Planning in West Lancashire

Sustainable Development

1. Design Proposals for development should: i. Be appropriately scaled and designed to respect the character, appearance and setting of the site and its surroundings; ii. Ensure that there is no significant detrimental effect on the amenity of occupiers of neighbouring properties in terms of noise, dust, vibration, smell, fumes, light pollution or other pollution; and maintain reas onable levels of privacy, amenity and sufficient garden / outdoor space for occupiers of the proposed and neighbouring properties; iv. Have regard to visual amenity and complement or enhance any attractive attributes and / or local distinctiveness within its surroundings through sensitive design, including appropriate siting, orientation, scale, materials, landscaping, boundary treatment, detailing and use of art features where appropriate; v. Adhere to low carbon sustainable building principles in accordance with Policy EN1; vi. In the case of extensions, conversions or alterations to existing buildings, the proposal should relate to the existing building, in terms of design and materials; and vii. Create safe and secure environments that reduce the opportunities for crime and prepare a crime impact statement where required in accordance with the Council's validation checklist. 2. Accessibility and Transport Proposals for development should: i. Integrate well with the surrounding area and provide safe, convenient and attractive pedestrian and cycle access; ii. Prioritise the convenience of pedestrians, cyclists and public transport users over car users, where appropriate; iii. Ensure that parking provision is made in line with the standards set out in Local Plan Policy IF2 and Appendix F; iv. Provide Transport Assessments and Travel Plans for proposals for development over a certain size in line with the latest DfT guidance; v. Create an environment that is accessible to all sectors of the community including children, elderly people, and people with disabilities; vi. Provide, where appropriate, suitable infrastructure for public transport, including bus stops and shelters; and vii. Incorporate suitable and safe access and road layout design. 3. Reducing Flood Risk The Council will ensure development does not result in unacceptable flood risk or drainage problems by requiring development to: i. Take account of the Council's Strategic Flood Risk Assessment (Level 1 and 2) along with advice and guidance from the Lead Local Flood Authority (Lancashire County Council), the Environment Agency and the National Planning Policy Framework; ii. Be located away from Flood Zones 2 and 3 wherever possible, with the exception of water compatible uses and key infrastructure; iii. Satisfy the sequential and, if necessary, the exceptions test as set out within National Guidance, for proposals within Flood Zones 2 and 3 on sites that have not been allocated within the Local Plan; iv. Be supported by a Flood Risk Assessment for all proposals within Flood Zones 2 and 3 that satisfy both the sequential and exceptions tests and for proposals within Critical Drainage Areas within Flood Zone 1 or on sites larger than 1 hectare within Flood Zone 1; v. Demonstrate that sustainable drainage systems have been explored alongside opportunities to remove surface water from existing sewers. Robust justification will be required for any development seeking to connect surface water to the public sewer network. In addition, any surface water connection must be at an agreed attenuated rate; and vi. Achieve a reduction in surface water run-off of at least 30% on previously developed land, rising to a minimum of 50% in Critical Drainage Areas unless this is demonstrated to be unfeasible or unviable. 4. Landscaping and the Natural Environment Proposals for development should: i. Maintain or enhance the distinctive character and visual quality of any Landscape Character Areas in which they are located; ii. Provide sufficient landscaped buffer zones and appropriate levels of public open space / green space to limit the impact of development on any adjoining sensitive uses or the open countryside; iii. Minimise the removal of trees, hedgerows, and areas of ecological value, or, where removal is unavoidable, provide for their like for like replacement or provide enhancement of features of ecological value; iv. Incorporate new habitat creation where possible; and v. Incorporate and enhance the landscape and nature conservation value of any water features, such as streams, ditches and ponds located within the site and provide appropriately sized buffers between them and the development. 5. Other environmental considerations In addition to the above criteria, proposals for development should: i. Be designed to minimise any reduction in air quality; ii. Incorporate recycling collection facilities; iii. Where floodlights are proposed, provide minimum levels of lighting whilst having regard to any potential adverse impacts and ensuring any light spillage is minimal; iv. In coal mining development referral areas, take account of issues such as land instability and where appropriate, a coal mining risk assessment report will be required; v. Minimise the risk from all types of pollution and contamination; vi. Ensure the protection of water quality and ground water resources and, where possible, seek improvement; and vii. Seek to remediate and restore contaminated land.

The Economy and Employment Land

1. Overall provision of employment land The delivery of 75 ha of new employment development (B1, B2 and B8 uses) will be promoted in West Lancashire between 2012 and 2027. Such a requirement will be met as follows: 52 ha of new employment development will be provided in the Skelmersdale area through the development of existing allocations and the regeneration of vacant and under-used premises on Pimbo, Gillibrands and Stanley Industrial Estates as well as the development of existing allocations at XL Business Park and White Moss Business Park. The remaining 23 ha of the 75 ha target will be provided through: Existing allocations and remodelling of the Burscough industrial estates (3 ha); Extension of the Burscough industrial estates into the Green Belt (10 ha); Extension of Simonswood Industrial Estate (7 ha); and Existing allocations and new opportunities for rural employment sites in rural areas (5 ha). Employment development in West Lancashire should continue to provide for the advanced manufacturing and distribution industries but should also encourage higher quality business premises and offices for business and professional services, the health sector, the media industry and other sectors related to research and degree courses provided at Edge Hill University. The "green" construction and "green" technology sectors will also be encouraged to locate in West Lancashire and developers should work with such businesses to ensure appropriate premises are provided. 2. Managing development on employment land a) Strategic Employment Sites - On the following sites, as detailed on the Policies Map, the Council will require a mix of industrial, business, storage and distribution uses (B1, B2 and B8) and will allow A1 retail warehouses on a like-for-like basis of existing A1 premises: i. Pimbo Industrial Estate ii. Stanley Industrial Estate / XL Business Park* iii. Gillibrands Industrial Estate iv. Burscough Employment Areas* v. Ormskirk Employment Area / Hattersley Court On the following Strategic Employment Sites, the Council will only permit B1 use classes (offices and research and development only) and other employment-generating uses in use classes C1 and D1: vi. White Moss Business Park* vii. Ormskirk Business Area b) Other Significant Employment Sites - On the following sites, as detailed on the Policies Map, the Council will permit industrial, business, storage and distribution uses (B1, B2 and B8): i. Westgate, Skelmersdale ii. Chequer Lane, Up Holland iii. Pilkington Technology Centre (B1 only)* iv. Southport Road / Green Lane, Ormskirk v. Abbey Lane, Burscough vi. Platts Lane, Burscough vii. Briars Lane, Burscough viii. Orrell Lane, Burscough ix. Red Cat Lane, Burscough x. North Quarry, Appley Bridge xi. Appley Lane North, Appley Bridge xii. Simonswood Industrial Estate* c) Other Existing Employment Sites - On other employment sites the Council will permit industrial, business, storage and distribution uses (B1, B2 and B8). The redevelopment of existing individual employment sites for other uses will be considered where a viability case can be put forward (in line with Policy GN4) and where the provisions of Policy EC2 and EC3 are met, where relevant. d) The Council will take account of the following factors when assessing all development proposals for employment uses: i. The accommodation should be flexible and suitable to potentially meet changing future employment needs, and in particular to provide for the requirements of local businesses and small firms; ii. The scale, bulk and appearance of the proposal should be compatible with the character of its surroundings; iii. The development must not significantly harm the amenities of nearby occupiers nor cause unacceptable adverse environmental impact on the surrounding area; iv. The scale of development should be compatible with the level of existing or potential public transport accessibility, and the on-street parking situation. Where additional infrastructure is required due to the scale of the development, such a development will be required to fund the necessary infrastructure to support it via appropriate means; and v. The nature of the business sector proposed. The Council will seek to ensure that opportunities are provided for local people and, where necessary, developers will be encouraged to implement relevant training programmes.

