies between 340 and 485 dwellings per year which equates to a total requirement of between 6,800 and 9,700 dwellings over the Plan period. Consequently, although work on defining a precise housing requirement figure for the Local Plan is on-going, it is evident that this figure will be a significant increase from the annual requirement proposed in the Core Strategy Preferred Options. Emerging evidence prepared to support the Local Plan is also showing that there are limited deliverable or developable sites for housing and employment within the settlements on the Fylde Coast Peninsula outside designated Green Belt to meet the Borough’s development needs. In addition, it is recognised that the A6 corridor and its linkages to the national motorway network and Preston Growth Area offer opportunities for sustainable growth. As such, there is a need to reconsider the Spatial Strategy for the new Local Plan rather than just taking forward the approach proposed in the Core Strategy Preferred Options report.
6.6 It is a requirement of the Local Plan process that the strategy on which the plan is based should be the most appropriate, when considered against reasonable
29 Wyre Local Plan Issue and Options 2015 Wyre Borough Council alternatives. Three alternative ‘Spatial Planning Options’ for accommodating development in the period up to 2031 are therefore proposed. These options have been developed taking into account emerging evidence and regard has also been had to the comments made in 2012 on the Core Strategy Preferred Options report in so far as they remain relevant.
6.7 All the Spatial Options relate to the same amount of development but provide different approaches to distributing this growth. Each Spatial Option is accompanied by a map which presents a proposed geographical distribution of development. These maps provide an indication of the level of development that would be directed to different parts of the Borough – which is expressed as being either significant, moderate or limited. For the purpose of these maps, the level of significance is proportionate to the size of the existing settlement. As a result, a moderate level of development in Poulton-le-Fylde would, for example, equate to a greater number of new dwellings and employment land than a moderate level of development in Great Eccleston.
6.8 The Spatial Options relate to the distribution of housing and employment development and are not intended to apply to retail development given that national planning policy dictates that retail is largely fixed to existing town centres and the evidence prepared to support the preparation of the plan indicates that there is unlikely to be a requirement for major retail development during the Plan period14. However, at this stage in the Plan process it is not possible to provide a precise number of dwellings or amount of employment land that will be delivered between now and 2031 either in Wyre as a whole or in particular parts of the Borough as the work to determine this has not yet been finalised.
6.9 Each Spatial Option directs a proportion of development to the rural settlements in recognition that some development must take place in these areas to ensure their long term sustainability. New development in rural settlements would be distributed taking into account the suitability of the settlement for further development. This would be determined by taking into consideration the size of the settlement and the extent to which key services and facilities are available within it. Regard would also be had to the potential for the settlement’s service capacity to be upgraded to a satisfactory level, the function of the settlement in relation to other settlements, the availability of deliverable and developable housing and employment land and the capacity for settlements to grow sustainably.
6.10 The starting point in the implementation of any option would be the use of previously developed land where possible. It is however inevitable that each of the spatial options would also require the release of greenfield land on the edge of settlements. A review of Green Belt land may also need to be undertaken to consider the extent to which it still serves its purpose and to determine whether there are any sites that are presently within the Green Belt which could be released for development without undermining the integrity or purpose of the Green Belt.
14 Fylde Coast Retail Study (2010)
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6.11 At this early stage in the process the Council has not decided on which option to take forward. The options are being put forward to stimulate discussion about how the development needs of the Borough can be accommodated. Comments are sought on which option is most likely to achieve the Vision and Strategic Objectives and help deliver sustainable development.
6.12 Suggestions on alternative Spatial Options are also welcomed. If the Council agrees that any further options presented are appropriate and deliverable, then these will be appraised for their sustainability and will be given due consideration.
6.13 The choice of option will be informed by results of this public consultation, the evidence base prepared to support the production of the plan and the assessment of each of the options through the Sustainability Appraisal15 process. It will also have regard to the amount of development that is deliverable in different parts of the Borough taking into account issues such as highways capacity. The chosen Spatial Strategy may be based on one of the Spatial Options presented below, an alternative option proposed through the consultation process or a hybrid approach which combines the most sustainable, appropriate, and deliverable aspects of the different options.
