Planning in Wyre

Protection of Community Facilities

The conversion of, or redevelopment of, a property currently in a use considered important to the sustainability of the community will be permitted only if it is demonstrated that the existing use is financially unviable and has been appropriately marketed in accordance with Policy SP6 (Viability).

Holiday Accommodation

1. Holiday accommodation sites including new short stay touring caravan and camping sites, will be permitted where they meet the requirements of the Core Development Management Policies and provided they satisfy the following criteria: a) The totality of development, including on site services, is of appropriate scale and appearance to the local landscape; b) Any new building and supporting infrastructure is necessary; c) New tourism accommodation sites incorporating new build accommodation will need to be supported by a sound business plan demonstrating long term viability; and d) Proposals for extensions to sites which include new built accommodation outside settlement boundaries will need to be supported by a viability assessment of the existing and proposed business.

Health and Well-Being

1. The Council will support development which promotes healthy communities and will promote the health and well-being of local communities. Development should help maximise opportunities to improve quality of life and to make it easier for people in Wyre to lead healthy, active lifestyles. 2. Where a proposal has the potential to impact on public health, the Council will require the developer to demonstrate how public health issues have been taken into account in formulating the development proposal and how any impacts are to be mitigated. The Council may require the developer to carry out a Health Impact Assessment which will identify the potential health effects on new and existing residents within the community and the potential for public services to meet existing and new demand. 3. Development with the potential to adversely impact on public health will only be permitted where it is demonstrated that it will not, in isolation or in conjunction with other planned, committed or completed development, contribute to an unacceptable impact on the health of the Borough's population. In assessing the likely health impact of new development, the Council will take into account evidence indicating the expected effect of the development on individuals' behaviour and choices.

Design

All development will be required to be of a high standard of design and appropriate to the end use. Innovative design appropriate to the local context will be supported and will be expected to demonstrate an understanding of the wider context and make a positive contribution to the local area. Development will, in particular, be assessed against the following criteria: a) All development must be designed to respect or enhance the character of the area and minimise energy consumption having regard to issues, including density, siting, layout, height, scale, massing, orientation, landscaping and use of materials. Where possible and appropriate recycled materials should be used. b) Development will be required to create or make a positive contribution to an attractive and coherent townscape both within the development itself and by reference to its integration with the wider built environment having regard to the pattern and design of internal roads and footpaths in respect of permeability and connectivity, car parking, open spaces, landscaping, and views into and out of the development. c) Development must not have an unacceptably adverse impact on the amenity of occupants and users of surrounding or nearby properties and must provide a good standard of amenity for the occupants and users of the development itself. d) Development must create safe and secure environments that minimise the opportunities for crime and promote community safety. e) Adequate provision must be made in all new developments to enable the effective and efficient management and removal of domestic or commercial waste. f) Development must, where appropriate, ensure that vehicular access is provided to the boundary with any adjacent land so that the ability to develop such land is not prejudiced or prevented.

Outdoor Advertisements and Directional Signs

1. Proposals for advertisement consent will be permitted providing the following specific amenity and public safety considerations are satisfied: a) The scale, design and size of the advertisement, and the degree and type of illumination do not harm the appearance and character of the surrounding area; b) The number of existing signs in the area or on the building will not create clutter or excessive advertising; c) The proposal does not cause a public safety hazard; d) The proposal does not obscure visibility or distract the attention of users of the highway; e) The colours of the advertisement or its illumination would not obscure or reduce the clarity of any functional or traffic sign; and f) Pedestrian movement is not hindered. Directional Signs 2. Proposals for advance directional signs will be permitted providing all of the above amenity and safety considerations are satisfied; and a) The signposting is from the nearest road junction; b) The sign is not illuminated.

Security Shutters

1. Within town and district centres external shutters will only be permitted in exceptional circumstances. 2. Proposals for grilles within town and district centres and proposals for shutters and grilles outside town and district centres, will be permitted provided that the shutter/grille, housing box and guides: a) Are designed to integrate within the existing shopfront and fascia; and b) Do not obscure architectural features of the building such a stall risers.

Employment Land Supply

During the period 2011 – 2031 provision will be made for a minimum of 43 ha of employment land for use class B1 (now part of class E(g)), B2 and B8. Land totalling 32.9 hectares will be allocated for use class B1 (now part of class E(g), B2 and B8 as set out below, separated into the three distinct sub-markets: Sub-market area Hectares Wyre Peninsula 20.5 A6 Corridor 10.05 Rural Areas 2.34 Total 32.89

Existing Employment Areas

1. Within the main Existing Employment Areas as defined on the adopted Policies Map, planning permission will be granted for development in use class B1 (now part of class E(g)), B2 and B8. 2. Where the Employment Area is located within countryside areas outside defined settlement boundaries, proposed development must be of a scale and nature appropriate to the countryside location. 3. Planning permission will also be granted for an appropriate range of supporting uses, including cafes / canteens, crèches, and gyms provided that: a) The scale of such uses, and their location and arrangement within the employment area, means that they will primarily serve those employed in that area; and b) There would not be a significant or unacceptable reduction on the type, quality or quantity of employment land supply. 4. Proposals which are not directly supported by 1, 2 or 3 above will only be granted planning permission where it is clearly demonstrated that: a) The development is of a scale that is required to secure the development of a wider site which safeguards or provides B1 (now part of class E(g)), B2 and B8 uses; or b) It is for a commercial use as a car, bathroom, kitchen or conservatory showroom; and c) There would not be an unacceptable reduction on the type, quality or quantity of employment land supply; and d) The development will not prejudice the long term operation of the area for employment purposes.

Existing Employment Sites

1. The redevelopment for other uses of a site that is or last was in B1 (now part of class E(g)), B2 or B8 use outside defined employment areas will only be permitted if: a) (i) It is demonstrated that the site is not capable of a mixed use which would include an element of B1 (now part of class E(g)), B2 or B8 uses within the life of the Local Plan; or (ii) It is for a commercial use such as a car, bathroom, kitchen or conservatory, showroom; and b) (i) There would not be an unacceptable reduction on the type, quality or quantity of employment land supply; or (ii) The current B1 (now part of class E(g)), B2 or B8 use is incompatible with surrounding uses and causes an unacceptable level of disturbance and loss of amenity for these uses; or (iii) The community or regeneration benefits of the development outweigh the potential loss of an employment site. 2. Where the Existing Employment Site is located within countryside areas outside defined settlement boundaries, proposed development must be of a scale and nature appropriate to the countryside location.

