Local Plan Five Year Housing Land Annual Position

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Wyre Council APS July 2019 – Statement of Engagement

Wyre Local Plan

Five Year Housing Land Annual Position Statement Statement of Engagement 31 July 2019

Wyre Council APS July 2019 – Statement of Engagement

Contents

1. Introduction ‐ page 3

2. Context ‐ page 3

3. Preparing the APS – engagement and consultation – page 4

4. Five Year Supply – page 8

5. Conclusion – page 9

Table 1 – Housing monitoring and local plan allocation reference numbers - page 11

Appendices - page 13

Appendix 1 – Development industry – telephone survey 2017 and 2019 ‐ questions for developers/ agents - page 14

Appendix 2 ‐ Draft APS consultation e‐mail - page 15

Appendix 3 – Draft APS consultation – Wyre council web site text - page 16

Appendix 4 – Draft APS consultation – Wyre council consultee organisations - page 17

Appendix 5 – Draft APS consultation – summary of representations and the council’s response

Appendix 6 – Draft APS consultation – response to main matters

Appendix 7 – Site specific comments and disputed sites

Appendix 8 ‐ Links to Supporting Documents

Annex 1 – Draft APS consultation 2019 – Representations Received

Wyre Council APS July 2019 – Statement of Engagement

1. Introduction

1.1 This Engagement Statement has been prepared to provide a record of the consultation and engagement activities that have taken place with reference to the preparation and submission of an Annual Position Statement (2019) in accordance with the National Planning Policy Framework 2019 (NPPF) and Planning Practice Guidance (PPG) in the form of:

Housing and Economic Land Availability Assessment (September 2018 Update)

Housing and Economic Land Availability Assessment (22 July 2019 Update)

Housing Supply and Delivery (22 July 2019)

1.2 As identified above, as of 22 July 2019 the government has restructured its guidance on undertaking housing and economic land assessments in effect dividing the September 2018 guidance into two documents – one dealing with the mechanics of undertaking an assessment of housing land supply and the other dealing with housing delivery including the production of an annual position statement. The APS engagement has been undertaken under the auspices of the guidance contained in the September 2018 document. However the publication of the July 2019 documents does not invalidate this work – the guidance on the engagement process being largely the same in terms of the overall thrust of the advice and specific guidance.

1.3 In line with the guidance contained in paragraph 15 of the PPG Housing Supply and Delivery, this statement of engagement outlines how Wyre council has engaged with site owners/applicants, developers and other stakeholders in determining the housing delivery position, the main issues raised and how these issues have been taken into account. It specifically identifies the disputed sites where consensus on likely delivery has not been reached and the evidence related to those sites. This statement also lists the conclusions which have been reached on each site in consideration of the outcome of stakeholder engagement and the conclusions which have been reached about the overall five year land supply position.

2. Context

2.1 The NPPF at §74 states that a five year supply of deliverable housing sites, with the appropriate buffer, can be demonstrated where it has been established in a recently adopted plan or in a subsequent annual position statement (APS). Planning Practice Guidance as outlined above sets out the Governments advice on the production of annual position statements, including the process of engagement, which allow a local authority to confirm its five year housing land supply position through submission to the Planning Inspectorate.

Wyre Council APS July 2019 – Statement of Engagement

2.2 This report has been prepared in accordance with national policy and guidance and should be read in conjunction with the Annual Position Statement 2019 which explains in greater detail the origin of the Wyre Local Plan housing requirement and includes detailed spreadsheets of all large and small housing sites in the borough which either have planning permission or are allocated for housing development in the adopted Wyre Local Plan. Information is also provided on site delivery within the five year period including research information relating to likely delivery.

2.3 In accordance with the aims of the government’s advice on APS engagement a draft APS was the subject of a public consultation exercise to enable all interested parties to comment on its content. This is referred to in greater detail below.

3. Preparing the APS – Engagement and Consultation

3.1 Whilst the council’s revised Statement of Community Involvement (2010) sets out the general approach to community participation, the specific subject matter of an APS requires an equally rigorous but bespoke consultation process to include all stakeholders with an interest in the delivery of housing and the five year housing land supply. This section details the nature of the engagement undertaken.

