58 affordable homes at Land Off Moor Road, Croston

What was proposed

The application sought 58 affordable homes with parking, open space, a play area, landscaping, a sub-station and access from Moor Road.

“Proposal: Full planning application for the erection of 58no. dwellinghouses (affordable homes) with associated parking, sub-station, open space, play area, landscaping and access from Moor Road.”

Officer report

The site and surroundings

The 1.69-hectare agricultural site adjoins Croston, is enclosed by trees and hedgerows, and lies near homes, a pumping station and farmland.

“The application site comprises of an irregular shaped parcel of land some 1.69 hectares in size. The site was last in use as agricultural land and much of the site is enclosed by trees and hedgerows. To the northeast of the site is a United Utilities pumping station which has a purpose-built vehicular access from Moor Road. Moor Road forms the northern boundary of the site with existing properties being located on the opposite side of the road.”

“The site adjoins the settlement of Croston, which contains shops, pubs, restaurants, convenience stores, sports clubs and both primary and secondary schools.”

Officer report

Earlier reports and appeal

The application was deferred for drainage and flood-risk information, after which the applicant appealed against the Council’s non-determination.

“The relationship to, and impact of, the Camelot development in Charnock Richard on drainage issues and flood risk for the proposed development site. • The impact on flood risk of proposed permeable driveways across the development site. • A detailed and finalised Surface Water Sustainable Drainage Strategy.”

“Additional information was provided on 7 August 2026, which is discussed later in the report. However, on the 10 August 2026 the applicant confirmed that an appeal against the Council’s non-determination of the application had been submitted to the Planning Inspectorate (appeal reference 6014396). The Council subsequently received the formal notification starting the appeal on 18 August 2026.”

Officer report

What officers recommended

Officers recommended approval, subject to conditions and a legal agreement securing affordable housing, infrastructure contributions and biodiversity monitoring.

“The recommendation remains that planning permission is granted, subject to the conditions listed at the end of the original report and a s106 agreement to secure the following:”

“Affordable housing provision • Public open space maintenance of £42,000 for the Council to maintain or a management and maintenance plan. • Playing pitch improvement contribution of £92,742 • Children’s play provision contribution of £7,772 • Public rights of way contribution of £26,924 • Bus subsidy Contribution of £100,000 (5 annual payments of £20,000 from the 30 th…”

Officer report

Officers’ main assessment

Officers considered the site grey belt and the proposal acceptable on housing need, sustainability, design, amenity, highways, biodiversity and drainage grounds.

“The NPPG states that: “A Green Belt assessment should also consider the extent to which release or development of Green Belt land (including but not limited to grey belt land) would fundamentally undermine the purposes (taken together) of the remaining Green Belt across the plan area as whole.”

“The access to the site is existing, however, most of the site is comprised of an undeveloped parcel of greenfield land. Therefore, the development of the site for housing would result in encroachment into the countryside.”

Officer report

Consultees’ responses

The Environment Agency, flood authority, ecology adviser and highways authority raised no objections subject to conditions, while the parish council objected.

“Lead Local Flood Authority: No objection following the receipt of updated information, subject to conditions. Drainage issues are discussed in detail later in the report.”

“MEAS Ecology & BNG – No Objection, subject to conditions. Ecology and BNG matters are discussed in detail later in the report.”

Officer report

Residents’ objections

Around 450 objections cited Green Belt and countryside loss, flooding, highway safety, infrastructure pressure, environmental harm and residential impacts.

“Loss of Green Belt land and dispute over the site's classification as Grey Belt • Loss of open countryside, greenfield land and rural character • Harm to the landscape setting and historic character of the village • Impact on biodiversity, wildlife habitats and ecological networks • Impact on public rights of way and recreational routes • Concerns regarding sustainability of the location • Lack of local employment opportunities resulting in increased commuting • Cumulative…”

“Highway safety concerns relating to the proposed access from Moor Road • Excessive vehicle speeds on Moor Road and requests for a speed survey • Increased traffic congestion within Croston and surrounding highway network • Impact on emergency vehicle access • Insufficient parking provision and increased demand for on-street parking • Limited public transport provision leading to car dependency • Pressure on local schools and lack of school places • Pressure on GP services…”

Officer report

Who spoke

The public speakers were an objector, a parish council representative and the ward councillor.

The committee vote

The committee unanimously resolved that it was minded to refuse planning permission after a proposal and seconder were recorded.

“After careful consideration, it was proposed by Councillor Alex Hilton, seconded by Councillor Alan Whittaker, and subsequently resolved: unanimously that planning permission was minded to be refused for the following reason:”

Minutes

What the committee decided

The committee was minded to refuse because it considered the application contrary to policy 1 of the Central Lancashire Core Strategy and the emerging local plan.

“The application is contrary to policy 1 of the Central Lancashire Core Strategy and the emerging Central Lancashire Local Plan’.”

Minutes