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Comment on, object to or support a planning application

How to comment on, object to, or support an undecided planning application

We receive many different types of applications for planning permission or other forms of consent. Where required, we publicise such applications in a number of ways. The most common form of publicity is by directly notifying those properties adjoining a development site by letter. We may also put up a site notice or notices at the site. We are also required to advertise certain types of applications for development by placing a notice in a local newspaper.

You may comment on, object to, or support an undecided planning application, and your comments must be made in one or more of the following ways:

Before commenting please look at the application form and plans.

Terms and conditions

  • All representations submitted in response to planning applications are treated as public documents and will be published on our website. Any matter, issue, information or material that you want the council to take into account in the determination of a planning application must be submitted in full, and any correspondence, particularly emails, which provide links to other documents or to other web sites will be deleted/returned as inappropriate and not taken into account, as the council is not able to vet their content and will not be held responsible or liable for any information or material in those documents or on those sites.
  • Due to the volume of comments received, letters are not acknowledged nor can we enter into correspondence or discussion on points raised.
  • The council cannot publish or retain on a planning application file, any letter, email or other written material which is considered to be defamatory, libelous, or otherwise offensive and any such emails will be deleted and any letters will be returned to the sender.
  • In accordance with relevant legislation and guidance, names and addresses will be published on our website, but personal details, including email addresses, telephone numbers, and signatures will not be published. If you do not want your name or address published, you should clearly say so in your representation.
  • If emailing your comments, you are advised to send them as an attachment, thus avoiding the risk of publication of your email address
  • Signatures on letters or emails are not required and are best left off to reduce the risk of identity theft. 

How decisions are made

The applications we receive fall into three main types;

  • applications for planning permission
  • applications for prior approval
  • applications for the approval of details reserved by condition.

Applications for planning permission are subject to publicity requirements and any person may comment on, object to, or support any such application.

The law requires that to the extent that development plan policies are material to an application for planning permission the decision must be taken in accordance with the development plan unless there are material considerations that indicate otherwise. Where the development plan is absent, silent or the relevant policies are out of date, paragraph 14 of the National planning policy framework requires the application to be determined in accordance with the presumption in favour of sustainable development unless otherwise specified.

The scope of what can constitute a material consideration is very wide and so the courts often do not indicate what cannot be a material consideration. However, in general they have taken the view that planning is concerned with land use in the public interest, so that the protection of purely private interests such as the impact of a development on the value of a neighbouring property or loss of private rights to light could not be material considerations.

Some matters which can be taken into account 

  • Relevant policies of the development plan
  • Relevant statements of National planning policy
  • Relevant statements of National planning guidance
  • The impacts of the development in respect of matters such as design, scale, amenity (privacy and noise), highway safety, the natural environment and the historic built environment

Some matters which cannot be taken into account:

  • Impact of the development on property value
  • Boundary disputes/land ownership issues
  • Private matters between neighbours, such as covenants, rights of access and damage to property arising from development
  • Trade/commercial competition between similar uses

All representations received by the council on applications for planning permission will be taken into account in so far as they raise relevant material considerations.

The council’s scheme of delegation, which forms part of the council’s constitution allows for applications to be determined by the Head of Planning Services or other senior planning officers unless a request is made under the terms of the scheme of delegation by a councillor for the application to be determined by the planning committee.

If an application does go to the planning committee for a decision, there is an opportunity for the public to address the planning Committee under our scheme for public speaking at committee meetings.

Applications for prior approval are made for those developments which the government consider are acceptable in principle such that planning permission is not required. Nonetheless, an application must be submitted to the council so that the council can consider certain detailed matters. These applications have to be determined within a short timescale (42 or 56 days). For most types of application for prior approval the council is required to publicise the application and take into account any representations received. The matters that can be considered, however, varies according to the type of development.

Because a decision on this type of application has to be made within a short timescale, they are determined by the Head of Planning Services or by other senior planning officers under delegated powers granted by the council in its constitution, and are not determined by the council’s planning committee.

For applications for the approval of details reserved by condition, there is no requirement to publicise these and they are determined by The Head of Planning Services or other senior planning officers under delegated powers granted by the council in its constitution.

