57 affordable homes at Land 120M East Of 27 Charter Lane, Charnock Richard

What was proposed

The application proposed 57 affordable dwellings with access, parking, landscaping and associated works, including 12 one-bedroom and 12 two-bedroom homes.

“Proposal: Erection of 57 no. affordable dwellings, access, parking, landscaping and all other associated works…”

“The application seeks planning permission for Phase II of the development to the north, and would see the erection of a further 57no. affordable dwellings at the site, along with other infrastructure such as a vehicular site access to be provided through the Phase I development site, sharing the same access onto Charter Lane, parking and landscaping. There are proposed to be 12no. 1-bed units, 12no. 2-bed units, 21no. 3-bed units, and 12no. 4-bed units.”

Officer report

The site and surroundings

The 1.45-hectare site was undeveloped grazing land within Charnock Richard, beside housing under construction and existing homes, sports facilities and mature trees.

“The application site is an area of land located within the settlement boundary of Charnock Richard, approximately 5km to the south west of Chorley town centre. The site extends to approximately 1.45 hectares of generally flat and undeveloped land, consisting of fields that appear to be used mainly for the grazing of horses. There is a menage and equestrian storage building towards the northern site boundary that would be removed as part of the proposal.”

“The application site is bounded to the north by land under construction for 76 dwellings by the same applicant, in associated with Your Housing Group (a registered provider of affordable housing). The development was granted on appeal, ref. 21/00327/FULMAJ (Appeal ref. APP/D2320/W/22/3313413), subsequently amended by a Section 73 application ref. 23/00583/FULMAJ. There is existing housing to the west and east and football club, cricket field and play area to the south.”

Officer report

Earlier applications

Earlier proposals included up to 60 dwellings and a 76-home affordable housing scheme, which was allowed on appeal and later amended.

“Ref: 21/00327/FULMAJ Decision: REFFPP Decision Date: 24 June 2022 Description: Erection of 76no. affordable dwellings with access, parking, landscaping and all other associated works (including pumping station)”

“Ref: 23/00583/FULMAJ Decision: PERFPP Decision Date: 8 December 2023 Description: Section 73 application to vary conditions nos.2 (approved plans) and 3 (approved materials) attached to planning permission ref. 21/00327/FULMAJ (Erection of 76no. affordable dwellings with access, parking, landscaping and all other associated works (including pumping station)) (allowed on appeal - APP/D2320/W/22/3313413) to seek approval for substitute dwellings…”

Officer report

Main planning issues

The scheme conflicted with the development strategy because it was not small-scale, but officers considered its location accessible and the housing need significant.

“Core Strategy Policy 1 sets out the locations for growth and investment across Central Lancashire. Charnock Richard is not identified as a Rural Local Service Centre, therefore, criterion (f) is applicable. Under this criterion, development will typically be small scale and limited to appropriate infilling, conversion of buildings and proposals to meet local need, unless there are exceptional reasons for larger scale redevelopment schemes.”

“The proposed development of 57no. dwellings is not considered to be small scale. The proposal is also not redevelopment; therefore, the proposal does not accord with the development plan strategy for the area and is contrary to criterion (f) of Policy 1 of the Core Strategy.”

Officer report

Consultation responses

Technical consultees raised no objections after further information, subject to conditions covering highways, drainage, ecology, biodiversity and other matters.

“Ecology / Biodiversity Net Gain Officer: following revisions being requested and made to the submitted biodiversity net gain metric information, responded with no objection, subject to conditions and informative notes to secure a 10% net gain in biodiversity through on-site provision and the purchase of off-site units. Conditions are also recommended for securing bat and bird boxes, hedgehog highways and sensitive lighting.”

“Lead Local Flood Authority (LLFA): initially raised objection to the proposal based upon lack of sufficient information relating to the management of surface water at the site relating to permission to connect to the Phase I drainage infrastructure, infiltration testing and details of management and maintenance of the drainage system.”

Officer report

Objections and concerns

Twenty objections cited traffic, highway safety, services, drainage, ecological harm, overdevelopment, housing density, amenity, construction impacts and premature development.

“Increase in traffic • Highway and pedestrian safety • Pressure on / lack of local services, e.g. schools, doctors • Drainage / flood risk • Ecological harm • Unsustainable level of development for the village • Harm to character of the area / overdevelopment • Inappropriate emergency access • No need for more housing in the village / Chorley • Density of housing is too high (reference made to submitted / emerging new Local Plan) • Residential amenity harm, e.g.”

Officer report

Who spoke

Registered speakers included an objector, a parish councillor, a ward councillor and the agent.

The committee vote

A motion to refuse was proposed, but the committee resolved by six votes to three to grant permission.

“After careful consideration it was proposed by Councillor Alan Whittaker, seconded by Councillor Katie Wilkie to refuse the planning application. It was then proposed by Councillor Craige Southern, seconded by Councillor Alex Hilton, and subsequently resolved (6 for, 3 against) that planning permission be granted, subject to conditions and a S106 legal agreement to secure the following:”

“Planning Committee Tuesday, 20 January 2026 • A bus service contribution of £40,000 per annum for three years (to be staggered so as to not overlap with payments being made by the developer associated with the Phase I development which is for five years) • Public Open Space contributions totalling £182,400 with an additional £39,900 if for a ten year period if private maintenance is not to be used. • Details of affordable housing.”

Minutes