Telephone Surveys 2017 and 2019

3.2 At the start of the Local Plan period (2011) there was minimal active housebuilding on large sites in the borough. More recently as the housing market started to recover, completion rates improved. However as past housing developments were primarily located in the urban peninsula due to historic policy restrictions in the rural area of the borough, it was difficult to forecast what delivery trends could be expected. To gain a better understanding of local housing dynamics across the borough and how this, along with any other factors were impacting either positively or negatively on the housing market, the council decided to specifically engage with developers, landowners and agents to better understand the dynamics of housing delivery across Wyre, including predicted development rates.

3.3 The first survey was undertaken in 2017. In order to keep the process proportionate and maximise the potential response rate, a telephone survey was employed whereby a council officer asked a series of questions of each consultee and then emailed a written record (note) of the conversation to them for their consideration. If the consultee agreed that the note was a fair record then no further action was required from them but if there were additional comments then those were included in an updated note. A deadline was set for a response. In certain cases the consultee asked for a written request and that was honoured. Through this process an agreed position was established on individual sites.

Wyre Council APS July 2019 – Statement of Engagement

38 developers and agents were contacted in 2017 regarding 56 large sites ranging in capacities from 12 to 516 dwellings. The method of engagement was successful with 34 responses received (see Appendix 4 in the 2019 Annual Position Statement).

3.4 In 2019 the same survey technique was employed to contact a total of 38 developers and agents with reference to 59 large sites able to accommodate developments of between 10 and 274 dwellings. Once again the response rate was good with 35 responses and 1 part response (see Appendix 5 in the 2019 Annual Position Statement). Appendix 1 of this statement lists the basic questions used to inform the conversations as part of the 2017 and 2019 surveys.

APS Public Consultation 2019

3.5 To further test assumptions on delivery and the view of the development industry on the five year supply position, a Draft Annual Position Statement 2019 was published for public consultation on 7 June 2019 for a four week period. The closing date for comments was 5p.m. 5 July 2019. The consultation exercise was advertised on the council’s website and 218 emails and 8 letters were sent out to landowners, developers, agents, and stakeholders including utility and infrastructure providers, the Home Builders Federation, Environment Agency, the CCG, Homes and Community Agency, Ministry of Defence as well as Lancashire County Council the five neighbouring local authorities and Registered Social Landlords. Relevant bodies and organisations within these categories were identified from the local plan consultation database and through the process of engaging with known developers and their agents actively promoting sites in Wyre (for example through the planning application process).

3.6 A copy of the consultation e‐mail is included at Appendix 2 and web‐text at Appendix 3. A full list of consultee bodies and organisations is provided at Appendix 4.

3.7 In response, the council received representations from 11 organisations consisting of public bodies, planning agents and developers as follows:

 Highways England  Armitstead Barnett  Lichfields for Taylor Wimpey  Homes England  Graham Anthony Associates  Lancashire County Council Local Education Authority  Story Homes  Dickie and Moore Homes  Emery Planning for Wainhomes  PWA Planning  De Pol Associates for Metacre

Wyre Council APS July 2019 – Statement of Engagement

3.8 Annex 1 of this statement provides copies of the full representations.

3.9 No response was received from the Home Builders Federation.

Main Matters Arising

3.10 Appendix 5 provides a summary of each representation received to the draft APS consultation with the council’s response.

3.11 Of the eleven respondents three – Highways England, Local Education Authority and Homes England – made no substantive comment on the content of the Draft APS. From the comments made by the remaining eight representors the council has identified five common matters arising on the following topics:

 APS publication  APS engagement  Mobile homes  Masterplanning and the impact on delivery  Backlog/buffer

3.12 The council at Appendix 6 has considered these matters and provided its response.

Site Specific Comments

3.13 A number of respondents also made comments ‐ to a lesser or greater degree of detail – on the deliverability of specific sites. In all there were comments on 45 individual sites (in some cases comment from different representors related to separate parts of the same site). In some cases in responding to matters raised through the consultation has entailed the council making further enquiries of developer and landowner interests. The site specific conclusions on delivery and five year supply as detailed in the main APS document have been directly informed by this consultation and engagement process. In some cases the council does not accept the conclusions on site specific delivery assumptions made by representors and indeed in some cases there is not agreement between representors where more than one has commented on a particular site. Those sites where consensus on delivery has not been reached have been identified at Appendix 7 of this document. The potential impact of these disputed sites on the five year supply is detailed below.