Contact us

If you would like further information or assistance, please contact Wyre Council's planning team:

  • Telephone: 01253 891000 
  • Email: planning@wyre.gov.uk

Note relating to current applications for major residential development in the A6 corridor

UPDATE:

Planning application ref. 16/00241/OULMAJ, which seeks permission for a major mixed use development on land at Nateby Crossing Lane in Garstang, was taken before the Council’s Planning Committee on 5th October 2016. The published agenda indicated an officer recommendation of approval subject to the completion of a S106 legal agreement. However, following the submission of legal challenges to the Council’s approach and technical information requiring consideration on the days immediately before the Committee meeting, the recommendation to Members was amended to read as follows:

It is recommended that determination be deferred and that this application be brought back before Committee Members at such a time when either Lancashire County Council (LCC) have responded to a number of outstanding issues to clarify their position on this application or when all of the applications listed in table 1 of the main committee report currently pending consideration in the A6 corridor are ready to be determined concurrently.

At the Planning Committee meeting on 5th October 2016, Members resolved to defer consideration of the application in accordance with this recommendation.

It is not yet known when the Nateby Crossing Lane application or any of the other applications for major-scale residential development within the A6 corridor will be ready for presentation to the Council’s Planning Committee. An application will not be considered ready for determination until final comments have been received from LCC as the Local Highway Authority in respect of that scheme and any other outstanding issues have been resolved. Interested parties are respectfully advised that future Planning Committee agendas will be publicised in accordance with the Council’s published procedure

PREVIOUS STATEMENT:

The Council is currently considering eight major-scale proposals for residential development within the A6 corridor. These are listed in the table below. Lancashire County Council in its capacity as the Local Highway Authority has expressed concerns in relation to these proposals on highway safety grounds. This is because the developments would impact upon junction 1 of the M55. It is known that this junction does not have the capacity to accommodate the cumulative impact of all of the development proposed. Highways England, who is responsible for the strategic road network, is aware of the development pressure within the A6 corridor and the potential cumulative impact on the motorway junction. As a result, in recent months Lancashire County Council and Highways England have been working collaboratively to model the junction and determine its capacity and how much new residential development it could support.

In response to three planning applications in 2014, at Joe Lane and Daniel Fold Lane in Catterall (refs. 14/00561/OULMAJ and 14/00681/OULMAJ respectively) and Nateby Crossing Lane in Garstang (ref. 14/00458/OULMAJ), a scheme of highway improvement works to junction 1 of the M55 was developed by Lancashire County Council and agreed in principle by Highways England. The details of this scheme are yet to be fully established. It is the understanding of this Council that, once this scheme is implemented, no further capacity could realistically be extracted from the junction.  It is known that the capacity available is limited and finite and would not accommodate all of the development currently proposed in the corridor. However, the exact level of capacity is unknown. As such, the Council has not reasonably been able to make determinations as it has had no mechanism to take potential cumulative impact into account. The Inspectors judgement that potential cumulative impact is a material planning consideration in respect of the current Nateby Crossing planning appeal (ref. 14/00458/OULMAJ) supports this position. Furthermore, it is known that highway improvement works are required at junction 1 of the M55 in order to support any additional residential development within the corridor. These improvements must be funded by that development in accordance with the Community Infrastructure Levy regulations. In the absence of advice from Lancashire County Council, and notwithstanding the issue of potential cumulative impact, the Council could not determine the level of contributions that would be required from the individual applications in order to make them sustainable.

As such, whilst this modelling exercise has been carried out and in the absence of final consultee responses from both Lancashire County Council and Highways England, the Council has not been in a position to determine the pending applications.

Given this situation, it has been the intention of the Planning department to present all of these applications to the Council’s Planning Committee concurrently once the results of the joint modelling exercise were made available and final consultee responses from Lancashire County Council and Highways England were received. This was considered to be the most robust and equitable approach in planning terms as it would enable the cumulative impact of all of the proposals to be taken into full account and would enable that housing identified as being capable of being accommodated through the modelling exercise to be directed to the most sustainable locations in accordance with the objectives of the National Planning Policy Framework. It was anticipated that the results of the joint modelling exercise would be available in August 2016.

