URL: https://southribble.moderngov.co.uk/ieDecisionDetails.aspx?ID=3107

Decision Maker: Planning Committee

Outcome:

Is Key Decision?: No

Is Callable In?: No

Purpose:

Content: Application refused for the following reasons, as set out in the officer’s report:   1.      The proposed development is contrary to the adopted and emerging spatial strategy for Central Lancashire. The proposal would prejudice the delivery of housing, employment and mixed-use development on allocated sites, would be in an unsustainable location, and would have the potential to impact on the regeneration of the city and town centres by focusing employment and main town centre uses outside of these areas, contrary to Policy 1 of the Central Lancashire Core Strategy and Policies SS1 and SS2 of the emerging Central Lancashire Local Plan.   2.      The proposal is inappropriate development in the Green Belt, results in harm to purposes a), b) and c) of Green Belt and harm to its openness. No very special circumstances exist to outweigh the harm to the Green Belt by virtue of inappropriateness and other harm resulting from the proposal. The proposed development is therefore contrary to paragraphs 142, 143 and 153 of the National Planning Policy Framework and Policy G1 of the South Ribble Local Plan.   3.      The substantial extent, scale and cumulative effect of the proposal would be so significant, that to grant planning permission would undermine the plan-making process of the emerging Central Lancashire Local Plan, which is at an advanced stage, by pre-determining decisions about the scale, location and phasing of development that are central to the Plan. To grant planning permission would prejudice the outcome of the plan-making process, contrary to paragraph 50 and the overarching aims of the National Planning Policy Framework and would undermine public confidence in plan-making.   4.      By reason of its scale, layout and degree of permanence, the proposal would result in an adverse urbanizing influence on the landscape resulting in substantial harm to landscape character and resources contrary to Central Lancashire Core Strategy Policy 21 and Paragraph 135 of the National Planning Policy Framework.   5.      By virtue of the height, scale and density the proposed development would fail to respect its rural setting, with consequent detriment to the visual amenity of the area, contrary to paragraph 135 of the NPPF, Policy 17 of the Central Lancashire Core Strategy and Policy G17 of the South Ribble Local Plan.   6.      In respect of the sequential test requirements for main town centre uses (offices), the applicant has failed to provide sufficient assessment of whether there are available and suitable sites in sequentially preferable locations, contrary to Central Lancashire Core Strategy Policies 9 and 11 and paragraphs 91 and 95 of the National Planning Policy Framework.   7.      Insufficient information has been provided to enable a full and proper assessment of the highways impact of the proposals. In the absence of this information, the development would prejudice highway safety and the free flow of traffic contrary to Policy G17 of the South Ribble Local Plan and paragraph 115 of the National Planning Policy Framework.   8.      Insufficient information has been provided to assess the impacts of the development on archaeology. Due to the absence of intrusive evaluation works, it is not possible to determine the likely effects on archaeology, as the nature, significance and extent of any archaeological remains within four areas of higher archaeological potential is unknown, contrary to Policy 16 of the Central Lancashire Core Strategy and paragraphs 207 and 218 of the National Planning Policy Framework.

Date of Decision: May 7, 2026