Masterplan Engagement

3.14 The requirement for a masterplan is a statutory policy requirement. It is an approach that has been considered by the Local Plan Inspector against objections by the development industry. The Local Plan Inspector was satisfied that the preparation of a masterplan will not delay the delivery of housing. A masterplan aligns with a “front

Wyre Council APS July 2019 – Statement of Engagement

loading” approach to planning whereby issues are resolved early in the process which enables a more efficient decision making process at planning application stage. A masterplan also allows the comprehensive planning of an allocation ensuring delivery of supporting infrastructure. This aligns with the call of the “Building Better, Building Beautiful” Commission for placemaking.

3.15 A number of responses to the Draft APS consultation commented on the process of producing masterplans. It is also worth highlighting that the masterplan process is also part of the direct engagement between the council, landowners, developers and their agents. It is part of the council’s approach to delivering key Local Plan allocations. As demonstrated in Appendices 4, 5 and 6 of the main APS document, the council has been directly engaging on a regular basis with the developers, land owners and agents of allocated residential and mixed use sites to facilitate the masterplan process. In all cases to date, the masterplan process is being led by developer and/or landowner interests in conjunction with the council.

3.16 To direct the masterplan process the council has produced a guidance for applicants. This sets out the council’s expectations in terms of masterplan process and content. A key principle of the process is that it should be proportionate to the nature of the allocated use in terms of scale and complexity, with larger developments with a mix of uses necessarily requiring a more in‐depth process and detailed masterplan than smaller residential‐only developments. The guidance establishes a management structure for the production of a masterplan that involves (where necessary) a landowner group and a stakeholder group. The purpose of the landowner group (which will include developer/land promoter interests where they exist) is to direct the masterplan process and develop common ground between the different parties. In addition, the council has established a single group of core stakeholders the purpose of which is to ensure that infrastructure and technical matters such as education provision and heritage impact are directly considered throughout the masterplan process by the relevant organisations. The core group of stakeholders consists of officers from the following organisations:

 Lancashire County Council Local Education Authority  Lancashire County Council Highway Authority  Lancashire County Council Public Health  Lancashire County Council – Lead Local Flood Authority  Environment Agency  Historic England  Natural England  NHS Fylde and Wyre CCG  United Utilities

Wyre Council APS July 2019 – Statement of Engagement

3.17 To provide a community‐level input, where a site is in an area with parish or town council governance, the stakeholder group also includes the relevant parish council (typically the chair and clerk). Where there is no parish or town council the local ward member is part of the stakeholder group.

3.18 Engagement and contact with the stakeholder group is via e‐mail (circulating emerging masterplan documents such as initial concepts) and in person. So far the council has also hosted separate stakeholder meetings for the Great Eccleston and Forton masterplans which allowed key stakeholders, landowners and developer interests to discuss progress so far, comment on draft concepts and identify/address emerging issues. The aim of the stakeholder engagement aspect of masterplan production is to embed a collaborative and positive approach to the masterplan process such that when planning applications are submitted, stakeholders have a good understanding of the development context and masterplan content, and have been able to identify and address any potential issues before hand creating a more efficient and effective decision making process.

4. Five Year Supply

4.1 The Draft APS identified a five year supply position of 3,838 dwellings, sufficient provision for 6.67 years measured against the five year housing requirement of 575 dwellings p.a. After considering the outcome of the consultation on the draft APS and undertaken further engagement with interested parties (see the main APS document, appendix 6) this position has been revised to 3,520 dwellings and 5.69 years. The most significant change to the five year position is the removal of completions pertaining to the permanent occupation of holiday mobile homes (as set out in Appendix 6 of this APS). The practical effect of this change is to increase the shortfall in supply and hence increase the annualised five year requirement. Other changes have been at the site specific‐level as a result of reassessing supply assumption arising from comments received on the draft APS and subsequent further engagement with interested parties. This demonstrates the value of the engagement and consultation process which has directly informed the five year supply position.

