outline planning application for up to 132 residential ... · 1.11 the supporting technical reports...

Hallam Land Management Ltd Land North of Railway Line, Langho Planning Statement

MAN.0139/R004v3

CONTENTS

1. EXECUTIVE SUMMARY ................................................................................. 1

2. INTRODUCTION........................................................................................... 4

3. SITE DESCRIPTION AND SURROUNDING AREA ........................................... 6

4. PROPOSED DEVELOPMENT .......................................................................... 7

5. RELEVANT PLANNING POLICY ..................................................................... 8

6. ESTABLISHING THE PRINCIPLE OF DEVELOPMENT ................................... 26

7. OTHER PLANNING POLICY CONSIDERATIONS ........................................... 31

8. THE PRESUMPTION IN FAVOUR OF SUSTAINABLE DEVELOPMENT ............ 39

9. CONCLUSION ............................................................................................. 41

APPENDIX 1 – 5 Year Land Supply and Trajectory – All Sites

APPENDIX 2 – 5 Year Land Supply and Trajectory – Unsigned Section 106’s Removed

APPENDIX 3 – 5 Year Land Supply and Trajectory – Unsigned Section 106’s and Standen Removed

APPENDIX 4 – 5 Year Land Supply- Increased Housing Requirement (300 dpa)


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1. EXECUTIVE SUMMARY

1.1 This Planning Statement has been prepared on behalf of Hallam Land Management Limited in

relation to an outline planning application (details of access only) for up to 132 residential

dwellings on land north of the railway line, Langho, Ribble Valley.

1.2 The application site is 5.3 Ha and currently comprises an agricultural field used for livestock in an

area of open countryside on the northern edge of Langho. The site is bounded by a railway line to

the south and the A59 Longsight road to the north and forms part of a larger parcel (25.97 Ha) of

land within the same ownership extending westwards.

1.3 In terms of establishing the principle of development on the site, this Planning Statement

highlights that development of the site is not in direct accordance with Policy G5 of the

Districtwide Local Plan (adopted in 1998) which seeks to protect the open countryside. However,

as dictated by Section 38(6) of the Planning and Compulsory Purchase Act, it is necessary to

consider other material planning considerations and a pivotal and landmark consideration in

relation to this application is the Government’s publication of the National Planning Policy

Framework (NPPF) in 2012.

1.4 Based on the policies in the NPPF, the Council’s adopted planning policies relating to the location

of development (including Policies G2-G4 which define the development boundaries around the

Borough’s main settlements) cannot be regarded as being up to date and can therefore be

discounted in assessing this application.

1.5 The reasons relate to the age of the Local Plan and by virtue of the fact that, whilst the Council

now claim a 5.16 year supply of deliverable housing sites, our analysis has concluded that this

figure is likely to be 4.28 years or lower.

1.6 The Council have sought to address the housing shortfall in their Emerging Core Strategy through

a Development Strategy that seeks to significantly increase housing growth to 5,600 over the

plan period, and focus it in the Borough’s most sustainable settlements, in line with the Local Plan

Inspectors recommendations. That said, whilst the latest Strategy increases housing numbers, it

does not focus growth in the most sustainable settlements, as Langho is allocated just 1.3% of

the total set aside for ‘the 32 other identified settlements’, even though it has been confirmed to

be one of the most sustainable in the Councils own Settlement Hierarchy document dated 2008

and in the Sustainability Appraisal supporting the latest strategy.

1.7 Accordingly, the Core Strategy is still considered unsound and, as it has yet to be adopted and

carries significant unresolved objections, and therefore it should only be afforded limited weight.

1.8 In line with paragraph 49 of the National Planning Policy Framework, planning applications for

housing development must be determined in accordance with the presumption in favour of

sustainable development, particularly where a 5 year land supply cannot be demonstrated. In line


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with paragraph 14 of the NPPF, this means approving planning applications unless the adverse

impacts of doing so would significantly and demonstrably outweigh the benefits.

1.9 Even if the event that that a 5 year supply could be justified, this Planning Statement has

demonstrated that Langho is a sustainable settlement, with a train station, bus stops, a range of

facilities and services, which is supported in various evidence base documents including the 2008

Settlement Hierarchy, where it was ranked the 4th most sustainable settlement in the Borough.

1.10 It has also demonstrated that the site is in a sustainable location within Langho, and the SHLAA

and Local Plan process which have confirmed that the site is available, suitable and deliverable

within 5 years. Therefore, the proposed development offers a sustainable and un-harmful solution

to delivering some of the Council’s required housing needs over the plan period.

1.11 The supporting technical reports for the planning application confirm the site does not lie within a

protected ecological or landscape designation and any matters of local interest can be preserved

and enhanced on site through the development proposal. The site also sits within an area with

the lowest potential for Flood Risk (Zone 1). The supporting Flood Risk Assessment, Preliminary

Drainage Strategy and indicative masterplan include a range of measures to ensure the

development will not increase surface water runoff into the local infrastructure network and also

confirms that there is capacity in all of the service/utility networks to accommodate the

development.

1.12 The supporting Transport Assessment confirms that there is sufficient capacity within the local

highway network to accommodate the proposed development and that it can be safely accessed

from Longsight Road. It has also demonstrated that the site is sustainable in transport terms with

good accessibility by foot, bicycle, regular train and bus services.

1.13 The development will also provide a mix of dwelling sizes and up to 30% affordable homes in line

with the Council’s current planning policies.

1.14 The development of the site will also:

Produce approximately £16.5m investment into the local area through the

construction process based on a 6 year development programme.

Produce approximately £0.9m through the Government’s new homes bonus scheme to

be spent by Fylde Borough Council in the area.

Produce approximately £2.9 million new spending annually in the local economy for

the site’s new residents, which could support a number of jobs across various sectors.

To provide the potential for apprenticeships and training opportunities with the

construction sector for residents in the local area.

Provide up to 1.3 ha of public open space for future residents in accordance with

Fylde’s policy requirements.


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Provide a shared parking area with associated landscaping adjacent to the railway

station.

Assist in the provision of other local educational, health and community facilities

through necessary developer contributions where there is an identified need.

1.15 In light of the numerous benefits delivered as part of the development proposals and the limited

impacts of the development, the application can be regarded as being in accordance with the

Local Plan and NPPF.


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2. INTRODUCTION

Scope and Purpose

2.1 This Planning Statement has been prepared by Pegasus Group on behalf of Hallam Land

Management Limited (HLM), in support of an outline planning application for up to 132 residential

dwellings on land north of railway line, Langho, Ribble Valley.

2.2 This Planning Statement draws together the key technical information; the suite of detailed

reports submitted with the application and tests the proposals against the relevant planning

policies and material considerations.

2.3 The purpose of this statement is to:

Identify and address the most recent planning policies relevant to the development

proposals within the National Planning Policy Framework and Local Development Plan;

Confirm that the site represents a suitable for housing development; and

Confirm the various benefits that will arise from developing the site.

The Application Submission

2.4 In addition to this statement, the following documents are submitted in support of the application

in accordance with the Council’s Validation Checklist requirements.

Design and Access Statement by Planit

Masterplan Ref: PL1352.M101

Site Location Plan Ref: PL1352.M011

Planning Statement by Pegasus Group

Consultation Statement by Pegasus Group

Sustainability Report by Pegasus Group

Landscape Visual Impact Assessment by Planit

Transport Assessment and Travel Plan by SCP

Flood Risk Assessment by REC

Geo-environmental Site Assessment by REC

Preliminary Ecological Appraisal Report by Solum

Tree Survey Report by Solum

Utility Report by Utility Engineering Solutions

Historic Environment Assessment by TEP


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Noise Assessment by REC

Air Quality Assessment by REC

Soils and Agricultural Land Report by Land Research Associates

2.5 Discussions and meetings have taken place with officers at Ribble Valley Borough Council prior to

the submission of the application with the initial pre-application meeting with the Council taking

place on 3rd April 2014.

2.6 HLM also undertook a public consultation with regard to the latest proposals through a leaflet

drop to the surrounding residents which detailed the proposals and provided the opportunity for

residents to comment using a freepost comment slip attached to the leaflet. In addition a website

was set up providing further details of the proposals, and providing a further opportunity to

comment. The website address is: www.longsightroad.com.

2.7 The leaflet was distributed to approximately 950 households on Friday 27th June 2014. A total of

47 comments slips were received following the leaflet drop, both through the freepost return slips

and the website. The comments and issues raised are discussed in more detail in the submitted

Consultation Statement.

Report Structure

2.8 The remainder of this report includes the following sections:

Section 2 – Site Description and Surrounding Area,

Section 3 – Proposed Development,

Section 4 – Relevant Planning Policy,

Section 5 – Establishing the Principle of Development,

Section 6 – Other Planning Policy Considerations,

Section 7 – The Presumption in Favour of Sustainable Development, and

Section 8 – Conclusions.


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3. SITE DESCRIPTION AND SURROUNDING AREA

The Application Site and Immediate Surroundings

3.1 The application site is 5.3 Ha and currently comprises an agricultural field used for livestock in an

area of open countryside on the northern edge of Langho.

3.2 The site is bounded by a railway line to the south, with a pedestrian underpass at the southwest

corner, linking it to the main centre of Langho to the south, and with a public footpath running

northwest through the adjacent field.

3.3 The site’s northern boundary comprises Longsight Road and a residential property known as

‘Langholme’, with its associated gardens and woodland. The western boundary is defined by a

small brook, the majority of which runs underground. This brook is lined with trees and

vegetation, which separates the site from the adjacent field. The eastern boundary comprises a

row of trees, a brook and the rear gardens of several properties fronting Northcote Road. The site

slopes downwards in a south to north direction.

3.4 The application site adjoins a larger parcel of greenfield land which extends west to the boundary

with Whitehalgh Lane. This wider site, totalling 25.97 hectares is also in the same ownership;

however it is only the eastern most field as defined by the red edge site location plan which is

subject of this planning application.

3.5 The other fields within the wider site are also characterised by various brooks and ditches and

their associated vegetation, sloping down from south to north.

Surrounding Area

3.6 Langho is a settlement 7 miles to the south west of Clitheroe with a 2011 ward population of

2,261 people. The settlement includes a number of services and facilities, including 2 primary

schools, local shops, takeaways, restaurants, Church, a community centre, medical surgery, post

office, hotel and golf courses, and railway station.

3.7 Wilpshire is located to the south west of Langho and Billington is located to the north east. The

A666 runs through Langho from Blackburn in the south to Billington in the north east. The A59

runs to the north of Langho from Preston to Clitheroe and onto Skipton. Clitheroe is located 7

miles to the north east of Langho. Blackburn and Preston are the largest centres in the vicinity,

Blackburn is just 5 miles south and Preston is 14 miles to the west.


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4. PROPOSED DEVELOPMENT

4.1 The application seeks outline consent for up to 132 residential dwellings. Details of means of

access are submitted for determination whilst the layout, scale, appearance and landscaping for

the development will be determined as part of a Reserved Matters application.