Rural Economy

1. The Council will support proposals to help diversify the rural economy including proposals for the provision of digital infrastructure in the rural areas of the Borough. 2. The expansion of existing businesses within countryside areas will be supported where it meets the requirements of the Core Development Management Policies and where it is demonstrated that: a) The scale and nature of the activity is not detrimental to the rural character of the area; b) Any new building and supporting infrastructure is necessary. 3. Sustainable development which enhances the diversity of recreational opportunities and visitor attractions in rural areas will be supported.

Employment Development

The following sites, shown on the adopted Policies Map, are allocated for employment development (Use Classes B1 (now part of class E(g)), B2 and B8) within the Plan period, subject to the Key Development Considerations set out below. Site Ref Site Hectares SA2/1 Carrfield Works, Preesall Hill 0.34 SA2/2 Riverside Industrial Park Extension, Catterall 3.42 SA2/3 South of Goose Lane, Catterall 1.00 Total 4.76

Hillhouse Technology Enterprise Zone, Thornton

The site must deliver 250 dwellings and at least 13 hectares of employment development within use classes B1 (now part of class E(g)), B2 and B8. Other complementary commercial uses including an element of small convenience A1 retail store of not more than 400 sq.m. to support the residential and employment development would be acceptable.

Port of Fleetwood, Fleetwood

The Port of Fleetwood as shown on the adopted Policies Map is safeguarded for port related development. Other employment development within use class B1 (now part of class E(g)), B2 and B8 will be permitted where it is demonstrated that the development would benefit from the specific port location and it will not prejudice the long term operation of the Port. The site must deliver at least 7 hectares of port related / development within use class B1 (now part of class E(g)), B2 and B8. Other non-retail commercial and residential development will be supported where it is demonstrated that it will not prejudice the long term operation of the Port.

Brockholes Industrial Estate Extension, Catterall

The allocation is B-class uses (B1 now part of class E(g)). Other non-retail commercial development will be acceptable if it is demonstrated that it would support delivery of B-class uses (B1 now part of class E(g)). Residential development will not be permitted.

Renewable Energy

1. The development of renewable or sustainable energy schemes, including, but not limited to, district heating, biomass, hydroelectricity, solar, ground source heat, will be supported subject to the Core Development Management Policies, taking into account the cumulative impact of the proposed development along with other planned, committed or completed development. 2. The Council will support in principle the development of a tidal energy scheme across the River Wyre at Fleetwood subject to the Core Development Management Policies. 3. In relation to wind energy proposals, the whole Borough is designated as an area of search suitable for wind energy development. Proposals must meet the requirements of the Core Development Management Policies and demonstrate that: a) If located within flood zone 2 it has passed the flood risk sequential test and if located within flood zone 3 that it has passed both the flood risk sequential and exceptions tests; b) The development does not create a potential hazard to the public using highways, footpaths, bridleways or other public rights of way; c) The development does not interfere with telecommunication paths or air traffic services including those associated with the military; d) Where necessary, a scheme can be agreed relating to the removal of the wind farm or turbine at the end of its design life and the restoration of the site; and e) Following consultation, it can be demonstrated that the planning impacts identified by affected local communities have been fully addressed and therefore the proposal has their backing. 4. In relation to solar energy proposals involving agricultural land must meet the requirements of the Core Development Management Policies and demonstrate: - a) That the use of agricultural land is necessary and no alternative previously developed site (including building roofs) is available or suitable. The area of search should be the Fylde Coast having regard to a viable connection (in distance) to the National Grid; b) If a) above is satisfied, that there are no alternative sites involving lower grade agricultural land; and c) That the proposal would allow for continued agricultural use and/ or encourages biodiversity improvements around arrays.

Environmental Protection

1. Development will be permitted where in isolation or in conjunction with other planned or committed developments it can be demonstrated that the development: a) Will be compatible with adjacent existing uses or uses proposed in this plan and it would not lead to significant adverse effects on health, amenity, safety and the operation of surrounding uses and for occupants or users of the development itself, with reference to noise, vibration, odour, light, dust, other pollution or nuisance, Applications will be required to be accompanied, where appropriate by relevant impact assessments and mitigation proposals; b) In the case of previously developed, other potentially contaminated or unstable land, a land remediation scheme can be secured which will ensure that the land is remediated to a standard which provides a safe environment for occupants and users and does not displace contamination; c) (i) Will not give rise to a deterioration of air quality in a defined Air Quality Management Area or result in the declaration of a new AQMA. Where appropriate an air quality impact assessment will be required to support development proposals. (ii) Where development will result in, or contribute to, a deterioration in air quality, permission will only be granted where any such harm caused is significantly and demonstrably outweighed by other planning considerations and appropriate mitigation measures are provided to minimise any such harm. 2. Proposals for the development of hazardous installations/pipelines, modifications to existing sites, or development in the vicinity of hazardous installations or pipelines, will be permitted where it has been demonstrated that the amount, type and location of hazardous substances would not pose unacceptable health and/or safety risks.

