Up to 23 homes at Land At North Of Cocker Lane, Moss Side, Leyland

What was proposed

Outline permission was sought for up to 23 dwellings and associated infrastructure, with access decided now and other matters reserved.

“Proposal: Outline application for erection of up to 23 dwellings with associated infrastructure (access only applied - all other matters reserved)”

“The proposal – which was deferred by committee members to allow a site visit to occur - seeks outline permission for up to 23 dwellings with associated infrastructure. All matters other than access are reserved and would be assessed at a later date if this outline permission is granted. Site layout drawings therefore are for indicative purposes only and are subject to change.”

Officer report

The site and surroundings

The site was vacant grassland north of Cocker Lane, bordered by woodland, housing, the bypass and an eastern pathway.

“The site is bound in the north by dense woodland beyond which is Fossdale Moss Park. Woodland also abuts the eastern boundary which separates the plot from Schleswig Way (bypass). In the west are a small plot of land with permission for one dwelling and Gillyflower Court (residential), and to the south is Cocker Lane including no’s 19 and 21 Cocker Lane which abut the site’s southern boundary; the developable area wraps around the side and rear boundaries of these…”

“Cocker Lane is adopted to approximately midway across the proposal site frontage. From this point it is unadopted but continues east where it connects to a well-made path in South Ribble Borough Council ownership which forms the western side of a bypass crossing. Street lighting is present along the full length of Cocker Lane, but apart from the first 230m from its junction with Paradise Lane (roughly halfway along its length), the lane is devoid of pavements.”

Officer report

Relevant planning history

Earlier permissions concerned nearby power lines and one detached dwelling immediately west of the site, approved in 2021 and under construction.

“Of significance, are applications 1979/0138, 0432, 00433 and 1982/0008 for erection and raising of 132kv overhead power lines. These run parallel to the adjacent eastern woodland but outside of the site boundary.”

“Also of relevance is permission 07/2021/00025/FUL for erection of one detached dwelling and garage on land immediately west of the site off Cocker Lane. Approved in 2021 and under construction.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a legal agreement securing contributions for open space, school places and affordable housing.

“Having regard to the following commentary, in policy terms the proposal is considered compliant, and is therefore recommended for approval subject to the imposition of conditions with the decision being delegated to the Head of Planning and Enforcement in conjunction with the Chair/Vice Chair of Planning Committee on completion of a legal agreement to secure a financial contribution for the delivery of public open space, school places and affordable housing.”

“That authority be delegated to the Head of Planning and Enforcement in consultation with the Chair/ Vice Chair of Planning Committee to grant planning permission subject to the conditions below and the signing of a S106 legal agreement to secure a financial contribution for the delivery of public open space, school places and affordable housing.”

Officer report

Why officers supported it

Officers considered the site suitable in principle, safe access achievable, and housing benefits greater than the effects on grazing land and character.

“The site is allocated as Existing Built-Up Area by Policy B1 of the South Ribble Local Plan. Policy B1 supports re-use or re-development of undeveloped and unused land and buildings where proposals comply with other development plan requirements in terms of access, parking and service space provision.”

“Although there will be a loss of open land, a development of this size can be accommodated on this site without resulting in a significant impact on the area’s character and appearance. The provision of housing in a sustainable location is considered to outweigh the loss of grazing land.”

Officer report

Who spoke

Five objectors, Councillor Michael Green and two representatives of the applicant were registered to speak.

The committee debate

Councillor Phil Smith proposed refusing the application against the officer recommendation, and Councillor Mary Green seconded the proposal.

“An amendment to refuse the application, against the officer’s recommendation, was proposed by Councillor Phil Smith and seconded by Councillor Mary Green.”

Minutes

The final decision

Permission was refused because the development would harm Cocker Lane’s character and visual amenity through loss of open space, verges and hedgerows.

“That the application be refused on the grounds that the proposed development would be detrimental to the character and visual amenity of Cocker Lane, through loss of open green space, highway verges, and hedgerows. The proposal is therefore contrary to Policy G17 of the South Ribble Local Plan, Policy 17 of the Central Lancashire Core Strategy 2012 and paragraph 135 of the National Planning Policy Framework.”

“The final wording of the refusal will be delegated to the Head of Planning and Enforcement, in consultation with the Chair/Vice-Chair of the Planning Committee.”

Minutes