79 affordable homes at Land South Of Stricklands Lane, Stalmine

What was proposed

The application proposed demolishing existing structures and building 79 affordable homes with access, parking, landscaping and associated works.

“Proposal Proposed demolition of existing structures and the erection of 79no. affordable dwellings with access, parking, landscaping and associated works.”

Officer report

The site and surroundings

The site was an undeveloped field beside Stalmine’s settlement boundary, near homes, services and a pond outside the application site.

“The application site is an undeveloped field situated adjacent the settlement boundary of Stalmine. The site fronts onto the southern side Stricklands Lane 80m to the east of the site is the junction with Back Lane. Immediately to the east of the site are residential properties including a relatively recently constructed development called Meadow View Court which comprises of a number of bungalows.”

“On the northern side of Stricklands Lane are more residential properties and behind these is an on-going residential development site. The land immediately to the south and west of the site is undeveloped. Along the northeast boundary of the site there is a pond which does not fall within the boundary of the application site.”

Officer report

Why officers supported it

Officers considered the site a suitable rural exception site that would meet local affordable housing need, with impacts addressed through conditions and legal obligations.

“Rural exception sites are supported in the Local Plan and the NPPF, which are both to be given significant weight. The NPPF sets out that in rural areas, planning policies and decisions should be responsive to local circumstances and support housing developments that reflect local needs. Local Planning Authorities should support opportunities to bring forwards rural exception sites that will provide affordable housing to meet identified local needs.”

“The Wyre Housing Needs Assessment 2024 (HNA) sets out the need for the Borough including the locality related need within identified sub-areas of Over Wyre. The HNA identifies the need for affordable housing in the sub- area of Over Wyre as 32, broken down by 30 affordable rental and 2 affordable ownership products.”

Officer report

Main planning considerations

The assessment considered development principle, design, landscaping, biodiversity, ecology, residential amenity, highways, flooding and drainage.

“The main issues in this application are as follows:”

“Principle of development • Design / Layout/ Visual Impact • Landscaping/POS/Green Infrastructure (GI) • Bio-diversity Net Gain (BNG) • Ecology • Impact on the Residential Amenity • Impact on Highway / Parking • Flood Risk • Drainage…”

Officer report

Consultation responses

Highways supported the access but sought improvements, while other consultees raised or resolved matters concerning flooding, ecology, education, health, drainage and environmental protection.

“It is proposed to introduce a new site access onto Stricklands Lane to facilitate the proposed development, this access is proposed to allow for vehicle and pedestrian movements. The proposed has been reviewed by the LHA and the site access proposals contained within can be supported. The site access would require tactile paving provision to be provided as part of the site access arrangements.”

“WYRE BC HEAD OF ENVIRONMENTAL HEALTH AND COMMUNITY SAFETY (ENVIRONMENTAL PROTECTION - AMENITY)”

Officer report

What people said

Most written representations objected over flooding, infrastructure, education, highways, sustainability, ecology, visual impact and loss of greenfield land; supporters cited affordable housing and community benefits.

“Flood Risk • Insufficient Infrastructure • Education contribution requested by Lancashire County Council not correct. It is not enough. • Existing drainage system is a near capacity which will impact on locality and existing surface water drainage • Unsustainable • Poor design and lack of public open space • Insufficient compensatory Bio-diversity net gain • Overdevelopment of the site • Proposed site access is dangerous • The site and scheme is unsuitable for the likely…”

“Will tackle the Boroughs housing shortage • In a sustainable location • Appropriate development that will benefit the community • Affordable Housing is needed in Stalmine • Will help support existing businesses • The inclusion of bungalows is good • Existing land is in poor condition and proposal would be an improvement • Bio-diversity enhancements…”

Officer report

Who spoke

Residents, a supporter, parish and ward councillors, a county councillor and the agent spoke during the meeting.

Members’ discussion

Members discussed public need, highways comments, possible appeal, development scale, road safety and traffic, alongside drainage, flooding, utilities, parking and rural exception issues.

“The Assistant Director of Planning and Building Control & the Planning Development Manager responded to points raised on: - The need for affordable housing. - Consideration of the proposal as a rural exceptions site - Drainage and flood risk - Lancashire County Council Highways consultation response - Road adoption and maintenance - Natural England consultation response…”

“Councillors discussed the following points: - Public need - LCC’s Comments - A potential appeal - Scale of the development - Road safety - Traffic…”

Minutes

The committee vote

Councillor Swatton proposed the officer recommendation and Councillor Lady Atkins seconded it before the application was approved.

“Councillor Swatton proposed the officer’s recommendation. Councillor Lady Atkins seconded the proposal.”

“It was resolved to approve the application as per the officer’s recommendation subject to the conditions set out below.”

Minutes

The decision

The application was approved subject to conditions and a legal agreement securing contributions, affordable housing, green infrastructure and biodiversity net gain.

“Grant full planning permission for the erection of 79 affordable dwellings and associated works subject to conditions and an appropriate legal mechanism to secure financial contributions towards, education, health care provision, to…”

Officer report