To clarify, with the exception of the current Nateby Crossing application (ref. 16/0241/OULMAJ), all applications listed were either subject to objection from Lancashire County Council or had not been commented upon. Lancashire County Council confirmed on 27th May 2016 that they raised no objection to the Nateby Crossing scheme subject to it being determined before the other listed applications. Up until 17th August 2016 and along with the other listed applications, the current Nateby Crossing application (ref. 16/00241/OULMAJ) was subject to a holding recommendation from Highways England. This holding recommendation was withdrawn on 17th August and Highways England confirmed that they had no objection to the proposal when considered in isolation. As such and from this date, the current Nateby Crossing application (ref. 16/00241/OULMAJ) became the only application for which neither Lancashire County Council nor Highways England raised objection assuming that it is determined first, and where Lancashire County Council has provided details of the contributions required to make the development sustainable in highway terms.  

Consequently, whilst the concurrent presentation of the listed applications at a single Committee meeting was the Council’s preference, it is acknowledged that circumstances have now changed. Lancashire County Council has advised that it may take longer before the results of the collaborative modelling exercise are made available. Highways England has issued revised consultee responses in respect of the listed schemes. These responses withdraw the previous holding recommendations and raise no objections subject to the imposition of a condition requiring the agreement and implementation of a Travel Plan. However, Highways England have made it clear that they have taken no account of potential cumulative impact and note that the Council may still wish to wait for the outcome of the joint modelling exercise before making a final determination. The Council remains, therefore, dependent upon the receipt of final consultation responses from Lancashire County Council in respect of all but the current Nateby Crossing application.

On this basis, the Council does not feel that it can reasonably delay the determination of the current Nateby Crossing application (ref. 16/00241/OULMAJ) further. As such, it is intended that this application will be taken before the Council’s Planning Committee on 5nd October 2016. It is hoped that the other applications will be presented at a specially convened meeting on 16th November 2016 but this will be entirely dependent upon the Council receiving final consultee responses from Lancashire County Council and the applications otherwise being ready for determination in all regards.

 

Reference

Date rec.

Address

Description

 
 

15/00420/ OUTMAJ

12/05/15

Land at Garstang Road, Bowgreave.

Outline application (all matters reserved) for residential development and associated infrastructure (up to 46 dwellings).

 

15/00891/ OUTMAJ

28/10/15

Garstang Country Hotel And Golf Club, Garstang Road, Bowgreave.

Outline application seeking to agree means of access for the erection of up to 95 dwellings.

 

15/00928/ OUTMAJ

13/11/15

Land off Calder House Lane, Barnacre-with-Bonds (Bowgreave).

Outline application for residential development for up to 49 dwellings with access applied for off Calder House Lane.

 

16/00090/ FULMAJ

25/01/16

Land to the rear of 867 Garstang Road, Myerscough (Barton).

Full application a residential development of up to 26 dwellings with associated access, parking and landscaping.

 

16/00144/ OUTMAJ

12/02/16

Daniel Fold Farm, Daniel Fold Lane, Catterall.

Outline application with some matters reserved for residential development for up to 66 houses and a medical centre (seeking to agree means of access).

 

16/00230/ OULMAJ

01/03/16

Land east of Lancaster New Road (south of Gubberford Lane), Cabus.

Outline planning application seeking to agree means of access for residential development for up to 183 dwellings including provision of 3G sports pitch and associated parking facilities with access taken from the A6 and Gubberford Lane.

 

16/00241/ OULMAJ

08/03/16

Land to the west of the A6 (Preston/Lancaster New Road) bounded By Nateby Crossing Lane & Croston Barn Lane, Nateby, Garstang.

Outline planning application for the erection of up to 269 dwellings, up to 5.532sqm of Class B1a offices, up to 3.957sqm of Class B1c light industrial floor space, up to 495sqm (gross) Class A1 convenience store, up to 300sqm (gross) Class A3 Coffee shop with associated landscaped open spaces and pedestrian/cycle link to Garstang with access taken from the A6 and Nateby Crossing Lane including the construction of a new roundabout and reconfiguration of the A6 (resubmission 14/00458/OULMAJ)

 

16/00625/ OUTMAJ

10/06/16

Land off, Garstang Road, Barton.

Outline application for a mixed use development of up to 72 dwellings and up to 320sqm (gross) retail floor space (Use Class A1) with associated access from the A6 (all other matters reserved).

 

Total dwellings = 806

 

 

 

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