LAND TO THE NORTH OF TOWN LANE, WHITTLE-LE-WOODS OUTLINE PLANNING APPLICATION FOR RESIDENTIAL DEVELOPMENT OF UP TO 250 DWELLINGS STATEMENT OF COMMON GROUND Appellant Cass Associates Studio 204 The Tea Factory 82 Wood Street Liverpool L1 4DQ Tel: 0151 707 0110 Fax: 0151 707 0332 E-mail: [email protected] July 2021 Contents 1 Introduction 2 Description of the site and the area 3 The proposed development 4 The development plan and supplementary planning guidance 5 Areas of common ground 6 Areas of disagreement 7 Conditions and planning obligation – Land at Town Lane 1555/STATEMENT OF COMMON GROUND CASS ASSOCIATES July 2021 1 Introduction 1.1 This Statement of Common Ground (SoCG) has been prepared by Redrow Homes Ltd (the Appellant) and Chorley Borough Council (the Council). It sets out the position in relation to planning matters agreed between the parties in respect of Appeal B – Land North of Town Lane, Whittle-le-Woods (PINS REF: APP/D2320/W/21/3272314) 1.2 This SoCG sets out factual information relevant to the appeals and confirms the extent of agreement between the parties on key planning matters. 2 Description of the Appeal Sites and Areas Land North of Town Lane, Whittle-le-Woods 2.1 The appeal site is well contained by strong features in the landscape. The northern boundary of the appeal site follows the valley of the River Lostock which is characterised by linear groups of woodland interspersed with areas of open land. There are signs of the former print works which once occupied the valley in the form of buildings and a reservoir but these are to the west of the application site. 2.2 The eastern boundary of the site abuts agricultural land beyond which lies the M61 corridor. The motorway is at a similar grade to the site. The highest site level is in the east. From there the land falls towards the River Lostock valley to the west and towards Town Lane in the south. 2.3 The southern boundary is formed by Town Lane. There are two groups of residential buildings on the northern edge of Town Lane which do not form part of the site. Town Lane is a link between the A6 and the A674 at Wheelton. Along this route it passes under the M61 and over the Leeds-Liverpool canal. The appeal site extends to circa 13.27ha. 2.4 The carriageway of Town Lane varies in width between 5.5 metres and 7 metres. There is a footway which runs in part along the southern side of the road and in part along the northern side. 2.5 Three public rights of way cross the site. Two are along the northern edge (reference 9-22-FP14 and 9-22- FP16) to provide a pedestrian link from Town Lane to Hill Top Lane (crossing the River Lostock) and the other bisects the site (reference (9-22-FP15) to emerge onto Town Lane near to the Lucas Lane strategic pedestrian and cycle route. 2.6 The site is neither located within a Conservation Area nor within close proximity of any designated heritage assets or Tree Preservation Orders. 2.7 The EA ‘Flood Map for Planning’ shows that the majority of the site is located within an area outside of the extreme flood extent (Flood Zone 1), meaning it has a less than 0.1% (1 in 1000 year) annual probability of flooding. The north-western extent of the site, immediately adjacent to the River Lostock, is located within Flood Zone 3 – an area considered to be at flood risk with a 1% (1 in 100) or greater annual probability of fluvial flooding, and also within Flood Zone 2 – an area considered to be at flood risk with between a 1% and 0.1% annual probability of flooding. 2.8 Whittle-le-Woods is recognised as a place where new housing development is appropriate. It is an Urban Local Service Centre (Central Lancashire Core Strategy). The western most corner of the site sits within the Settlement Area boundary but none of the proposed housing is shown in this part of the site on the illustrative development plan submitted in support of the outline planning application. The remainder of the appeal site is designated as Safeguarded Land ((Chorley Local Plan 2012-2026). 3 The Proposed Development Land North of Town Lane, Whittle-le-Woods 3.1 The appeal relates to residential development across an area of around 13.3 hectares of the Safeguarded Lane at Town Lane. The capacity has been assessed as up to 250 dwellings. At this scale there is an opportunity for a mix of house types and house sizes, including the delivery of affordable housing geared towards meeting local housing need. The affordable housing will be in compliance with the relevant planning policies of Chorley Council and will provide a 30% onsite provision of affordable housing. 3.2 The housing will form an extension to Whittle-le-Woods. 