The Rural Economy

The irreversible development of open, agricultural land will not be permitted where it would result in the loss of the best and most versatile agricultural land, except where absolutely necessary to deliver development allocated within this Local Plan or strategic infrastructure, or development associated with the agricultural use of the land. Employment opportunities in the rural areas of the Borough are limited, and therefore the Council will protect the continued employment use of existing employment sites. This could include any type of employment use, including agriculture and farming, and may not be merely restricted to B1, B2 and B8 land uses. Where it can be robustly demonstrated that the site is unsuitable for an ongoing viable employment use (in accordance with the requirements of Policy GN4), the Council will consider alternative uses where this is in accordance with other policies in the Local Plan. As a general approach, the re-use of existing buildings within rural areas will be supported where they would otherwise be left vacant. Proposals for new or significant extensions to agricultural produce packing and distribution facilities will be permitted in rural areas provided that: i. there is not a more suitable alternative site located within a nearby employment area; ii. the proposed use remains linked, operationally, to the agricultural use of the land; iii. the majority of the produce processed on the site is grown upon holdings located in the local area; iv. the loss of agricultural land is kept to a minimum and, where there is a choice, that the lowest grade of agricultural land is used; and v. traffic generated can be satisfactorily accommodated on the local road network and will not be detrimental to residential amenity The promotion and enhancement of tourism and the natural economy in the Borough's countryside will be encouraged through agricultural diversification to create small-scale, sensitively designed visitor attractions and accommodation which: i. take advantage of some of the Borough's natural and heritage assets such as the canal network and Rufford Old Hall; ii. promote walking and cycling routes including long distance routes and linkages to national networks; and iii. contribute to the Ribble Coast and Wetlands Regional Park and its enjoyment by visitors. In order to support economic recovery and growth the Council will support the roll out of high speed broadband in line with the Lancashire Broadband Plan. Encouragement will also be given towards the delivery of renewable and green energy projects. Land allocated for the purpose of Rural Employment is as follows: a) Land between Greaves Hall Avenue and Southport New Road, Banks Development for this site will be expected to proceed in strict accordance with the site specific requirements outlined in the West Lancashire Level 2 SFRA. In addition to the above site, the Council will assess other proposals for rural employment on a site by site basis and having regard for other policies within the Local Plan.

Rural Development Opportunities

The development of some brownfield sites within more rural parts of the Borough for mixed uses will be permitted in order to stimulate the rural economy and provide much needed housing. High quality design will be essential in such areas. The following sites are allocated as 'Rural Development Opportunities': i. Greaves Hall Hospital, Banks (Development for this site will be expected to proceed in strict accordance with the site specific requirements outlined in the West Lancashire Level 2 SFRA.) (anticipated site capacity:140 dwellings) ii. East Quarry, Appley Bridge (anticipated site capacity: 60 dwellings); iii. Alty's Brickworks, Hesketh Bank (not all of this site will comprise built development and a masterplanning exercise will be required) (anticipated site capacity: 270 dwellings); and iv. Tarleton Mill, Tarleton (anticipated site capacity: 70 dwellings). On the above named sites a mix of the following uses will be permitted: Uses falling into classes B1, B2 and B8; Wider employment generating uses where a case can be made to demonstrate that new jobs will be created; Residential uses, particularly those meeting an identified need; Leisure, recreational and community uses; and Essential services and infrastructure. In the interest of the rural economy, employment generating uses will be required to form part of any proposal, the level of which will be determined on a site by site basis and in accordance with national and local planning policy.

Edge Hill University

Through the Local Plan the Council will seek to maximise the role and benefit of Edge Hill University as a key asset to the Borough, in terms of the employment opportunities and community benefits it provides, investment in the local area and the up-skilling of the population, whilst seeking to minimise any adverse impacts on Ormskirk and the wider environment. The following key principles are promoted: i. Supporting the continued growth, development and improvement of Edge Hill University and its facilities both on the existing campus and on the extension into the Green Belt to the south-east delineated on the policies map, where such development incorporates measures to alleviate any existing or newly created traffic and / or housing impacts; ii. Working with the University to develop travel plans and parking strategies to encourage sustainable travel and improve access to the campus; iii. Improving the University accommodation offer and concentrating new student accommodation within the existing and / or extended campus in accordance with Policy RS3; iv. Where possible, creating links between the University, local businesses and the community sector, in terms of both information sharing and learning programmes, to ensure that the University continues to contribute to the local economy and social inclusion in the Borough; v. Where possible, ensuring that the benefits of the University and its future growth and development are also directed to those communities where educational attainment is lower through specific programmes, and where possible and appropriate, led by private sector employers; and vi. The use of sustainable drainage systems for surface water.

Demonstrating Viability

1. The Council will seek to retain existing commercial / industrial (B1, B2 or B8) and retail (A1) land / premises, together with agricultural / horticultural workers' dwellings, unless it can be demonstrated that one of the following tests has been met: a) the continued use of the site / premises for its existing use is no longer viable in terms of its operation of the existing use, building age and format and that it is not commercially viable to redevelop the land or refurbish the premises for its existing use. In these circumstances, and where appropriate, it will also need to be demonstrated that there is no realistic prospect of a mixed-use scheme for the existing use and a compatible use; or b) the land / premises is no longer suitable for the existing use when taking into account access / highways issues (including public transport), site location and infrastructure, physical constraints, environmental considerations and amenity issues. The compatibility of the existing use with adjacent uses may also be a consideration; or c) marketing of the land / property indicates that there is no demand for the land / property in its existing use. Details of the current occupation of the buildings, and where this function would be relocated, will also be required. Where the existing use is no longer considered viable and a mixed-use scheme is also not viable or appropriate, the Council will preferentially seek the following alternative uses prior to consideration of a market housing-led scheme: For existing retail uses, an alternative use that helps create or maintain the vitality of a town, village or local centre; and For existing agricultural / horticultural workers' dwellings, an alternative use for affordable housing. Marketing Where an application relies upon a marketing exercise to demonstrate that there is no demand for the land / premises in its current use, the applicant will be expected to submit evidence to demonstrate that the marketing was adequate and that no reasonable offers were refused. This will include evidence demonstrating that: i. The marketing has been undertaken by an appropriate agent or surveyor at a price which reflects the current market or rental value of the land / premises for its current use and that no reasonable offer has been refused. ii. The land / premises has been marketed for an appropriate period of time, which will usually be 12 months, or 6 months for retail premises. iii. The land / premises has been regularly advertised and targeted at the appropriate audience. Consideration will be given to the nature and frequency of advertisements in the local press, regional press, property press or specialist trade papers etc; whether the land / premises has been continuously included on the agent's website and agent's own papers / lists of premises; the location of advertisement boards; whether there have been any mail shots or contact with local property agents, specialist commercial agents and local businesses; and with regards to commercial / industrial property, whether it has been recorded on the Council's sites and premises search facility. In certain cases, for example, where a significant departure from policy is proposed, the Council may seek to independently verify the submitted evidence, and the applicant will be required to bear the cost of independent verification.

Low Carbon Development and Energy Infrastructure

1. Low Carbon Design The Council will mitigate and adapt to climate change by requiring all development to: i. achieve the Code for Sustainable Homes Level 3 as a minimum standard for new residential development and conversions, rising to Level 4 and Level 6 in line with the increases to Part L of the Building Regulations; ii. achieve the BREEAM "very good" standard as a minimum for new commercial buildings of more than 1000m2, rising to "excellent" and "zero carbon" in line with the increases to Part L of the Building Regulations; iii. consider the requirements of the Government's emerging 'Allowable Solutions' Framework; and iv. be resilient to climate change by incorporating shading and Sustainable Drainage Systems and locating development away from areas at risk of flooding in line with Policy GN3. The above standards (i and ii) are in line with the implementation of the revisions to Part L of the contemporary Building Regulations and are a minimum only. Development will be expected to set out how improvements are achieved within an Energy Statement as part of any planning application. These standards will apply until any other national or locally-determined standard is required. 2. Low and Zero Carbon Energy Infrastructure The Council will deliver climate change mitigation and energy security measures by: i. requiring all major developments to explore the potential for a district heating or decentralised energy network, particularly on those sites of strategic importance; ii. requiring development located where a decentralised or district heat network is planned to be constructed and sited to allow future connectivity at a later date or phase; iii. using potential 'Allowable Solutions' funds to support carbon saving projects; and iv. supporting proposals for renewable, low carbon or decentralised energy schemes, including community-led energy schemes, provided they can demonstrate that they will not result in unacceptable harm to the local environment, having regard to Policies EN2 and EN4, which cannot be satisfactorily addressed and which is not outweighed by the benefits of such proposals. Very special circumstances will need to be demonstrated in order to justify renewable and low carbon energy proposals where they constitute inappropriate development in the Green Belt. 3. Wind Energy Development Wind energy development proposals within West Lancashire will be given positive consideration provided that any adverse impacts can be satisfactorily addressed. To assist in decision-making, developers are required to provide evidence to support their proposals considering the following: i. singular or cumulative impacts on landscape character and value; ii. impact on local residents (including noise and shadow flicker); iii. ecological impact including migration routes