4.2 The consultation on the draft APS resulted in 45 sites being identified where respondents disputed the council’s assumptions on five year supply (note that some sites with an individual housing land monitoring record are in effect part of a larger site). Of these 45 sites, the council has resolved the position on five sites (references 2515, 2760, 2389, 2787, 2814) by agreeing with the respondents view. In addition the representation received on one site was based on a misunderstanding by the representor (reference 2683) and one site was not actually in the five year supply (reference 2568c).

Wyre Council APS July 2019 – Statement of Engagement

4.3 This leaves 38 sites as remaining in dispute. Of these, three sites (reference 2260, 2815, 2818) are in dispute as a result of a comment that the five year supply position should be increased. In these cases the council considers that the respondents’ position is too optimistic and does not agree with the representation. These three sites equate to a five year supply of 150 dwellings. Adding these to the five year supply would increase the five year position by 0.307 years.

4.4 Of the 45 sites originally disputed, 37 with a five year supply of 2,042 dwellings were the subject of a request from respondents that the supply should be reduced (note that two sites had comments from different respondents with opposing views – both to increase the five year supply and decrease the supply) (see appendix 7). Taking the “worst case scenario” suggested by the representors, including the total removal of sites in some cases, the five year supply would be reduced by 3.2345 years. Where the representor did not suggest an alternative rate of delivery the council has assumed a discount of the entire site. In this circumstance the council would not be able to demonstrate a five year supply. It should be noted however that in some cases there is no agreement between different respondents as to whether or not a particular site should be deleted entirely from the five year supply or should come forward later in the five year period. In many cases respondents have suggested the complete removal of a site from the five year supply rather than assessing whether or not the site could remain in the supply but with a reduced five year figure.

4.5 Taking into account sites disputed on the basis of the supply being too cautious or too optimistic it is possible to identify a net positon whereby the five year supply position is reduced by 2.9275 years. In this scenario, the council would still not be able to demonstrate a five year supply.

5. Conclusion

5.1 This Statement and the APS itself demonstrates positive direct engagement with a wide range of interested parties through which the council has sought to inform delivery assumptions applicable to individual sites and the overall five year land position. The council is of the view that the engagement undertaken to inform the five year land position accords with the advice set out in the Housing Supply and Delivery PPG (July 2019). It has involved direct engagement and consultation with a wide range of actors to positive effect including:

 small and large developers;  land promoters;  private and public land owners;  infrastructure providers;  the county councils; and  neighbouring authorities.

Wyre Council APS July 2019 – Statement of Engagement

5.2 The council has taken on board the comments made on the Draft APS and made amendments to the five year supply calculation as a result. Overall, the engagement process has demonstrably and positively informed the development of the APS and final five year supply position.

Wyre Council APS July 2019 – Statement of Engagement

Table 1 – Housing monitoring and local plan allocation reference numbers

Site Site Name Site Site Name Ref. Ref HLM SA1/1 West of Broadway, Fleetwood 2813 West of Broadway SA1/2 Lambs Road/ Raikes Road, 2726A Land east of Lambs Road, Thornton Thornton SA1/2 Lambs Road/ Raikes Road, 2726B Lambs Road/Raikes Road Thornton SA1/3 Land between Fleetwood Rd 2814 Land between Fleetwood Road North North and Pheasant Wood, and Pheasant Wood Thornton SA1/4 South East Poulton, Poulton‐le‐ 2776 Land off Holts Lane, Poulton Fylde SA1/4 South East Poulton, Poulton‐le‐ 2792 Land off Brockholes Crescent, Poulton Fylde SA1/5 Land at Garstang Road, Poulton‐ 1357A Land off Garstang Road East, Poulton le‐Fylde SA1/6 Land South of Blackpool Road, 2815 Land south of Blackpool Road Poulton‐le‐Fylde SA1/7 South Stalmine, Stalmine 2568A South and west of Birch Grove, Stalmine SA1/7 South Stalmine, Stalmine 2568B South Stalmine