3.3 Access will be provided from Town Lane. In the context of the outline planning application the point of access is to be agreed. The structural landscape running through and around the new housing is of particular importance. It will give a setting for the new housing. It will also harbour the main off-road pedestrian and cycle links. 3.4 The landscape has many functions. As well as providing a framework for the housing, it will be an accessible amenity for the local community and a location where the planting mix can be designed to enhance biodiversity, particularly around the new surface water drainage ponds which are to be incorporated into the development. 4 The Development Plan and Supplementary Planning Guidance 4.1 In line with Section 38(6) of the Planning and Compulsory Purchase Act 2004 regard must be had to the relevant policies of the development plan and other material considerations in determining planning applications. This section of the Statement of Case provides an overview of relevant planning policy and guidance. 4.2 The development plan for Chorley comprises the Central Lancashire Joint Core Strategy 2012 and the Chorley Local Plan 2012-2026 (adopted 2015). 4.3 The National Planning Policy Framework (the Framework) is a material consideration. There is no Neighbourhood Plan either in progress or ‘made’ for the area within which the appeal site sits. National Planning Policy Framework (‘the Framework’) 4.4 The Framework was updated in July 2021. It sets out the Government’s planning policies for England and how these are expected to be applied. 4.5 The Government places significant importance on the planning system to assist in significantly boosting housing supply. Planning applications for housing should be considered in the context of the way in which they will contribute to the achievement of sustainable development. 4.6 The overriding theme in The Framework is sustainable development. There is a presumption in favour of sustainable development (paragraph 11). 4.7 Paragraph 143 of The Framework covers the principle of safeguarding land for longer term development. 4.8 Paragraph 74 of The Framework and footnote 39 sets out the interpretation of the housing land requirements. Central Lancashire Core Strategy 4.9 The Central Lancashire Core Strategy (CLCS) has been prepared jointly by Chorley, Preston and South Ribble Councils and was adopted by all three authorities in July 2012. 4.10 Policy 1 identifies locations that are appropriate for growth and investment. Eccleston is recognised as a Rural Local Service Centre where limited growth and investment to help meet housing needs will be supported. Whittle-le-Woods is an Urban Local Service Centre where some growth and investment in new housing development is encouraged. Urban Local Service Centres benefit from short transport connections with services in the nearby towns (paragraph 5.52 Core Strategy) 4.11 Policy 4 of the Core Strategy sets a minimum requirement of 417 dwellings per annum in Chorley over the Plan period (2010 – 2026). 4.12 Five years after the adoption of the CLCS the three Central Lancashire Authorities entered into a Memorandum of Understanding (MOU 1) which confirmed that the housing requirement in the CLCS should be applied until the adoption of a replacement plan. This was informed by a Strategic Housing Market Assessment. The MOU concludes by stating that the document will be reviewed no less than every three years and will be reviewed when new evidence emerges that renders this MOU out of date. 4.13 Concerning housing density, Policy 5 of the Core Strategy states that the authorities will secure densities of development which are in keeping with local areas and which will have no detrimental impact on the amenity, character, appearance, distinctiveness and environmental quality of an area. It also states that consideration will be given to achieving the efficient use of land 4.14 Policy 7 of the Core Strategy concerns affordable and special needs housing. It states that a provision of 30% affordable or special needs housing will be required in the urban parts of Chorley, and 35% in rural area on sites in or adjoining villages subject to site and development considerations such as financial viability and contributions to community services. 4.15 Policy 14 of the Core Strategy seeks to provide for education requirements resulting from new developments. 4.16 Policy 17 relates to the design of new buildings which should take into account the character and appearance of the local area. 4.17 Policy 22 looks to conserve, protect and seek opportunities to enhance and manage biodiversity and geodiversity assets. 4.18 Policy 27 relates to the incorporation of sustainable resources into new developments.