Planning in Preston

Large Scale Leisure Facilities

Large scale leisure development will be located: 1. on sites allocated for this purpose; 2. elsewhere within the urban area provided that: (a) there is no suitable site within or adjacent to the City centre; or, (b) allocated elsewhere in the Local Plan; and where the applicant can demonstrate that it would: (i) be justified in terms of proven need; and (ii) not have any significant adverse effect either singly or cumulatively, on the vitality or viability of the City centre or defined local centres, or centres outside the City, or prejudice approved development proposals or future investment for those centres; and, (iii) be accessible to a high percentage of its potential customers by a variety of realistic and convenient alternative forms of transport other than the car to include the bicycle, public transport and walking; and, (iv) not increase the number and length of car journeys made; and, (v) have no unacceptable adverse environmental impact; and, (vi) not adversely affect the amenity of adjoining property; and, (vii) not result in a shortage of land or sites for the purpose for which the site is allocated in the Local Plan 3. Exceptionally, such development will be permitted in the rural areas outside the Green Belt: (a) where the applicant can demonstrate that the nature of the use dictates that it take place within the countryside; and (b) that it satisfies other policies of the Local Plan, in particular the Development in the Countryside policies; and, (c) that it satisfies the criteria (b)(i) to (vii) above.

University of Central Lancashire Cottam Campus

Within the designated area of the university campus, as defined on the Policies Map, development will be permitted for appropriate uses and proposals where it is directly related to, and supports the continued use of, the campus for recreational uses and conference/function facilities. Educational uses will be permitted where these would not result in a net loss of existing facilities.

Protection of Community Facilities

Development proposing the change of use or loss of any premises or land currently or last used as a community facility (including community centres, village and church halls, places of worship, public houses and neighbourhood convenience stores) will be permitted where it can be demonstrated that: a) the use no longer serves the needs of the community in which it is located; and b) adequate alternative provision has been made, or is already available, in the local area; and c) the use is no longer financially viable; or d) there is an amenity or environmental reason why the facility is no longer acceptable.

Allocations for New Community Facilities

The following site, as shown on the Policies Map, is allocated for a pharmacy and medical centre and sheltered/extra care housing for the elderly to meet local needs in Grimsargh and the adjacent rural areas: • WB2.1 – Land off Preston Road, Grimsargh

Development within (or in close proximity to) the Existing Residential Area

Will be permitted provided that it meets with the criteria listed below: a) the design and scale of development is sensitive to, and in keeping with, the character and appearance of the area; b) there would be no adverse impact on residential amenity, particularly by reason of noise, general disturbance and loss of privacy due to the activity under consideration or the vehicular/pedestrian movement it generates; c) the proposal would not lead to an over-concentration of non-residential uses, detrimental to residential character and amenity, and; d) the proposal would not lead to an over-intensification of use of the site.

House Extensions

House extensions requiring planning permission will be permitted provided that: (a) an adequate level of private open space is retained; (b) there is no unacceptable reduction in the level of privacy and daylight/sunlight enjoyed by immediate neighbours; and, (c) the character of the house or the street is not adversely affected.

The Conversion of Rural Buildings

In determining applications for the conversion of rural buildings all the following design criteria should be met: (a) the form, bulk, and general design of the existing building is in keeping with its surroundings; (b) the conversion proposed respects the setting of the building, and local building styles; (c) the materials to be used match those of the original building; (d) existing elevational openings are utilised where appropriate to the character of the building; (e) the design of doors, windows, and other features reflect the character, scale, and materials of the local area; (f) the existing roof design is respected; (g) car parking and garaging or servicing are integrated within the site; (h) the size of the new curtilage is kept to a minimum; (i) appropriate boundary and landscape treatment is provided; (j) there is provision for the protection and enhancement of roosting, breeding and hibernation places for barn owls and bats (or the habitats of other protected species); and, (k) if the proposal adversely affects the use of a public footpath then a satisfactory diversion must be agreed.