SA1/7 South Stalmine, Stalmine 2568C South Stalmine

SA1/8 North of Garstang Road, Pilling 2631 North of Garstang Road, Pilling SA1/9 North of Norcross Lane, Norcross 2687A North of Norcross Lane, Thornton Cleveleys SA1/9 North of Norcross Lane, Norcross 2687B North of Norcross Lane, Thornton Cleveleys SA1/9 North of Norcross Lane, Norcross 2687C North of Norcross Lane

SA1/10 Land at Arthurs Lane, Hambleton 2760 Land at Arthurs Lane, Hambleton SA1/11 Inskip Extension, Inskip 2736A Land to north & south of Preston Road, Inskip SA1/11 Inskip Extension, Inskip 2736B Inskip Extension

SA1/12 North of New Holly Hotel and 2680 North of New Holly Hotel and Bodkin Bodkin Cottage, Hollins Lane Cottage, Hollins Lane, Forton SA1/13 Land East of Hollins Lane, Hollins 2703 North of Conder Mount, east of Hollins Lane 2816 Lane SA1/14 West of Cockerham Road, 2817 West of Cockerham Road Garstang SA1/15 Land South of Prospect Farm, 2818 South of Prospect Farm, west of the A6 West of the A6, Garstang SA1/16 South of Kepple Lane, Garstang 1567B South of Kepple Lane, Garstang SA1/16 South of Kepple Lane, Garstang 1567D Dunollie, Kepple Lane, Garstang SA1/17 Bowgreave House Farm, 2490 Bowgreave House Farm, Garstang Bowgreave Road, Bowgreave SA1/18 Garstang Road, Bowgreave 2773 Land at Garstang Road, Bowgreave SA1/19 Land South of Calder House Lane, 2775 Land off Calder House Lane, Barnacre Bowgreave 11

Wyre Council APS July 2019 – Statement of Engagement Site Site Name Site Site Name Ref. Ref HLM SA1/20 Garstang Country Hotel and Golf 2774 Garstang Country Hotel and Golf Course, Bowgreave Course, Bowgreave

Wyre Council APS July 2019 – Statement of Engagement Table 1 – Housing monitoring and local plan allocation reference numbers

Site Site Name Site Site Name Ref. Ref HLM SA1/21 Daniel Fold Farm, Daniel Fold 2702 Daniel Fold Farm, Daniel Fold Lane, Lane, Catterall Catterall SA1/22 Daniel Fold Farm Phase 2, Daniel 2770 Daniel Fold Farm Phase 2, Daniel Fold Fold Lane, Catterall Lane, Catterall SA1/23 Land off Garstang Road, Barton 2771 Land off Garstang Road, Barton SA1/24 Land Rear of Shepherds Farm, 2772 Rear of Shepherds Farm, 771 Garstang Barton Road, Barton SA1/25 Land rear of 867 Garstang Road, 2787 Rear of 867 Garstang Road, Barton Barton SA3/1 Fleetwood Docks and Marina, 2259 Fleetwood Dock and Marina Fleetwood SA3/2 Joe Lane (Land Bounded by 2683 Land bounded by Garstang Road, A6 Garstang Road, A6 and Joe Lane and Joe Lane, Catterall SA3/3 Land West of Great Eccleston 2691A Land off Copp Lane, Great Eccleston SA3/3 Land West of Great Eccleston 2691B Land off Copp Lane, Great Eccleston SA3/3 Land West of Great Eccleston 2691C West of Great Eccleston SA3/4 Forton extension, Forton 2819 Forton Extension SA3/5 Land West of the A6 (Nateby 2767 West of A6, Nateby Crossing Lane & Crossing), Garstang Croston Barn Lane, Nateby, Garstang SA4 Hillhouse Technology Enterprise 2260 Hillhouse EZ Zone, Thornton SA6 Land at Conway, West of the A6, 2867 Land at Conwy, West of the A6, Garstang Garstang

Wyre Council APS July 2019 – Statement of Engagement

Appendices

In the Appendix 7 the following colour coding system is utilised:

 Purple text with blue background = outline planning permission as at 31 March 2019  Black text with white background = full planning permission as at 31 March 2019  Red text = site awaiting signing of a S106 agreement as at 31 March 2019  A green background = a disputed site that has been resolved