Biodiversity, Trees and Landscape

1. Nature Conservation Sites and Ecological Networks Development affecting nature conservation sites and ecological networks must be assessed in accordance with the appropriate international, national and local planning policy requirements. In accordance with the Environmental Assessment of Plans and Programmes Regulations 2004 (as amended) and the Conservation of Habitats and Species Regulations 2010 (as amended), and in accordance with national planning policy, proposals for development within or affecting the above nature conservation sites must adhere to the following principles: a) Permitted development i. proposals which seek to enhance or conserve biodiversity will be supported in principle, subject to the consideration of other Local Plan policies; ii. consideration should be given to the impact of development proposals on the Major Wildlife Corridors defined on the Policies Map and on any additional ecological networks identified by any Supplementary Planning Document in the future and, where possible, opportunities to support the network by incorporating biodiversity in and around the development should be encouraged; iii. where development is considered necessary, adequate mitigation measures and compensatory habitat creation will be required through planning conditions and / or obligations, with the aim of providing an overall improvement in the site's biodiversity value. Where compensatory habitat is provided it should be of at least equal area and diversity, if not larger and more diverse, than what is being replaced; and iv. the development of recreation will be targeted in areas which are not sensitive to visitor pressures - the protection of biodiversity will be given higher priority than the development of recreation in sensitive areas of internationally-important nature conservation sites (as identified in paragraph (1)(a)(i) above), and on all nature conservation sites and ecological networks in situations where there is conflict between the two objectives. b) Damage to nature conservation sites and ecological networks The following definition of what constitutes damage to nature conservation sites and other ecological assets will be used in assessing developments likely to impact upon them: i. loss of the undeveloped open character of a part, parts or the entire nature conservation site or ecological network; ii. reducing the width of part of an ecological network or causing direct or indirect severance of any part of the ecological network or of any part of a nature conservation site; iii. restricting the potential for lateral movement of wildlife within or through an ecological network or nature conservation site; iv. causing the degradation of the ecological functions of any part of the ecological network or nature conservation site; v. directly or indirectly damaging or severing links between nature conservation sites, green spaces, wildlife corridors and the open countryside; and vi. impeding links to the wider ecological network and nature conservation sites that are recognised by neighbouring planning authorities. Part (1) of this policy applies to all presently designated nature conservation sites, as shown on the Policies Map and set out in Appendix I, and to any nature conservation sites or ecological networks that may be designated in the future by appropriate agencies.

Preserving and Enhancing West Lancashire's Natural Environment

1. Nature Conservation Sites and Ecological Networks a) The hierarchy of nature conservation sites The Council is committed to ensuring the protection and enhancement of West Lancashire's biodiversity and geological assets and interests. In order to do this, the Council will have regard to the following hierarchy of nature conservation sites when making planning decisions, according to their designation: i) International Ramsar Sites Special Areas of Conservation (SAC) Special Protection Areas (SPA) Candidate SACs or SPAs The strongest possible protection will be given to sites of international importance. The Council will also support the development of the Ribble Coast and Wetlands Regional Park, which encompasses part of the Ribble and Alt Estuaries SPA / Ramsar site. ii) National National Nature Reserves (NNR) Sites of Special Scientific Interest (SSSI) Developments that would directly or indirectly affect any site of national importance will only be permitted where there are exceptional circumstances and where the benefits of the development at that site clearly outweigh the impacts to the site and the wider ecological network. In the case of SSSI's, consideration will be given to the likely impact of the development on the features of the site that make it of special scientific interest. iii) Local Regionally Important Geological Sites County Biological Heritage Sites Local Nature Conservation Sites Local Nature Reserves Development that would directly or indirectly affect any sites of local importance will be permitted only where it is necessary to meet an overriding local public need or where it is in relation to the purposes of the nature conservation site. b) Development within or affecting nature conservation sites and ecological networks In addition to the provisions of National and European law, and in accordance with national planning policy, proposals for development within or affecting the above nature conservation sites must adhere to the following principles: i. proposals which seek to enhance or conserve biodiversity will be supported in principle, subject to the consideration of other Local Plan policies; ii. consideration should be given to the impact of development proposals on the Major Wildlife Corridors defined on the Policies Map and on any additional ecological networks identified by any Supplementary Planning Document in the future and, where possible, opportunities to support the network by incorporating biodiversity in and around the development should be encouraged; iii. where development is considered necessary, adequate mitigation measures and compensatory habitat creation will be required through planning conditions and / or obligations, with the aim of providing an overall improvement in the site's biodiversity value. Where compensatory habitat is provided it should be of at least equal area and diversity, if not larger and more diverse, than what is being replaced; and iv. the development of recreation will be targeted in areas which are not sensitive to visitor pressures - the protection of biodiversity will be given higher priority than the development of recreation in sensitive areas of internationally-important nature conservation sites (as identified in paragraph (1)(a)(i) above), and on all nature conservation sites

Provision of Green Infrastructure and Open Recreation Space

1. Green Infrastructure The Council will provide a green infrastructure strategy which supports the provision of a network of multi-functional green space including open space, sports facilities, recreational and play opportunities, allotments, flood storage, habitat creation, footpaths, bridleways and cycleways, food growing and climate change mitigation. The network will facilitate active lifestyles by providing leisure spaces within walking distance of people's homes, schools and work. In order to support this green infrastructure strategy, all development, where appropriate, should: i. Contribute to the green infrastructure strategy by enhancing and safeguarding the existing network of green links, open spaces and sports facilities, and securing additional areas where deficiencies are identified - this will be achieved through contributions to open space as outlined within Policy IF4; ii. Provide open space and sports facilities in line with an appraisal of local context and community need, with particular regard to the impact of site development on biodiversity; iii. Seek to deliver new recreational opportunities, including the proposed linear parks between Ormskirk and Skelmersdale, between Ormskirk and Burscough, along the River Douglas at Tarleton and Hesketh Bank and along the former railway line in Banks; iv. Support the development of new allotments and protect existing allotments from development; and v. Support the Ribble Coast and Wetlands Regional Park and associated infrastructure. 2. Open Space and Recreation Facilities a) Development that results in the loss of existing open space or sports and recreation facilities (including school playing fields) will only be permitted if one of the following conditions are met: i. The open space has been agreed by the Council as being unsuitable for retention because it is under-used, poor quality or poorly located; ii. The proposed development would be ancillary to the use of the site as open space and the benefits to recreation would outweigh any loss of the open area; or iii. Successful mitigation takes place and alternative, improved provision is provided in the same locality. b) Development on open space and sports and recreation facilities will not be permitted where: i. Development would affect the open character of the area ii. Development would restrict access to publicly accessible Green Space iii. Development would adversely affect biodiversity in the locality iv. Development would result in the loss of Green Spaces, Green Corridors and the Countryside v. The open space contributes to the distinctive form, character and setting of a settlement vi. The open space is a focal point within the built up area vii. The open space provides a setting for important buildings (being listed or of local historic importance) or scheduled ancient monuments c) Development for outdoor sports and recreational facilities will be permitted within settlement boundaries providing it does not conflict with other policies contained with the Local Plan. Appropriate development for outdoor sports and recreation facilities may be permitted in the Green Belt in accordance with national policy. d) Where deficiencies in existing open recreation space provision exist, as demonstrated in the Council's Open Space, Sports and Recreation Study and any subsequent equivalent document, new residential development will either be expected to provide public open space on-site (where appropriate) or a financial contribution towards the provision of off-site public open space to meet the demand created by the new development or enhancement of existing areas of public open space which could be upgraded to meet the demand created by the new development. e) Development which would prejudice the delivery of the informal countryside recreational activities proposed at the following sites will not be permitted: i. Hunters Hill, Wrightington ii. Parbold Hill, Parbold iii. Platts Lane and Mill Dam Lane, Burscough f) Development which would prejudice the protection and improvement of facilities at the following existing countryside recreation sites will not be permitted: i. Beacon Country Park, Skelmersdale ii. Tawd Valley Park, Skelmersdale iii. Fairy Glen, Appley Bridge iv. Dean Wood, Up Holland v. Abbey Lakes, Up Holland vi. Ruff Wood, Ormskirk vii. Platts Lane Lake, Burscough viii. Chequer Lane, Up Holland