OPTION 1 – FYLDE COAST PENINSULA MAIN URBAN AREA FOCUS
6.14 This option would continue to focus the majority of new development on the main urban towns on the Fylde Coast Peninsula with the remainder of new development being split between settlements on the A6 Corridor, including Garstang, Catterall, Bilsborrow, Bowgreave and Barton, and other defined rural settlements. This focus on the Fylde Coast Peninsula is comparable to the approach taken in the Core Strategy Preferred Options report.
6.15 Although Cleveleys is within the Fylde Coast Peninsula main urban area, in acknowledgement of there being very limited opportunities for development in Cleveleys outside of the Norcross area, it is envisaged that the development directed to the Fylde Coast Peninsula would be focussed principally on Fleetwood, Thornton and Poulton-le-Fylde.
6.16 The use of previously developed land would be prioritised within the Fylde Coast Peninsula in particular. However, given the limited amount of unconstrained land available for development, the delivery of this option would require development on greenfield land on the edge of the existing towns and possibly Green Belt land. Large areas of non-Green Belt land to the south east of Thornton and to the south east of Poulton-le-Fylde may need to be released to ensure that sufficient land is made available to accommodate the level of growth that would be directed to this part of the Borough. With regards to Poulton-le-Fylde, the development of land to the south east of the town will require and may facilitate the delivery of a new road connecting the site to Garstang Road East to the east of Poulton Industrial Estate and diverting traffic from the centre of the town.
15 A Sustainability Appraisal is a systematic assessment of the extent to which an emerging plan or strategy, when judged against reasonable alternatives, would contribute to sustainable development by helping to achieve relevant environmental, economic and social objectives.
31 Wyre Local Plan Issue and Options 2015 Wyre Borough Council
6.17 The development which would be directed to the A6 Corridor would be focussed principally on Garstang given that it offers a greater range of services and facilities than the other settlements on the A6. Compared to the other options presented below, Spatial Option 1 would result in the lowest levels of development being directed to existing settlements in rural areas and along the A6 Corridor. However, as the settlements on the A6 corridor and the other defined rural settlements have a limited number of infill sites which are capable of accommodating development, the level of development that would directed to these areas is still likely to require the release of greenfield sites and agricultural land on the edge of existing settlements.
What are the implications of Option 1?
6.18 Some of the key potential implications of Spatial Option 1 are outlined below:
Advantages
By focussing development on the Fylde Coast Peninsula, the approach has the most potential to maintain and strengthen the role of the main urban areas; Development would be directed to those settlements where there are the most services and facilities and which are already served by public transport. It would also result in development being directed to settlements that are in close proximity to facilities and employment opportunities in Blackpool. This would make the most effective use of existing infrastructure and would promote the use of sustainable transport; Development would be focussed on the parts of the Borough where the unemployment rate is highest and which contain pockets of deprivation. This could support the continued revitalisation of Fleetwood and potentially benefit the vitality and viability of the town centres on the Peninsula by increasing the population within their catchment area; Focussing development on the Peninsula would maximise opportunities for promoting the reuse of existing buildings and previously developed land; Compared to the other options presented below, Spatial Option 1 would result in the lowest levels of development in rural areas which would therefore lead to less pressure on the open countryside and agricultural land; and Focussing development on the Peninsula could deliver a quantum of development in this part of the Borough that would support the delivery of new infrastructure which could include the provision of a new road connecting Poulton-le-Fylde to Garstang Road East to the east of Poulton Industrial Estate. This could reduce through traffic in Poulton town centre, although the feasibility of providing this new road would require further investigation.