Please also note that a red “D” in a table = disputed site

Wyre Council APS July 2019 – Statement of Engagement

Appendix 1 – Development industry – telephone survey 2017 and 2019 ‐ questions for developers/ agents

As detailed above, the council undertook a telephone survey of developers and agents in 2017 and 2019 as part of the process of gathering intelligence on delivery. Although each conversation was unique the process was based on a fundamental set of questions. These are set out below:

Sites with outline pp

 If speaking to developer check if they are building out the whole site or if they are going to sell part of it off to another developer (and who that might be if relevant).  If speaking to agent ‐ is the site being actively marketed to developers/builders? Has there been a lot of interest, is the site being marketed in parcels (if relevant)?  When would you expect a full application to be submitted ?(check notes on spreadsheet to check if a full/RM appn. is pending)  When do you anticipate groundwork commencing on site?  When do you anticipate first dwelling completions?  How many dwellings would you expect to be completed annually?

Sites with full pp

 Is the developer going to develop the whole site or is part of it to be sold off? If so, any indication of to whom? Is it being actively marketed at the present time/is there interest in the site/locality?  Will the site be marketed as one whole site /will there be just one sales office or more than one?  When do you expect building work to commence on site?  When do you expect first completions?  How many dwellings do you expect to complete each year/is there a phasing programme?  From their market research what level of interest is there in the site/ locality

Sites under construction

 What are the annual build out rates?  Are you expecting this rate to continue until the development finishes or might it increase/decrease?  Has interest in the site/sales been consistent or did it start slow and build up or maybe started high and then dwindled?

Wyre Council APS July 2019 – Statement of Engagement

Appendix 2 ‐ Draft APS consultation e‐mail

Dear Sir/Madam

Consultation on the draft Wyre Annual Position Statement, July 2019

National planning policy allows local authorities to confirm their annual five year housing land supply through the publication of an Annual Positon Statement (APS). In line with the process established by National Planning Practice Guidance, the council has published a draft APS for comment by relevant stakeholders. The APS is available from the link below www.wyre.gov.uk/aps

The period for making comment is from Friday 7 June 2019 to 5.00pm on Friday 5 July 2019. Comments should be submitted in writing by e‐mail or letter to: e‐mail – [email protected]

Letter – Planning Policy and Economic Development, Wyre Council, Civic Centre, Breck Road, Poulton‐le‐Fylde FY6 7PU

Comments should only relate to the content of the APS – including the general approach, deemed five year supply position and site‐specific information – and not other planning matters.

The council will take into account representations received in finalising the APS for submission to the Planning Inspectorate who will consider the evidence and representations submitted and make a recommendation relating to the five year supply position. As part of its submission to the Planning Inspectorate, the council will produce a Statement of Engagement which will include a summary of key points arising from this consultation and will set out the council’s response. The summary will include the name of the person submitting the response or organisational name but no other personal data. Personal data will be processed in accordance with the planning privacy notice available at https://www.wyre.gov.uk/info/200315/planning

A full set of original responses to this consultation will also be sent to the Planning Inspectorate as part of the council’s submission.

Queries can be addressed to the planning policy team using the above contact details. Alternatively the team can be contacted on 01253 887239.

I look forward to receiving your representation.

Yours faithfully David Thow, Head of Planning Services

Wyre Council APS July 2019 – Statement of Engagement

Appendix 3 – Draft APS consultation – Wyre council web site text

Wyre Annual Position Statement, July 2019

The period for making comment is from Friday 7 June 2019 to 5.00pm on Friday 28 June 2019. Comments should be submitted in writing by e‐mail or letter to: e‐mail – [email protected]

Letter – Planning Policy and Economic Development, Wyre Council, Civic Centre, Breck Road, Poulton‐le‐Fylde FY6 7PU

Comments should only relate to the content of the APS – including the general approach, deemed five year supply position and site‐specific information – and not other planning matters.

