38-home residential development at Land To The West Of Red Cat Lane, Burscough

“The site is approximately 1.3 hectares in size, is rectangular in shape and is bound to the north by a public footpath, beyond which is an agricultural field and a few sporadic residential properties. To the east of the site is Red Cat Lane with a number of detached and semi-detached properties along its length. To the south of the site the boundary abuts four detached dwellings and the to the west are residential properties on Moss Nook.”

“The application proposes the erection of 38 dwellings consisting of detached, semi-detached and apartments ranging from 1 to 5 bedrooms. The primary access into the site is taken from Red Cat Lane to the east which serves 37 of the properties. This access continues westwards into the site with dwellings accessed directly off it as well as a number of short cul-de-sacs. One additional detached property is proposed along Moss Nook to the west.”

“The site is greenfield and was last used for arable agriculture. It is bound by hedgerows along the northern and eastern sides with some hedges along the western boundary, The site's topography gradually slopes from west to east and there is a field across into the site from Red Cat Lane. The existing built-up area of Burscough lies to the south, east and west of the site, with open, arable farmland to the north.”

“NPPF Para No NPPF Para Text LPA Assessment 66 Where major development involving the provision of housing is proposed, planning policies and decisions should expect that the mix of affordable housing required meets identified local needs, across Social Rent, other affordable housing for rent and affordable home ownership tenures. The proposed development provides affordable housing in excess of the policy requirements.”

“In relation to factors that weigh against the application, these relate to the density of the scheme varying across the site, albeit the overall density is commensurate with the wider area; the proposed open space buffer to the south being inaccessible; and harm to the existing hedgerows.”

“No consideration made in respect of space, light, drainage or traffic • More traffic on an already busy road which is used by large farm vehicles, lorries and buses • Need more services e.g. doctors, dentists, park, buses • Schools are at capacity • Green spaces are being taken away • Loss of agricultural land • Red Cat Lane is prone to flooding and the proposed development will further increase the problem • Sewerage capacity is already struggling with the increased…”

“Concern about proximity of pumping station together with its radius of impact on surrounding properties and trees • Concern about the noise and disruption to residents • Construction workers parking near to the site would be dangerous in an already congested road • Red Cat Lane and Moss Nook is prone to flooding • Development will intensity existing challenges experienced along Red Cat Lane including speeding vehicles, traffic, congestion and parking shortages •…”

“A. That the application be refused, against officer recommendation, due to impact on residential amenity of properties at 52 and 68 Moss Nook.”

“B. In consultation with the Committee, Members agreed that the proposal in respect of Plot 17 would give rise to adverse impacts on the amenity and living conditions of number's 52 and 68 Moss Nook due to the close proximity of the dwelling to the site boundaries, giving rise to a cramped development and resulting in an overbearing and unneighbourly impact contrary to West Lancashire Local Plan Policy GN3, Policy BPD1 of the Burscough Neighbourhood Plan and the provisions of…”