Preserving and Enhancing West Lancashire's Cultural and Heritage Assets

The historic environment has an aesthetic value and promotes local distinctiveness and helps define our sense of place. In order to protect and enhance historic assets, including their settings, whilst facilitating economic development through regeneration, leisure and tourism, the following principles will be applied: a) There will be a presumption in favour of the conservation of designated heritage assets. Regard should be had for the following criteria: i. development will not be permitted that will adversely affect a listed building, a scheduled monument, a conservation area, historic park or garden, or important archaeological remains; ii. development affecting the historic environment should seek to preserve or enhance the heritage asset and any features of specific historic, archaeological, architectural or artistic interest; iii. in all cases there will be an expectation that any new development will enhance the historic environment in the first instance, unless there are no identifiable opportunities available; and iv. in instances where existing features have a negative impact on the historic environment, as identified through character appraisals, the Local Planning Authority will request the removal of the features that undermine the historic environment as part of any proposed development. b) Substantial harm to, or loss of, a listed building, park or garden will only be permitted in exceptional circumstances where it can be demonstrated that: i. the substantial harm to, or loss of significance of, the heritage asset is necessary in order to deliver substantial public benefits that outweigh that harm or loss, or the nature of the heritage asset prevents all reasonable uses of the site; ii. no viable use of the heritage asset itself can be found in the medium term that will enable its conservation (evidence of appropriate marketing and reasonable endeavours should be provided in line with Policy GN4); iii. conservation through grant-funding or some form of charitable or public ownership is not possible; and iv. the harm to, or loss of, the heritage asset is outweighed by the benefits of bringing the site back into use. c) There will be a presumption in favour of the protection and enhancement of existing non-designated heritage assets which have a particular local importance or character which it is desirable to keep. Such historic buildings, groups of buildings, spaces or other historic resources will be identified through a Local List which will be adopted by the Council. d) Heritage Statements and / or Archaeological Evaluations will be required for proposals related to, or impacting on, the setting of heritage assets and / or known or possible archaeological sites, in order that sufficient information is provided to assess the impacts of development on historic environment assets, together with any proposed mitigation measures. e) Where possible, opportunities to mitigate and adapt to the effects of climate change will be encouraged. Re-use of heritage assets and, where suitable, modification so as to reduce carbon emissions and secure sustainable development will be permitted where appropriate. The public benefit of mitigating the effects of climate change should be weighed against any harm to the significance of the heritage asset.

Residential Development

a) Development within settlement boundaries Subject to other relevant policies being satisfied, residential development will be permitted within the Borough's settlements as set out below. Within the Regional Town, Key Service Centres, Key Sustainable Villages and Rural Sustainable Villages (as defined by Policy SP1), residential development will be permitted on brownfield sites, and on greenfield sites not protected by other policies, subject to the proposals conforming with all other planning policy. The following sites, as shown on the Policies Map, are specifically allocated for residential development: (i) Skelmersdale Town Centre - potential capacity for 730 units (of which 500 are expected to be delivered over the Local Plan period); (ii) Yew Tree Farm, Burscough * - capacity 500 units (in the Local Plan period); (iii) Grove Farm, Ormskirk - capacity 300 units; (iv) Land at Firswood Road, Lathom / Skelmersdale * - capacity 400 units; (v) Land at Whalleys, Skelmersdale * - capacity 615 units (of which 520 are expected to be delivered over the Local Plan period); (vi) Chequer Lane, Up Holland * - capacity 175 units; (vii) Fine Jane's Farm, Moss Road, Halsall - capacity 60 units; (viii) Land at New Cut Lane, Halsall - capacity 150 units; and (ix) Land east of Guinea Hall Lane, Banks - capacity 115 units. Development of sites (i) - (v) above should conform to masterplans or development briefs to be prepared for each site. Within Small Rural Villages, the appropriate re-use of an existing building, and very limited infill development (i.e. up to 4 units) will be permitted for market housing. For the purposes of this policy, infill development refers to development within the settlement boundary of the village. Infill developments of 5 or more units may also be permitted where proposals provide the minimum amount of market housing to make the scheme financially viable, with the remainder of the housing being made available as affordable housing. On such sites, it will be expected that the affordable housing provision should be not less than 50% of all housing on the site. b) Development outside settlement boundaries On Protected Land, small-scale 100% affordable housing schemes (i.e. up to 10 units) may be permitted where it is proven that there are no suitable sites within the nearest or adjacent settlement, in accordance with Policy GN5 (Sequential Tests). Within the Green Belt, very limited affordable housing (i.e. up to 4 units) may be permitted where it is proven that there are no suitable sites in non-Green Belt areas, in accordance with Policy GN5. c) Development on garden land When considering proposals for residential development on garden land, careful attention will need to be paid to relevant policies, including, but not limited to, those relating to the amenity of nearby residents, the character of the immediate area, vehicle access, biodiversity and design. d) Density The density of residential development within West Lancashire should be a minimum of 30 dwellings per hectare, subject to the specific context for each site. Densities of less than 30 dwellings per hectare will only be permitted where special circumstances are demonstrated. Higher densities (in the order of 40-50 dwellings per hectare, or more, where appropriate) will be expected on sites with access to good public transport facilities and services. When considering the possibility of high density development, the Council will seek to ensure that there is no unacceptable negative impact on local infrastructure or highway safety, and that adequate open space can be provided. The achievement of higher residential densities should not be at the expense of good design nor of the amenity of the occupiers of the proposed or existing neighbouring properties. e) Provision for all ages Development proposals for accommodation designed specifically for the elderly will be encouraged within settlements, provided that they are accessible by public transport or within a reasonable walking distance of community facilities such as shops, medical services and public open space. In order to help meet the needs of an ageing population in West Lancashire, the Council will expect that at least 20% of units within residential developments of 15 or more dwellings should be designed specifically to accommodate the elderly. All new homes will be expected to meet the Lifetime Homes Standard, except where it is demonstrated that it would clearly be inappropriate for particular dwellings to meet the Standard. f) Management of housing land supply Should the supply of housing begin to grow too large (i.e. a situation emerges where there is a significant over-supply of housing relative to housing targets, either for the Borough as a whole, or for an individual settlement), and if it is clear that the adverse impacts of allowing more housing would significantly and demonstrably outweigh the benefits, the Council may consider implementing some form of restraint, either Borough-wide or settlement-specific, provided this is clearly necessary and appropriate.

Affordable and Specialist Housing

Other than in Skelmersdale, affordable and specialist housing will be required as a proportion of new residential developments of 8 or more dwellings in the Borough's Key Service Centres, Key Sustainable Villages and Rural Sustainable Villages, as follows: Affordable housing requirement (minimum % of units) Proposed development size (number of units) 25% 8-9 30% 10-14 35% 15 and above Within residential developments in Skelmersdale town centre, 10% of units will be required to be affordable, in accordance with Policy SP2. Elsewhere in Skelmersdale, no affordable housing will be required for developments of fewer than 15 units, whilst on sites of 15 or more dwellings, 20% of units will be required to be affordable, with up to 30% on greenfield sites on the edge of the built-up area. Within Small Rural Villages, as defined by the settlement hierarchy in Policy SP1, affordable housing should be provided on sites comprising 5 or more dwellings, as defined in Policy RS1. The Council will take account of viability when assessing individual schemes. If a level of affordable housing lower than those set out above is proposed for a specific scheme, the Council will expect robust information on viability to be provided by the applicant. The Council may seek to have such information independently verified in certain cases, with any costs associated with the verification to be met by the applicant, before approving a scheme with lower levels of affordable housing than those specified above. A forthcoming Supplementary Planning Document (SPD) will provide more detailed policy to aid the implementation of affordable housing. In the future, such an SPD may vary the proportion of affordable housing required on sites from the levels stated above, depending on the viability, costs and expected income of the developments at the time that planning applications are processed. Similarly, if future housing needs studies indicate a change in the Borough's housing need, the SPD may vary the percentage requirements for affordable housing from those specified above. In accordance with Policies GN1 and RS1, affordable housing schemes to meet an identified local need will be supported in the Borough's non-Green Belt settlements; small scale 100% affordable housing developments (i.e. up to 10 units) may be permitted on non-Green Belt land outside settlements, provided that a sequential site search for sites within settlement areas has been carried out in accordance with Policy GN5; and very limited affordable housing developments (i.e. up to 4 units) may be permitted in the Green Belt, provided that a sequential site search for sites within areas excluded from the Green Belt has been carried out in accordance with Policy GN5. The precise requirements for tenure, size and type of affordable housing units will be negotiated on a case-by-case basis, having regard to the viability of individual sites and local need. Further details will be set out in the Affordable Housing SPD. The Council will usually expect the following: Tenure - the majority of affordable housing provided should comprise social and / or affordable rented units, with the remainder intermediate housing. Size and Type - the affordable housing provided should be a range of sizes and types, reflecting the sizes and types of market units to be provided through the development proposal. Lifetime Homes - the Council expects all affordable units to be built to Lifetime Homes Standard. On / off-site provision - affordable housing should be provided on the development site, unless there are exceptional circumstances which would justify provision elsewhere. Such off-site provision should be provided in the locality of the development site. Specialist housing for the elderly will be provided in sustainable locations via specific schemes for elderly accommodation (e.g. Extra Care and Sheltered Accommodation), and through the requirement in Policy RS1 that, in schemes of 15 dwellings or more, 20% of new residential units should be designed specifically as accommodation suitable for the elderly.