Flood Risk and Surface Water Management

Flooding 1. Development is required to have regard to the most up-to-date Wyre Strategic Flood Risk Assessment Level 2 including the SFRA Level 2 Flood Risk Sequential Test Paper and comply with the most up to date version of any relevant plans and strategies including: a) Surface Water Management Plan; b) Local Drainage Strategies; c) Land Drainage Strategy; d) Catchment Flood Management Plans; e) Shoreline Management Plan; f) Coastal Defence Strategy; g) Emergency Flood Plans. 2. Development will be required to demonstrate that: a) It will not be at an unacceptable risk of flooding; and b) It would not lead to an increased risk of flooding elsewhere; and c) It would not adversely affect the integrity of tidal and fluvial defences or access for essential maintenance and emergency purposes. 3. Where development is proposed in areas at risk of flooding, unless specifically proposed in this Local Plan, it must be demonstrated that the Sequential Test has been applied and there are no reasonable available alternative sites at lower risk, considering the nature of flooding and the vulnerability of the development. 4. Subject to passing the Sequential and, where required, the Exception Test as set out in national policy and guidance, development will only be permitted in flood risk areas where appropriate mitigation and/or adaption measures are proposed to reduce the likelihood and / or impact of flooding. Surface Water Management 5. Major category development will be expected to include proposals for, and implement Sustainable Drainage Systems (SuDS) utilising lower lying land within the site, existing natural water features and other above ground measures for the management of surface water at source, unless demonstrated to be inappropriate. 6. Where possible all development will need to achieve greenfield runoff rates and will need to comply with the options below in accordance with the hierarchy order set below, for the management of surface water: a) Rainwater harvesting for later use; b) Continue and/or mimic the site's current natural discharge process; c) Discharge into infiltration systems located in porous sub soils; d) Reduce flows to a minimum by green engineering solutions such as ponds; swales or other open water features for gradual release to a watercourse and/or porous sub soils; e) Attenuate by storing in tanks or sealed systems for gradual release to a watercourse; f) Direct discharge to a watercourse; g) Direct discharge to a surface water sewer; h) Direct discharge to highway drainage systems subject to an agreement with the Local Highway Authority; and i) Only as a last resort after all other options have been discounted, including evidence of an assessment, controlled discharge into the combined sewerage network where United Utilities have indicated acceptance. Development will be required to minimise the rate of discharge to the public sewerage system as much as possible. On previously developed land, a reduction of at least 30% will be sought, rising to a minimum of 50% in Critical Drainage Areas. Developments will be expected to drain on a separate sewerage system, with only foul drainage connected into the foul sewerage network. 7. Developments will need to consider and implement measures either wholly or in part, including in combination, higher up in the priority list and demonstrate why measures higher up in the priority list are not practical wholly or in part including in combination, before considering measures lower down the priority list. 8. Development proposals will need to demonstrate an adequate surface water drainage system which is maintainable for the lifetime of the development. Within Critical Drainage Areas this will need to be covered as part of a Flood Risk Assessment (FRA). Developers will need to provide details of the long term maintenance of the surface water drainage system.

Environmental Assets

1. Development proposals should, where possible: a) Provide enhancements in relation to the environmental assets in this policy; and b) Seek to minimise or eliminate net environmental impact. 2. Development will be required to be accompanied by proposals to mitigate the overall environmental impact and maximise further opportunities to improve the environmental outcomes. Where mitigation measures are not considered adequate, appropriate on or off site compensation measures will be sought to off‐set the environmental impact of the development. 3. Development will be permitted where, following implementation of any required mitigation, there is no unacceptable impact on environmental assets or interests, including, but not limited to, green infrastructure, habitats, species, soils, water quality and resources and trees and hedgerows. Green Infrastructure 4. Development proposals will be expected to protect and enhance the functionality and interconnectivity of Green Infrastructure as a whole. 5. The adopted Policies Map identifies the key elements of Wyre's Green Infrastructure. This includes parts of designated countryside areas on the urban peninsula and Coastal Sands. 6. Where appropriate development must be designed to make a positive contribution to Wyre's Green Infrastructure through: a) Inclusion of multi-functional landscaped public open space in the development; b) Retention and enhancement of existing ecological and landscape features on the site; c) Incorporation of features in the built fabric that support and enhance key local species; d) Provision for active travel on foot or bicycle; e) Physical and functional connections with neighbouring Green Infrastructure sites or countryside areas; and f) The creation of new areas of trees and woodland. 7. Development involving the partial or complete loss of land identified as Green Infrastructure on the adopted Policies Map or any unidentified areas including playing fields will not be permitted unless it is demonstrated that: a) A connected network of green spaces is maintained; and b) The development can be accommodated without the loss of the function of the Green Infrastructure site; or c) The site is surplus to requirements; and d) The impact on the green infrastructure as a whole can be mitigated or compensated for through the direct provision of new or improved Green Infrastructure elsewhere of the same or improved functionality and accessibility, or through the provision of a financial contribution to enable this to occur; or e) The need for or benefits arising from the development demonstrably outweigh the harm caused, and the harm has been mitigated or compensated for so far as is reasonable. 8. All development that includes an element of Green Infrastructure will be required to secure the appropriate maintenance of the space in the long term. Water Courses and Bodies 9. Wyre's rivers and water bodies, including the Lancaster Canal, are important components of Green Infrastructure. Development alongside water courses or bodies should wherever possible make active use of the water through the layout and orientation of development and the integration of the water and its environs into the development's public space. In addition it should enhance the waterside environment and boost the Green Infrastructure function of the water course or body. Development close to water courses or bodies should not sever recreational routes, prejudice recreational uses, reduce water quality, diminish the ecological value of the water body or environs, increase flood risk or interfere with culverts or drainage. Habitats, Species and Ecological Networks 10. The Borough's designated and undesignated ecological assets will be protected, enhanced and managed with the aim of establishing and preserving functional networks which facilitate the movement of species and populations and protect the Borough's biodiversity. Development should contribute to the restoration, enhancement and connection of natural habitats through the provision of appropriate Green Infrastructure and to a net gain in biodiversity where possible. 11. Where development is considered necessary within or affecting an internationally or nationally designated site, adequate mitigation measures and/or compensatory habitat creation will be required through planning conditions and/or obligations. Where significant harm to designated sites resulting from development cannot be avoided, adequately mitigated or, as a last resort, replaced or compensated, the development will not be permitted. A project specific Habitat Regulation Assessment (HRA) may be required and should have regard to the mitigation measures in the Local Plan Habitats Regulations Assessment. Residential developments located within 3.5km of Morecambe Bay, a European protected nature conservation site will be required to prepare a Home Owners Pack for future home owners highlighting the sensitivity of Morecambe Bay to recreational disturbance 12. Development affecting habitats or species of local importance, including Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan and Lancashire Key Species will not be permitted unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation can be secured or as a last resort, the loss is replaced or adequately compensated. 13. Development that would result in the further fragmentation of, or compromises the function of, Wyre's ecological network will not be permitted unless: a) The harm caused is significantly and demonstrably outweighed by other planning considerations; and b) An appropriate mitigation and compensation strategy can be secured. Landscapes and Geological Sites 14. New development will be required to have regard to relevant National Character Areas and take into consideration the site's landscape setting including local and long distance views, in and out of the site. 15. Development permitted by other policies of the Plan should have no unacceptable cumulative impact on landscape character within or outside settlement boundaries and the principal elements and features associated with it. Development proposals should be designed to avoid negative landscape effects and where this is not possible negative landscape effects should be effectively mitigated. 16. Development likely to damage or destroy a designated geological site will not be permitted unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. Agricultural Land 17. Development which is likely to lead to the permanent loss of the best and most versatile agricultural land (grades 1, 2 and 3a) will not be permitted unless supported by other policies in the plan or it is demonstrated that the loss is outweighed by other planning considerations. Water resources 18. Development which would have an unacceptable effect on the quality or yield of groundwater or surface water resources will not be permitted. Development within a Source Protection Zone will be required to demonstrate no adverse impact to ground water quality including through leakage. Where relevant, mitigation will be required. 19. Development will be required to protect the water quality of existing water resources, such as watercourses, coastal waters and groundwater. 20. Developments using private water supplies will only be permitted if it is demonstrated that the water supply meets current quality standards. Trees and Hedgerows 21. Development will be expected to incorporate existing trees and hedgerows into the design and layout of the scheme where possible unless their loss is essential to allow the development to go ahead and is supported by evidence in a tree or hedgerow survey. 22. Where tree and hedgerow loss is unavoidable, an equivalent amount of new trees and hedgerows of suitable species should be proposed unless a clear justification is provided for not doing so. Where appropriate, opportunities to increase tree and hedgerow cover should be explored. 23. Development and planting schemes must be designed so as to avoid: a) Damage to existing trees which are to be retained; or b) The potential for future conflict between buildings and trees. 24. Where development is proposed which would result in the loss of ancient woodland, protected tree(s) or veteran tree(s), planning permission will only be granted where: a) The removal of one or more trees would be in the interests of good arboriculture practice; or b) It is demonstrated that the benefits of the proposed development outweighs the amenity and/or nature conservation value of the tree(s).

