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Pickerings Farm - Public Inquiry

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Appeal Refs: APP/F2360/W/22/3295498 & 3295502

Pickerings Farm Site, Flag Lane, Penwortham, Lancashire, PR1 9TQ

Taylor Wimpey UK and Homes England have appealed to the Planning Inspectorate for a review of the decisions in respect of the following applications which were refused by the council at its Planning Committee on 30 November 2021.  A public inquiry will open at 10.00am on Tuesday 23 August 2022 at the Civic Centre, West Paddock, Leyland, PR25 1DH, where we will defend the council's decision for refusal.

  • 07/2021/00886/ORM - Outline planning application with all matters reserved except for the principal means of access for a residential-led mixed-use development of up to 920 dwellings (Use Classes C3 and C2), a local centre including retail, employment and community uses (Use Classes E and Sui Generis), a two form entry primary school (Use Class F), green infrastructure, and associated infrastructure following the demolition of certain existing buildings (referred to as Application A)
  • 07/2021/00887/ORM - Outline planning application with all matters reserved except for the principal means of access for a residential development of up to 180 dwellings (Use Classes C3 and C2), green infrastructure and associated infrastructure (referred to as Application B)

The Inspector appointed to decide the appeal is P Hanna MSc MRTPI.  16 sitting days have been scheduled (sitting Tuesday - Friday for 4 weeks).

 

Documents relating to the public inquiry will be added to this web page before, during and after the inquiry.

 

WHILE THIS PAGE IS UNDER CONSTRUCTION, PLEASE KEEP PUBLIC ACCESS PAGE OPEN IN ANOTHER TAB TO ENABLE THE LINKS TO WORK.

Core Documents List
CD RefDocumentPrepared byDateRef/Rev No
CD01 Application Documents and Plans
 Application A Plans   
 Planning Application Form and Certificates (Application A)Avison Young09/08/2021 
 Red Line Parameter Plan5plus05/12/2018MP_00_1000 Rev 101
 

Land Use Parameter Plan Application A

5plus

05/12/2018

MP_00_1001 Rev 105

 Building Heights Parameter Plan5plus05/12/2018MP_00_1002 Rev 102
 Demolition Parameter Plan5plus05/12/2018MP_00_1003 Rev 101
 

Illustrative Masterplan (Application A)

5plus27/07/2021MP_00_1004 Rev 100
 Bee Lane Access PlanVectos04/08/2021VN211918-D105
 Penwortham Way - Access PlanVectos22/07/2021VN211918-D103
 POS Plan (Applications A and B)Xanthe QuayleFeb 2019755_102 Rev K
     
 Application B Plans   
 Planning Application Form and Certificates (Application B)Avison Young09/08/2022 
 Red Line Parameter Plan5plus05/12/2018MP_00_2000 Rev 102
 Land Use Parameter Plan Application B5plus02/06/2021MP_00_2001 Rev 103
 Building Heights Parameter Plan5plus02/06/2021MP_00_2002 Rev 103
 Illustrative Masterplan (Application B)5plus28/07/2021MP_00_2004 Rev 100
     
 Application A and B Plans   
 POS ProvisionXQAFeb 2019755_102 Rev K
 Phasing Plan5Plus05/08/2021MP_00_4005 Rev 100
     
 Documents   
 Icon for pdf Revised Masterplan (Apps A and B) [49.72MB]5Plus/Vectos/XCQ/AYAugust 2021 
 Icon for pdf Design & Access Statement incorporate Design Code (Apps A & B) [72.31MB]5Plus/Vectos/XCQ/AYAugust 2021 
 Icon for pdf Supporting Planning Statement incorporating IDS (Apps A & B) [10.06MB]Avison YoungAugust 2021 
 Infrastructure Delivery Schedule (Appendix to SPS)Avison Young  
 Affordable Housing StatementTetlow KingAugust 2021M21/07/07.01.RPT
 Employment & Skills ReportAvison YoungAugust 2021 
 Waste Management StrategyStantechAugust 2021332510663 Rev V1.0
 Biodiversity Net Gain Report and CalculationTEPAugust 20216900.03.008
 Icon for pdf Construction Environmental Management Plan (Apps A and B) [48.57MB]DM SafetyAugust 2021Rev 2
 Statement of Community InvolvementAvison YoungAugust 2021 
     
