121-home development at Branch Road, Mellor Brook

What was proposed

The application proposed 121 homes, including 43 affordable homes, with landscaping, access, parking, drainage and supporting infrastructure.

“Proposal: Full planning application for residential development (Use Class C3) of 121 dwellings with associated landscaping, access/ egress, car parking, drainage, and other necessary supporting infrastructure…”

“The proposal comprises residential development (Use Class C3) of 121 dwellings (43 affordable) with associated landscaping, access/ egress, car parking, drainage, and other supporting infrastructure.”

Officer report

The site

The 5.57-hectare site was vacant grassland beside Branch Road and Myerscough Smithy Road, with ponds, trees, a watercourse and nearby homes and businesses.

“The proposal site is a 5.57ha, tract of vacant, modified grassland located to the south of Myerscough Smithy Road / west of Branch Road, Mellor Brook and north of Preston New Road, Samlesbury.”

“Abutting the north-eastern boundary are the rear gardens of dwellings on Branch Road, whilst the south-eastern boundary directly faces Branch Road. Branch Road benefits from traffic calming measures, traffic activated speed signage and street lighting along its length.”

Officer report

Earlier planning history

An earlier application for six homes was refused, while a later screening opinion found that an environmental impact assessment was not required.

“07/2004/0692 – 6 no: dwellings. Refused October 2004 • 07/2024/00665/SCE – Environmental Impact Assessment screening opinion for erection of 145 residential dwellings. Screening not required. October 2024 6. Consultees…”

Officer report

Consultation responses

Consultees generally raised no objection subject to conditions, while parish councils highlighted concerns about infrastructure, traffic, community effects, environment and construction disruption.

“Balderstone Parish Council (BPC) – BPCs boundary adjoins South Ribble Borough Council and is close to the development site. At the July 2025 Council meeting, community representations were considered along with members views.”

“Samlesbury and Cuerdale Parish Council recognise the need for sustainable housing but feel the size of this scheme is too large and would bring lasting harm to the community, environment, and infrastructure. Traffic and road safety are major concerns as Branch Road and Mellor Brow are already congested, and used as shortcuts, and the scene of regular accidents. Additional vehicles from a large…”

Officer report

What people said

Most resident representations objected on highways, amenity, design, environmental and infrastructure grounds, while supporters welcomed affordable housing, landscaping and community benefits.

“Other • Proposed housing was not on original paperwork • No genuine housing need established • Conflict with Local Plan Policy B2 and emerging local plan policies • Lack of public consultation – respondent requests that the process stops until a door-to-door consultation has occurred – • Request for a residents meeting • Lack of Statement of Community Involvement • Lack of associated community infrastructure – schools, doctors, shops etc • Security risk to BAE – land is…”

“In Support • Much needed less expensive housing in an area where homes are in short supply • Opportunities for future generations to buy or rent housing including employees of local business • Welcomed landscaping and open space/play area to enhance community • Commutable to local employment such as BAE • Current houses are often old and do not meet modern standards • Housing opportunities would allow talent retention • Benefits to the community as young people settle and…”

Officer report

Who spoke

Two objectors and the applicant’s agent were registered to speak at the committee meeting.

The committee debate

A refusal amendment was proposed over character, noise, highway safety and infrastructure, while another motion supported the officers’ recommendation.

“An amendment to refuse the application, on the grounds of detrimental impact to the character of the area, noise levels, highway safety and lack of infrastructure to support the development was proposed by Councillor Peter Mullineaux and seconded by Councillor Damian Bretherton.”

“The officers’ recommendation to delegate the application, subject to the conditions listed within the report and the signing of a Section 106 legal agreement to secure public open space, affordable housing, biodiversity net gain and travel plan monitoring was proposed by Councillor Haydn Williams and seconded by Councillor Chris Lomax. A vote was taken and it was subsequently;”

Minutes

Approval requirements

The proposed approval required conditions and a Section 106 agreement covering open space, affordable housing, biodiversity net gain and travel plan monitoring.

“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 listed below and the signing of a Section 106 legal agreement to secure public open space, affordable housing, biodiversity net gain and travel plan monitoring .”

Officer report