Equestrian Development

1. Proposals for private or commercial stables/equestrian facilities outside settlement boundaries will be permitted if it is demonstrated that the following sequential approach has been followed in the selection of the site with regards to the land holding: a) Conversion of an existing building; b) Adjacent to an existing building or a group of existing buildings; c) Open field. 2. Proposals are required to meet the requirements of the Core Development Management Policies and the following criteria: a) Proposals for commercial stables will need to be supported by a sound business plan demonstrating long term viability; b) In relation to either private or commercial stable/equestrian facilities the landholding is of sufficient size to support the number of stables or other facilities proposed; c) The development complies with relevant standards published by DEFRA or its successor and best practice; d) The development as a whole (including access roads or tracks, manéges, storage, lighting, hardstanding, fencing and other paraphernalia) is well screened from the surrounding countryside.

Sustainable Development

1. All development should contribute positively to the overall physical, social, environmental and economic character of the area in which the development is located. 2. All development in Wyre should be sustainable and contribute to the continuation or creation of sustainable communities in terms of its location and accessibility. 3. Where there is any conflict between environmental, economic and social objectives, development proposals will be required in the first instance to seek to incorporate solutions where all objectives can be met. 4. In order to deliver sustainable communities the Local Plan includes policies and proposals which: a) Facilitate economic growth including in the rural areas; b) Maintain the vitality of all town, district and local centres; c) Ensure housing provision to meet the needs of all sections of the community; d) Facilitate the provision of strategic and local infrastructure and services; e) Maximise the use of previously developed land; f) Ensure accessible places and minimise the need to travel by car; g) Maximise the use of existing infrastructure and services; h) Reduce and manage flood risk; i) Protect and enhance biodiversity, landscape, cultural heritage and green infrastructure assets; j) Achieve safe and high quality designed local environments which promotes health and well-being. 5. Development proposals must not compromise the Borough's ability to improve the health and well-being of local residents. 6. Development proposals must demonstrate how they respond to the challenge of climate change through appropriate design and by making best use of resources and assets, including the incorporation of water and energy efficiency measures through construction and operational phases and the reuse and recycling in construction both in the selection of materials and management of residual waste.

Green Belt

1. The adopted Policies Map defines the Green Belt in Wyre. Within the Green Belt, planning permission will not be granted for inappropriate development as defined in national policy except in very special circumstances. 2. Any development permitted in the Green Belt should meet the requirements of the Core Development Management Policies and seek to minimise the impact on the openness of the Green Belt and any conflict with the purposes of including land within it. 3. The construction of new buildings is inappropriate development except for categories of development defined in national policy. Where limited affordable housing is defined as appropriate development it will need to comply with Policy HP4. 4. The need for development that is demonstrated as being necessary for the continued operation of an educational establishment will be a significant consideration in determining whether very special circumstances exist within the Green Belt. 5. The need for service infrastructure development where it is demonstrated that a Green Belt location is necessary will be a significant consideration in determining whether very special circumstances exist within the Green Belt.

