Five affordable rented homes at The Stone Centre, Normoss

What was proposed

The application sought outline permission for five affordable rented homes, with access included, after removing hardstanding and demolishing an existing building.

“Proposal Outline application for the erection of 5 affordable rented dwellings with access applied for, following the removal of hardstanding and the demolition of existing building…”

“This application seeks outline planning permission for the erection of 5 affordable dwellings with access applied for, following the removal of hardstanding and the demolition of existing building. Access details are included, whilst appearance, landscaping, layout and scale are reserved…”

Officer report

The site

The site was about 60 metres west of Poulton’s settlement edge, in Green Belt land, with access from Normoss Road and previous storage use.

“The application site lies approximately 60m west of the settlement edge of Poulton in an area of Green Belt. The site has an access from the northern side of Normoss Road is partly hard surfaced (with part concrete, stone and grass) having been used for storage of materials in association with a landscaping business. The site has some buildings although it has mostly been used for open storage. The site is within Flood Zone 1 (lowest risk).”

Officer report

Earlier applications

An existing landscaping and storage use was lawful, while two earlier outline applications for five homes were refused.

“07/01425/LAWE: Certificate of lawful use for existing use as landscape gardening business, including storage and horticulture. Development is lawful.”

“22/01142/OUT: Outline application for demolition of existing building, removal of hardstanding and the erection of 5 dwellings including access. Refused.”

Officer report

Officers’ recommendation

Officers recommended approval because the affordable rented homes would outweigh visual harm, with acceptable effects on amenity, highways, drainage, ecology and landscaping.

“The development is considered to have an acceptable impact in terms of residential amenity, highways safety, drainage, ecology and landscaping. Some visual harm has been identified in respect of the character of the existing area, however the application would deliver a small number of affordable rented housing. This benefit would carry some weight and on balance, would outweigh the visual harm identified.”

“Overall, the application would accord with guidance in the NPPF and Policies SP1, SP3, CDMP2, CDMP4, CDMP6 of the WLP31. The application is recommended for approval.”

Officer report

Consultation responses

consultees raised no objections overall, subject to conditions, highway works, biodiversity measures, contamination controls and other requirements.

“No objections subject to conditions and off-site highway improvement works.”

Officer report

Residents’ objections

Five public representations raised concerns about Green Belt development, appearance, neighbours, wildlife, traffic, drainage, repeated applications and housing need.

“- Houses are not normally allowed in Green Belt and the proposal does not meet the strict exceptions - this is against Local Plan and NPPF policies; - Development would harm the character and appearance of the area and would be out of keeping with existing development; - There are no special circumstances - any small benefits would not outweigh the permanent harm; - The existing wildlife and biodiversity on the site should be protected in line with regulations; - The loss of…”

“Belt - this should carry more weight; - Green spaces are vital for health and well-being and should be protected; - There will be increased drainage problems which already cause flooding in the area.”

Officer report

Who spoke

The ward councillor spoke on the application, and the agent spoke in support.

Members’ discussion

Members asked about public open space and play provision, commended the proposal, and confirmed that the homes would remain affordable rented properties through the legal agreement.

“The Planning Development Manager provided clarification on questions raised by councillors regarding the public open space and if an on-site play area would be included.”

“Councillors Catterall and Rimmer commended the proposal and councillor Belshaw asked for confirmation that the dwellings would remain affordable rented properties, this was confirmed by the Planning Development Manager and would be achieved via the S106.”

Minutes

The decision

Outline permission was granted subject to conditions and an appropriate legal mechanism securing the dwellings as affordable rented homes.

“Grant outline planning permission subject to conditions and an appropriate legal mechanism to secure the dwellings as affordable rented units. That the Assistant Director of Planning and Building Control be authorised to issue the decision following the satisfactory completion of the S106 agreement, and to authorise the Assistant Director of Planning and Building Control to make changes to the wording of the conditions as may be appropriate as long as the changes would…”

“In the event that a satisfactory Section 106 agreement is not concluded by 1st March 2026, or other date agreed in writing with the Council, delegate authority to the Assistant Director of Planning and Building Control to refuse planning permission on the grounds that the obligations which make the development acceptable have not been legally secured.”

Officer report