Design of New Development

A) All new development proposals, including extensions to existing buildings, should be designed with regard to the following principles as set out and explained in the Central Lancashire Design Guide SPD: • Movement and Legibility • Space and Enclosure • Mix of Uses and Tenures • Adaptability and Resilience • Resources and Efficiency • Architecture and Townscape B) Applications will be approved where they: • Accord with the principles and guidance set in the Design SPD, the relevant policies in the Core Strategy, national policy on the historic environment and the relevant Design Council Cabe guidance; and • Take the opportunity to make a positive contribution to the character and local distinctiveness of the area through high quality new design that responds to its context; and, • Are accompanied by a satisfactory Design and Access Statement that fully explains and justifies the design approach for the scheme.

House Extensions

Proposals for house extensions will be permitted provided they do not detrimentally affect: (a) the residential amenity, including sunlight and daylight, and the privacy of neighbouring properties; or (b) the character of the neighbourhood generally.

Employment Site Allocations

The following sites shown on the Policies Map are allocated and protected for business, general industrial or storage and distribution (Use Classes B1, B2 or B8 respectively) in the period 2014-2026. The Council will require a masterplan or development brief on sites identified with an *(M/DB). Sites identified with # also have additional land allocated for housing as part of a mixed use development. Local Plan 2004 Allocations EP1.1 Former Whittingham Hospital # 1.40 B1 EP1.2 Red Scar Site H 2.75 B2, B8 Commitments on Allocated Sites EP1.3 Preston East Employment Area 13.13 B2, B8 EP1.4 Red Scar Industrial Estate 21.31 B2, B8 EP1.5 Millennium City Park 4.16 B1(b), B2, B8 EP1.6 Site at Junction 31A M6 West Loop 2.37 B1(b), B1(c) EP1.7 Land North of Eastway (formerly Broughton Business Park) # 2.1 B1, B2, B8 EP1.8 Deepdale Street/Fletcher Road 0.49 B1, B2, B8 EP1.9 Riversway 1.37 B1, B2, B8 Proposed New Allocations EP1.10 Preston East Junction 31A M6* 25.50 B2, B8 EP1.11 11 Roman Road Farm* 24.94 B2, B8

Protection of Existing Employment Areas

Proposals for the redevelopment of 'Other Urban' employment premises and sites, as shown on the Policies Map, for non-employment uses will be exempt from the flowchart approach contained within the Re-Use of Employment Premises Supplementary Planning Document. Proposals on these sites will be subject to a balanced assessment against the criteria contained within Core Strategy Policy 9 and Policy 10.

Riversway Phase B Site Specific Policy

Development of site EP5.1, as defined on the Policies Map, will be permitted for a combination of the following uses: • Park and Ride car park; plus • Business, industrial and storage and distribution uses (Classes B1, B2 and B8); and/or • Leisure Uses (Class D2) Proposals are to be of a comprehensive nature and cover the whole of the site, although a phased development will be supported. Known nature conservation interests at the site are to be secured through landscaping and/or management agreements.

Uses Falling outside a Use Class Order

Business and industrial uses, falling outside a specific Use Class Order category (sui generis uses) will be permitted where it can be demonstrated that they: (a) will cause no risk to safety; (b) will not adversely affect the amenity of the area; and, (c) can be accommodated without detriment to highway safety.

Species Protection

Planning permission will not be granted for development which would have an adverse effect on a protected species unless the benefits of the development outweigh the need to maintain the population of the species in situ. Should development be permitted that might have an effect on a protected species planning conditions or agreements will be used to: a) Facilitate the survival of the individual species affected; b) Reduce the disturbance to a minimum; and c) Provide adequate alternative habitats to sustain the viability of the local population of that species.

Water Based Recreation

Proposals for recreational uses, including development associated with water recreation, adjacent to the Lancaster Canal, the River Ribble Corridor and other water features and any links or extensions will be permitted providing that: (a) the existing quality, amenity, recreation and wildlife value is not diminished; (b) public access is facilitated; (c) the design reflects the appearance and character of the area; (d) in respect of the Lancaster Canal the ratio of moorings to navigable water length is not increased.

Development in the Open Countryside

Development in the Open Countryside, as shown on the Policies Map, other than that permissible under policies HS4 and HS5, will be limited to: a) that needed for purposes of agriculture or forestry or other uses appropriate to a rural area including uses which help to diversify the rural economy; b) the re-use or re-habitation of existing buildings; c) infilling within groups of buildings in smaller rural settlements.

