Mixed-use garden village at Cuerdale Garden Village, Samlesbury, Preston

What was proposed

The outline scheme sought up to 1,300 homes, employment floorspace, a local centre, school, park and ride, recreation and public open space.

“The applicant seeks outline planning permission with all matters reserved save for access, for the creation of a new mixed-use development known as Cuerdale Garden Village at land off Cuerdale Lane, Samlesbury.”

“The application site measures approximately 159ha and comprises five parcels of land. The entirety of the site is designated as Green Belt, and the land is currently in agricultural use. The proposed development comprises up to 1,300 dwellinghouses, 164,000sq.m of employment floorspace and ancillary uses, park and ride facility, outdoor recreation facilities, Public Open Space, a local centre and two form entry primary school.”

Officer report

The site and its setting

The 159-hectare site was agricultural Green Belt land divided into five parcels, with hedgerows, watercourses, rights of way, heritage assets and utility constraints.

“The site is comprised of five separate land parcels referenced as Parcel A North, Parcel A South, Parcel B, Parcel C, Parcel D. The parcels are largely composed of agricultural fields with associated hedgerow field boundaries, trees, watercourses, public rights of way and field drains.”

“For the purposes of the South Ribble Local Plan the entire site is designated Green Belt under Policy G1 (Green Belt). Green Infrastructure in the form of Ancient Woodland (Policy G13 Trees, Woodlands and Development) is present adjacent to Parcel A South and Parcel C. Biological Heritage Sites (Policy G16 Biodiversity Nature Conservation) are also present within Parcel A South, Parcel B and Parcel C.”

Officer report

Planning history

The applicant obtained an environmental assessment scoping opinion in 2022, and no other relevant planning history was identified.

“The applicant requested an Environmental Impact Assessment scoping opinion under the provisions of The Town and Country Planning (Environmental Impact Assessment) Regulations 2017 to establish the extent of the information required for the Environmental Statement. Following consultation with statutory bodies and other interested parties, a scoping opinion was issued on 1st April 2022 under reference 07/2022/00080/SCE. There is no other relevant planning history.”

Officer report

What officers recommended

Officers recommended refusal because the proposal conflicted with planning strategy, caused substantial Green Belt and landscape harm, and its benefits did not outweigh the harms.

“The proposal has been assessed against the National Planning Policy Framework, and the policies contained within the local development plan including the Central Lancashire Core Strategy, South Ribble Local Plan and associated supplementary planning documents. Also, of significant relevance is the emerging Central Lancashire Local Plan.”

“The proposal is considered a departure from the adopted development plan and National Planning Policy Framework when taken as a whole, would result in significant harm to the Green Belt and undermine effective plan-making. Having regard to this position, the comments of statutory bodies and the following commentary, it is recommended that planning permission be refused.”

Officer report

What people said

More than 1,250 representations were received, with objections focused on Green Belt, housing and employment need, ecology, farming, highways, infrastructure, flooding, pollution and rural character.

“Green Belt • LPA should demonstrate brownfield first approach, then safeguarded sites • The site is not allocated for development • Contributes to the merging of Preston and Blackburn, represents urban sprawl and is contrary to NPPF • No strong justification for building on Green Belt land • Statement fails to discuss that 100% of the site is Green Belt and agricultural land • The development is inappropriate in the Green Belt • Very Special Circumstances relate to the NCHQ…”

“Employment Need/Employment Related Concerns • There is still land available within Salmesbury SEZ for employment • Will lead to oversupply of employment land • False that only this location can meet demands of NCF • Employment growth should be directed to Preston City centre which is a more sustainable location…”

Officer report

Who spoke

Five objectors, Councillor Jasmine Gleave and the applicant were registered to speak.

The committee vote

Councillors proposed and seconded the officers’ recommendation, and the committee resolved unanimously to refuse the application.

“The officers’ recommendation to refuse the application, as per the reasons outlined within the officer’s report (and amended in published subsequent agenda supplements) was proposed by Councillor Peter Mullineaux and seconded by Councillor Phil Smith.”

“That the application be refused for the following reasons, as set out in the officer’s report:”

Minutes