4.2 A comprehensive and illustrative masterplan (Ref: PL1352.M101) has been submitted which

provides useful information on how the site is to be developed.

4.3 The internal layout of the site is described in greater detail within the supporting Design and

Access statement. However, the current indicative masterplan shows 132 dwellings across the

site. Whilst a detailed layout of the proposed amount of open space will be submitted at the

Reserved Matters stage, the indicative layout illustrates the number of dwellings applied for can

be accommodated meeting relevant separation, public open space and landscaping standards.

4.4 The indicative masterplan shows a single point of access which takes the form of a priority control

right turn lane junction from the A59/Longsight Road. Detailed drawings for this access

arrangement are provided in the supporting Transport Assessment. The masterplan also shows a

shared parking area with associated landscaping at the south west corner of the site.

4.5 A contribution to affordable housing will also be made. The Council’s current affordable housing

policy dictates 30% of all dwellings should be affordable, which equates to approximately 40

units.


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5. RELEVANT PLANNING POLICY

5.1 This section sets out the material planning policy considerations for the development proposal

provided in the adopted Development Plan, any emerging local planning policy and relevant

policy considerations, set out within the National Planning Policy Framework and any other

relevant documents.

National Planning Policy Framework

5.2 The National Planning Policy Framework (NPPF), published in March 2012, outlines the

Government’s core objectives for the planning system.

5.3 The NPPF confirms that pursuing sustainable development involves seeking positive

improvements in the quality of the built, natural and historic environment, as well as quality of

life, including:

Replacing poor design with better design;

Improving the conditions in which people, live, work, travel and take leisure; and

Widening the choice of high quality homes (paragraph 9).

5.4 At the heart of the NPPF is a presumption in favour of sustainable development, which should be

seen as a golden thread running through both plan-making and decision-taking.

5.5 For plan-making, this means that local planning authorities should positively seek opportunities to

meet the objectively assessed development needs in their area (paragraph 14). For decision-

taking, this means expediently approving development proposals that accord with the

development plan. Should the Local Plan be out of date, absent or silent, applications should be

approved unless the adverse impacts of allowing the development would significantly and

demonstrably outweigh the benefits (paragraph 14).

5.6 Paragraph 7 states there are three dimensions to sustainable development: economic, social and

environmental. These dimensions give rise to the need for the planning system to perform a

number of roles:

An economic role – contributing to building a strong, responsive and competitive

economy, by ensuring that sufficient land of the right type is available in the right

places and at the right time to support growth and innovation; and by identifying and

coordinating development requirements, including the provision of infrastructure;

A social role – supporting strong, vibrant and healthy communities, by providing the

supply of housing required to meet the needs of present and future generations; and

by creating a high quality built environment, with accessible local services that reflect

the community’s needs and support its health, social and cultural well-being; and


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An environmental role – contributing to protecting and enhancing our natural, built and

historic environment; as part of this, helping to improve biodiversity, use natural

resources prudently, minimise waste and pollution, and mitigate and adapt to climate

change including moving to a low carbon economy.

Promoting Sustainable Transport

5.7 Paragraph 32 states that developments generating significant amounts of movement should be

supported by a Transport Statement. Plans and decisions should take account of whether:

The opportunities for sustainable modes have been taken up depending on the nature

and location of the site, to reduce the need for major transport infrastructure;

Safe and suitable access to the site can be achieve for all people; and

Improvements can be undertaken within the transport network that will mitigate the

impacts of the development in cost effective manner.

5.8 Importantly, it goes on to state that development should only be prevented or refused on

transport grounds where residual cumulative impacts of development are severe.

Delivering a Wide Choice of High Quality Homes

5.9 A core objective of the NPPF is to significantly boost the supply of housing (paragraph 47). To

achieve this, local planning authorities should:

Use their evidence base to ensure that their Local Plan meets the full, objectively

assessed needs for market and affordable housing in the area;

Identify and update annually a supply of specific deliverable sites sufficient to provide

five years worth of housing, with a 5% or 20% additional ‘buffer’ based on the

Council’s previous ‘delivery’ performance;

Identify additional sites within the 6-10 years and 11-15 years time brackets to meet

the wider housing need;

Illustrate a housing trajectory for the plan period and set out a housing

implementation strategy; and

Set their own approach to housing density to reflect local circumstances.

5.10 The NPPF confirms that housing applications should be considered in the context of the

presumption in favour of sustainable development. Relevant policies for the supply of housing

should not be considered up to date if the LPA cannot demonstrate a five-year supply of

deliverable housing sites (paragraph 49).


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5.11 Paragraph 50 of the NPPF outlines a variety of measures for enhancing the choice and quality of

new homes, to ensure that inclusive and mixed communities can be delivered. A particular

requirement is to deliver a range of affordable housing options in a variety of locations.

Decision Taking

5.12 With regard to decision-taking, paragraphs 186 and 187 state that local planning authorities

should approach decision-taking in a positive way to foster the delivery of sustainable

development. They should also look for solutions rather than problems, and decision-takers at

every level should seek to approve applications for sustainable development where possible.

Local planning authorities should work proactively with applicants to secure developments that

improve the economic, social and environmental conditions of the area.

5.13 Paragraph 196 highlights that planning law requires that applications must be determined in

accordance with the development plan, unless material considerations indicate otherwise, the

NPPF is a material consideration in planning decisions.

Implementation

5.14 The NPPF highlights that for purposes of decision-taking, the policies in the Local Plan should not

be considered out-of-date because they were adopted prior to the Framework’s publication.

However, the policies within the Framework are material considerations which should be taken

into account from the day of its publication. Plans may, therefore, need to be revised to take into

account the policies, either through partial review or a new plan. Given it is over 12 months since

the NPPF was published, only due weight (rather than full weight) should be given to relevant

policies in existing plans according to their degree of consistency with this Framework

(paragraphs 211-215).

Ministerial Statement: Making the Planning System Work More Effectively and Efficiently

5.15 The 6th March 2014 Ministerial Statement by Nick Boles places further emphasis on streamlining

the planning system. The statement cancels all previous Circulars, planning practice guidance

documents and introduced the new National Planning Practice Guidance (NPPG).

National Planning Practice Guidance

5.16 The NPPG was published online on 6th March 2014. The purpose of the guidance is to supplement

the NPPF by providing additional guidance and detail on the policies within it.

Housing and economic land availability assessments

5.17 This guidance notes the importance of a land availability assessment in identifying a future supply

of land which is suitable, available and achievable for housing and economic uses over the plan

period. The assessment should:

Identify sites and broad locations with potential for development;


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Assess their development potential; and

Assess their suitability for development and the likelihood of development coming

forward.

5.18 In terms of assessing the above; a site is considered available when there is confidence that

there are no legal or ownership problems or operation requirements of landowners. A site is

considered achievable where there is a reasonable prospect that the particular type of

development will be developed on the site at a particular point in time. Plan makers should

assess the suitability of the identified use of a particular site including consideration of the types

of development that may meet the needs of the community.

Housing and economic development needs assessment

5.19 This guidance supports local planning authorities in objectively assessing and evidencing

development needs for housing and economic development. The assessment of housing and

economic development needs includes the Strategic Housing Market Assessment requirement as

set out in the NPPF.

5.20 The primary objective of identifying need is to:

Identify the future quantity of housing;

Identify the future quantity of land or floorspace required for economic development

uses; and

Provide a breakdown of that analysis in terms of quality and location

5.21 Other relevant sectors of the NPPG are referred to in the subsequent sections of this Report.

Stimulating Housing Supply – Government Initiatives

5.22 In order to further stimulate growth in housing development, the Government issued the above

paper in September 2012. It succinctly sets out details on the various Government initiatives

within the housing sector including:

Affordable Housing Programme – funds administered by the Homes and Communities

Agency to deliver new affordable homes.

New Homes Bonus – aimed at encouraging local authorities to grant planning

permissions for new homes in return for additional revenue amounting to 6 years of

Council Tax funds for each new dwelling.

The Growing Places Fund – a £500m fund to support infrastructure that unblocks

housing and economic growth.


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The Get Britain Building Fund –£570m made available to the HCA and bids for stalled

sites within planning permission Build now, pay later – a scheme where house builder

will pay for public land after they started work on the new homes.

Home ownership initiatives including FirstBuy, NewBuy Guarantee, Right to Buy and

Help to Buy. The latter has proved very popular.

5.23 A number of other measures are set out, which all point to the Government’s objective to

significantly increase housing supply as part of wider growth strategies to get the UK economy

back on track.

The Adopted Development Plan

5.24 The adopted development plan for the area comprises the saved policies from the Districtwide

Local Plan which was adopted in 1998, the plan period was adopted in line with the Structure Plan

and ran from 1991 - 2006; a number of policies were saved in 2007.

5.25 Whilst the adopted plan is significantly out of date, and therefore cannot be afforded full weight;

relevant saved policies for the proposal in the Local Plan include:

G1 – Development Control

G2 – Wilpshire, Clitheroe, Billington, Longridge and Whalley

G3 – Mellor Brook, Read and Simonstone

G4 – Remainder of the settlements

G5 – Outside the main settlements

G11 – Crime Prevention

ENV3 – Open Countryside

ENV6 – Agricultural Land

ENV7 – Species Protection

ENV13 – Landscape Protection

H19 – Housing Needs Large Sites in Main Settlements

H20 – Sites outside settlements and on all sites other than infill plots within village

boundaries

RT8 – Open Space

T1 – Development Proposals

T7 – Parking Provision


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5.26 Policy G1 stipulates that all development proposals will be expected to provide a high standard of

building design and landscape quality. Development which does so will be permitted unless it

adversely affects the amenities of the surrounding area.

5.27 Policy G2 confirms that within the plan area developments will be mainly directed towards land

within main settlement boundaries. The following scale of development will be approved:

Wilpshire – development within the settlement boundary and outside the green belt;

Clitheroe – consolidation and expansion of development and rounding off

development. In all cases this must be on sites wholly within the settlement boundary

and must be appropriate to the town’s size and form; and

Billington, Longridge and Whalley – development wholly within the built part of the

settlement or the rounding-off of the built up area.

5.28 Policy G3 states that within the villages of Mellor Brook, Read and Simonstone, planning

permission will be granted for the development and redevelopment of land wholly within the

settlement boundary, not defined as essential open space.

5.29 Policy G4 states that permission will be granted for proposals that are allocated in the Local Plan,

use infill sites not defined as essential open spaces, or involve the rehabilitation and re-use of

rural buildings and proposals which contribute to the solution of a particular local housing, social,

community of employment problem. Policy G5 recognises the need to protect the countryside

from inappropriate development.

5.30 Outside the main settlement and village boundaries, Policy G5 confirms that planning consent will

only be granted for small-scale developments which are:

Essential to the local economy of the social well being of the area;

Needed for the purposes of agriculture or forestry;

Sites developed for local needs housing;

Small scale tourism developments and recreational developments; and

Other small scale uses appropriate to a rural area which conform to the policies of this

plan.