Biodiversity and Nature Conservation

In Preston, Biodiversity and Ecological Network resources will be protected, conserved, restored and enhanced: Priority will be given to: i. Protecting and safeguarding all designated sites of international, national, regional, county and local level importance including all Ramsar sites, Special Protection Areas, Special Areas of Conservation, national nature reserves, sites of special scientific interest and biological heritage sites, S41 Habitats of Principal Importance, geological heritage sites, local nature reserves and wildlife corridors together with any ecological network approved by the Council; ii. Protecting, safeguarding and enhancing habitats for European, nationally and locally important species; iii. The ecology of the site and the surrounding area (safeguarding existing habitats/features such as but not exclusive to trees, hedgerows, ponds and streams), unless justified otherwise. iv. When considering applications for planning permission, protecting, conserving, restoring and enhancing Preston's ecological network and providing links to the network from and/or through the proposed development site. In addition development must adhere to the provisions set out below: a. The production of a net gain in biodiversity where possible by designing in wildlife and by ensuring that any adverse impacts are avoided or if unavoidable are reduced or appropriately mitigated and/or compensated; b. The provision of opportunities for habitats and species to adapt to climate change; c. The support and encouragement of enhancements which contribute to habitat restoration; d. Where there is reason to suspect that there may be protected habitats/species on or close to a proposed development site, the developer will be expected to carry out all necessary surveys in the first instance; planning applications must then be accompanied by a survey assessing the presence of such habitats/species and, where appropriate, make provision for their needs; e. In exceptional cases, where the need for development in social or economic terms is considered to significantly outweigh the impact on the natural environment, appropriate and proportionate mitigation measures and/or compensatory habitat creation and/or restoration of at least equal area, quality and diversity will be required through planning conditions and/or planning obligations. The following definition of what constitutes damage to natural environment assets will be used in assessing applications potentially impacting upon assets: 1. Loss of the undeveloped open character of a part, parts or all of the ecological network; 2. Reducing the width or causing direct or indirect severance of the ecological network or any part of it; 3. Restricting the potential for lateral movement of wildlife; 4. Causing the degradation of the ecological functions of the ecological network or any part of it; 5. Directly or indirectly damaging or severing links between green spaces, wildlife corridors and the open countryside; and 6. Impeding links to ecological networks recognised by neighbouring planning authorities.

Protection and enhancement of Green Infrastructure

Development proposals should seek to protect and enhance existing green infrastructure as identified on the Policies Map. Proposals which would involve the loss of green infrastructure will only be granted planning permission where: a) it can be clearly shown that the site is surplus to requirements; or b) the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or c) the development itself is for alternative green infrastructure provision, the needs for which clearly outweigh the loss; and d) policy EN10 is adhered to where the site is part of an ecological network.

Future Provision of Green Infrastructure

All developments will where necessary: a) provide appropriate landscape enhancements; b) conserve and enhance important environmental assets, natural resources and biodiversity including the City's ecological network; c) make provision for the long-term use and management of these areas; and d) provide access to well designed cycleways, bridleways and footpaths (both off and on road), to help link local services and facilities.

Areas of Separation

Areas of Separation, shown on the Policies Map, are designated between: • Broughton and the Preston Urban Area • Goosnargh Whittingham and Grimsargh • Grimsargh and the Preston Urban Area Development will be assessed in terms of its impact upon the Area of Separation including any harm to the effectiveness of the gap between settlements and, in particular, the degree to which the development proposed would compromise the function of the Area of Separation in protecting the identity and distinctiveness of settlements.

Areas of Major Open Space

Areas of Major Open Space, as shown on the Policies Map, are designated within the Preston urban boundary in particular areas between: • Ingol/Tanterton and Greyfriars/Cadley • Sharoe Green and Fulwood Development within the Areas of Major Open Space will not be permitted unless the following criteria are satisfied: a) the provisions of Policy EN2 – Protection of Existing Green Infrastructure are fulfilled; b) development complements and does not compromise the retention within the Area of Major Open Space of a full size 18 hole golf course (unless it can be demonstrated that a need no longer exists for such provision in accordance with NPPF Paragraph 74) c) development complements and does not compromise the Area of Major Open Space for other leisure and recreational purposes d) the proposal does not detrimentally affect the visual amenity, landscape amenity, landscape character or nature conservation value of the open space/Area of Major Open Space e) the identity of the neighbourhoods/urban communities is maintained

Forest of Bowland

In addition to the criteria set out in Policy EN1, proposals within the Forest of Bowland AONB will conserve, enhance and make a positive contribution to the natural beauty of the area.