Accommodation for Temporary Agricultural / Horticultural Workers

The reuse of existing buildings within village settlements and the Green Belt for accommodation for temporary agricultural and/or horticultural workers will be permitted provided that it complies with other policy in this Local Plan and national Green Belt policy. The provision of non-permanent accommodation, appropriate to both the identified need and the location, will be permitted where it can be demonstrated that: i. there is a requirement to provide accommodation to satisfy a clearly identified need for temporary agricultural / horticultural workers; ii. there are no existing buildings in the locality which are suitable, or capable of being made suitable, for accommodating temporary workers; iii. the site chosen is the most suitable in the locality, taking into account other policies in this Local Plan; iv. any impact on visual amenity, residential amenity, highway safety, landscape, wildlife and countryside character is minimised to an acceptable level; and v. proposals include measures to protect the character of the local area, including retention of existing trees and hedges, implementation of landscape planting, improvement of any damaged or derelict land involved and improvement of boundary treatments. In all cases of non-permanent accommodation, the permission will be subject to a time-limiting condition of five years from the date of the accommodation being sited on the site or the date of the planning permission, whichever is the earlier, unless the evidence of need demonstrates that a shorter time-limited condition is warranted.

A "Plan B" for Housing Delivery in the Local Plan

The "Plan B" sites safeguarded in Policy GN2 will only be considered for release for housing development if one of the following triggers is met: Year 5 review of housing delivery If less than 80% of the pro rata housing target has been delivered after 5 years of the Plan period, then the Council will release land from that safeguarded from development for "Plan B" to enable development to an equivalent amount to the shortfall in housing delivery. Year 10 review of housing delivery If less than 80% of the pro rata housing target has been delivered after 10 years of the Plan period, then the Council will release land from that safeguarded from development for "Plan B" to enable development to an equivalent amount to the shortfall in housing delivery. The housing target increasing as a result of new evidence If, at any point during the 15 year period of the Plan, the Council chooses to increase its housing target to reflect the emergence of new evidence that updates the existing evidence behind the housing target and which would undermine the existing target, then an appropriate amount of land will be released from that safeguarded from development for "Plan B" to make up the extra land supply required to meet the new housing target for the remainder of the Plan period.

Affordable Housing

Size and Type - the affordable housing provided should be a range of sizes and types, reflecting the sizes and types of market units to be provided through the development proposal. Lifetime Homes - the Council expects all affordable units to be built to Lifetime Homes Standard. On / off-site provision - affordable housing should be provided on the development site, unless there are exceptional circumstances which would justify provision elsewhere. Such off-site provision should be provided in the locality of the development site.

Houses in Multiple Occupation

When assessing proposals for conversion of a dwelling house or other building to a House in Multiple Occupation (HMO), the Council will have regard to the proportion of existing residential properties in use as, or with permission to become, an HMO, either in the street as a whole, or within the nearest 60 residential properties (excluding those residential properties used specifically for the accommodation of older people or in a C2 use) in the same street, whichever is the smaller. Where proposals for an HMO would result in the percentages specified in the table below being exceeded, these proposals will not be permitted unless there are compelling reasons specific to an individual application why it would be appropriate to allow the limit to be exceeded. The Council will also have regard to any purpose-built student accommodation in the same street, or section of the street. When assessing proposals for changes of use to HMOs, regard will be had towards any potential clustering of HMOs and / or purpose-built student accommodation, and the effects of this on nearby properties. The Council will not permit the conversion to HMOs of any new housing built in Ormskirk following the adoption of the emerging Local Plan, regardless of its location, and notwithstanding the limits in the above table, other than that created as part of purpose-built student accommodation. This policy is applicable in conjunction with an Article 4 Direction relating to HMOs and covering Ormskirk and Aughton. If in future years, there is evidence that HMOs are becoming an issue in settlements outside of Ormskirk and Aughton, and Article 4 Directions are implemented to cover such areas, the principles of Policy RS3 will apply to such areas.

Accommodation for Temporary Agricultural / Horticultural Workers

The reuse of existing buildings within village settlements and the Green Belt for accommodation for temporary agricultural and/or horticultural workers will be permitted provided that it complies with other policy in this Local Plan and national Green Belt policy.

Yew Tree Farm, Burscough - A Strategic Development Site

An area to the west of Burscough has been identified for a Strategic Development Site on the site of Yew Tree Farm that should deliver: Residential development for at least 500 new dwellings and safeguarded land for up to 500 more dwellings in the future (post 2027); 10 ha of new employment land as an extension to the existing employment area and safeguarded land for up to 10 ha more in the future (post 2027); A new town park for Burscough, with a Management Trust to co-ordinate and fund the maintenance of the park, alongside other Green Infrastructure improvements; A linear park / cycle route across the site to link in with a wider Ormskirk to Burscough linear park / cycle route; A new Primary School and other local community facilities that cannot be appropriately accommodated elsewhere in the town; A decentralised energy network facility, including district heat and energy infrastructure, which will provide heat and electricity for the entire site and possibly beyond the site boundary; Appropriate highway access for the site on Liverpool Road South and Tollgate Road, together with a suitable internal road network; Traffic mitigation measures to improve traffic flow on Liverpool Road South and protect other local roads; A robust and implementable Travel Plan for the entire site to address the provision of, and accessibility to, frequent public transport services and to improve pedestrian and cycling links with Burscough town centre, rail stations and Ormskirk; Measures to address the surface water drainage issues on the Yew Tree Farm site and in Burscough generally to the satisfaction of the Environment Agency, United Utilities and the Lead Local Flood Authority. For the development of Yew Tree Farm no surface water should be discharged into the public sewerage system; Financial contributions to improve the health care facilities and other existing community facilities in the town; and Financial contributions to improve public transport services / facilities and to improve cycling and walking facilities. The Strategic Development Site will involve the release of approximately 74 ha of Green Belt to enable development but it is anticipated that approximately 30 ha of this will be safeguarded from development until at least 2027. The precise layout of the site will be defined through a separate masterplan that will be prepared in consultation with local residents. Development of the site will be required to conform to this masterplan and planning permission shall not be granted until the comprehensive masterplanning exercise has taken place. Development of the Yew Tree Farm site will not result in surface water being discharged into the public sewerage system and will, in fact, draw surface water off the public sewerage system to be attenuated to the local watercourse at greenfield run-off rates to at least the equivalent quantity of foul water being discharged from the site into the public sewerage system. Development in this Strategic Development Site should be of a high quality of design and be of a high standard in relation to energy efficiency in line with Code for Sustainable Homes and Building Research Establishment Environmental Assessment Method (BREEAM), the specific level of which will be set in future detailed guidance for this site. The scale and massing of development should be appropriate, given the site's edge of built-up area location, in accordance with the Council's Design Guide SPD. Any development of the site should have consideration to its impact on nearby heritage assets and implement appropriate mitigation measures to minimise any negative impact on these assets. Development in the Strategic Development Site should seek to conserve and enhance biodiversity and landscape value wherever possible, including delivering appropriate mitigation identified by a specific Habitat Regulations Assessment / Appropriate Assessment for the site.

Service Accessibility and Infrastructure for Growth

1. Development will be required to provide essential site service and communications infrastructure and demonstrate that it will support infrastructure requirements as set out in the Infrastructure Delivery Plan 2. In order for West Lancashire to protect and create sustainable places for communities to enjoy, proposals for development should: i. make the most of existing infrastructure by focusing on sustainable locations with the best infrastructure capacity; ii. mitigate any negative impacts to the quality of the existing infrastructure as a result of new development; iii. where appropriate, contribute towards improvements to existing infrastructure and provision of new infrastructure, as required to meet the needs of the development; iv. where appropriate, demonstrate how access to services will be achieved by means other than the car; and v. where appropriate, demonstrate how the range of local social and community services and facilities available will be suitable and accessible for the intended occupiers or users of the development. Waste Water Treatment and Water Supply New development proposed in the areas of Ormskirk, Burscough, Rufford and Scarisbrick that are affected by limitations on waste water treatment will need to be considered in liaison with the statutory undertaker for water and waste water and the Council to establish the impact on water and waste water infrastructure. The delivery of development must be phased to ensure that it coincides with an appropriate solution agreed with United Utilities and the Environment Agency. New development proposed in the Northern Parishes will need to be considered in liaison with the statutory undertaker for water and waste water and the Council to establish the impact on water and waste water infrastructure. The delivery of development will need to be considered in conjunction with the timescales for delivery of a solution to low water pressure in this area. Communications The Council will support the delivery of broadband and communications technology to all parts of the Borough and will encourage and facilitate its use in line with national policy. Community Facilities Development proposals for new public facilities and services should be co-located where possible, creating "community hubs" and providing a range of services in one sustainable and accessible location. Where new facilities are required independent of new development, they should be located in the most accessible location available. The loss of any community facilities such as (but not limited too) pubs, post offices, community centres and open space will be resisted unless it can be demonstrated that the facility is no longer needed, or can be relocated elsewhere that is equally accessible by the community.