5.31 With regards to crime prevention, Policy G11 takes account of the need to design, layout and

landscape development in a manner which makes crime more difficult to commit, increases the

risk of detection and provides people with a more secure environment.

5.32 Policy ENV3 requires development in the open countryside and areas immediately adjacent to it

to be in keeping with the character of the landscape area and should reflect the local vernacular,

scale, style, features and building materials. This designation applies to the application site.


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5.33 Policy ENV7 states that development proposals which would have an adverse effect on wildlife

species by law will not be granted planning permission, unless arrangements can be made

through planning conditions or agreements to secure the protection of the species.

5.34 Policy EN13 also confirms the Council will refuse development proposals which harm important

landscape features including traditional stone walls, ponds, characteristic herb rich meadows and

pastures, woodlands, copses, hedgerows and individual trees other than in exceptional

circumstances where satisfactory works of mitigation or enhancement would be achieved

including rebuilding, replanting and landscape management.

5.35 With regards to open space, Policy RT8 stipulates that residential sites over 1 hectare will be

expected to provide adequate and usable public open space.

5.36 Policy H19 Housing Needs Large Sites in Main Settlements confirms that the Council will promote

the provision of affordable housing throughout the Borough in areas where need is clearly

identified. In main settlements identified in Policy G2 and villages in Policy G3 and on all allocated

sites, this will be achieved by negotiating for the inclusion of a proportion of affordable housing in

all new planning consents. In assessing the suitability of sites, the following factors will be taken

into account:

In settlements with a population of 3,000 or fewer the policy will only be applied to

developments of 25 or more dwellings, or to any residential site of 1 or more hectare

irrespective of the number of dwellings, and elsewhere to development of 40 or more

dwellings or residential sites of 1.5ha or more;

The proximity of local services and facilities and access to public transport; and

Whether there will be particular costs associated with development of the site and

whether the provision of affordable housing would prejudice the realisation of other

planning objectives that need to be given.

5.37 Policy H20 Sites outside settlements and on all sites other than infill plots within village

boundaries stipulates that other than infill sites within village boundaries and on land identified as

open countryside planning permission will only be granted for 100% affordable needs housing

developments which are intended to meet a proven local need.

5.38 With regards to transport, Policy T1 states the Council will attach considerable weight to the

following:

Availability and adequacy of public transport;

The relation of the site to the primary route network;

The provision made for access to the development, by pedestrians, cyclists and those

with reduced mobility;


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Proposals which promote development within existing developed areas at locations

which are highly accessible by means other than the private car;

Proposals which locate major generators of travel demand in existing centres which

are highly accessible by means other than the private car;

Proposals which strengthen existing town and village centres which offer a range of

everyday community shopping and employment opportunities by protecting and

enhancing their viability and vitality; and

Proposals which locate development in areas which maintain and improve choice for

people to walk, cycle or use public transport.

5.39 Policy T7 requires all development proposals to provide adequate car parking and servicing space,

but these relate to 1988 standards.

Emerging Policy Documents

Emerging Core Strategy

5.40 The Core Strategy will form the central document of the Local Development Framework,

establishing the vision, underlying objectives and key principles that will guide development of

the area to 2028 once adopted.

5.41 It has been subject to a number of consultation stages, the first took place in late 2007 on the

Core Strategy Issues and Options. A further public consultation took place in late 2010, which

incorporated findings from the Issues and Options. A further consultation on the Alternative

Options for the Draft Core Strategy took place in mid 2011 along with other key LDF and

evidence base documents.

5.42 Consultation on the proposed Publication Version of the document took place in mid June 2012.

Following this consultation, several changes were made to the strategy, which was formally

agreed at a meeting of Ribble Valley Borough Council in August 2012. These changes were

subject to a further public consultation, alongside the Planning Inspectorate’s own public

examination between October and November 2012. The Core Strategy Examination process was

suspended in late 2012 to allow for work to be undertaken on updating elements of the evidence

base. A further consultation on the Proposed Main Changes to the Core Strategy took place in

August to September 2013 and the Public Examination hearings took place in January 2014.

Submission Draft

5.43 Key Statement DS1 of the submission document proposed the development strategy for the

Borough, and stated the majority of new housing development will be concentrated within an

identified strategic site located to the south of Clitheroe towards the A59 and the main urban

areas of the borough. The policy confirms that in addition to the large strategic site at Standen

and the boroughs principle settlements, development will be allocated to ‘other’ settlements but


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did not define these. It stated that the scale of housing growth will be managed to reflect existing

population size, availability of, or the opportunity to provide facilities to serve the development

and the extent to which development can be accommodated within the local area. The above

development strategy resulted in the following distribution of housing:

5.44 In terms of sustainable development, Key Statement DS2: Presumption in Favour of Sustainable

Development confirms that the Council will take a positive approach that reflects the NPPF.

Planning applications that accord with the policies in the Local Plan will be approved without

delay, unless material considerations indicate otherwise.

5.45 With regards to housing, Key Statement H1: Housing Provision confirms that land for residential

development will be made available to deliver 4,000 dwellings over the plan period estimated at

an average annual completion rate of at least 200 dwellings per year.

5.46 Key Statement H2 goes on to state that planning permission will only be granted for residential

development providing it can be demonstrated that it delivers a suitable mix of housing that

accords with the projected future household requirements and local need across the borough as

evidenced by the Strategic Housing Market Assessment.

5.47 Key Statement H3 relates to affordable housing, the policy states that affordable housing

requirement is 30% of all units on site. The Council will only consider a reduction in this level of

provision where supporting evidence is provided.

5.48 Key Statement EN3 confirms that council will seek to ensure that all development meets an

appropriate recognised sustainable design and construction standard where viable to do so. All

development should optimise energy efficient by using new technologies and minimising the use

of energy through appropriate design, layout, material and landscaping and address any potential

issues relating to flood risk.

5.49 Key Statement DMI1 Planning Obligations confirms that these will be used as a mechanism to

deliver development that contributes to the needs of the local communities and sustainable

development. Contributions can either be in kind or a financial contribution. The Council will seek

contributions in the following order:

Affordable Housing;


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Improvements required for highway safety that cannot be covered by a planning

condition or S278 Agreements;

Open Space; and

Education.

5.50 Policy DMG1 General Considerations stipulates a number of requirements which all development

must adhere to, including:

High standard of building design;

Sympathetic to existing and proposed land uses;

Consider the potential traffic implications;

Ensure safe access can be provided;

Have regard to public safety and secured by design principles;

Consider the density, layout and relationship between buildings; and

Not adversely affect the amenities of the surrounding area.

Inspectors Note October 2012

5.51 Following the submission of the draft document, prior to the commencement of the examination

hearings, the Inspector issued a note to the Council which amongst other issues raised the

following comments and concerns:

Requested further information regarding the Duty to Cooperate;

Questioned the proposed spatial strategy, housing numbers and housing distribution;

Questioned the viability of the Standen site; and

Questioned the reliability of relying on the SHLAA and SHMA for their evidence base as

neither document is particularly recent.

5.52 Following the Inspector’s note, the Council provided some further detail to address his concerns,

however, the Inspector’s concerns were not addressed in their entirety and the Council request a

6 month suspension to enable the necessary work to be undertaken. The Inspector allowed this

but did note that he was of the view that 6 months was an ambitious timescale for completing the

significant level of work involved.

5.53 In July 2013, the Council issued a further letter to the Inspector requesting an extension to

September 2013, in this time the Council planned to consult further on the proposed changes

made to the submitted Core Strategy. The Inspector was agreeable to this and extended the

extension period to 1st September 2013. He also stated that should the proposed consultation be

held over August it should be for a minimum of 6 weeks.


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Proposed main changes to submitted Core Strategy

5.54 In August 2013, the Council published the ‘Proposed main changes to submitted Core Strategy’

document; consultation ran from 12th August to 20th September 2013. The document proposed

changes to Key Statement DS1 including defining the principle settlements of Clitheroe,

Longridge and Whalley, the other defined settlements are listed within the table below:

5.55 With regards to housing provision, Key Statement H1 was amended to reflect the most up to date

information; land for residential development will be made available to deliver 5,000 dwellings

over the plan period, estimated at an average annual completion target of 250 dwellings per

year. This development strategy means that the following distribution of housing now results in:

5.56

Examination Stage

5.57 The hearing sessions of the examination commenced on 14th January 2014 and the examination

lasted 6 days. The Inspector outlined 10 matters and related issues to be discussed at the

hearing sessions. Matters relevant to this case included:

Matter 1 – Basis for the overall approach

Matter 2 – The strategy

Matter 3 – Housing

Matter 4 – Affordable Housing

5.58 Various examination statements and supporting papers were issues by the Council and interested

parties and well as interim findings from the Inspector. Some of these documents are pertinent to

this application.


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Inspectors Note January 2014

5.59 Following the closing of the Examination Hearing Sessions, the Inspector issued a note stating

that there needed to be further modifications necessary for soundness.

5.60 The first was with regard to the overall level of housing, the Inspector proposed a main

modification increasing the level of housing growth to an annual average of at least 280 is

necessary for soundness.

5.61 The second was regarding the settlement hierarchy and spatial distribution of housing. The

second tier of the hierarchy includes 32 villages which vary greatly in size, the level of facilities

and services. As such, the Inspector was of the view a further main modification is necessary.

This modification should include a more refined differentiation between the villages in the second

tier on the basis of their sustainability, capacity to accept growth and any other pertinent factors.

Councils Response February 2014

5.62 The Council acknowledged the Inspector’s comments and will take the work forward on the basis

of a housing requirement of 280 dwellings per annum. The Council also agreed to refine the

defined settlements identified on the basis of a more detailed assessment of sustainability to

provide clarification and clearer guidance on the distribution of housing to the second tier

settlements as currently defined.

5.63 The note also outlines a number of main tasks which are as follows:

Establish sustainability criteria to be applied;

Accessibility assessment for defined settlements;

Review capacity for growth;

Identify key constraints (Green Belt – AONB etc);

Determine requirement to be allocated;

Draft relevant modifications; and

Sustainability Appraisal

5.64 The Council anticipated being in a position to provide a topic paper and proposed main

modifications by mid-April, enabling consultation to be taken place after Easter. It is the Council

intention to hold a single consultation to address both the housing number and settlement

strategy, together with the main modification and matters identified from the hearings.

Council’s Revised Development Strategy - May 2014

5.65 In May 2014, the Council consulted on its Proposed Main Modifications document from 23rd May

until 7th July 2014.


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5.66 The document consists of modifications made following the Proposed Main Changes document

(August 2013) which have been updated to reflect the most recent position since the close of the

EiP Hearing sessions incorporating the most up to date monitoring information from 31st March

2014.

5.67 As part of these latest modifications, the settlements of Clitheroe, Longridge and Whalley are now

defined as principal settlements where the majority of new housing development will be located.

In addition to this, the Council have defined a further 9 tier 1 villages, which in addition to the

principal settlements and the strategic site at Standen is where development will be focused as

these are the most sustainable out of the 32 defined settlements, Langho is within this category

along with the following settlements:

Barrow,

Billington,

Chatburn,

Gisburn

Mellor,

Mellor Brook,

Read and Simonstone, and

Wilpshire.