Land Quality

New development should demonstrate that: a) any existing contamination of the land will be addressed by appropriate mitigation measures to ensure that the site is suitable for the proposed use and that there is no unacceptable risk of pollution within the site or in the surrounding area; and b) the proposed development will not cause the land to become contaminated, to the detriment of future use or restoration of the site or so that it would cause pollution in the surrounding area.

Small Amenity Greenspace in Housing Areas

Development affecting small areas of amenity greenspace within housing areas will not be permitted unless it is part of a proposal which would provide equivalent community benefit and would not lead to a significant loss of amenity.

Green Belt

An Area of Green Belt is shown on the policies map. Within that area national policies for development in the Green Belt will be applied.

Development and Heritage Assets

A) Proposals affecting a heritage asset or its setting will be permitted where they: i) accord with national policy on the historic environment and the relevant Historic England guidance; ii) take full account of the information and guidance in the Council's Conservation Area Appraisals and Management Plans and other relevant policy guidance on the historic environment; iii) make a positive contribution to the character and local distinctiveness through high quality new design that responds to its context; iv) act as a catalyst for the regeneration of the area in accordance with the Council's objectives for regeneration; v) are accompanied by a satisfactory Heritage Statement that fully explains the impact of the proposal on the significance of the heritage asset and; vi) sustain, conserve and, where appropriate, enhance the significance, appearance, character and setting of the heritage asset itself and the surrounding historic environment and where they have consideration for the following: (a) the scale, layout, and appearance to the heritage asset and its setting; (b) the proposed use of the heritage asset being appropriate in relation to its significance B) Proposals involving the total or substantial loss of a heritage asset or the loss of the elements that contribute to its significance will be refused. Proposals will only be granted in exceptional circumstances where they can be clearly and convincingly justified in accordance with national planning guidance on heritage assets. In addition to the requirements of national policy applicants will be required as part of the justification to provide evidence that: i) other potential owners or users of the site have been sought through appropriate marketing where the marketing includes the offer of the unrestricted freehold of the asset at a price that reflects the building's condition and; ii) reasonable endeavours have been made to seek grant funding for the heritage asset's conversion and; iii) efforts have been made to find charitable or public authorities willing to take on the heritage asset. C) Where the loss of the whole or part of a heritage asset is approved this will be subject to an appropriate condition or planning obligation to ensure that any loss will not occur until a contract is in place to carry out a replacement development that has been approved.

Cottam

Full planning permission will be granted for the development of the Cottam site subject to the following: a) a comprehensive development of the site is demonstrated through the submission of an agreed masterplan; b) a phasing and infrastructure delivery schedule; c) the provision of a range of uses appropriate to a major residential area, including a District Centre, and; d) the implementation of a high quality development in accordance with the Design and Access Statement and Regulatory Plans submitted with the outline planning application.

Small scale development within Existing Villages (including the development of brownfield sites)

Will also be permitted provided that it meets with the criteria listed above. In all cases, favourable consideration will be given to proposals containing measures likely to result in an overall improvement to the environment and amenity of the area.

Allocation of Housing Sites

The sites listed adjacent (and as shown on the Policies Map) are allocated for housing development (and related infrastructure which is to be delivered through CIL and/or developer contributions). The allocated housing land equates to an estimated total of 8,637 houses of which 5,800 are expected to be completed in the period 2014-2026. There is capacity within the strategic allocation at North West Preston for the construction of an additional 2,837 dwellings as and when required.

Green Infrastructure in New Housing Developments

All new residential development resulting in a net gain of dwellings will be required to provide sufficient public open space to meet the recreational needs of the development, in accordance with the standards set out below: Residential developments will be required to provide new green corridors where considered appropriate. Typology - Provision Standard Parks, gardens - 1.81ha per 1000 population Semi-natural greenspace - 1.78ha per 1000 population Amenity greenspace - 0.54ha per 1000 population Provision for children and young people - 0.02ha per 1000 population Allotments - 0.17ha per 1000 population Playing pitches - 1.01ha per 1000 population

Rural Exception Affordable Housing

New housing development adjoining the villages of Barton, Broughton, Goosnargh, Grimsargh, Lea Town and Woodplumpton may be permitted in exceptional cases, for affordable housing, where a need has been identified as a result of a comprehensive needs assessment for the local area. Such affordable housing should be for occupancy by households meeting one or more of the following criteria: a) existing local residents on the housing waiting list; b) people whose work provides important services in the village, and who need to live closer to the local community; c) people with the offer of a job locally who cannot take up the offer unless affordable housing were available.