Developer Contributions

New development will be expected to contribute to mitigating its impact on infrastructure, services and the environment and to contribute to the requirements of the community. Contributions may be secured through a planning obligation (subject to an obligation meeting the requirements of the relevant legislation and national policy) and through the Community Infrastructure Levy (CIL), at such a time when the Council has prepared a Charging Schedule. The types of infrastructure that developments may be required to provide such contributions for include, but are not limited to: i. Utilities and Waste (where the provision does not fall within the utility providers legislative obligations); ii. Flood prevention and sustainable drainage measures; iii. Transport (highway, rail, bus and cycle / footpath network, canal and any associated facilities); iv. Community Infrastructure (such as health, education, libraries, public realm); v. Green Infrastructure (such as outdoor sports facilities, open space, parks, allotments, play areas, enhancing and conserving biodiversity and management of environmentally sensitive areas including Natura 2000 and Ramsar Sites); vi. Climate change and energy initiatives through allowable solutions; vii. Affordable housing; and viii. Skelmersdale Town Centre Regeneration. Where appropriate, the Council will permit developers to provide the necessary infrastructure themselves as part of their development proposals, rather than making financial contributions. Where a development is made unviable by the requirements of a planning obligation, the Council will have regard to appropriate evidence submitted by an applicant and consider whether any flexibility in the planning obligation is justified.

Settlement Boundaries

a) Development within settlement boundaries Within settlement boundaries, development on brownfield land will be encouraged, subject to other relevant Local Plan policies being satisfied. Development proposals on greenfield sites within settlement boundaries will be assessed against all relevant Local Plan policies applying to the site, including, but not limited to, policies on settlements' development targets, infrastructure, open and recreational space and nature conservation, as well as any land designations or allocations. b) Development outside settlement boundaries Development proposals within the Green Belt will be assessed against national policy and any relevant Local Plan policies. Development on Protected Land will only be permitted where it retains or enhances the rural character of the area, for example small scale, low intensity tourism and leisure uses, and forestry and horticulture related uses. Small scale 100% affordable housing schemes (i.e. 10 units or fewer), or small scale rural employment (i.e. up to 1,000 square metres) or community facilities to meet an identified local need may be permitted on Protected Land, provided that a sequential site search has been carried out in accordance with Policy GN5. If it is demonstrated that there are no sequentially preferable sites within the settlement boundary, then the most sustainable Protected Land sites closest to the village centre should be considered first, followed by sites which are further from the village centre where a problem of dereliction would be removed. Only after this search sequence has been satisfied should other sites outside the settlement boundary be considered.

Safeguarded Land

The land identified on the Policies Map as safeguarded land is within the settlement boundaries but will be protected from development and planning permission will be refused for development proposals which would prejudice the development of this land in the future. This safeguarding is necessary for one of the following two reasons: It is allocated for the "Plan B" – such land will be safeguarded from development for the needs of the "Plan B" should it be required. If the "Plan B" is not required then this land will be safeguarded from development until 2027 for development needs beyond 2027. It is safeguarded from development for needs beyond 2027 – these sites will only be considered for development after 2027 if there is not a sufficient supply of other suitable sites within the settlement boundaries to meet any identified development needs at that time. The following sites will be safeguarded from development (potential capacity for housing and / or employment land in brackets): a) "Plan B" sites i. Land at Parr's Lane, Aughton (400 dwellings) ii. Land a Ruff Lane, Ormskirk (10 dwellings) iii. Land at Red Cat Lane, Burscough (60 dwellings) iv. Land a Mill Lane, Up Holland (120 dwellings) v. Land at Moss Road (west), Halsall (240 dwellings) b) Safeguarded until 2027 i. Land at Yew Tree Farm, Burscough (500 dwellings and 10 ha of employment land) ii. Land at Moss Road (east), Halsall (210 dwellings) The safeguarded land at Yew Tree Farm is not marked on the Policies Map as it is part of the wider Policy SP3 allocation for a strategic development site and a subsequent masterplan for this allocation will define the precise boundary of the land to be safeguarded until 2027 within this site.

Sequential Tests

Sequential tests will be required for the following types of development: i. Retail and other town centre uses on sites outside town centres (in line with national policy) ii. Affordable housing, employment uses, or community facilities on Protected Land (Policy GN1) iii. Affordable housing in the Green Belt (Policy RS1) iv. Gypsy and Traveller sites in the Green Belt (Policy RS4) v. Accommodation for temporary agricultural / horticultural workers (Policy RS5) vi. Proposals at risk from flooding (in accordance with Policy GN3). In undertaking a sequential site search, the onus is on the applicant to demonstrate that there are no alternative sites in preferable locations that could reasonably be expected to accommodate the proposed development within the expected project timeframe. To achieve a satisfactory sequential test, the Council will expect the following from applicants: i. Area of search: The extent of the area of search will depend on the scale and nature of the proposed development. It will usually be the settlement, ward or parish in which the proposed development site lies but could also include land in adjacent settlements, wards, parishes or boroughs. For major development proposals and those at risk from flooding, the area of search will be wider, and may include the whole Borough. ii. Comprehensiveness of search: Evidence should be provided of a rigorous investigation of relevant sources of information to find sequentially preferable sites. iii. Availability / viability / deliverability of sequentially preferable sites: Evidence should be provided to demonstrate that landowners / site occupiers or their agents have been contacted to discuss the possibility of selling or developing the land, and, on any site rejected on viability grounds, financial information submitted to show on what basis that it would be unviable to proceed with the proposed development. iv. Suitability: The test should take account of the suitability of sequentially preferable sites to accommodate the proposed development.

Sustainable Development and the Settlement Hierarchy

New development in West Lancashire will contribute towards the continuation and creation of sustainable communities in the Borough by being sustainable in its construction and use of resources and in its location and accessibility. New development will be promoted in accordance with the following Settlement Hierarchy, with those settlements higher up the hierarchy, in general, taking more development than those lower down and new development being of a type and use that is appropriate to the scale and character of settlements at each level of the hierarchy. Settlements Hierarchy: Skelmersdale with Up Holland - Regional Town Ormskirk with Aughton; Burscough - Key Service Centre Tarleton with Hesketh Bank; Parbold; Banks - Key Sustainable Village Rufford; Newburgh; Appley Bridge; Brown Edge/Pool Hey; Birkdale/Ainsdale Boundary; Mere Brow; Halsall; Haskayne; Tontine - Rural Sustainable Village Scarisbrick/Bescar; Shirdley Hill; Holt Green; Stanley Gate; Westhead; Hilldale; Mossy Lea; Hunger Hill; Wrightington Bar; Crawford - Small Rural Village The Regional Town and the two Key Service Centres of the Borough will take the vast majority of new development. Spatially and economically, Skelmersdale with Up Holland is the main location for new development throughout the Local Plan period in order to enable the delivery of the town centre masterplan and the wider regeneration of the town. Ormskirk with Aughton and Burscough are also key locations for new development. Development in rural settlements will be focused on the Key and Rural Sustainable Villages. Development in the Small Rural Villages will only be permitted where it involves a like-for-like redevelopment of an existing property, the appropriate re-use of an existing building or infill development (in line with Policy RS1). All new built development in the Borough will take place within settlement boundaries (as defined in Policy GN1), except where a specific need for development for a countryside use is identified that retains or enhances the rural character of an area. The settlement boundaries encompass land previously included within the Green Belt that is released by this Local Plan. This includes land required for development before 2027, land to be safeguarded for the "Plan B" of this Local Plan and land to be safeguarded for development needs beyond 2027. Over the life of the Local Plan (2012-2027) there will be a need for 4,860 new dwellings (net) as a minimum. Similarly, there will be a need for 75 ha of land to be newly developed for employment uses over the life of the Local Plan. These Borough-wide minimum targets will be divided between the different spatial areas of the Borough as follows: Employment / Housing: 52 ha / 2,100 dwellings - Skelmersdale with Up Holland - / 750 dwellings - Ormskirk with Aughton 13 ha / 850 dwellings - Burscough 3.5 ha / 800 dwellings - Northern Parishes 6.5 ha / 100 dwellings - Eastern Parishes - / 260 dwellings - Western Parishes The above housing and employment land development has been prioritised to sites within the existing built-up areas of the Regional Town / Key Service Centres and the Key / Rural Sustainable Villages (including appropriate greenfield sites). However, in order to meet the above housing and employment land development targets and to enable a small expansion of the Edge Hill University campus, a small amount of land is proposed for release from the Green Belt in the Local Plan (2012-2027). This land involves five specific sites: Yew Tree Farm, Liverpool Road South, Burscough - for 500 dwellings, 10 ha of new employment land and new community infrastructure (see Policy SP3) Grove Farm, High Lane, Ormskirk - for 300 dwellings (see Policy RS1) Fine Jane's Farm, Moss Road, Halsall - for 60 dwellings (see Policy RS1) Land at New Cut Lane, Halsall - for 150 dwellings (see Policy RS1) Edge Hill University, St Helen's Road, Ormskirk - 10 ha for new university buildings, car parking and new access road (see Policy EC4) It is anticipated that the Yew Tree Farm and Grove Farm sites will only begin to be developed from 2015. There must be no discharge to the public sewerage system from either site until appropriate surface water mitigation measures demonstrating a net reduction in wastewater flows arising from the proposed development have been implemented. No surface water from either site shall discharge to the public sewerage system at any time. The planned expansion of the Edge Hill University campus may come forward relatively early in the plan period, subject to the provision of appropriate infrastructure improvements.