Disadvantages
Compared to the other options, Option 1 would make the least contribution towards the local needs of rural locations, which could exacerbate issues in relation to housing choice and affordability in these areas; Certain settlements could miss out on desired growth required to sustain the viability of existing facilities and service provision;
32 Wyre Local Plan Issue and Options 2015
Focussing development in the existing urban areas would result in services and facilities being concentrated in a few locations thereby increasing social exclusion in some parts of the Borough; Concentrating development on the Fylde Coast Peninsula main urban area could place pressure on existing infrastructure in this part of the Borough; The option would result in the greatest pressure to release land from the Green Belt; A significant proportion of development would be directed to the parts of the Borough which have a weaker housing market than other areas of Wyre. As such, there is a greater risk that viability could impede delivery and/or the ability of developments to make a full contribution towards affordable housing and the provision of infrastructure; The option may not meet employment land needs in Garstang and Catterall; Parts of the Fylde Coast Peninsula experience significant levels of flood risk and careful consideration would need to be given to the nature of this risk and whether this level of development could be accommodated in the Peninsula without there being an unacceptable risk of flooding or increasing flood risk elsewhere; and Directing development to the Peninsula could place additional pressure on the A585(T) which already suffers peak hour congestion in certain locations. Consideration would therefore also need to be given to options for alleviating congestion which could include the provision of a new road connecting Poulton- le-Fylde to Garstang Road East to the east of Poulton Industrial Estate, although the feasibility of this would require further investigation.
6.19 A map showing the spatial distribution of development under this option is provided below.
33 Wyre Local Plan Issue and Options 2015
Option 1 – Fylde Coast Peninsula Main Urban Area Focus
Note: Although the map identifies the A6 Corridor as a growth corridor this does not mean that individual settlements will be merged.
Wyre Local Plan Issue and Options 2015
OPTION 2 – A6 CORRIDOR FOCUS
6.20 Option 2 would direct a greater proportion of new development to the A6 Corridor in the settlements of Garstang, Catterall, Bilsborrow, Bowgreave and Barton. This focus on the A6 Corridor would concentrate development in a part of the Borough with existing services and facilities and with good accessibility to the motorway network. It would also provide the opportunity to capitalise on the proximity of this part of the Borough to the North Preston Growth Area which would offer opportunities for sustainable growth.
6.21 The development which would be directed to the A6 Corridor would be focussed principally on Garstang given that it offers a greater range of services and facilities than the other settlements on the A6. However, as each of the settlements on the A6 corridor has a limited number of infill sites which are capable of accommodating development, the level of development that would be directed to these areas would require the release of greenfield sites and agricultural land on the edge of existing settlements. Individual settlements however will remain separate. This option does not propose the creation of a new urban conurbation along the A6.
6.22 Compared to Spatial Option 1, this option would result in less development being directed to the existing urban area of the Fylde Coast peninsula. A moderate level of development would still take place in this part of the Borough, particularly in Fleetwood, Thornton and Poulton-le-Fylde. Option 2 would direct a similar amount of development to other defined rural settlements as Spatial Option 1. However, unlike Spatial Option 1, this option would also consolidate and expand Winmarleigh and Nateby, both of which are in relatively close proximity to the A6 and Garstang. This would result in a level of development in Winmarleigh and Nateby which is significant in comparison to the size of the existing settlements and is likely to require additional services and facilities to be provided in each of the two settlements.
What are the implications of Option 2?
6.23 Some of the key potential implications of Spatial Option 2 are outlined below:
Advantages
This option provides a greater level of flexibility in terms of choice of housing and employment sites; By prioritising development on the A6 corridor, the option would help to maintain a healthy and diverse town centre in Garstang, improving the choice and range of services available and supporting the town’s role as an important service centre for a large rural hinterland; The option would also result in the greatest increase in the supply of housing in the Garstang area which, together with the rural east, is the part of the Borough that has the most significant issues in relation to limited housing choice and affordability; The option could enable development in the Borough to capitalise on the proposals for North Preston and, as a result, could offer opportunities for sustainable growth;
Wyre Local Plan Issue and Options 2015 Wyre Borough Council The reduced focus on the Fylde Coast Peninsula main urban area would lessen but not necessarily eliminate the need for Green Belt land to be released to ensure that sufficient land is made available to accommodate the level of growth that would be directed to this part of the Borough; and This option would result in development being directed to the parts of the Borough which have a strong housing market and which achieves the highest levels of viability. As such, there is a greater level of certainty that viability should not be an impediment to delivery and there is a greater likelihood that developments will be able to make a contribution towards affordable housing and the provision of infrastructure.