Rural Workers' Dwellings in the Open Countryside

In the open countryside, outside the defined settlements shown on the Policies Map, new dwellings will only be permitted where it can be demonstrated that there is an essential need for worker(s) to live on, or in the immediate vicinity of, the site in the interests of agriculture, forestry or other rural employment. Proposals for such dwellings will be considered taking the following matters into account: a) the functional need for the worker(s) to live nearby; b) the availability and suitability of existing accommodation in the local area (consent will not be granted where residential buildings, formerly within the same ownership have recently been disposed of); c) the siting and scale of the proposed dwelling (which should be closely related to existing buildings or minimise impact on the landscape); d) the number of years the activity has been established, its relative financial soundness and prospects for continued soundness. Or, where the new dwelling is proposed to support a new rural enterprise, evidence that the new activity has been planned on a sound financial basis. Conditions restricting the occupancy of existing rural workers' dwellings will only be removed where the dwelling has been occupied for at least five years in accordance with the terms of the original planning permission, unless exceptional circumstances can otherwise be demonstrated, and either – a) the dwelling is to be disposed of by the applicant and has been actively marketed for at least 12 months taking account of the occupancy restrictions, and no reasonable offer from persons eligible to occupy the dwelling has been refused; or b) the applicant has provided realistic evidence to demonstrate that an essential need no longer applies. Where the applicant seeks to retain the dwelling for their own use, permission may be given to carry out the development without complying with the occupancy condition subject to which the previous permission was granted, provided that criterion b) above is met.

University of Central Lancashire

Within and adjoining the area defined as HS6 on the Policies Map, development will be permitted for educational uses (Use Classes D1, D2), or any other appropriate complementary uses, including student accommodation and knowledge based and creative industry, that relate to the operation of the University, or welfare of staff and students. Outside the area defined as HS6 on the Policies Map, proposals for student accommodation will need to be justified and will be considered taking the following matters into account: a) the existing supply of and need for student accommodation (including vacancies), gaps in the market and provision for accommodation of students with special needs; b) the type of accommodation proposed and whether it will provide a beneficial alternative to the existing stock of student accommodation in the area; c) the surrounding land uses, whether they are residential dwellings, and the level of facilities available in the area; d) the accessibility of public transport provision in the area and the strength of links with the University campuses; e) The density of development including the appropriateness of the development taking account of surrounding land uses / densities

Houses in Multiple Occupation

The Council will allow proposals for the conversion of buildings into multiple occupancy units, provided that: a) the proposal does not erode the amenity of neighbouring properties and the character and appearance of the surrounding area; b) the property is deemed suitable for conversion without the need for any substantial extensions that would have a detrimental impact on amenity of neighbouring properties and the character and appearance of the area; c) the proposal would not lead to an unacceptable over-concentrated use of the property and site; d) an adequate amount of garden/outdoor amenity space is provided to meet the needs of residents; e) the site can accommodate the necessary parking and manoeuvring areas in a way which preserves residential amenity and the quality of the street scene; f) adequate refuse and recycling facilities, including appropriate storage space, is provided, and; g) the proposal would not put future occupants at an unacceptable risk of flooding.