Countryside Areas

1. The open and rural character of the countryside will be recognised for its intrinsic character and beauty. Development which adversely impacts on the open and rural character of the countryside will not be permitted unless it is demonstrated that the harm to the open and rural character is necessary to achieve substantial public benefits that outweigh the harm. 2. Within Countryside Areas as defined on the adopted Policies Map planning permission will only be granted for new development that meets the requirements of the Core Development Management Policies and it is for the purposes of: a) Agriculture, forestry, mineral extraction or equine related activities, and the diversification of agricultural businesses in line with Policies EP8 (Rural Economy) and EP10 (Equestrian Development); b) Outdoor sport and leisure facilities where a countryside location is needed and justified and is in accordance with other Local Plan policies; c) Holiday accommodation in line with Policy EP9; d) Renewable Energy in line with Policy EP12; e) The provision of affordable housing in accordance with Policy HP4 (Rural Exceptions); f) The reuse or refurbishment of listed buildings or institutional buildings and associated buildings set within their own grounds; g) Agricultural, forestry or other rural based enterprise workers' dwellings in accordance with policy HP7 (Rural Workers Accommodation); h) The expansion of business in rural areas in accordance with policy EP8 (Rural Economy). 3. Unless material considerations indicate otherwise planning permission will be granted for operational development that is demonstrated as necessary for the continued operation of an educational establishment within countryside areas subject to the requirements of the Core Development Management Policies. 4. The conversion of existing buildings will be permitted where it meets the requirements of the Core Development Management Policies and it is demonstrated that the following order of priority has been considered: 1) Employment (use class B1 (now part of class E(g), B2 and B8) uses appropriate to the rural area; 2) Tourism destination uses or other non-retail commercial use or retail to serve local needs in accordance with Policy EP7 (Local Convenience Stores); 3) Live/work units; 4) Tourism accommodation subject to Policy EP9 (Holiday Accommodation); 5) Residential provided the development results in an enhancement to the immediate setting. and a) Where the proposal involves a use other than in 1) above, applicants will be expected to demonstrate that they have made every reasonable effort to secure a use higher in the order of priority including appropriate marketing in accordance with policy SP6 (Viability); and b) The buildings are of a permanent and substantial construction and are capable of conversion without major or complete reconstruction; and c) The buildings are large enough for the proposed use without the need for an extension which would be out of scale with the host building or incompatible with the character of the area; and d) In the case of a building erected under the provisions of the General Permitted Development Order the Council must be satisfied that it was originally erected for genuine purposes. 5. The conversion of an existing building which does not comply with the sustainability requirements of Policy SP2 will only be permitted where it is demonstrated that it will secure the long term future of a building significant for its heritage value, or would involve the subdivision of an existing residential building for residential use. 6. In order to maintain control over the future development of the site, in appropriate cases the Council will remove permitted development rights, and/or restrict conversions to the particular use applied for in the case of commercial conversions. 7. Within the designated Coastal Change Management Area as shown on the adopted Policies Map planning permission will only be granted for development in association with the purposes listed below and provided the development meets the requirements of the Core Development Management Policies: a) Agriculture and fisheries; b) Coastal flood defences; c) Navigation; d) Informal recreation; e) Nature conservation; f) Off-shore energy developments; g) Small scale extensions to existing buildings.

Forest of Bowland AONB

The landscape and scenic beauty of the Forest of Bowland AONB will be protected from any development which would damage or adversely affect the character, appearance and setting of the AONB. 1. The most up-to-date Forest of Bowland AONB Management Plan (or equivalent) and Forest of Bowland AONB Landscape Assessment will be material considerations in the determination of relevant planning applications. 2. Within the Forest of Bowland AONB development will be required to conserve, enhance and make a positive contribution to the natural beauty of the area and comply with Policy SP4 (Countryside Areas) and the Core Development Management Policies. 3. Planning permission for major developments will not be permitted except in exceptional circumstances and where it is demonstrated that the harm is outweighed by the benefits in the public interest. Where appropriate a planning application must be accompanied by an assessment of: a) The need for the development, including in terms of any national considerations, and the impact of permitting it or refusing it, upon the local economy; b) The cost of and scope for developing elsewhere outside the AONB or meeting the need in some other way; and c) Any detrimental effect on the environment, the landscape and recreational opportunities and the extent to which that could be moderated.

Historic Environment

1. The Council's overall objective in relation to the historic environment is for designated and non-designated heritage assets to be protected, conserved and where appropriate enhanced for their aesthetic and cultural value and their contribution to local distinctiveness and sense of place. 2. New development will be required to protect, conserve and, where appropriate, enhance the historic environment, through high standards of design. Proposals for new development should identify and take advantage of opportunities to integrate with and promote the Borough's heritage assets. 3. Development with the potential to affect the significance of any designated or non-designated heritage asset, either directly or indirectly including its setting, will be required to sustain or enhance the significance of the asset where appropriate. 4. Proposals which will cause substantial harm to, or total loss of significance of, a designated heritage asset will not be permitted unless it is demonstrated that: a) The substantial harm or loss is necessary to achieve substantial public benefits that outweigh the harm or loss; or b) The nature of the asset prevents all reasonable uses of the site; and c) No viable use of the heritage asset itself can be found in the medium term through appropriate marketing in accordance with policy SP6 (Viability) that will enable its conservation; and d) Conservation by grant funding or some form of charitable or public ownership is demonstrably not possible; and e) The harm or loss is outweighed by the benefit of bringing the site back into use. 5. Proposals which will cause less than substantial harm to the significance of a designated heritage asset or harm to an undesignated heritage asset that is considered by the Council to have local significance will not be granted unless: a) In the case of a designated heritage asset, the public benefits of the proposed development or works where appropriate, clearly outweigh the loss of significance; b) In the case of a non-designated heritage asset, the benefits of the proposed development or works where appropriate, clearly outweigh the loss of significance having regard to the scale of harm or loss. 6. In making its assessment in relation to parts 4 and 5 of this Policy, the Council will require as appropriate evidence to be provided setting out: 1. The significance of the heritage asset, in isolation and as part of a group as appropriate, its contribution to the character or appearance of the area, and the degree of harm that would result; 2. The public benefit arising from the proposals for the site; 3. The condition of the asset and the cost of any repairs

Housing Requirement and Supply

There is a minimum housing requirement of 479 net additional dwellings per annum between 2011 and 2019. There is a minimum housing requirement of 296 net additional dwellings per annum between 2019 and 2031. Between 2011 and 2031, the Local Plan will deliver a minimum of 7,384 net additional dwellings, of which, 5,192 will be on allocated sites in policies SA1, SA3 and SA4.

Houses in Multiple Occupation

1. Proposals for the conversion of buildings into multiple occupancy units will be permitted provided they meet the requirements of the Core Development Management Policies and the following criteria: a) The proposal does not unacceptably harm the living conditions of nearby residents and the character and appearance of the surrounding area; b) The proposal would not lead to an unacceptable over concentrated use of the property and site which will have an adverse effect on amenity; c) An adequate amount of garden/outdoor amenity space is provided to meet the needs of residents; d) The site or surrounding area can accommodate the necessary parking and manoeuvring areas in a way which preserves residential amenity and the quality of the street scene; and e) Adequate refuse and recycling facilities, including appropriate storage space, is provided.