5.68 The remaining 23 settlements make up the tier 2 village settlements where development will

need to meet proven local needs or deliver regeneration benefits.

5.69 The table over the page sets out the Council’s revised Development Strategy. The total number of

houses required over the plan period is based on a requirement for 5,600 houses (280 per year).


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Council’s Revised Development Strategy - May 2014

5.70 It is worth noting that we have submitted representations to this document, objecting to the

revised distribution of housing on the basis that it does not follow through on the Council’s

objective to direct housing to the most sustainable settlements. We provide a more detailed

critique of this strategy in paragraphs 6.24-6.29.

5.71 Our representations also recommend a higher housing requirement figure of at least 300 to meet

the full objectively assessed needs for both market and affordable housing in the area, as

indicated by the SHMA and NLP reports. We provide an alternative housing supply analysis based

on this increased requirement in paragraphs 6.24-6.25.

Key Housing Appeals


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Standen Strategic Site

5.72 The strategic site at Standen is central to the delivery of the Core Strategy. It is a large site

currently used for agricultural purposes and situated to the south east of Clitheroe.

5.73 In October 2012, an application seeking outline consent was submitted for:

1,040 residential dwellings;

Local retail, service and community facilities;

Employment (Class B1);

A primary school site;

Public open space including green corridors;

An improved (roundabout) junction between Pendle Road and A59;

New vehicular, pedestrian and cycle accesses; and

Roads, sewers, footpaths, cycle ways, services and infrastructure.

5.74 The application was recommended for approval at Planning Committee in December 2013,

subject to being deferred to the Secretary of State (SoS). Committee Members supported the

officer’s recommendation and the SoS confirmed they would not call in the application. A final

decision notice was issued on 17th April 2014.

5.75 A Judicial Review of this decision has since been lodged by Newclose Properties Ltd in June 2014

and the Court is currently determining how it will proceed with the case.

Barrow

5.76 On 16th July 2012 a proposal for outline consent was submitted for up to 504 residential units,

including affordable housing, with three new vehicular and pedestrian accesses onto Whalley

Road, on-site landscaping, formal and informal open space and associated infrastructure works

including a new foul water pumping station.

5.77 An appeal was lodged and a Public Inquiry took place on 4th-7th, 11th-14th June and 11th and 12th

September 2013, with the Inspector’s findings reported to the SoS. In a decision letter dated 20th

February 2014, the SoS agreed with the Inspector decision who found that the housing policies in

the development plan are out of date, the proposal would provide a substantial amount of much

needed market and affordable housing and the lack of a five year housing land supply weighs

significantly in favour of the appeal.

Other Documents

SHLAA


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5.78 The Strategic Housing Land Availability Assessment was first issued by the Council in 2009. This

document has since been reviewed as part of the Core Strategy evidence base.

5.79 The SHLAA identifies 160ha of land in the 5-year supply, this equates to 6,294 dwellings. The

application site has been identified in the SHLAA as part of the larger site within Langho, and is

referenced as Site 076. The proforma within the SHLAA identifies the site as being available and

achievable in terms of development for housing and is put forward as a site that could be

delivered in the 6-10 year timeframe. The larger site is the only site put forward through the

SHLAA process in relation to Langho.

5.80 As part of the Local Plan examination process and an update of the SHLAA it has been confirmed

that the site could be delivered in the 0-5 year period as availability was the only previously

identified restriction for the site being delivered.

SHMA

5.81 The Council’s most recent Strategic Housing Market Assessment was published in June 2013 and

prepared by HDH Limited, this study provided an update of the original SHMA undertaken in

Ribble Valley in 2007 and finalised in 2008.

5.82 The SHMA examines the local housing market, sets out the level of housing need alongside the

requirements of particular groups of the population and concludes with an overview of the type of

housing required to sustain the local market. The updated SHMA also takes into account the

Government changes made to the housing sector since the original SHMA was published.

5.83 In terms of the accommodation required to provide housing market balance over the long-term,

it suggests that of the new housing required up to 2028, 70% should be market dwellings, 6%

shared ownership, 19% Affordable Rent and 5% new social rented dwellings.

5.84 The level of housing need is very high at 404 affordable homes per year; however, this need will

be met through a wide range of sources, including making better use of vacant existing stock.

Ribble Valley Housing Requirement HEaDROOM Report

5.85 Nathanial Lichfield and Partners (NLP) were appointed in March 2011 by the Council to undertake

a study into local housing requirements within the Borough. The purpose of the study was to set

out the potential scale of future housing requirements in Ribble Valley bases on a range of

housing, economic, demographic factors, trends and forecasts.

5.86 Based on NLP’s bespoke HEaDROOM Model, the assessment demonstrates that It is the dwelling

requirement for Ribble Valley Borough should be in the range of 190-220 dwellings per annum

between 2008 and 2028. This figure is lower than the latest CLG household projections and

particularly the employment-led growth forecasts, to reflect realistic build rates of housing and

constraints to delivery in the Borough.


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5.87 However, the report goes on to states that any figure significantly lower than this 190-220 range

would be unlikely to allow for the provision of a suitable level of affordable housing in the

Borough; nor would it allow the Borough to pursue its economic growth objectives without

potentially encouraging unsustainable levels of in-commuting from neighbouring districts. The

190-220 dpa range also reflects the potential for increasing the delivery of housing in Ribble

Valley following the relaxation of the housing policy restraint.

5 Year Housing Supply Position

5.88 The Council released its most recent housing land supply position in April 2014; the figure at 31st

March 2014 was 5.16 years supply based on an annual requirement of 525 dwellings per annum.

Ribble Valley Settlement Hierarchy

5.89 The Ribble Valley Settlement Hierarchy document was published in December 2008, the

document is intended to assist decisions about the most appropriate and sustainable location of

future development.

5.90 As can be seen in the summary table below, Langho was ranked 4th with a score of 31, after

Clitheroe (score of 42) Longridge and Whalley (scores of 38).



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5.91 The Settlement Hierarchy document scores each of the settlements under the following criteria:

Transport

Convenience Services

Community Facilities

Health Provision

Education

Employment

5.92 The document states that Clitheroe stands out as the most significant settlement within the

borough, with the best provision of services and facilities. The next two settlements in the

hierarchy are Longridge and Whalley which also stand out from all other settlements in terms of

provision across a range a services and facilities. There are twelve settlements clustered towards

the bottom of the hierarchy which all scored poorly in all categories.

5.93 This then leaves a further 19 settlements within the hierarchy with a spectrum of provision, the

document acknowledges that within this group, the best served settlement across the range of

services and facilities was Langho, with only its community facilities poorer than some of the

other settlements in the group (i.e. lack of a library). Langho also fell into the relatively high

commuting group due to its good and quick transport facilities.


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6. ESTABLISHING THE PRINCIPLE OF DEVELOPMENT

6.1 This section looks at the principle of establishing residential dwellings on the application site.

6.2 Section 36(6) of the Planning and Compulsory Act confirms planning applications must be

determined in accordance with the adopted Development Plan for the area, unless material

considerations indicate otherwise. In this instance, the adopted development plan is the Ribble

Valley Districtwide Local Plan and the associated Proposals Map. The relevant policies are set out

in the preceding section.

6.3 The starting point for the assessment is the site’s use and designation. Based on the adopted

Proposals Map, the site is located outside, but on the edge of the defined urban boundary of

Langho. The entire site is regarded as agricultural land in terms of its current use and is

designated as open countryside.

Loss of Agricultural Land

6.4 Policy ENV6 seeks to safeguard the best and most versatile agricultural land for continued

agricultural use.

6.5 The land is not arable farm land and is only used on occasions for grazing. Notwithstanding this,

a soil and agricultural land assessment has been undertaken by Land Research Associates and

submitted as part of the planning application. The survey showed that most soils are heavy

textured with slowly permeable clay subsoils. The land is of moderate or poor agricultural quality

in sub-grade 3b and grade 4.

6.6 The survey also confirmed that if the site were to be developed the medium loam topsoil of most

of the land is a moderate resource for landscaping and gardens.

6.7 It can therefore be confirmed that the development of the land would not be contrary to Policy

ENV6 of the Local Plan, or Policy DME3 of the emerging Core Strategy.

Development in Open Countryside

6.8 Policy G5 of the Local Plan seeks to limit development outside the main settlement boundaries to

small scale developments that are essential for the local economy, agricultural and forestry uses,

local housing needs, small scale tourism and recreational uses and other small scale rural

development. As such, the proposal does not accord with policy G5.

6.9 However, paragraph 215 of the NPPF confirms that due weight can only be given to policies in

Local Plans if they are up to date and in accordance with the NPPF. In this instance, the

settlement boundaries surrounding Langho and other settlements within the Borough are defined

by an out of date Local Plan on the basis that:

The Local Plan period runs until 2006;


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The policies were drafted in light of now revoked Lancashire Structure Plan Policies and

Regional Spatial Strategy Policies;

The Local Plan policies are superseded by the NPPF and in particular the requirement

to ‘boost significantly’ the supply of housing;

The Council’s evidence base on housing has confirmed that greenfield development

needs to take place to meet the Council’s future housing requirements on the basis

that there is insufficient land within existing urban areas; and

In our assessment, the Council cannot demonstrate a 5 year housing land supply

position.

6.10 Paragraph 49 of the NPPF confirms that where a 5 year supply of housing cannot be

demonstrated, policies in the Local Plan relevant to the supply of housing should be regarded as

being out of date. Moreover, the emphasis on significantly boosting housing supply in the NPPF is

considered to override this policy.

6.11 The fact the site is therefore in the area defined as open countryside in the adopted Local Plan is

not a sufficient reason to refuse the planning application.

Ribble Valley Housing Supply

6.12 In the April 2014 Housing Land Supply Assessment, the Council claim they have a 5.16 year

supply based on an annual requirement of 280 dwellings per annum and a 20% buffer.

6.13 In adopting the 20% buffer, the Council acknowledge that they have a history of under delivery

against their past housing targets in accordance with paragraph 47 of the NPPF.

6.14 Without scrutinising the detail of the claimed supply, we consider the Council’s methodology in

calculating the 5 year housing requirement is largely correct bar one important error. The

Council’s methodology applies the NPPF’s required 20% buffer to the 5 year requirement (i.e. 280

x 5 + 20%), thereby equating to a need for essentially 6 years supply (6 x 280 = 1,680) over a

five year period. If this approach was what the NPPF expected, it is our view that it would have

simply stated that a 6 year supply should be provided.