Disadvantages
The focus on the A6 corridor would result in an increased requirement to release greenfield sites on the edge of Garstang, Catterall, Bowgreave, Bilsborrow and Barton; Concentrating development on the A6 Corridor could place pressure on existing infrastructure in this part of the Borough; Although the A6 Corridor is served by buses, there is no train station in this part of the Borough and the range of services and facilities is not as extensive as on the Fylde Coast peninsula. As a result, Compared to Option 1, this option could result in a greater reliance on the car and increased commuting; The option would direct development to Winmarleigh and Nateby which presently have a limited range of services, facilities and infrastructure. The need for additional infrastructure in these areas could impact on the viability of development and may also result in a slow rate of delivery that does not address short term needs; As with Option 1, certain settlements could miss out on desired growth required to sustain the viability of existing facilities and service provision; Directing development to the A6 corridor could place additional pressure on the A6, particularly at the junction with the M55 Motorway in peak hours. Consideration would therefore also need to be given to options for increasing the capacity of this junction in the future; and Compared to Spatial Option 1, this Option would result in a lower proportion of development being directed towards the parts of the Borough which experience the greatest level of deprivation.
6.24 A map showing the spatial distribution of development under this option is provided below.
36 Wyre Local Plan Issue and Options 2015
Option 2 – A6 Corridor Focus
Note: Although the map identifies the A6 Corridor as a growth corridor this does not mean that individual settlements will be merged.
Wyre Local Plan Issue and Options 2015
OPTION 3 – DISPERSAL
6.25 Option 3 would result in development being dispersed more evenly across the Borough. A moderate level of development would still be directed to the Fylde Coast Peninsula main urban area, but this option would result in less development taking place in this part of the Borough than under Spatial Option 1.
6.26 Option 3 would result in a similar amount of development being directed to the A6 Corridor settlements of Garstang, Catterall, Bilsborrow, Bowgreave and Barton as under Option 1 and therefore less than under Option 2.
6.27 A significantly greater proportion of development would be directed to rural settlements under Spatial Option 3. In particular, the settlements of Great Eccleston, Hambleton and Knott End/Preesall, which have a relatively wide range of services and facilities, would accommodate a greater level of development under this option. Inskip and Stalmine, which are relatively unconstrained by flood risk and which also have some existing services, would also accommodate a greater level of development under this option. Development would be distributed amongst the remaining rural settlements taking into account the existing provision of services and facilities and the potential for the settlement to grow sustainably. The release of sites on the edge of all rural settlements would need to be carefully considered to ensure that the expansion of these settlements is not disproportionate and does not have an unacceptable impact on the character of rural areas.
6.28 As with Option 2, this option would also consolidate and expand Winmarleigh and Nateby, both of which are in relatively close proximity to the A6 and Garstang. This would result in a level of development in Winmarleigh and Nateby which is significant in comparison to the size of the existing settlements and is likely to require additional services and facilities to be provided in each of the two settlements.
What are the implications of Option 3?