A Sustainable Development Framework for West Lancashire

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. It 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, with polices in neighbourhood plans) will be approved, unless material considerations indicate otherwise. Where there are no 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: Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or Specific policies in that Framework indicate that development should be restricted. New development in West Lancashire will contribute towards the continuation and creation of sustainable communities in the Borough by being sustainable in its construction and use of resources and in its location and accessibility. New development will be promoted in accordance with the following Settlement Hierarchy, with those settlements higher up the hierarchy, in general, taking more development than those lower down and new development being of a type and use that is appropriate to the scale and character of settlements at each level of the hierarchy.

Maintaining Vibrant Town and Local Centres

Retail and other appropriate town centre development will be encouraged within town and local centres, followed by edge of centre locations, in line with national policy. Retail and other main town centre uses will only be considered in out-of-centre locations if a specific local need is proven for the proposed development and there is no suitable site available within a town, village or local centre. When considering edge of centre and out of centre sites, a preference will be given to accessible sites that are well connected to the town centre. When assessing proposals outside of town centres for comparison retail that involve an increase in floorspace of over 500m2 gross, or for supermarkets / superstores that involve an increase in floorspace of over 1,000m2 gross, an impact assessment will be required. The hierarchy of town centres within West Lancashire is as follows: Centres: Skelmersdale, Ormskirk, Burscough - Hierarchy: 1: Town Centre Centres: Tarleton, Hesketh Bank, Up Holland, Banks, Parbold - Hierarchy: 2: Large Village Centre Centres: All other centres, as defined on the Policies Map - Hierarchy: 3: Small Village Centres and Local Centres The Policies Map defines the extent of all town, village and local centres, and defines the primary shopping areas of town centres. Within the primary shopping areas of Ormskirk and Burscough town centres, within Skelmersdale town centre as a whole and within local centres proposals for the change of use from retail (i.e. Class A1 of the Use Classes Order) to other uses will be required to meet the following criteria: - The proposal, when taken cumulatively with other existing or consented non-retail uses, does not have a detrimental effect upon the vitality and viability of the centre; - The proposal retains a pedestrian-level shop front with windows and display; - Any proposed non-A1 use should, wherever possible, have operational hours that include at least a part of traditional opening times (i.e. 9am – 5pm). Uses that involve operational hours in the evening or night should not create inappropriate disturbance to residents or other users of the town centre and surrounding areas; - There is evidence that the unit has been marketed as a retail unit in accordance with Policy GN4. At least 70% of pedestrian level units within the above areas should remain in Class A1 retail use. A unit within a primary shopping area (PSA) should only be released from a Class A1 retail use if at least 70% of the units within the immediate area and within the PSA as a whole are in Class A1 use. The Council will not necessarily take the approach of allowing all proposals for change of use away from A1 until the proportion of units in A1 use drops down to, or below, 70%. When assessing the effect of the change of use of A1 floorspace upon the vitality and viability of a PSA, the following factors should be taken into account: - The size (amount of floorspace) of the unit proposed for change from retail to other uses and whether this is significant in relation to the total retail floorspace of the PSA; - The extent of alternative provision in the PSA and in the wider area, including the range of retail units remaining, and their size, type and quality; - The level of demand for retail units in the PSA; - The nature of the immediate area; - Whether conversion of the unit in question would cause the proportion of A1 uses to drop to around, or less than, the target (70%) of pedestrian level units in the immediate area, or in the PSA; - Any traffic / highways issues that may arise from certain A1 uses, especially in a pedestrianised area such as Ormskirk town centre; - Whether the proposed use is a use that would typically be expected in a town centre, and the likely contribution it would make towards economic activity and the vitality and viability of the centre compared with the original retail unit; and - In the case of proposals to bring a Class A1 retail unit that has been vacant for six months or more back into non-A1 use, whether the boost to economic activity resulting from bringing inactive floorspace back into use outweighs any negative impact associated with loss of the A1 floorspace. Similar principles to the above will apply, where relevant, when assessing proposals for non-retail use of retail units in local centres and in Skelmersdale Town Centre. Development proposals within Skelmersdale Town Centre must be in accordance with Policy SP2, and must ensure that the vitality and viability of the Concourse is protected. Other uses in Town Centres: Within town centres, a diversity of uses will be encouraged outside the Primary Shopping Area, and above ground floor level within the primary shopping area, in order to maximise centres' vitality and viability, to encourage an evening economy, and to improve safety and security by increasing natural surveillance of the centre. Such uses may include cultural facilities, restaurants and cafés, drinking establishments and nightclubs, financial and professional services, offices and residential uses, student accommodation, as well as uses relating to non-residential institutions, and leisure / recreation uses that are appropriate in a town centre. Office development will be encouraged within or on the edge of the town centres of Skelmersdale, Ormskirk and Burscough, within the Ormskirk Business Area and White Moss Business Park, and on other sites allocated for Class B1 development. Small-scale (i.e. up to 1,000m2) office uses will be permitted elsewhere within settlements, provided that they comply with other Local Plan policies, they are of a suitable scale, and they do not have an unacceptable impact on their locality, for example in terms of traffic generation. New office developments should be readily accessible by public transport. Any proposals for office developments within PSAs will still be subject to the policy above regarding the change of use from retail (Class A1) uses. The loss of community, leisure and cultural facilities and services within town and local centres will be resisted unless it can be demonstrated that the facility is no longer needed, or it can be established that the services provided by the facility can be served in an alternative location or manner that is equally accessible by the community.

Skelmersdale Town Centre - A Strategic Development Site

Proposals for the enhancement, regeneration and redevelopment of Skelmersdale Town Centre within the Strategic Development Site defined on the Proposals Map will be supported. A revitalised Skelmersdale Town Centre is vital to the wider regeneration of the town. All proposals will be expected to conform to the broad principles as indicated in the masterplan shown at Figure 4.2 below. 1. The following should form the key principles for any development proposals: i. Make Skelmersdale a leisure, recreational and retail centre of excellence within the North West; ii. Ensure that the parks and open space in and around the Town Centre are integral to the regeneration and are more accessible to Skelmersdale's communities and visitors; iii. Reconnect the Town Centre with surrounding communities through the building of new footpaths and cycleways; iv. Increase the number of residents in the Town Centre and diversify the style and range of residential accommodation available; and v. Ensure that high quality low carbon design will be the key to creating a vibrant Town Centre. 2. The following are the key development aims of the strategic site: i. To enhance the Town Centre offer and to ensure the long-term vitality and viability of the Town Centre, including the Concourse Centre, new development is required to link the Concourse and Asda / West Lancashire College and must include a range and mix of uses including retailing (food and non-food), leisure, entertainment (including a cinema), office space, residential and green space. Any scheme should not harm the viability and vitality of the Concourse Centre and must provide sufficient linkage to the Concourse. ii. To ensure maximum practical integration, an improved western entrance into the Concourse Centre to link with the new Town Centre development and a relocated or renovated bus station, and re-use of the top floor of the Concourse Centre to provide office, leisure or retail uses. Enhancements to the existing Concourse Centre to improve the retail offer and attractiveness of the Concourse Centre will also be encouraged. iii. A new supermarket should form part of a wider regeneration scheme for the Town Centre, that ensures an active retail frontage is created and facilitates the delivery of an improved retail and leisure offer for the Town Centre, linking the Concourse and the Asda / College. Alternatively, it should be directly integrated with the Concourse Centre to support the ongoing economic viability of the Concourse Centre and encourage trade. iv. New housing, with a minimum of 500 units to be delivered over the Local Plan period. All housing areas should be of a high quality of design. v. The Firbeck estate should be improved through the redevelopment or remodelling of the existing housing stock and the provision of new housing and landscaped areas where appropriate, linking to a high quality housing scheme on the adjacent Findon site.

