LAND AT WHITTINGHAM LANE, GOOSNARGH, PRESTON, PR3 2AX. Outline Application for the Erection of up to 80no. Dwellings (35% affordable) and Associated Works. PLANNING STATEMENT (INCLUDING AFFORDABLE HOUSING STATEMENT, OPEN SPACE ASSESSMENT, AGRICULTURAL LAND CLASSIFICATION AND STATEMENT OF COMMUNITY INVOLVEMENT) March 2019 PDF processed with CutePDF evaluation edition www.CutePDF.com PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE, REPORT CONTROL Document Planning Statement Project WHITTINGHAM LANE, GOOSNARGH Client SETANTII DEVELOPMENTS LTD Job Number 19-672 Z:\PWA Planning\Client files\19-639 to 19-900\19-672 Land at File storage Whittingham Lane, Goosnargh\3. Application Document Checking Primary Author: Rachael Leather Initialled: RL Contributor: Daniel Hughes Initialled: DH Reviewer: Louise Leyland Initialled: LL Revision Status Issue Date Status Checked for issue 1 01.03.2019 DRAFT 2 3 4 Page / 2 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE, CONTENTS 1 INTRODUCTION 2 SITE DESCRIPTION 3 PLANNING HISTORY 4 PROPOSED DEVELOPMENT 5 STATEMENT OF COMMUNITY INVOLVEMENT 6 TECHNICAL CONSIDERATIONS 7 PLANNING POLICY 8 MATERIAL CONSIDERATIONS 9 CONCLUSION APPENDIX 1 HOUSING DELIVERY TEST NOTE Page / 3 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE /1 INTRODUCTION 1.1. PWA Planning is retained by Setantii Developments Ltd, to prepare a Planning Statement for up to 80no. dwellings and associated works (‘the proposed development’) at land at Whittingham Lane, Goosnargh, PR3 2AX (‘the site’). The purpose of this Planning Statement is to assess and conclude on the acceptability of the proposals in terms of relevant national and local planning policy, together with any material considerations. 1.2. The application is made to Preston City Council as an outline planning application with all maters reserved save for access and relates to the red edge application site boundary defined by the Location Plan. 1.3. This Planning Statement, alongside a review of the site history and relevant policies at both local and national level, provides a description of the proposed development together with an appraisal of the planning merits of the scheme. 1.4. This statement should be read in conjunction with the following documents: • Completed Planning Application Form and Ownership Certificates • Ecological Assessment • Phase 1 Ground Contamination Assessment • Planning Drawings (S123-01_Indicative Masterplan, Location Plan) • Design and Access Statement • Transport Statement • Tree Survey • UU Sewer Records Plan 1.5. The remainder of this statement is structured as follows: • Section 2 – Site Description; • Section 3 – Planning History; Page / 4 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE • Section 4 – Proposed Development; • Section 5 – Statement of Community Involvement; • Section 6 – Technical Considerations; • Section 7 – Planning Policy Assessment; • Section 8 – Material Considerations; • Section 9 – Conclusions. Page / 5 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE /2 SITE DESCRIPTION 2.1. The application site, which extends to approximately 3ha in size, is located to the south of Whittingham Lane, at the southern edge of Goosnargh. The site is currently agricultural land. A Location Plan showing the site within its immediate setting is submitted with this application, whilst an aerial image of the site within its wider setting is illustrated in Figure 1. Figure 1: Site Location in wider surrounding area (Google earth, not to scale) 2.2. The site adjoins the existing settlement boundary of Goosnargh, with urban development to the north and granted consent for residential developments to the west and the east. In planning terms, the site is located in the Open Countryside (Policy EN1) and an Area of Separation (Policy EN4). The former Whittingham Hospital site is Page / 6 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE located to the east of the site and is currently being developed by housing developer Taylor Wimpey. The site adjoining the western boundary of the site has an extant permission for up to 65 no. dwellings (planning ref. 06/2018/0811). 2.3. There are no existing buildings on the site. Existing trees and hedges which form the boundary, in part, to the east and west vary in size and quality. There are no tree protection orders associated with the site. The southern boundary of the site is currently agricultural land with no distinguishing feature other than lying in parallel with the adjacent field boundary and the extent of approved development associated with planning ref. 06/2018/0811. 2.4. Whittingham Lane lies to the north of the site. There are a number of listed buildings in the vicinity which include Whittingham Hall, The Grapes Inn and Bushells Arms which are Grade II and Bushells Hospital (known as Bushells House) and St Mary’s Church which are both Grade II*. Whittingham Hall is located approximately 250m to the south east. 2.5. Houses served by Whittingham Lane back onto the northern boundary. There are local convenience stores which are located to the north east and include a pharmacy, village store, hair dressers, fish and chip takeaway, post office and Londis local store. The Stags Head pub is located a short distance away on the opposite side of Whittingham Lane. An existing pedestrian access connects the site with Whittingham Lane (FP 6-9- FP-18). 