Housing Mix

1. New housing development will be required to widen the choice of housing types available in Wyre. 2. Proposed developments should provide an appropriate mix in terms of size, type, tenure of housing, to meet identified housing need and local market demand that accords with the most up-to-date Strategic Housing Market Assessment and Rural Affordable Housing Needs Survey. 3. In order to help meet the needs of an ageing population and people with restricted mobility, at least 20% of dwellings within developments of 20 dwellings and above should be of a design suitable or adaptable for older people and people with restricted mobility. Where housing for older people and people with restricted mobility is provided as part of a larger scheme, this should, where appropriate, be located within the scheme in the most accessible location for services and facilities.

Affordable Housing

1. Affordable housing should be provided on‐site. Exceptionally where it has been demonstrated that on-site provision is not appropriate, a financial contribution of broadly equivalent value will be required to be paid to the Council to support the delivery of affordable housing elsewhere in the Borough. 2. New residential development of 10 dwellings (net) or more will be required to contribute towards meeting the identified need for affordable housing in accordance with the table below. Settlement % Affordable Housing Brownfield Greenfield Fleetwood 0 0 Thornton, Cleveleys, Knott End/Preesall, Preesall Hill, Stalmine, Pilling 10 30 Poulton-le-Fylde, Hambleton, Garstang, Forton, Hollins Lane, Scorton, Cabus, Bowgreave, Catterall, Bilsborrow, Barton, Inskip, Churchtown/Kirkland, St Michaels, Great Eccleston, Calder Vale, Dolphinholme (Lower). 30 30 3. The financial contribution will be based on the open market value of housing units in the borough. The sum will be applied to the specific number of affordable housing units required calculated to one decimal place, without any rounding up or down of values e.g. 20% of 7 units = 1.4 units. 4. The size, type, mix and tenure of affordable dwellings provided shall be negotiated on a case by case basis having regard to the most up-to-date Strategic Housing Market Assessment, Rural Affordable Housing Needs Survey and the requirement of national policy and national planning guidance, including First Homes. 6. Affordable housing should be designed as an integral part of developments and be 'tenure blind' in relation to other properties within the site. 7. Affordable housing will be subject to legal agreements or planning conditions to ensure that they remain affordable dwellings in perpetuity. 8. The incremental development of a large site through proposals for less than 10 dwellings will not be permitted.

Exception Sites

Rural Exceptions 1. Outside defined settlement boundaries, planning permission for residential development not specifically allowed for by other policies that addresses the identified need for affordable housing within rural areas will only be granted where it meets the requirements of the Core Development Management Policies and it is demonstrated that: a) A need exists for affordable housing in the locality; b) Suitable land is not available to accommodate the development within the defined boundary of the settlement nearest to the proposed development and any other nearby settlements as may be appropriate; c) 100% of the units on the development will be affordable housing, and will be made available to those in need of affordable housing in the locality; d) The occupancy of the dwellings can be restricted to individuals accepted as requiring affordable housing in the locality; and e) The dwellings provided can be made available as affordable housing in perpetuity. 2. Where a new dwelling or dwellings are acceptable in principle under this policy, they shall in the first instance be located on land immediately adjoining the existing boundary of a village or adjoining another group of dwellings. Isolated new build dwellings in the countryside will not be acceptable under this policy. First Homes / Entry-Level Exceptions 3. Outside already allocated housing sites, planning permission for sites comprising of Entry-Level homes will be granted where such homes are not already being met within the borough and it is demonstrated that the site: a) Comprises of Entry-Level homes that offer one or more type of affordable housing as defined in national policy and national planning guidance; and b) Is adjacent to existing settlements; and c) As defined in national policy and national planning guidance, it is proportionate in size to the settlement and does not compromise the protection given to areas or assets of particular importance; and d) Complies with any local design policies and standards.

Residential Curtilages

1. Outside settlement boundaries as defined on the adopted Policies Map, an extension to a residential curtilage will only be permitted where it meets the requirements of the Core Development Management Policies and it will not lead to any detriment to the appearance or to the character of the surrounding landscape. 2. In appropriate cases the Council will remove permitted development rights in order to protect the character and appearance of the landscape.

Replacement Dwellings in the Countryside

1. Outside the defined settlement boundaries the replacement of an existing dwelling will be permitted where it meets the requirements of the Core Development Management Policies and provided the size of the proposed dwelling does not result in an increase in the scale including massing compared to the existing building to an extent that would unacceptably impact on the character and openness of the rural area. 2. In order to maintain control over the future development of the site, the Council will remove permitted development rights in appropriate cases.

Rural Workers Accommodation in the Countryside

1. Outside settlement boundaries planning permission will only be granted for a new rural worker's dwelling where it is within or close to the land holding of the source of employment and where it is demonstrated that the proposal satisfies all the following criteria: a) The worker is full time or primarily employed in agriculture, forestry or another use demonstrably requiring them to be present on site at all times or at short notice, and a condition can be imposed restricting occupancy to a worker in this position; and b) There is a clear operational need for an additional dwelling for the worker to live close to the enterprise; and c) The enterprise is established and economically viable; and d) This operational need could not be fulfilled by another dwelling within the land holding of the source of employment or any other existing accommodation in the area which is suitable and available; and e) The accommodation can be related to an existing group of buildings connected to the enterprise. The Council will not consider applications for isolated dwellings unless it can be shown that this is the only practical solution, or where other exceptional circumstances apply. 2. A new build dwelling will only be permitted if it is demonstrated that there is no suitable existing building for conversion in line with the second part (a – d) in section 4 of Policy SP4. 4. A new rural workers dwelling will not be permitted where there is evidence of dwellings or other buildings which were suitable for conversion to a dwelling, connected to the rural enterprise that have been recently sold off separately from the enterprise concerned. 5. Where residential accommodation is demonstrated to be essential to meet an operational need to support a new enterprise, permission will be granted for a temporary period of no more than five years whilst the economic viability of the new enterprise is being established. 6. The temporary accommodation must be removed at the end of the period. Successive extensions to a temporary permission will not be granted unless exceptional circumstances are demonstrated. 7. Any new dwellings will only be granted planning permission under this policy where they are proportionate in size to the nature and commercial profitability of the undertaking to which they are attached. 8. Where existing dwellings are subject to conditions restricting occupancy, applications to remove such conditions will not be permitted unless it can be demonstrated that: a) The essential need which originally required the dwelling to be permitted no longer applies in relation to the land holding of the original source of employment and that the dwelling will not be required similarly in the longer term; and b) Reasonable attempts have been made to dispose of the dwelling for occupation in compliance with the original condition.