6.15 In essence, the Council’s approach does not apply the 20% buffer requirement to the totality of

the need arising at April 2014, which comprises of the undersupply of housing delivery in

previous years (since 2008) and the forward 5 year requirement. This approach to adding on the

20% buffer is consistent with all successful planning appeals carried out by Pegasus and has been

verified in several appeal cases that we are aware of (details below*1), including the case at

*1 Appeal Refs: APP/Z3825/A/12/2183078 (para 44) and APP/M2325/A/12/2186415 (para 22) and APP/H1840/A/13/2199085 & APP/H1840/A/13/2199426 (para 8.46 quoted above),


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Droitwich Spa (Refs: APP/H1840/A/13/2199085 & APP/H1840/A/13/2199426) where paragraph

8.46 of Inspector’s Report states:

‘It is also clear that the 20% buffer should be applied to the entire 5-year requirement

(including the historic shortfall). The Council could not point to any provision in policy or

previous decisions which supports the contention that the 20% should not apply to the

historic shortfall. It is instructive to note that the Council itself has been calculating its 5-year

supply by adding the 20% to the whole figure.’

6.16 By applying this approach to calculating the 5 year requirement, the Council can only

demonstrate a 4.82 years supply assuming all other variables and consideration remain the same

in relation to the Council’s claimed supply. Whilst this is not far off the 5 year requirement, it still

triggers paragraph 42 of the NPPF which confirms all policies relating to the supply of housing

cannot be considered up to date.

6.17 Moreover, we have scrutinised the Council’s housing supply and two principle areas of

disagreement relate to:

The inclusion of sites that were still subject to the signing of a s106 agreement at 31st

March 2014. Whilst several of these sites have now got agreements in place, there are

outstanding s106s on 80 dwellings which the Council have accounted for.

The number of units on large sites that will be delivered beyond the 5 year period

(with the Council only omitting 944 dwellings from two sites).

6.18 As previously noted, the large strategic site at Standen which is included in the Council’s 5 year

land supply is subject of a Judicial Review process. Bearing in mind this is still regarded as a

planning permission until a successful Judicial Review challenge has been mounted, we have kept

this site within the Council’s supply. However, it is highly unlikely any land owner or developer

will exhaust time and expense in delivering this site (i.e. start discharging planning conditions

and/or preparing and submitting Reserved Matters applications) until the Judicial Review process

is finished. This will add delay to this site coming forward and could prevent it being delivered all

together subject to the issues raised.

6.19 As such, there is clear justification for pushing this site back in terms of its expected delivery

timeframes. We also seriously question the amount of units that will be delivered on an annual

basis within the first five years at Standen and the other large strategic site at Barrow, both of

which are estimated to deliver 300 over 5 years.

6.20 We do not anticipate Standen to deliver more than 150 within 5 years given the likely delays that

the Judicial Review process will cause, and we have estimated Barrow to deliver approximately

204 over the same period. We consider these delivery rates robust, and even optimistic in the

case of Barrow, given the high level of commitments in the area and the evidence of slow sales

rates being experienced by other house builders in the area.


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6.21 The above considerations have been incorporated into the attached housing trajectory at

Appendix 1. Based on our trajectory 2,677 dwellings are likely to be built out over the next five

years based on the current planning applications, we anticipate 1,314 dwellings will be delivered

beyond the 5 year window on 3 sites including Standen, Land West of Barrow, and Lawsonsteads

(Clitheroe). Using the Council’s approach to applying the 20% buffer, this results in a 4.59 year

supply and using our approach for the 20% buffer, we calculate a 4.28 year supply.

6.22 If sites still subject to the signing of a section 106 legal agreement are omitted, the supply

reduces to 4.15 years using our approach, as presented in the trajectory and associated 5 year

supply table at Appendix 2.

6.23 If the Legal Challenge to the Standen development is successful, the supply would be reduced to

3.91 years, using our approach as illustrated by the trajectory and 5 year supply table at

Appendix 3.

6.24 As noted in section 5, we have submitted representations to the Core Strategy Proposed

Modifications document suggesting that their annual housing target should be raised to at least

300, based on the economic growth scenarios put forward by NLP within their HEaDROOM report,

the high level of affordable housing need identified in the SHMA and the fact that the Inspector

identified 280 figure as a minimum.

6.25 This increased housing requirement figure of 300 has been incorporated into the housing supply

analysis to demonstrate how this will affect supply and this is attached at Appendix 4. This

includes and assessment based of each of the three scenarios outlined above in Appendices 1-3:

Appendix 4a- All sites included- Using the Council’s approach to applying the 20%

buffer, this results in a 4.2 year supply and using our approach for the 20% buffer, we

calculate a 3.91 year supply

Appendix 4b- Sites still subject to signing of a S106 removed- 3.8 years (using our

approach)

Appendix 4c- Sites still subject to signing of a S106 removed and the Standen site

removed- 3.58 years (using our approach).

6.26 Therefore it is our opinion that the Council are still unable to demonstrate a 5 year supply of

deliverable housing sites.


6.27 As noted in Section 5, in the Emerging Local Plan the Council’s overall approach to housing

development has always been to focus delivery in the three principle centres, followed by 32

‘other settlements’, which will receive around 1,600 dwellings over the plan period. On average,

this was assumed to be around 45 dwellings per settlement and the Council originally noted that


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some settlements would receive more and others less, depending on their ability and suitability to

accommodate more housing.

6.28 Following the Examination in Public and interim findings of the Inspector, it was deemed there

was a considerable gulf between the most sustainable and largest settlements and smallest and

least sustainable/appropriate settlements in the ‘other settlement’ category. In this context, the

Council’s evidence base on this matter and contained in the Settlement Hierarchy Assessment

confirmed Langho was one of the largest and the most sustainable settlement of the 32 ‘other

settlements’.

6.29 As part of the latest changes to the emerging Core Strategy, it therefore follows that the Council

have now identified the 9 most sustainable ‘other settlements’ which are referred to as Tier 1

other settlements under Policy DSG1 and Langho is correctly identified as one of these Tier 1

settlements. However, at entire odds with the overall spatial strategy and the Council’s evidence

base, Langho is only afforded 21 dwellings over the plan period (including 3 dwellings that are

already committed), which is just 1.3% of the 1,600 dwellings that the Council is seeking to

deliver in the 32 ‘other settlements’ and just 0.37% of the Borough’s overall housing requirement

for the plan period.

6.30 Due to this clear disparity between the overall aims of the Core Strategy in delivering housing

growth in the most sustainable settlements in the Borough and the resultant delivery, we

consider the overall Core Strategy to be unsound and note that the Inspector has yet to make

any comment on these latest changes. We do not consider any weight can be applied to these

changes at this moment in time.

6.31 The fact that Langho is only afforded 21 dwellings over the plan period in the emerging Core

Strategy cannot therefore be given any weight in the determination of this application. Instead,

far greater weight must be applied to the fact that the Council do not have a five year land

supply. Even in the event that that a 5 year supply could be demonstrated, Langho as a

settlement and the location of the site adjacent to the train station, bus stops and a range of

services means the proposed development offers a sustainable and un-harmful solution to

delivering some of the Council’s required housing needs over the plan period.

6.32 We therefore consider the principle of the proposed development is entirely acceptable and in

accordance with paragraph 14 of the NPPF.


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7. OTHER PLANNING POLICY CONSIDERATIONS

7.1 Having established the principle of development on the application site is acceptable, we address

the following other planning policy considerations below:

Affordable Housing;

Highway Impact and Accessibility;

Flood Risk and Drainage;

Ecological Considerations;

Landscape Considerations;

Utilities and Infrastructure;

Ground Conditions;

Archaeology;

Air Quality;

Impact on Residential Amenity; and

Economic and Community Benefits.

Affordable Housing Provision

7.2 All new market housing developments are required to make a contribution towards the provision

of affordable housing in accordance with the Council’s emerging Core Strategy Policy H3. The

prevailing target rate for affordable housing contribution within the emerging Core Strategy is

30%, which equates to approximately 40 dwellings based on the current masterplan. HLM have

confirmed they are happy to comply with this requirement; however, should the Council have a

preferred location for all or some of the affordable housing, the HLM is happy to consider a

financial contribution instead of the onsite provision.

Highway Impact and Accessibility

7.3 An assessment of the site’s access arrangements, the capacity on the existing highway network

and the accessibility of the site by non car modes has been provided in the submitted Transport

Assessment prepared by SCP.

7.4 Vehicular access to the development will be provided from A59 Longsight Road through the

introduction of a priority controlled ghost island right turn lane junction, which accords with

highway design standards. As part of the access proposals, a 2m wide footway will be introduced

on the southern side of the A59 along the site’s frontage which will link onto the existing

footways at the A59/A666 roundabout to the east of the site. In addition to this, there will also be

a pedestrian refuge provided to the west of the site access to assist pedestrians in crossing the


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A59. Pedestrian routes will also be provided to the bridge under the railway line to the south of

the site; this will be of benefit for pedestrians accessing the Railway Station and other facilities

within Langho.

7.5 Paragraph 32 of the NPPF confirms that decisions should only prevent development on transport

grounds where the residual cumulative impacts of development are severe. Section 4 of the NPPF

promotes development in locations to make the best use of sustainable transport modes.

Paragraph 34 of the NPPF confirms that Development Plans should ensure that developments

which generate significant traffic are located where the need to travel will be minimised and the

use of sustainable transport modes can be maximised.

7.6 It is demonstrated within the Transport Assessment that the development is sustainable with

good accessibility to the site provided to those travelling by foot and by bicycle and is served by a

good bus service. The proposals also include a shared parking area with associated landscaping

at the south west corner of the site adjacent to the railway station, which will encourage local use

of the railway network. Policies to encourage travel by rail and other sustainable modes are

developed further within the Interim Travel Plan that accompanies this application.

7.7 The impact of traffic arising from the scheme has been tested and the assessments confirm that

at the majority of junctions there is sufficient spare capacity or the development will not have a

material impact on the operation of these junctions.

7.8 It is therefore considered that the proposal accords with adopted Local Plan policies T1 and T7,

emerging Core Strategy policies DMG1 and DMG3 and the transport considerations of the NPPF,

as it will promote sustainable modes of travel and reduce the number of car trips to local

facilities. There is therefore no highway or transport related reason to refuse planning permission

for the proposal.

Flood Risk and Drainage

7.9 The site falls within Flood Zone 1, which has a low probability of fluvial flooding and is suitable for

all types of land use, including residential in accordance with the Environment Agency’s flood risk

mapping data. Notwithstanding this, a Flood Risk Assessment (FRA) and Preliminary Drainage

Strategy have been prepared by Resource and Environmental Consultants Ltd (REC) and are

submitted alongside the application.

7.10 The FRA indicates that whilst the risk of fluvial, tidal and pluvial flooding is low, there is the

potential for some groundwater flooding and it is recommended that floor levels within the

proposed development are raised by 300mm to address this.

7.11 The Preliminary Drainage Strategy confirms that surface water will be discharged into

watercourses bordering the site with attenuation storage provided within the site for a 1 in 100

year plus climate change storm event; in the form of ponds, swales and oversized pipes. Surface


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water storage will be dispersed through multiple drainage features with run-off volumes managed

on site and not exceeding Greenfield rates.

7.12 Foul discharge to the public sewer system will need to be agreed in principle with United Utilities

plc. A connection can be achieved to the public combined sewer which crosses through the

southern extent of the site, although a Sewage Pumping Station will be required in order to

establish a connection to the sewer.