2.6. There is also a village hall, playground and playing field located within walking distance to the north. The nearby properties are of varying ages and architectural styles. The older dwellings have stone facades with slate roofs, others are of brick or render with slate or tile roofs. Page / 7 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE 2.7. There are public views across the site from the PROW which bounds the east of the site. The PROW connects Whittingham Lane with Whittingham Hall and connects with the wider footpath network. 2.8. Public views outside the site are mainly confined to glimpses through gaps between buildings on Whittingham Lane. There are private views across the site from rear gardens and rear windows of properties which border the site. 2.9. The site is also located close to the existing bus services that operate along Whittingham Lane and the National Cycle Network Route 6 located on Mill Lane. 2.10. Goosnargh has excellent transport links with the wider region. Junction 1 of the M55 and Junction 32 of the M6 are located approximately 5.3km to the west. Royal Preston Hospital is located approximately 6.3km to the south west. Preston Bus Station is located approximately 10km away. Preston has a railway station which is approximately 10km away and has daily services to London and Edinburgh. 2.11. The site is not subject to any statutory ecological designations, heritage assets or protected species. The site is not within an area at risk of flooding as defined by the Environment Agency. Page / 8 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE /3 PLANNING HISTORY 3.1. A search of Preston City Council’s planning register has been carried out in order to understand the site’s planning history. The search of the planning register has found no previous planning application associated with this site, however there are numerous applications in the surrounding area which are relevant. The following applications are noted: • Ref. 06/2011/0416. Erection of 650 dwellings, B1 office/light industrial buildings (9000sqm) and community/sports building; formation of sports pitches for football, cricket and tennis, and bowling green, recreational and play facilities, multi-use games area (MUGA); and associated infrastructure and landscaping works, including the temporary treatment of land for future primary school, following the demolition of existing site buildings, excluding five villas and cricket pavilion (Reserved Matters application). This application lies to the east of the site and comprises of a redevelopment of land on the former Whittingham Hospital. Approved. 16th August 2011. • Ref. 06/2013/0779. Redevelopment of site to provide up to 650 (Class C3) residential dwellings, up to 9000 sqm (Class B1) office/light industrial use, primary school, senior playing pitch, tennis court, relocation of bowling green, recreational and play facilities, new access to Whittingham Lane and alterations to existing access to Cumeragh Lane, open space, landscaping and associated infrastructure (including retention of existing cricket pitch and pavilion) (outline application) (application for extension of time limit to previously approved planning application 06/2007/0946). This application lies to the east of the site and comprises of a redevelopment of land on the former Whittingham Hospital. Approved. 25th June 2014. • Ref. 06/2018/0568. Screening opinion under Regulation 5 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 in respect of redevelopment of the former Whittingham Hospital site for mixed Page / 9 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE use development consisting of 750no. dwellings, sports club, primary school and associated highway and drainage infrastructure. This application lies to the east site and comprises of a redevelopment of land on the former Whittingham Hospital. EIA not required. 11th July 2018. • Application ref. 06/2018/0811 - Outline planning application for up to 65no. dwellings (access applied for only) – at Goosnargh Cottage and land to the rear of Chingle Hall Cottage, 780-818 Whittingham Lane and Goosnargh Cottage, 826 Whittingham Lane. Approved subject to S106 agreement at planning committee 6th December 2018. Page / 10 PLANNING STATEMENT ERECTION OF UP TO 80 DWELLINGS, WHITTINGHAM LANE /4 PROPOSED DEVELOPMENT 4.1. The application proposes to develop land to the south of Whittingham Lane, Goosnargh for up to 80no. residential dwellings, including the provision of 35% affordable units and utilises the access point as approved under application ref. 06/2018/0811, which offers a safe, convenient access route with good visibility splays. An Indicative Masterplan is provided on Drawing Ref.