North West Preston

Land is identified on the Policies Map at the North West Preston Strategic Location for a residential-led mixed-use development comprising the erection of approximately 5,300 dwellings and associated local centres together with the infrastructure to facilitate the creation of a sustainable community. Community uses should be located in association with the local centres with one to include a health centre. Proposals should provide or financially support the provision of the following key infrastructure: • An East-West Link Road providing a connection from the Preston Western Distributor Road in the west to Lightfoot Lane in the east • A comprehensive package of on and off site transport measures to mitigate the development's impact on roads and encourage sustainable modes of transport • One 1.5 form entry primary school and one 2 form entry primary school • One secondary school • Green infrastructure and neighbourhood play areas, and a comprehensive package of on-site open space in accordance with standards. Development will be allowed in advance of the completion of the entirety of the Preston Western Distributor Road and the East-West Link Road provided that development does not result in any severe impacts upon the existing highway. It should be demonstrated in any planning applications that the proposal would not prejudice the delivery of adjoining land and would support an integrated and coordinated approach to the development of the North West Preston Strategic Location. Such proposals should: • promote connectivity, ease of movement and legibility both within the individual development site and across the area as a whole; homes should have easy access to local services by a range of sustainable transport choices; • provide a range of house types and supporting community uses; the density of development and mix of uses should reflect the location of the site within the context of the wider area; • be designed in order to create a high quality townscape and an appropriate sense of enclosure including the delivery of a clear hierarchy of streets and spaces across individual sites and the area as a whole taking account, where appropriate, of the relationship with the East-West Link Road; • provide high quality public and private spaces which should contribute to the delivery of a new green infrastructure network across the area; • support the creation, and ensure the sensitive integration, of car parking and servicing areas within the development and ensure that such areas do not have a negative impact in terms of appearance or function of adjacent sites.

Telecommunications

Proposals for telecommunications will be permitted provided that the following criteria are met: a) The siting and appearance of the proposed apparatus and associated structures should seek to minimise impact on the visual amenity, character or appearance of the surrounding area; b) If on a building, apparatus and associated structures should be sited and designed in order to seek to minimise impact to the external appearance of the host building; c) If proposing a new mast, it should be demonstrated that the applicant has explored the possibility of erecting apparatus on existing buildings, masts or other structures. Such evidence should accompany any application submitted; d) If proposing development in a sensitive area, the development should not have an unacceptable effect on areas of ecological interest, areas of landscape importance, archaeological sites, conservation areas or buildings of architectural or historic interest. When considering applications for telecommunications development, regard will be had to the operational requirements of telecommunications networks and the technical limitations of the technology.

Model Policy

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the Framework. The Council will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan (and where relevant, policies in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no statutory development plan policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise, taking into account whether: a) any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole and those contained in the Core Strategy; or b) specific policies in the Framework and Core Strategy indicate that development should be restricted.

Cottam District Centre

Within the proposed Cottam District Centre, situated on the Former Cottam Brickworks site, as defined on the Policies Map, mixed use retail and commercial development that supports the role and function of the District Centre will be permitted.

Local Centres

The boundaries of the existing Local Centres are defined on the Policies Map. The following criteria apply for change of use and development within Local Centres: 1. Planning permission will be granted for retail development (including change of use) provided the proposal is commensurate to the size of centre and of a design which does not detract from the character of the centre. 2. Uses within Local Centres will be protected and enhanced wherever possible for retail use (A1). Other uses such as A2 (financial and professional services) and A3 (Restaurants and Cafes) may also be appropriate to maintain/enhance the vitality and viability of the Local Centre and will be permitted at street and pedestrian level where: a) they do not cause undue detriment to the centre's range of facilities, thereby threatening the centre's viability and vitality; and b) the development does not prejudice residential amenity or highway safety. 3. Other non-retail uses, including residential, will be permitted if criteria 2(a) and 2(b) above are met and if they do not result in a break in the shopping frontage that would threaten the centre's viability and vitality. The provision of flats on the upper floors of the building will be encouraged but this will not apply where the applicant can demonstrate that the whole building will be fully utilised for retail/commercial purposes.

New Small Scale Retail Development within and outside Local Centres

Proposals for retail development, outside those local shopping centres defined on the Proposals Map will be permitted subject to the provisions of policies S12 and S13, provided that they: (a) contribute in level, quality or range towards meeting local shopping needs; and, (b) do not adversely affect the character of the centre or the amenity of adjoining property; and, (c) would not adversely affect the vitality and viability of other nearby existing centres or prejudice future investment in those centres; and, (d) would be accessible to a high percentage of the potential customers from its catchment area, by a variety of realistic and alternative forms of transport other than the car to include the bicycle, public transport and walking; and, (e) would not increase the number and length of car journeys made overall; and be such that the road network is able to accommodate predicted traffic levels or any necessary road/ traffic improvements. Proposals for retail development within existing shopping centres defined on the Proposals Map will be considered only against criteria (a), (b) and (c) above.