7.13 The development will not therefore have any major impact on the discharges to the drainage

system. On this basis, it is considered that the development is sustainable in terms of flood risk

and drainage. In light of the above, the site is consistent with the aims and objectives of local

and national policy and Key Statement EN3 of the emerging Core Strategy.

Ecological Considerations

7.14 Solum Environmental was commissioned to undertake a preliminary ecological appraisal of the

site. The site does not sit within a protection ecological designation and therefore the

development proposals will not result in any adverse impacts to statutory or non-statutory

natural designations.

7.15 The preliminary ecological appraisal and examination of trees for bat roost potential aimed to

identify and evaluate the site’s ecological value, identify any protected habitats, assess the site’s

general potential to support protected species, highlight any potential ecological constraints and

advise on any further ecological survey, mitigation or licensing requirements.

7.16 The results of the assessment concluded the variety of habitat types at this site mean that the

site currently has low to medium ecological value. The improved grassland field has limited

biodiversity and has been damaged by grazing livestock. The woodland beyond the north-west

boundary of the site and northern hedgerows do offer higher value in both the flora and fauna

they support. The stream valleys and drainage ditches to the eastern and western boundaries

support elements of badly degraded but formerly biodiverse habitats.

7.17 The report recommends should that this mix of habitat types be retained and enhanced where

possible in line with national planning guidance, and the proposed masterplan does this, retaining

the woodland, the majority of the northern hedgerows and the watercourses, which are enhanced

as part of the SUDs proposals for the site.

7.18 With regards to Great Crested Newts, there are no waterbodies within the survey area

boundaries, desktop surveys found no record of this species within 1km of the survey area and

therefore no further survey, licensing or mitigation is required.

7.19 No bats were found within the site, but two trees were confirmed as having potential to support

roosting bats, and further surveys have been commissioned. If bats are found to be roosting


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MAN.0139/R004v2

whilst the site is being developed, any works that would affect these roosts would require a

licence to proceed and appropriate mitigation measures will need to be put in place.

7.20 No evidence of otter, badger, water vole or reptiles were found, the site does offer potential

habitat for breeding birds within the areas of scrub, hedgerows, and trees. To prevent the

damage or destruction of active bird nests, tree felling and vegetation clearance between the

months of March and September shall be avoided. Nest boxes targeting red-list species will be

provided in trees and buildings to provide additional nesting sites.

7.21 The development proposal will result in a net gain in biodiversity through the enhancement of this

site for bird and bat species and through the use of native plant species in the landscaping of the

completed development.

7.22 Ultimately, the proposed development is fully in accordance with Policy ENV7 of the adopted

Districtwide Local Plan and Key Statement EN4 of the Emerging Core Strategy.

Landscape Considerations

Landscape Quality

7.23 The site is not located in a protected landscape area such as a National Park, Area of Outstanding

Natural Beauty, Green Belt or any other locally protected area. Notwithstanding this a Landscape

Assessment has been carried out by Planit to examine the landscape and visual impacts of the

proposed development.

7.24 The Assessment confirms that the loss of the existing field and alterations to the topography will

have some impact on the rural landscape character of the area. However such impacts will be

minimised through the retention of existing landscape features such as hedgerows, trees and a

brook, additional planting to provide screening and by working with the existing site levels. It also

concluded that the proposals will reinforce local townscape character and will also have beneficial

impact on public footpaths and recreation routes.

7.25 In terms of visual impact, the assessment concludes that whilst some views will suffer adverse

impacts at certain times of year, these impacts will be minimised through the retention of

existing landscape features and additional planting. It also notes that these impacts significantly

reduced when the trees are in leaf and will reduce further as the landscape matures.

Trees and Hedgerows

7.26 A Tree Survey has been prepared by Solum Environmental which confirms that the site currently

supports a number of trees and a hedgerow that provide visual amenity and screening, which

limit the views over the fields from the existing housing to the north and east of the site.

7.27 The majority of trees are at or over the site boundary with a large percentage of the canopies

overhanging the site. None of the trees are designated with Tree Preservation Orders (TPOs). The


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MAN.0139/R004v2

three trees adjacent to the survey boundary are considered to be of the highest quality, and the

majority of the other trees are considered to be of moderate value. The Report recommends that

these trees are retained, which the masterplan does, and a Tree Protection Plan has been

prepared by Solum Environmental to facilitate this.

7.28 Additional tree planting and landscaping is proposed around the perimeter to provide screening

for the existing dwellings, and also within the site to provide screening for the proposed

dwellings. Further planning and landscaping is also proposed within the areas of public open

space to provide visual interest and to attract wildlife.

7.29 In light of the above, the proposed development is consistent with the aims and objectives of

Policy ENV13 of the adopted Districtwide Local Plan and Key Statement EN2 and Policy DME1 of

the emerging Core Strategy in respect of Landscape.

Utilities and Infrastructure

7.30 A Utilities Assessment has been carried out by Utility Engineering Solutions which explores the

presence of all existing infrastructure within and near the site managed by all the major utility

companies.

7.31 The Assessment confirms that there is no utility infrastructure that crosses the site which would

constrain or prevent development of the site. There are also existing connection points and

capacity within and around the site, which means the development can be served by electricity,

gas, water and multi-media infrastructure.

Ground Conditions

7.32 A Phase 1 Site Investigation Assessment has been carried out by REC and concludes that the

possibility of finding contaminated land at the site is low given the previous agricultural use of the

land.

7.33 There is some scope for off-site contamination within the railway land to the south of the site,

however the shared parking area provides a suitable buffer at this boundary and minimises any

risk. In addition, there is some scope for contamination from ground gases in from an infilled

reservoir 100m to the south of the site, but neither of these off-site sources would prevent the

site being developed for residential purposes.

Archaeology

7.34 A desk based Archaeological Assessment has been carried out by TEP. The assessment confirms

that there are no designated heritage assets (Scheduled Monuments, Listed Buildings,

Conservation Areas, Registered Parks and Gardens or Registered Battlefields) within or adjacent

to the site and that the development of the site would not affect any designated heritage asset,

or its setting. There is evidence of ‘ridge and furrow’ within the site, however this is considered to

be of low significance and therefore its loss will have minimal impact.


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MAN.0139/R004v2

7.35 A consultation response from the Archaeology Officer at Lancashire County Council has confirmed

that no further archaeological required at this site.

7.36 In light of the above, the proposed development is consistent with the aims and objectives of

Policies ENV14- ENV20 of the adopted Districtwide Local Plan and Key Statement EN5 of the

emerging Core Strategy.

Air Quality

7.37 There are no Air Quality Management Areas within the vicinity of the site and just one within the

Borough as a whole located in Clitheroe. Notwithstanding this, a detailed Air Quality Assessment

has been carried out by REC.

7.38 This Assessment confirmed that the potential impacts of dust emissions generated during the

construction phase would not be significant and could be controlled through good practice dust

control measures. It also confirmed that the potential impacts of vehicular exhaust emissions

once the site is occupied would not be significant. The Assessment concludes that the

development of the site for residential purposed can come forward without resulting in any

significant impact on local air quality.

Impact on Residential Amenity

7.39 The main issues on residential amenity relate to the following:

Impact on the appearance and character of neighbouring residential areas;

Impact of the construction process;

Impact on neighbouring residential properties; and

Impact on new properties from neighbouring noise sources.

Appearance and Character

7.40 The development of the site will have a minimal impact on the appearance and character of the

neighbouring residential area, as it is located on an area of open land, bounded by the railway

line to the south, at the edge of the settlement which makes little landscape contribution, as

described in the submitted Landscape Assessment.

7.41 The proposed development is of a density and layout that is similar to the existing surrounding

residential developments and the design of the dwellings will take account of the local vernacular

so that the character of Langho is maintained.

Impact of the Construction Process

7.42 It is envisaged that the impact of the construction process will be minimised through the use of

planning conditions to control:


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MAN.0139/R004v2

Construction hours to ensure no disturbance takes place during evening and early

morning hours, Sundays and Bank Holidays;

Noise levels emitting from the site during the construction process to ensure undue

harm and disturbance on existing residents does not occur; and

Construction traffic movements and vehicle wheel washing.

Impact on Neighbouring Residential Properties

7.43 The amenity impact on the neighbouring residential properties within the proposed development

will be minimised by ensuring separation distances of 30m between the backs of existing

properties on Northcote Road and the proposed new dwellings, as well as screening provided by

the trees. This will reduce overlooking and noise impact from the proposed development to

perfectly acceptable standards.

Noise and Vibration

7.44 A Noise and Vibration Assessment has been prepared by REC in order to identify the key noise

and vibration sources in the vicinity of the site which may have the potential to impact upon the

proposed noise and vibration sensitive residential development. The principal noise sources in the

area are the road traffic along Longsight Road and noise from trains passing along the railway

line to the south of the site.

7.45 Following an assessment of the noise and vibration impact associated with the A59 and railway,

the assessment confirms that the following mitigation measures are recommended in order to

control internal and external noise levels:

An acoustic fence 1.9m high should be installed on the garden boundaries and in

between dwellings location to the north of the site, in order to screen gardens from

passing road traffic, and,

A scheme of alternative ventilation will be required for the habitable rooms of

dwellings located south of the A59 and the habitable rooms which face the railway line.

This will permit ventilation into the rooms without the need for open windows.

7.46 The Vibration Impact Assessment has also identified that movement of trains does not give rise

to vibration levels which exceed the ‘low probability of adverse comment’ criteria.

7.47 Therefore the proposed development is fully compliant with the relevant amenity policies, namely

General Policy DMG1 of the emerging Core Strategy.

Economic and Community Benefits

7.48 The development of the site will result in significant private investment and job creation. It will:

Produce approximately £16.5 million investment into the local area through the

construction process based on a 6 year development programme.


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MAN.0139/R004v2

Produce approximately £0.92 million through the Government’s new homes bonus

scheme to be spent by Fylde Borough Council in the area.

Produce approximately £2.9 million new spending annually in the local economy for

the site’s new residents, which could support a number of jobs and existing services/

business in Langho and the wider Borough 2.

To provide the potential for apprenticeships and training opportunities with the

construction sector for residents in the local area.

7.49 The development of the site will also:

Provide a range of market housing types to meet the needs of the local community.

Provide affordable housing of a range and type to meet the identified need in the

Langho and wider Ribble Valley area.

Provide approximately 1.3 hectares of public open space for future residents in

accordance with Ribble Valley’s policy requirements.

Provide public footpaths through parts of the site thereby providing wider accessibility

to the open countryside for walkers.

Provide a shared parking area with associated landscaping adjacent to the railway

station.

Assist in the provision of other local educational, health and community facilities

through necessary developer contributions where there is an identified need.