The council will take into account representations received in finalising the APS for submission to the Planning Inspectorate who will consider the evidence and representations submitted and make a recommendation relating to the five year supply position. As part of its submission to the Planning Inspectorate, the council will produce a Statement of Engagement which will include a summary of key points arising from this consultation and will set out the council’s response. The summary will include the name of the person submitting the response or organisational name but no other personal data. The planning privacy notice is available at https://www.wyre.gov.uk/info/200315/planning

A full set of original responses to this consultation will also be sent to the Planning Inspectorate as part of the council’s submission.

Queries can be addressed to the planning policy team using the above contact details. Alternatively the team can be contacted on 01253 887239.

Wyre Council APS July 2019 – Statement of Engagement

Appendix 4 – Draft APS consultation – Wyre council consultee organisations

Note – a number of consultees included a number of separate contacts. This list does not include the names of individual private landowners. Development Industry RSLs Applethwaite Adactus (jigsaw) Ballard Properties Great Places Housing Group Barratt Homes Heylo Baxter Construction Limited Muir Group Housing Association Bellway Homes Ltd Places for People Burlingham Park Ltd Progress Group Create Homes Regenda Ltd Duchy Homes Trafford Housing Trust F Parkinson Ltd Agents Gleeson Homes Arcus Consultancy Services Holden Homes Armistead Barnett Hollins Strategic Land Barton Willmore Home Builders Federation Bell Ingram John Wilkinson & Son (Builders) Ltd Bowcliffe Leeds Ltd Jones Homes Cass Associates Keyworker Homes CBRE Limited Kingswood Homes De Pol Associates Ltd Lanley Homes DPDS Consulting McCarthy & Stone DPP McDermott Homes Edgeplan Ltd MCI Developments Emery Planning Melrose Homes Euan Kellie Property Solutions Metacre Fairhurst Miller Homes Fox Planning Consultancy Morris Homes (North) Ltd Frank Harrington Associates Northern Edge Capital Frost Planning Ltd Persimmon Homes Lancashire Garner Planning Redrow Homes Ltd GL Hearn Rowland Homes Graham Anthony Associates Russell Armer homes Harrison Pitt Architects Simmons Construction Heaton Planning Southworth Construction Heine Planning Splendour Homes HOW Planning Story Homes Jennifer Lampert Associates Ltd Taylor Wimpey John Rowe RIBA Chartered Architect Townson Investments JWPC Ltd Turner Builders Ltd Keystone Design Associates Ltd Wainhomes (North West) Limited Kirkwells Worthington Properties Landmark Property Consultants

Wyre Council APS July 2019 – Statement of Engagement Appendix 4 – Draft APS consultation – Wyre council consultee organisations

McAteer Associates Ltd Marrons Planning Mike Gee Town Planning Services Ltd United Utilities Ltd M L Planning Consultancy LTD Adjacent local authorities Mosaic Town Planning Blackpool Council Nathaniel Lichfield & Partners Fylde Borough Council Nexus Planning Lancaster City Council Peacock & Smith Preston City Council Peter Brett Associates LLP Ribble Valley Borough Council Plainview Other Planning Prospects Ltd Singleton and Smart PRDS Garstang Marina PWA Planning Wyre Marine Services P Wilson & Company Rapleys LLP RDJ Creative Ltd rg+p Ltd RMP Architect Limited Rural Splash Garstang LTD Rural Solutions Savills Sedgwick Associates Shepherd Planning Smith & Love Planning Consultants SSA Planning Steven Abbott Associates LLP Stratus Environmental Limited Tesni Tetlow King Planning Ltd Vernon & Co WYG Utilities and services Cadent Gas Limited Electricity NW Environment Agency Fylde & Wyre CCG Highways England Homes and Communities Agency HSE Lancashire County Council Education Lancashire County Council Estates Lancashire County Council Highways Lancashire County Council ‐ Lead Local Flood Authority M.O.D National Grid Network Rail

Appendix 5 – Draft APS consultation – summary of representations and the council’s response

*See separate document

Appendix 6 – Draft APS consultation – response to main matters

*See separate document

Appendix 7 – Draft APS consultation – Site specific comments and disputed sites

*See separate document

Appendix 8 – Draft APS consultation – Links to Supporting documents

*See separate document

Annex 1 – Draft APS consultation 2019 – Representations Received

*See separate document