Skelmersdale Town Centre - A Strategic Development Site

i. A comprehensive development of the Town Centre with mixed uses including retail (food and non-food), leisure, entertainment (including a cinema), office space, residential and green space. Any scheme should not harm the viability and vitality of the Concourse Centre and must provide sufficient linkage to the Concourse. ii. To ensure maximum practical integration, an improved western entrance into the Concourse Centre to link with the new Town Centre development and a relocated or renovated bus station, and re-use of the top floor of the Concourse Centre to provide office, leisure or retail uses. Enhancements to the existing Concourse Centre to improve the retail offer and attractiveness of the Concourse Centre will also be encouraged. iii. A new supermarket should form part of a wider regeneration scheme for the Town Centre, that ensures an active retail frontage is created and facilitates the delivery of an improved retail and leisure offer for the Town Centre, linking the Concourse and the Asda / College. Alternatively, it should be directly integrated with the Concourse Centre to support the ongoing economic viability of the Concourse Centre and encourage trade. iv. New housing, with a minimum of 500 units to be delivered over the Local Plan period. All housing areas should be of a high quality of design. v. The Firbeck estate should be improved through the redevelopment or remodelling of the existing housing stock and the provision of new housing and landscaped areas where appropriate, linking to a high quality housing scheme on the adjacent Findon site. vi. 10% of all new housing should be affordable in order to meet local housing needs; vii. New office development will be permitted within the town centre area indicated on the plan. Retail uses would also be permitted in this area. viii. Delf House and Whelmar House should continue to be used for office uses, but should redevelopment opportunities occur replacement offices or non-food bulky goods retail would be appropriate. ix. Improved pedestrian and cycle linkages into the Town Centre from surrounding residential areas. x. Major improvements to the Tawd Valley and the River Tawd corridor to make it a key feature of, and integrate it into, the town centre, with the creation of a Formal Park for the Town Centre adjacent to the Tawd Valley. In addition, general improvements will be made to green infrastructure in the town along with conserving and enhancing biodiversity. xi. To maximise decentralised energy opportunities and low carbon design. xii. All development to be of the highest quality of design in terms of buildings and public realm, having full regard to the relationships between buildings and spaces. xiii. The site of the former college (adjacent to Glenburn School) is designated as a Development Opportunity Site appropriate for either improved educational facilities, office accommodation or housing development. xiv. The adjacent Glenburn School site should be enhanced as an educational facility and development will be permitted on the site to allow this to be achieved. Development which would prejudice the delivery of any aspect of the Town Centre regeneration scheme, either in terms of its location or the viability of other elements of the scheme, will not be permitted.

Transport Infrastructure and Parking Standards

1) Transport Infrastructure The Council will work with neighbouring authorities and transport providers to improve transport infrastructure and service provision. Development proposals should: a) Be located where transport linkages are good and can be sustained and improved; b) Reduce the need to travel by car by being situated in accessible locations with good access to services and facilities; c) Provide a Travel Plan where required by the National Planning Policy Framework; d) Support measures to reduce transport emissions and improve air quality; and e) Support the principles of improving public transport accessibility and active travel links (walking and cycling) through sustainable transport provision and infrastructure. 2) Car Parking Standards For residential developments, parking provision should be provided in accordance with the standards set out within Appendix F. For apartment developments a minimum of 1 cycle parking space per 2 dwellings should be provided in a secure, covered location for use by residents. Parking standards for non-residential developments are set out within Appendix F. The Council will support development which seeks to encourage the use of public transport for both residential and non-residential development. Proposals for provision above or below the recommended parking standards should be supported by evidence detailing the local circumstances that justify a deviation from the policy. These local circumstances will include: i. The location of the development – urban / rural, within walking or easy cycling distance of a range of services and facilities; ii. The proposed use; iii. Levels of local parking provision, and any local parking congestion issues; iv. The distance to public transport facilities, and the quality (frequency / reliability / connection to main routes or interchanges) of the public transport provision in question; v. The quality of provision for cyclists: cycle parking, dedicated cycling facilities, access points to site, quality of design and provision; vi. The quality of provision for pedestrians; and vii. Evidence of local parking congestion. Consideration will be given to allowing proposed developments to share car parking spaces where these joint developments have communal car parks and where it can be demonstrated that the different uses have peaks of usage that do not coincide. 3) Electric Vehicle Recharging Points and Reducing Transport Emissions In addition to the above, developments will also be required to provide Electric Vehicle Recharging (EVR) points and a Low Emissions Strategy statement. Where a Transport Assessment, a Transport Statement or a Travel Plan is required (as advised in the National Planning Policy Framework), a Low Emission Strategy statement should be integrated within this work, explaining actions for carbon reductions and reductions in toxic air pollutant emissions. This requirement will mostly apply to larger developments. EVRs will be required for all types of new developments that require parking provision. The minimum provision of parking bays and charging points for Electric Vehicles in new developments will be as follows: One charging point per house for all dwelling houses with at least one off-street parking space or garage space integral to the curtilage of the property; At least one or 10% (whichever is greater) of parking spaces must be marked out for use by electric vehicles only, together with an adequate charging infrastructure and cabling for each marked bay for all residential properties served by communal parking areas for the use of those properties only; and for all other development.

Enhancing Sustainable Transport Choice

1) Transport Infrastructure a) The Council will support the delivery of, and not allow development which could prejudice the delivery of, the following schemes: i. the proposed A570 Ormskirk bypass; ii. implementation of measures in Ormskirk to improve the highway network; iii. a new rail station serving Skelmersdale, including new track and electrification of existing track as appropriate; iv. an appropriate rail link made between the Ormskirk-Preston line and Southport-Wigan line; v. electrification of the railway line between Ormskirk and Burscough; vi. the remodelling of the bus station at Ormskirk, providing improved linkages with Ormskirk railway station; vii. a new bus station for Skelmersdale town centre; viii. improved car park management within Ormskirk; ix. the provision of 4 linear parks between Ormskirk and Skelmersdale, Ormskirk and Burscough, Tarleton and Hesketh Bank and along the former railway line at Banks; x. a comprehensive cycle network for commuter and leisure journeys providing links across the Borough and linking in with cross boundary cycle networks. xi. any potential park and ride schemes associated with public transport connections; xii. any potential green travel improvements associated with access to the Edge Hill University campus on St Helens Road, Ormskirk; xiii. Land at the railway pad, Appley Bridge will be safeguarded for a small-scale rail facility. Development which would prejudice such a use will not be permitted unless there has been a conclusive demonstration that such a use is unviable. xiv. the proposed Green Lane Link Road in Tarleton. b) Major transport schemes listed above including new rail infrastructure and the proposed A570 Ormskirk bypass will have regard to biodiversity and must provide appropriate mitigation measures as recommended in Policy EN2. c) Decisions relating to developments adjacent to, or affecting, rail lines (including resulting in a material increase or change of character of the traffic using a rail crossing) will have regard to the views of Network Rail. 2) Parking Standards Proposals for residential development will be required to meet the following standards for car parking provision and communal cycling and disabled parking provision for visitors: Disabled Parking Provision*: 1 space per 10 dwellings; Cycle Parking Provision*: 1 communal space per 5 dwellings; Number of Parking Spaces (per dwelling) for Dwellings with 1 bedroom: 1 Disabled Parking Provision*: 1 space per 10 dwellings; Cycle Parking Provision*: 1 communal space per 5 dwellings; Number of Parking Spaces (per dwelling) for Dwellings with 2-3 bedrooms: 2 Disabled Parking Provision*: 1 space per 10 dwellings; Cycle Parking Provision*: 1 communal space per 5 dwellings; Number of Parking Spaces (per dwelling) for Dwellings with 4+ bedrooms: 3 *in developments with communal parking only For apartment developments a minimum of 1 cycle parking space per 2 dwellings should be provided in a secure, covered location for use by residents. Parking standards for non-residential developments are set out within Appendix F. The Council will support development which seeks to encourage the use of public transport for both residential and non-residential development. Proposals for provision above or below the recommended parking standards should be supported by evidence detailing the local circumstances that justify a deviation from the policy. These local circumstances will include: i. The location of the development – urban / rural, within walking or easy cycling distance of a range of services and facilities; ii. The proposed use; iii. Levels of local parking provision, and any local parking congestion issues; iv. The distance to public transport facilities, and the quality (frequency / reliability / connection to main routes or interchanges) of the public transport provision in question; v. The quality of provision for cyclists: cycle parking, dedicated cycling facilities, access points to site, quality of design and provision; vi. The quality of provision for pedestrians; and vii. Evidence of local parking congestion. Consideration will be given to allowing proposed developments to share car parking spaces where these joint developments have complementary operating hours.