 Environmental Statement   
 Chapter 1:  Introduction Avison Young  
 Chapter 2:  ApproachAvison Young  
 Chapter 3:  Site DescriptionAvison Young  
 Chapter 4:  AlternativesAvison Young  
 Chapter 5:  Proposed DevelopmentAvison Young  
 Chapter 6:  Planning Policy ContextAvison Young  
 Chapter 7:  Ecology and Nature ConservationTEP  
 Chapter 8:  Archaeology and HeritageCgMs  
 Chapter 9:  Landscape and VisualXQA  
 Chapter 10:  Ground ConditionsRoC  
 Chapter 11:  Flood Risk and DrainageLees Roxburgh  
 Chapter 12:  Transport and AccessVectos  
 Chapter 13:  Air Quality and DustREC  
 Chapter 14:  Noise and VibrationREC  
 Chapter 15:  SocioeconomicsHatch  
 Chapter 16:  HealthStantech  
 Chapter 17:  Climate ChangeWardell Armstrong  
 Chapter 18:  Cumulative EffectsAvison Young  
 Chapter 19:  Summary of Mitigation and Residual EffectsAvison Young  
 SummaryAvison Young  
 Utilities ReportTDS  
 

Environmental Statement:  Volume 1 - Non-Technical Summary

Avison YoungAugust 2021 
 

 

   
CD02 Statutory Consultee Responses
 ArboriculturistDaniel Rigbye10/10/2021 
 ArchaeologyDoug Moir LCC Historic Environment Team06/10/2021 
 Cadent HoldingPlant Protection Team23/09/2021 
 CStep/CalicoVanessa Conlin16/09/2021 
 

Calico Headline KPIs NSAfC Outline 2016 KPIs CBA v2

 22/09/2021 
 CStep/Calico Residential Benchmarks 22/09/2021 
 Electricity North West LimitedENW Asset Protection23/09/2021 
 Environment AgencyCarole Woosey22/09/2021 
 Environmental HealthNeil Martin Senior EHO16/11/2021 
 Greater Manchester Ecology Unit (Tameside)Teresa Hughes Senior Ecologies16/11/2021 
 Greater Manchester Ecology Unit (GMEU)Teresa Hughes Senior Ecologist22/11/2021 ? 
 HSE WebAppWebApp27/11/21 ? 
 Lancashire Fire and RescueAmy Ball23/09/2021 
 Lancashire PoliceRachel Hines01/10/2021 
 

Lancashire County Council (Education Contribution Assessment) 

Education Assessment

LCC17/09/2021 
 

LCC Education Schools Planning Enquiries 07/2021/00886/ORM

Lancashire County Council (Education) ?

LCC Schools Planning Team08/10/2021 
 LCC Education Schools Planning Enquiries 07/2021/00887/ORMLCC Schools Planning Team08/10/2021 
 LCC Highways FinalNeil Stevens20/10/2021 
 Lancashire County Council (Highways) - initial responseNeil Stevens28/09/2021 
 Lancashire Lead Flood Authority 07/2021/00886/ORMSteven Warren08/10/2021 
 LCC Lead Local Flood Authority 07/2021/00887/ORMSteven Warren08/10/2021 
 National HighwaysWarren Hilton30/09/2021 
 Natural England Consultations Team27/09/2021 
 Network RailDiane Clarke09/11/2021 
 Penwortham Town CouncilSteven Caswell Town Manager03/11/2021 
 Planning Policy TeamZoë Harding25/10/2021 
 Planning Policy Team Open Space & Playing Pitch RequirementsZoë Harding22/10/2021 
 