6.29 Some of the key potential implications of Spatial Option 3 are outlined below:
Advantages
This option would make the greatest contribution towards the supply of housing in rural areas which is part of the Borough that experiences the most acute issues in relation to limited housing choice and affordability; By increasing the proportion of development that is directed to rural areas, the option will ensure that smaller settlements do not miss out on desired growth. This would help support the sustainability of rural settlements. In particular, by increasing the number of people living in rural communities, the option could help support local service provision and potentially improve the range of services on offer; The option provides a greater level of flexibility in terms of choice of housing and employment sites; The reduced focus on the Fylde Coast Peninsula would lessen but not necessarily eliminate the need for Green Belt land to be released to ensure that
Wyre Local Plan Issue and Options 2015
sufficient land is made available to accommodate the level of growth that would be directed to this part of the Borough; A greater level of development would be directed to the parts of the Borough which have a strong housing market and which achieves the highest levels of viability. As such, there is a greater level of certainty that viability should not be an impediment to delivery; and The reduced focus on the Fylde Coast Peninsula and the A6 Corridor would minimise the pressure placed on existing infrastructure and, although all routes lead to either the A585 or A6, would distribute development more evenly and have a lesser impact on peak hour congestion at certain junctions on the A585(T) and A6.
Disadvantages
The greater focus on rural areas would place additional pressure on existing infrastructure in these areas and may necessitate the provision of new infrastructure. Whilst proportionally some development in the other rural settlements could potentially represent large scale development, they could be too small to be able to deliver the required supporting infrastructure; The option would direct development to Winmarleigh and Nateby which presently have a limited range of services, facilities and infrastructure. The need for additional infrastructure in these areas could impact on the viability of development and may also result in a slow rate of delivery that does not address short term needs; Compared to the other options, this Option would direct a greater amount of development to rural areas. Although infill development would be encouraged, the level of development that would be directed to rural areas would necessitate the expansion of settlements. As a result, whereas the other options would require the release of greenfield sites on the edge of the urban fringe, this Option would place pressure on the countryside by requiring the release of a greater number of greenfield sites on the edge of rural settlements to ensure that a choice of appropriate land is available for development; The more dispersed pattern of development would raise issues of accessibility to key facilities and may result in unsustainable patterns of development and reliance on cars; The local road network capacity in rural areas may be inadequate for the scale of development that would be directed to these areas; and Compared to Spatial Option 1, this Option would result in a lower proportion of development being directed towards the parts of the Borough which experience the greatest level of deprivation.
6.30 A map showing the spatial distribution of development under this option is provided below.
39 Wyre Local Plan Issue and Options 2015
Option 3 –Dispersal
Note: Although the map identifies the A6 Corridor as a growth corridor this does not mean that individual settlements will be merged
Wyre Local Plan Issue and Options 2015
Question 5
Which of the options do you think should be taken forward as the Spatial Strategy showing where development will be directed?
Can any of the Options be amended to make it more sustainable, deliverable or to increase the extent to which it would help to achieve the Vision and Strategic Objectives?
Is there an alternative or hybrid option which would be more appropriate?
Wyre Local Plan Issue and Options 2015 Wyre Borough Council 7 DEVELOPMENT OPTIONS FOR EACH SETTLEMENT
7.1 The maps below identify a gross list of potential sites for development across the Borough being considered. The identification of any site does not necessarily mean that it will be allocated for development in the Local Plan as a whole or in part.
7.2 These sites have been identified from a range of sources, including evidence base studies and the call for sites exercises. The maps indicate whether the sites have been identified as potential locations for housing, employment or mixed use development. In the case of those that have been suggested for mixed use development, the balance between housing and employment uses would be influenced by the evidence base, including the findings of the Employment Land Review and the Strategic Housing Land Availability Assessment, and would also have regard to characteristics of the site and the surrounding area. It is possible that such sites may eventually be allocated for a single use.
7.3 The sites shown on the maps below are the sites being considered by the Council but it is important to note that no decision has been made on which of the identified sites will be taken forward as allocations in the Local Plan and it should also be noted that the boundaries of individual sites may also be amended. The decision over which sites should be allocated will be influenced by background evidence and the consultation feedback received. The sites are therefore being presented at this early stage to enable comments to be made on constraints that may inhibit development or matters that will need to be taken into account and addressed before a site can be allocated.
7.4 The choice of Spatial Strategy will influence the distribution of development and also the number of sites that need to be identified in each part of the Borough.
Question 6
Do you have any particular comments/concerns with any of the identified sites? Please quote the reference number shown on the maps when making comments about a specific site.