Other Shops in the Urban Area

Change of use of shops outside a defined local shopping centre, from A1 retail use will be permitted provided that: (a) the range of local shopping facilities would not become unduly restricted; and, (b) the new use would not adversely affect the viability of adjacent retail units.

Hot Food Takeaways

Proposals for hot food takeaways (Class A5 uses) will need to satisfy the sequential test in relation to defined retail centres and will only be permitted where the use would not cause undue detriment to the centre's range of facilities, thereby threatening the centre's viability and vitality. Where such proposals are located within 400 metres of a secondary school or sixth form college (current school and college locations identified in Appendix E) planning permission will be granted subject to a condition that the premises are not open to the public before 17:00 and there are no over-the counter sales before that time.

Broughton Bypass

Alignments for the Broughton Bypass and D'Urton Lane/Eastway Link Road are safeguarded in the location shown on the Policies Map. Planning permission will not be granted for any development that would prejudice the construction of the road.

Park & Ride Sites (Broughton and Riversway)

Land is safeguarded for proposed bus based Park & Ride facilities in the locations shown on the Policies Map. Planning permission will not be granted for any development that would prejudice the future use of the land for that purpose.

Western Distributor

A Preferred Route is safeguarded for the Preston Western Distributor Road in the location shown on the Policies Map. Planning permission will not be granted for any development that would prejudice the construction of the road.

Broughton Bypass

Alignments for the Broughton Bypass and D'Urton Lane/Eastway Link Road are safeguarded in the location shown on the Policies Map. Planning permission will not be granted for any development that would prejudice the construction of the road.

Parking Standards

All development proposals will provide car parking and servicing space in accordance with the Parking Standards adopted by the Council (Appendix B). Locations that are accessible to services and well served by public transport may be considered appropriate for lower levels of provision. Proposals for provision above the adopted standards will need to be supported by evidence detailing the local circumstances that justify deviation from the standard.

General Transport Considerations

All development proposals will need to show that: a) road safety and the efficient and convenient movement of all highway users (including bus passengers, cyclists, pedestrians and equestrians) is not prejudiced; b) appropriate provision is made for public transport services; c) appropriate measures are included to facilitate access on cycle or foot; d) where practicable, ensure existing pedestrian, cycle and equestrian routes are protected and extended; e) the needs of disabled people are fully provided for; f) corridors which could be developed as future transport routes (e.g. disused railway lines) are not prejudiced.

Development in relation to Trunk Roads

Development proposals involving the formation of a direct access onto a motorway or motorway slip road will not be permitted other than where the development comprises a new or improved junction, a motorway maintenance compound or a motorway service area. The formation of new accesses onto trunk roads will be strictly controlled. Where development is likely to generate a material increase in traffic which would directly or indirectly affect the national all-purpose trunk or motorway system Transport Assessments (TA's) will be required to be submitted to the Highways Agency, the format and content of which should be agreed with the agency at an early stage. Developments which would result in the access or the main line of the trunk road becoming overloaded will not be permitted. Subject to satisfying other plan policies, development will be permitted where: (a) the TA indicates that the increase in traffic attributable to the development can be satisfactorily accommodated without improvements to provide additional capacity to the existing or proposed access or to the trunk road; or, (b) improvements to the trunk road could be designed to provide the additional capacity to the existing or proposed access sufficient to accommodate satisfactorily projected traffic levels for 15 years after completion of the development and to leave conditions no worse on the main line of the trunk road upon completion of the development than they were previously. In respect of (b) above conditions will be imposed upon any permission requiring that the development should not occur unless or until those improvements have been carried out and that the costs of such improvements should be borne by the developer.

Public Transport: Railway Lines and Stations

A new railway station will be developed at Tom Benson Way, Cottam as indicated on the Proposals Map. The Council will protect the following railway lines from development and, in conjunction with the County Council and other agencies, explore their potential for the development of new bus, rail or guided public transport services: • Grimsargh to Preston (disused); • Bamber Bridge to Preston (disused section in Preston); • Riversway to Preston.

Completion of Motorway Junction 31A

A new railway station will be developed at Tom Benson Way, Cottam as indicated on the Proposals Map.