2 Average household spending on commodities and services in 2012 was £489 per week, Office of National Statistics http://www.ons.gov.uk/ons/rel/family-spending/family-spending/2013-edition/info-family-spending.html (calculation based on household being present 45 weeks a year)

http://www.ons.gov.uk/ons/rel/family-spending/family-spending/2013-edition/info-family-spending.html


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MAN.0139/R004v2

8. THE PRESUMPTION IN FAVOUR OF SUSTAINABLE DEVELOPMENT

8.1 Paragraph 14 of the NPPF confirms there should be a presumption in favour if sustainable

development. Having considered the principle of development and other planning considerations,

we are now in a position to determine if the development constitutes sustainable development.

Economic

8.2 In respect of the economic role, the construction phase will create jobs on site and significant

investment throughout the construction supply chain.

8.3 Furthermore, once the development is complete, the new residents of the homes will generate a

significant amount of new expenditure to support the shops and services within Langho. This

increased demand for shops and services will accelerate the growth of the centre as a whole.

8.4 In addition, the growth of Langho as a whole should create additional jobs in the retail and

service sectors in the longer term. Finally, the presence of new dwellings in the area, across a

range of sizes and tenures should, also act as a catalyst for inward investment into the area.

8.5 Therefore, the proposed development will clearly generate significant economic benefits, with

paragraph 19 of the NPPF clearly stating that:

“Planning should operate to encourage and not act as an impediment to sustainable

economic growth. Therefore significant weight should be placed on the need to support

economic growth through the planning system.”

Social

8.6 In terms of a social role, the development will provide up to 132 dwellings, including the

provision of 40 affordable homes at a time when the Council cannot demonstrate a 5 year supply

of housing as required by the NPPF.

8.7 Furthermore HLM are committed to providing a range of different house types that best meet the

needs of existing and future residents of Langho, ranging from 2 bedroom cottages up to 4

bedroom detached houses. This improved range will also widen choice in the area, as advocated

by the NPPF.

8.8 The proposed dwellings will be built to the latest sustainability and architectural standards,

ensuring ample separation distances between existing and proposed properties to minimise

overlooking and maximise natural light, with significant amounts of open space, landscaping and

wildlife habitats incorporated for the benefit of future residents.

8.9 The site is accessible by various modes of transport as set out in the Transport Assessment and

summarised above, and the shared parking area that is proposed adjacent to the railway station

will encourage local use of the railway network.


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MAN.0139/R004v2

8.10 The sites location close to Langho’s services on Whalley Road, and good quality pedestrian

facilities, will also ensure a high degree of linked walking trips, leading to a reduction in car use.

Furthermore, development’s such as the one proposed will encourage additional facilities in the

future, either through direct expenditure from new residents or through developer contributions.

8.11 The development will also deliver substantial financial payments through the New Homes Bonus

which will go towards Council run community services.

8.12 Finally, the construction phase may create opportunities for apprenticeships and training within

the construction sector for local residents. Therefore the proposed development will deliver social

benefits alongside its wider economic gain and contribution to housing supply.

Environmental

8.13 In respect of the environmental role, a number of technical reports have been submitted with this

application assessing the various environmental aspects of the scheme, and these have also been

summarised above. In short, the site has few evident environmental constraints. It is an area of

open countryside, but is one which has little value in respect of landscape and ecological

character, and its low quality soils make it unsuitable for ongoing agricultural use.

8.14 The site contains few ecological features or habitats protected trees, ponds and habitats that are

considered ecologically valuable, with the exception of the hedgerows and area of woodland at

the north boundary of the site and the watercourses at the eastern and western boundaries.

Accordingly, the scheme has been designed around the hedgerows, woodland and watercourses,

with the majority of potential habitats being retained and enhanced where possible. In respect of

wildlife, no protected species were found to be present on site; however mitigation measures are

proposed to protect wildlife within the site, including bird and bat boxes.

8.15 In respect of flood risk, the site falls within Flood Zone 1, which has a low probability of flooding

and is suitable for residential development. Furthermore the scheme has been designed to

minimise the impacts on the wider drainage system. In terms of utilities, there is sufficient

capacity and nearby connection points around the site, to ensure that development can be served

by electricity, gas, water and multi-media infrastructure.

8.16 Therefore, the environmental reports demonstrate that the proposed development will not have

significant environmental impacts, and suggest various environmental improvements which will

be incorporated wherever possible.

8.17 Overall, it is clear that the proposed development satisfies the three dimensions of constitutes

sustainable development in accordance with the NPPF. As such, the presumption in favour of

sustainable development must be applied to the determination of the application and therefore

approved.


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9. CONCLUSION

9.1 This Planning Statement has been prepared on behalf of Hallam Land Management Limited in

relation to an outline planning application for up to 132 residential dwellings on land north of the

railway line, Langho, Ribble Valley. Access details are provided, but all other matters are reserved

in terms of layout, scale, appearance and landscaping.

9.2 The applicant, HLM, has undertaken pre-application consultation with Ribble Valley Borough

Council, local councillors and local residents; and the comments and concerns that were raised

during these discussions have informed the final design of the scheme.

9.3 This statement and the other supporting documents have demonstrated that Langho is a

sustainable settlement, with a train station, bus stops a range of services, and this is supported

in various evidence base documents including the 2008 Settlement Hierarchy.

9.4 This statement has also shown that the site is in a sustainable location within Langho, and the

SHLAA and Local Plan process which have confirmed that the site is available, suitable and

deliverable within 5 years. Therefore, the proposed development is considered to be a sustainable

location to accommodate some of the Council’s required housing needs over the plan period.

9.5 This submission documents also demonstrate that the site is no longer appropriate for its existing

agricultural use and that residential development is an acceptable alternative as it accords with

the relevant planning policy.

9.6 The site is located in an area of open countryside as set out in adopted Local Plan Policy G5,

which restricts residential development; however this plan expired in 2006 and the tight

settlement boundaries it set out no longer reflect the development needs of the borough and

have led to the Council consistently under-delivering against its housing targets.

9.7 The Council do now claim to have a 5.16 year supply of deliverable housing sites, as of 31st March

2014; however a further assessment of their methodology, taking account of recent appeal

decisions, puts that supply figure at 4.82 years. A more detailed analysis of the various sites that

have been included in the Council’s assessment and the trajectory for their delivery indicates that

this supply is approximately 4.28 years and could be as low as 3.91 years. Further analysis using

a higher housing requirement figure of 300, which is considered to be a more accurate reflection

of Ribble Valley’s objectively assessed needs, reduces this figure further to between 3.58 and

3.91 years dependant on which sites are included. Therefore, based on our assessment, the

Council cannot demonstrate a 5 year supply.

9.8 Therefore, under paragraph 49 of the NPPF, the Local Plan is considered out of date in respect of

its housing policies and settlement boundaries.

9.9 The Council have sought to address the housing shortfall in their Emerging Core Strategy through

a Development Strategy that seeks to significantly increasing housing growth to 5,600 over the


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MAN.0139/R004v2

plan period (280 dwellings per annum). This strategy focuses delivery on the three principal

centres (Clitheroe, Longridge and Whalley), which will receive around 4,000 dwellings, followed

by 32 other identified settlements, which will receive around 1,600 dwellings.

9.10 Langho has been identified as one of the 9 ‘most sustainable’ of these other settlements, which

are to receive the bulk of this 1,600 figure, yet is only allocated 21 (1.3%) of this total.

9.11 This is clearly at odds with the wider objectives of the development strategy and therefore, whilst

the Core Strategy is attempting to address the Borough’s housing shortfall it is still considered

unsound. Furthermore, as it has yet to be adopted and has significant unresolved objections, it

can only be given limited weight. Instead, Paragraph 14 of the NPPF confirms that in the absence

of an up to date development plan, applications should be approved unless adverse impacts

significantly outweigh the benefits.

9.12 This statement has demonstrated that the proposed scheme will generate significant economic,

social and environmental benefits, including increased expenditure in the local area, new

recreation facilities, and an increase in landscaping; whilst mitigating any associated impacts,

particularly in respect of environmental issues such as ecology and drainage.

9.13 Therefore, as no adverse impacts have been found that would significantly outweigh the identified

benefits, it is considered that the proposal constitutes a sustainable form of development and

planning permission should be granted for the proposed development in line with paragraph 14 of

the NPPF.


MAN.0139/R004v2

APPENDIX 1 – 5 Year Land Supply and Trajectory – All Sites

APPENDIX 1- Ribble Valley 5 Year Supply Table based on Council's HLAS- All sites included

#REF!

Sedgefield C Sedgfield Peg

Core Strategy Target (2008 to 2028) 280 280

Core Strategy Requirement since 2008 to 31st Sept 2013 (5.5 years) 1,680 1,680

Core Strategy 5 Year Requirement 1,400 1,400

Core Strategy 5 Year Requirement + 5% NPPF 1,470 1,470


Built 2008 - 31st Sept 2013 (Est) 735 735

Shortfall since 2008 945 945

Core Stratgy 5 year Requirement + Shortall 2,345 2,345

Core Stratgy Annual Requirement + 5% NPPF + Shortall 2,415 2,462


Annual Requirement with Shortfall 469 469

Annual Requirement with Shortfall +5% 483 492


Pegasus Trajectory (including affordable housing- See next page) 2,677 2677

-10% Slippage -268 -268

Total Supply 2,409 2,409

5 Year Supply 5.14 5.14

5 Year Supply + 5% NPPF 4.99 4.89


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APPENDIX 1- Pegasus Trajectory based on Council's HLAS- All sites included.

Site Address Settlement

HLAS

Page Applicant Application Ref Appeal Ref App Type

Permitted

Matters

Decision Notice

Date Consent Period

Total

Dwellings Market

Affordab

le

S106

Out U/C Built 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24

2024/2

5

2025/2

6

2026/2

7

2027/2

8

Hanson Garden Centre, Whalley Road Barrow 9 Mr Chris Hanson 3/2013/0737 Out Deferred 13/02/2014- for 3 months.2/3 years 43 30 13 N N 20 23

Land at 23-25 Old Row Barrow 14 Admiral Taverns Ltd 3/2012/0623 Out Access 27/02/2013 3 years 23 16 7 N N 23

Land at Whiteacre Lane Barrow 15 Mr Martin Kay 3/2011/0776 Out Access 22/08/2012 3 years 7 5 2 N N 7

Land off Clitheroe Road Barrow 12 Mr J Ashcroft 3/2012/0617 Out Access 13/05/2013 3 years 7 5 2 ? N 3 4

Land off Clitheroe Road Barrow 13 Mr J Ashcroft 3/2013/0511 Out Access 13/09/2013 3 years 9 6 3 N N 4 5

Land South West of Barrow (larger site) Barrow 16 Barrow Land Company 3/2012/0630 APP/T2350/A/13/2190088Out Access 20/02/2014 3 years 504 353 151 N N 24 60 60 60 60 60 60 60 60

Pendle Garage Barrow 9 (12/13) Great Places Housing Group 3/2013/0169 Full 07/04/2014 3 years 28 0 28 N N 15 13

Site 2 Barrow Brook Business Village Barrow 11 LPA Reciever for Papillon Properties Ltd 3/2012/0158 Out Access 30/11/2012 3 years 104 73 31 N N 20 30 30 24

Land off Dale View Billington 18 Mr K Geldard 3/2012/0738 Out Access 01/11/2013 3 years 10 7 3 N N 10