Accommodation for Gypsy, Travellers and Travelling Showpeople

1. Provision will be made for the development of 20 additional plots for Travelling Showpeople by 2031. 2. Proposals for new sites for Gypsy and Traveller and Travelling Showpeople accommodation should meet the requirements of the Core Development Management Policies and meet the following criteria: a) The development is well planned and landscaped to minimise impact on the surrounding area; and b) The development provides a satisfactory level of amenity for the occupiers, by reference to a range of factors including, but not limited to, the space available for each family; and c) The development will not give rise to an unacceptable impact on amenity for users in the vicinity of the development, or, in the case of nearby commercial users, result in the imposition of new constraints on the way in which such users can operate their business; and d) If the proposal involves the development of land identified in this Local Plan for another purpose, the loss of such land is outweighed by the benefit of meeting an identified need for additional gypsy and traveller or travelling showpeople accommodation, and represents the appropriate planning balance in the circumstances.

Green Infrastructure in New Residential Developments

1. Residential development resulting in a net gain of 11 dwellings or more will be required to make appropriate provision of sufficient high quality Green Infrastructure for its residents in accordance with the typologies and standards where relevant as set out below: Typology Provision Quantity Standard per 1000 population (ha) Accessibility Standard (metres) Urban Rural Parks, gardens 0.40 720 1200 Amenity greenspace 0.40 720 720 Natural and semi natural greenspace 1.50 2000 2000 Children and young people play area 0.18 480 720 Allotments 0.25 960 960 Playing pitches 1.20 1200 1200 Total Green Infrastructure Requirement 3.93 n/a n/a 2. Based on the 'Total Green Infrastructure Requirement' the Council will determine the most appropriate type(s) and means of open space provision, having regard to: a) the need to create functional and meaningful green infrastructure spaces; b) the most up to date assessment of green infrastructure requirements and provision; c) the location and character of the site; and d) the type of residential development proposed. 3. Green Infrastructure should be provided on site. Where appropriate, the Council will accept a financial contribution towards improving the quality and accessibility of nearby existing green infrastructure in lieu of on-site provision. 4. Where Green Infrastructure is provided on site developers must provide details of its long term management such as the establishment of a management company. 5. The incremental development of a large site through a number of proposals for less than 11 dwellings will not be permitted.

Wyre Local Plan Review

1) Review of the objectively assessed housing need, taking into account: i) Updated household projections and economic growth forecasts; ii) Implemented and committed highway schemes; iii) The scope for sustainably located sites where the use of sustainable transport modes can be maximised; and iv) The additional transport and highway infrastructure that will be needed to meet in full the updated Objectively Assessed Housing Needs. 2) Allocation of sites to meet the full Objectively Assessed Housing Needs taking into account 1. above.

Residential Development

The following sites, shown on the adopted Policies Map, are allocated for residential development within the Plan period, subject to the Key Development Considerations set out below for each site. Site Ref Site Number of dwellings expected to be delivered by 2031 Total Site Capacity SA1/1 West of Broadway, Fleetwood 25 25 SA1/2 Lambs Road/ Raikes Road, Thornton 360 400 SA1/3 Land between Fleetwood Rd North and Pheasant Wood, Thornton 153 153 SA1/4 South East Poulton, Poulton-le-Fylde 236 236 SA1/5 Land at Garstang Road, Poulton-le-Fylde 516 516 SA1/6 Land South of Blackpool Road, Poulton-le-Fylde 300 300 SA1/7 South Stalmine, Stalmine 180 180 SA1/8 North of Garstang Road, Pilling 40 40 SA1/9 North of Norcross Lane, Norcross 300 300 SA1/10 Land at Arthurs Lane, Hambleton 165 165 SA1/11 Inskip Extension, Inskip 85 85 SA1/12 North of New Holly Hotel and Bodkin Cottage, Hollins Lane 38 38 SA1/13 Land East of Hollins Lane, Hollins Lane 51 51 SA1/14 West of Cockerham Road, Garstang 260 260 SA1/15 Land South of Prospect Farm, West of the A6, Garstang 70 70 SA1/16 South of Kepple Lane, Garstang 125 125 SA1/17 Bowgreave House Farm, Bowgreave 27 27 SA1/18 Garstang Road, Bowgreave 46 46 SA1/19 Land South of Calder House Lane, Bowgreave 45 45 SA1/20 Garstang Country Hotel and Golf Course, Bowgreave 95 95 SA1/21 Daniel Fold Farm, Daniel Fold Lane, Catterall 117 117 SA1/22 Daniel Fold Farm Phase 2, Daniel Fold Lane, Catterall 66 66 SA1/23 Land off Garstang Road, Barton 72 72 SA1/24 Land Rear of Shepherds Farm, Barton 34 34 SA1/25 Land Rear of 867 Garstang Road, Barton 26 26

Catterall Lane, Garstang

1. The development should be supported by a landscape and green infrastructure framework incorporating structured tree planting, on-site open space, formal and informal play and pedestrian and cycle connectivity within and where possible outside the site. 2. The design of the development should provide an 'organic' extension to the village. It should utilise important key vistas into the adjoining open countryside and provide a rural transition zone between the development and the wider countryside. Particular attention should be given to the nature and quality of boundary treatments. 3. Residual surface water should drain to the River Calder utilising existing features such as ponds/soakaways/watercourse and surface SuDS. 4. In order to achieve appropriate sightlines onto Garstang Road, off-site highway works may be required. 5. A financial contribution towards Primary Sustainable Transport which includes the improvement of specified junctions in the area and contributions to the A6 Barton to Garstang Sustainable Transport Strategy and any future updates of the Strategy, will be required. 6. The site includes an areas of made ground and an infilled pond. As such, completion of appropriate ground investigation work is required to establish the extent of any ground contamination and whether mitigation measures are required. 7. The site does not have any nature conservation designations. Potential ecological impacts should be considered due to the greenfield nature of part of the site and features such as hedgerows, trees and ponds. 8. The site lies along the line of a Roman Road from Preston to Lancaster. Accordingly, appropriate archaeological investigation and, if necessary, mitigation will be required. 9. The inclusion of the site within Source Protection Zone 3 of abstraction boreholes must be taken into account in preparing a planning application.