Preston City Council re 07/2021/00886/ORM

Robert Major Principal PO07/10/2021 
 

Preston City Council re 07/2021/00887/ORM

Robert Major Principal PO07/10/2021 
 LCC Public Rights of Way and PROW MapLinda Anderson29/10/2021 
 Lancashire County Council (Public Health)Dr Sakthi Karunanithi06/10/2021 
 Sport EnglandPlanning Admin Team  
 Sport England (Response)Janet Belfield Principal Planning Manager05/11/2021 
 Strategic Housing 15/11/2021 
 United Utilities letterTracy Churchman Planning Analyst03/11/2021 
 UU Standard Conditions July 2015 
 Wildlife TrustDavid Dunlop Conservation Officer29/10/2021 
 

CSTEP email ?

Construction Skills Training & Employment Partnership

14/10/21

 
 Preston City Council ?   
     
CD03 Representations
 Neighbour Notification Letter   
 Site Notice   
 Press Notice   
 List of Addresses Notified   
 Representations Received   
 

233429-KBLR Vectos TA Review

274170-KBLR response to the Masterplan Flood Risk and Drainage Strategy and Appendix 11 rev3

233430-KBLR response to Education consultation

231726-original

232639-original

232730-original

262806-original

233191-Re Planning Application Ref

262820-Planning Objection 2b

263737-original

233186-original

233282-8687

231670-neigh

232881-8687

233212-rep

233211-repres

231714-neigg

233358-rep

233208-rep

233177-rep

233202-repres

231739-rep

233204-86

231694-obj

264157-8687

232709-i

231668-rep

262817-represen

232074-rep

231611-rep

262823-886 2

233182-original

262821-886

231194-nei

233148-original

262822-886 3

   
     
CD04 National Planning Policy and Guidance
 National Planning Policy FrameworkMHCLG20/7/21v3.0
 National Planning Practice GuidanceDLUHC/MHCLG24/6/21 
CD05 Local Planning Policy and Guidance   
 

Central Lancashire Core Strategy (Full Document)
Policies 1, 2, 3, 4, 5, 6, 7, 14, 15, 17, 18, 21, 22, 23, 24, 25, 26, 27, 29, 30

   
 South Ribble Local Plan (Full Document)
Policies A2, C1, G8, G10, G11, G12, G13, G16, G17, H1
   
 South Ribble Local Plan Policies Map (pdf)
South Ribble Local Plan Policies Map (interactive)
   
 Local Plan Inspector's ReportPINSJune 2015 
CD06 Supplementary Planning Documents   
 Employment and Skills   
 Open Space and Playing Pitch   
 Biodiversity and Nature Conservation   
 Design Guide   
 Affordable Housing   
 Renewable and Low Carbon Energy   
     
CD06 Relevant Case Law, Appeals and Secretary of State Decisions   
 Still to be added   
CD07 Miscellaneous Documents   
 Air Quality Action Plan 2018South Ribble Borough CouncilDecember 2018 
 Central Lancashire Highways and Transport MasterplanLancashire County CouncilMarch 2013 
 CIL Charging ScheduleSouth Ribble Borough Council01/09/2013 
 Penwortham Town Neighbourhood Development Plan 2016 - 2026Penwortham Town CouncilMarch 2017 
 PROW Definitive Map   
 TPO No 2 2021; TPO 1st schedule; and TPO Location Map   
     
CD08 Committee Documentation   
 Committee Report   
 Committee Report Addendum   
 Decision Notice    
 Minutes   
     
CD09 Appeal Publicity   
 Neighbour Notification Letter   
 List of Addresses Notified   
 Press Notice (to follow)   
 Site Notice (to follow)   
     
CD010 - Appeal Documentation   
 Appellant Form   
 Appellant Statement of CaseAvison Young24/3/22 
 LPA Statement of CaseSRBC25/5/22 
 Draft Statement of Common GroundAvison Young24/3/22 
 Mobility (Highway) Statement of Common Ground   
 Proof of Evidence   
 Proof of Evidence   
 Proof of Evidence   

 

 

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