Wilkinsons Haulage Yard, Whalley New Road Billington 20 McDermont Homes 3/2013/0747 Full 28/03/2014 3 Years 56 41 15 N N 6 25 25

Land off Chatburn Old Road Chatburn 21 J-J Homes LLP 3/2011/0025 APP/T2350/A/12/2176828Out Access 19/04/2013 3 years 10 7 3 N N 10

Elmridge Farm, Elmridge Lane Chipping 9 Mrs C Hayhurst 3/2013/0691 Full Deferred 13/02/2014 4 4 N N 4

Former De Tabley Arms Ribchester Rd Clayton-le-dale 53 Mr P Ratcliffe 3/2010/0202 Full 28/05/2010 3 years 6 N Y 6

Land adj St Paul's Church, Edisford Rd Clitheroe 24 Blackburn Diocese 3/2013/0014 Out Access 27/09/2013 3 years 8 8 0 N N 8

Land north and west of Littlemoor Clitheroe 27 The Standen Estate 3/2012/0420 Out Access 12/06/2013 3 years 49 34 15 Y N 24 25

Land off Chapel Close, Low Moor Clitheroe 22 Taylor Wimpey Manchester 3/2012/0629 RM 09/11/2012 54 38 16 N Y 19 15 20

Land off Greenfield Ave Clitheroe 23 Mrs M Rushton 3/2012/0014 Out Access / Layout 14/11/2013 3 years 30 22 8 N N 15 15

Land off Henthorn Road Clitheroe 25 Taylor Wimpey and Barratt Homes Manchester3/2013/0035 RM ? 16/04/2013 270 189 81 N Y 7 53 60 60 60 30

Land off Henthorn Road Clitheroe 26 Strategic Land Group 3/2013/0711 Out Access 24/02/2014 2/3 years 140 98 42 N N 22 33 33 33 19

Land off Mitton Ave Clitheroe 28 The Huntroyde Estate 3/2011/0892 APP/T2350/A/12/2181354Out Access 04/02/2013 3 years 50 35 15 N N 24 26

Land south and west of Primrose Village Clitheroe 31 Beck Developments 3/2011/1064 HYB Access / Layout / Scale19/11/2012 3 years 113 81 32 N N 21 30 30 30

Primrose Mill Site, Woone Lane Clitheroe 30 Miller Homes and Beck Developments 3/2012/0392 & 3/2012/0394 (outline was 3/2008/0526)RM Access/Layout/Scaleout 29/03/2010 112 N N 26 14 30 30 12

Brown Leaves Longsight Road Copster Green 32 McDermont Homes 3/2012/0745 RM 09/11/2012 2 years 18 13 5 N Y 18

Land off Strawberry Fields Gisburn 33 Gisburn Park Estates Ltd 3/2012/0497 Out Access / Layout 01/11/2013 3 years 21 14 7 N N 21

Strawberry Fields, Main Street Gisburn 9 Gisburn Park Estates Ltd 3/2013/0161 Out Access/ Layout/ Scale08/05/2014 11 7 4 N N 11

Land to the North of Whalley Road Hurst Green 34 Stoney Hirst College 3/2012/0964 Full 25/03/2014 3 years 30 21 9 N N 15 15

Petre Wood, Langho Langho 35 Great Places Housing Group 3/2013/0113 Full 19/07/2013 25 25 N Y 25

Fell View Barnacre Road Longridge 58 Mr A Patel 3/2011/0710 APP/T2350/A/11/2158422Outline 28/11/2011 & 10/2/2012 9 9 0 N ? 9

Former LCC Depot, Land off Dixon Road Longridge 58 Mr Rodney Mason 3/2014/0172 Outline 14/04/2014 9 9 0 N N 9

Chapel Hill Longridge 37 United Utilities 3/2011/1071 Full 07/11/2012 3 years 52 36 16 N N 26 26

Land bounded by Dilworth Lane and Lower Lane Longridge 36 Rowland Homes 3/2011/0541 Full 05/04/2012 49 34 15 N Y 28 21

Land off Preston Rd Longridge 39 Mr B Monks / Miller Homes 3/2013/0307 & 3/2012/0850 RM All 11/09/2013 3 years 58 40 18 N Y 26 32

Spout Farm, Preston Road Longridge 38 Mr Denis Lambert 3/2013/0782 Out Access 16/01/2014 3 years 32 22 10 N N 12 10 10

Cherry Drive Brockhall Village Old Langho 40 Individual Owners 3/2013/0074 latest of many Full Various ? 7 7 N N 3 2 2

Eden Gardens Brockhall Village Old Langho 41 Langtree Homes (in Administration) 3/2006/0830 & 3/2010/0103 Full 11/01/2011 6 N N 2 4

Land at Hillside Brockhall Village Old Langho 42 Mr M Gaffey 3/2010/0387 Full 18/10/2012 3 N N 1 2

The Whins, Whins Lane Read 43 Westby Homes & Bowsall 3/2013/0851 Full All 24/07/2013 3 years 16 11 5 N Y 16

Victoria Mill Watt Street Sabden 44 Bowsall (Sabden) Limited 3/2014/0188 Full Registered 40 Y N 20 20

Land at Accrington Road Whalley 46 Briery Homes Ltd 3/2012/0179 Out Access 25/06/2013 3 years 77 54 23 N N 20 45 12

Land at Bennetts Close, Wiswell Lane Whalley 52 Mr and Mrs A Church-Taylor 3/2013/0770 Full 13/02/2014 4 4 0 N N 4

Land at Mitton Road Whalley 50 David Wilson Homes 3/2012/0637 APP/T2350/A/12/2188887Full All 27/06/2012 3 years 137 96 41 N N 17 30 30 30 30

Land East of Clitheroe Road (Lawsonsteads) - larger site Whalley 47 Commercial Estates Group/ Redrow 3/2013/0137 Out Access 16/10/2013 3 years 205 144 61 N N 30 35 35 35 35 35

Land East of Clitheroe Road (Lawsonsteads) - smaller site Whalley 48 Commercial Estates Group 3/2012/0687 & 3/2014/0043 Out/ RM None 09/11/2012 3 years 55 38 17 N N 20 30 5

Land North of Riddings Lane Whalley 51 Co-op 3/2010/0820 Out Access 16/09/2011 3 years 80 56 24 N N 5 28 28 19

Land off Pendle Drive, Calderstone Park Whalley 45 TW & Co of Bank of Ireland 3/2011/0837 & 3/2012/0730 Full 21/06/2012 & 12/09/2012 46 33 13 N Y 25 21

Old Whalley Nurseries, Clitheroe Rd Whalley 49 Mr B Hindle 3/2011/0784 Out None 05/11/2012 3 years 6 4 2 N N 6

Clitheroe Hospital, Chatburn Road Clitheroe 9 East Lancs Building P'ship NHS East Lancs 3/2012/0785 Out None Registered (valid 04/10/2012) 57 Y N 20 20 17

Land at Chatburn Road Clitheroe 9 Oakmere Homes Ltd 3/2013/0981 Out None Deferred 29/05/2014- for 3 months. 23 14 6 Y N 23

Standen Strategic Site Clitheroe 9 The Standen Estate 3/2012/0942 Outline None 17/04/2014 2/3 years 1040 728 312 N 30 60 60 100 100 100 100 100 100 100 100 90

SMALL SITES WITH FULL PLANNING PERMISSION 57 88 88

SMALL SITES WITH OUTLINE PERMISSION 59 (taking away 9 at Barnacre Road- 3/2011/0170 and 9 at Dixon Road Longridge- 3/2013/0113 which are included above) 33 33

Small Sites Commenced but Part of Site Not Started 60 2 2

Small Sites Under Construction 63 84 84

Conversions and Change of Use Sites Not Commenced 70 89 89

Conversion and Change of Use Sites Under Construction 73 43 43

TOTAL 4104 595 630 668 446 338 214 195 195 160 160 100 100 100 90

5 Year Supply 2677 Beyond 5 Years 1314

Applications with Unisgned S106s

Site subject of Judicial Review

Categories from Council's HLAS, pages 57-73

All based on Council's HLAS


MAN.0139/R004v2

APPENDIX 2 – 5 Year Land Supply and Trajectory – Unsigned Section 106’s Removed

APPENDIX 2- Ribble Valley 5 Year Supply Table based on Council's HLAS- Apps with unsigned S106's removed

#REF!







Built 2008 - 31st Sept 2013 (Est) 735 735









-10% Slippage -260 -260





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APPENDIX 2- Pegasus Trajectory based on Council's HLAS- Apps with unsigned S106's removed.


HLAS


Permitted

Matters

Decision Notice

Date Consent Period

Total

Dwellings Market

Affordab

le

S106

Out U/C Built 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24

2024/2

5

2025/2

6

2026/2

7

2027/2

8
















































Standen Strategic Site Clitheroe 9 The Standen Estate 3/2012/0942 Outline None 17/04/2014 2/3 years 1040 728 312 N 30 60 60 100 100 100 100 100 100 100 100 90







TOTAL 4024 595 607 648 426 321 214 195 195 160 160 100 100 100 90


Site subject of Judicial Review




MAN.0139/R004v2

APPENDIX 3 – 5 Year Land Supply and Trajectory – Unsigned Section 106’s and

Standen Removed

APPENDIX 3- Ribble Valley 5 Year Supply Table based on Council's HLAS- Apps with unsigned S106's and Standen (JR) removed

#REF!







Built 2008 - 31st Sept 2013 (Est) 735 735









-10% Slippage -245 -245





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APPENDIX 3- Pegasus Trajectory based on Council's HLAS- Apps with unsigned S106's and Standen (JR) removed


HLAS


Permitted

Matters

Decision Notice

Date Consent Period

Total

Dwellings Market

Affordab

le

S106

Out U/C Built 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24

2024/2

5

2025/2

6

2026/2

7

2027/2

8






















































TOTAL 2984 595 607 618 366 261 114 95 95 60 60 0 0 0 0





MAN.0139/R004v2

APPENDIX 4 – 5 Year Land Supply- Increased Housing Requirement (300 dpa)

APPENDIX 4a- Ribble Valley 5 Year Supply Table based on Council's HLAS (at 300 dpa)- All sites included

#REF!







Built 2008 - 31st Sept 2013 (Est) 735 735

Shortfall since 2008 1,065 1,065








-10% Slippage -268 -268





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APPENDIX 4b- Ribble Valley 5 Year Supply Table based on Council's HLAS (at 300 dpa)- Apps with unsigned S106's removed

#REF!







Built 2008 - 31st Sept 2013 (Est) 735 735









-10% Slippage -260 -260





Ho

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APPENDIX 4c- Ribble Valley 5 Year Supply Table based on Council's HLAS (at 300 dpa)- Apps with unsigned S106's and Standen (JR) removed

#REF!







Built 2008 - 31st Sept 2013 (Est) 735 735









-10% Slippage -245 -245





Ho

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ng

Targ

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/ R

eq

uir

emen

tsSu

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ly