What are the key issues that would need to be considered if any of the identified sites were to be brought forward for development?
What additional services and facilities would need to be provided to ensure that development on these sites does not have an unacceptable impact on existing infrastructure? What is the most important infrastructure that needs to be provided within a settlement for it to accommodate new development in a sustainable manner?
42 Wyre Local Plan Issue and Options 2015
APPENDIX 1 – POTENTIAL DEVELOPMENT SITES
43 Potential Development Sites - Index ¯
P52 P50 P45 P48 P53 P54 P59 P46 P49 P55 P56 P51 P47 P58 P57
This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Wyre Borough Council. Licence 100018720 2015 P44 Potential Development Sites - Fleetwood ¯
IO_18
IO_13
IO_12 IO_11
IO_07 IO_14
IO_17
IO_16
IO_10 IO_15
IO_09 Legend
Wyre Boundary Greenbelt Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing
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Legend ¯ Wyre Boundary Greenbelt
IO_02 Proposal Employment Housing
IO_22 IO_24 Mixed Use - Small Scale Retail, Employment and/or Housing IO_23
IO_21
IO_25
IO_01
IO_03
IO_26
IO_29
IO_27
IO_28
IO_30
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Legend ¯ Wyre Boundary Greenbelt Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing
IO_31
IO_19 IO_32
IO_33
IO_34
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IO_35
IO_36
IO_37
IO_135 IO_38
IO_39
IO_40
IO_41
IO_42 IO_43 Legend Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing IO_45 IO_44 This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Wyre Borough Council. Licence 100018720 2015 P48 Potential Development Sites - Hambleton and Stalmine ¯
IO_42 IO_43
IO_45 IO_44
IO_48 IO_47
IO_46
IO_50
IO_49
Legend Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing
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Legend
¯ Wyre Boundary Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing
IO_52 IO_54
IO_55 IO_56 IO_57
IO_53 IO_58 IO_59 IO_04 IO_51 IO_60
IO_61
IO_62
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Legend
¯ Wyre Boundary Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing
IO_67
IO_64 IO_63
IO_66
IO_65
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Legend
¯ Wyre Boundary IO_85 IO_81 Proposal Employment IO_84 Housing IO_82 Mixed Use - Small Scale Retail, Employment and/or Housing IO_83
IO_88
IO_87 IO_86
IO_89 IO_90
IO_91
IO_80
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IO_92
IO_95
IO_94 IO_96
IO_97
IO_98
IO_08
IO_100
IO_102 IO_101
IO_99
Legend IO_103 Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing IO_104 IO_106 This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Wyre Borough Council. Licence 100018720 2015 P53 Potential Development Sites - Nateby ¯ IO_97
IO_98
IO_08
IO_78
IO_79
IO_99
Legend Proposal Employment Housing
Mixed Use - Small Scale Retail, Employment and/or Housing
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¯ IO_99 IO_103
IO_104 IO_106
IO_105
IO_108 IO_116
IO_107 IO_117 IO_109 IO_06 IO_112 IO_119 IO_120 IO_111 IO_118
IO_110 IO_113
IO_113 IO_05
IO_114 IO_115
Legend Proposal Employment Housing
Mixed Use - Small Scale Retail, Employment and/or Housing
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IO_77
IO_76
IO_75
IO_74
Legend Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing
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IO_73
IO_72
IO_68
IO_71 IO_69
IO_70
IO_20
Legend
Wyre Boundary Proposal Employment Housing
Mixed Use - Small Scale Retail, Employment and/or Housing
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IO_122IO_125
IO_123
IO_124 IO_126
IO_128
IO_127 IO_129
IO_131
IO_130
Legend
IO_132 Wyre Boundary Proposal Employment Housing Mixed Use - Small Scale Retail, Employment and/or Housing
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IO_133 IO_134
Legend Proposal Employment Housing
Mixed Use - Small Scale Retail, Employment and/or Housing
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