Garstang Road, Bowgreave

1. The development should be supported by a landscape and green infrastructure framework incorporating structured tree planting, on-site open space, formal and informal play and pedestrian and cycle connectivity within and where possible outside the site. 2. The design of the development should provide an 'organic' extension to the village. It should utilise important key vistas into the adjoining open countryside and provide a rural transition zone between the development and the wider countryside. Particular attention should be given to the nature and quality of boundary treatments. 3. Residual surface water should drain into the River Calder via Little River Calder. Pumping should only be used as a last resort. 4. The site does not have any nature conservation designations. Potential ecological impacts should be considered due to the greenfield nature of the site and features such as trees and hedgerows. 5. Completion of appropriate ground investigation work to establish the extent of any ground contamination and whether any mitigation measures are required due to the presence of a historic burial site associated with the Friends Meeting House and a former timber yard to the west of the site (now redeveloped). A watching brief during development of the site will be necessary. This should include a programme of gas monitoring. 6. A financial contribution is required towards Primary Sustainable Transport which includes the improvement of specified junctions in the area and contributions to the A6 Barton to Garstang Sustainable Transport Strategy, and any future updates of the Strategy, will be required. 7. The following should be taken into account in preparing a planning application: a) The site lies within Source Protection Zone 3 of abstraction boreholes b) The site lies to the north of the Grade II listed Friends Meeting House accessed from Calder House Lane.

Land South of Calder House Lane, Bowgreave

1. The development should be supported by a landscape and green infrastructure framework incorporating structured tree planting, on-site open space, formal and informal play and pedestrian and cycle connectivity within and where possible outside the site. 2. The design of the development should provide an 'organic' extension to the village. It should utilise important key vistas into the adjoining open countryside and provide a rural transition zone between the development and the wider countryside. Particular attention should be given to the nature and quality of boundary treatments. 3. The site falls within Flood Zones 1, 2 and 3. No housing development will be permitted within Flood Zones 2 and 3. 4. Residual surface water drainage should drain into the River Calder via Little River Calder mimicking natural drainage. 5. The Little Calder River is a designated Main River. The prior written consent of the Environment Agency is required for any proposed works or structures in, under, over or within 8 metres of the top of the bank of the watercourse. An open space buffer should be provided to protect the watercourse from detrimental impacts. 6. The site does not have any nature conservation designations. Potential ecological impacts should be considered due to the greenfield nature of the site and important features such as hedgerows, trees and the watercourse. 7. A financial contribution is required towards Primary Sustainable Transport which includes the improvement of specified junctions in the area and contributions to the A6 Barton to Garstang Sustainable Transport Strategy, and any future updates of the Strategy, will be required. 8. The following should be taken into account in preparing a planning application: a) The majority of the site lies within a Mineral Safeguarding Area. b) The site is within Source Protection Zone 3 of abstraction boreholes c) The Friends Meeting House to the north of the site across Calder House Lane is a Grade II listed building. d) A group of trees within the site boundary off Calder House Lane is protected by a Tree Preservation Order.

Garstang Country Hotel and Golf Club, Garstang Road, Bowgreave

1. The site to be brought forward in line with a masterplan to be produced covering the whole allocation. The masterplan must be agreed by the local planning authority prior to the granting of planning permission for any part of the site. 2. The development should be supported by a landscape and green infrastructure framework incorporating structured tree planting, on-site open space, formal and informal play and pedestrian and cycle connectivity within and where possible outside the site. 3. The design of the development should provide an 'organic' extension to the village. It should utilise important key vistas into the adjoining open countryside and provide a rural transition zone between the development and the wider countryside. Particular attention should be given to the nature and quality of boundary treatments. 4. Residual surface water should drain into the River Calder via existing watercourses mimicking natural drainage and utilising natural features surface SUDs and open space. 5. The site does not have any nature conservation designations and it is not within close proximity of any sites designated for their nature conservation value. Potential ecological impacts should be considered due presence of features such as trees and hedgerows. 6. A financial contribution is required towards Primary Sustainable Transport which includes the improvement of specified junctions in the area and contributions to the A6 Barton to Garstang Sustainable Transport Strategy, and any future updates of the Strategy, will be required. 7. Completion of appropriate ground investigation work to establish the extent of any ground contamination and whether any mitigation measures are required due to current and former uses and possibility of made ground within the site. A watching brief during development of the site will be necessary. 8. The following should be taken into account in preparing the masterplan and planning application: a) A Public Right of Way (2-5-BW 29) runs along the northern boundary of the site along Byerworth Lane South. b) The site is within a Source Protection Zone 3 of abstraction boreholes. c) Two Tree Preservation Orders cover trees located along the access road and boundary trees located between the site and the adjacent Gryersdale Drive development.

Daniel Fold Farm, Daniel Fold Lane, Catterall

1. The site to be brought forward in line with a masterplan to be produced covering the whole allocation. The masterplan must be agreed by the local planning authority prior to the granting of planning permission for any part of the site. 2. The development should be supported by a landscape and green infrastructure framework incorporating structured tree planting, on-site open space, formal and informal play and pedestrian and cycle connectivity within and where possible outside the site. 3. The design of the development should provide an 'organic' extension to the village. It should utilise important key vistas into open countryside Particular attention should be given to the nature and quality of boundary treatments. 4. A small parcel in the north-west corner lies in Flood Zone 2. Housing will not be permitted within Flood Zone 2. 5. Residual surface water run-off should drain north into the River Wyre or Calder. If residual surface water drains south into the River Wyre via Yoad Pool a contribution towards improvements to the outfall will be required. 6. Vehicular access is to be taken from Daniel Fold Lane using the existing farm access track which is required to be widened to form a 5.5 metre wide carriageway with 2 metre wide footways on both sides and connecting to the existing pedestrian footway on the west side of Daniel Fold Lane. 7. A financial contribution is required towards Primary Sustainable Transport which includes the improvement of specified junctions in the area and contributions to the A6 Barton to Garstang Sustainable Transport Strategy, and any future updates of the Strategy, will be required. 8. The site does not have any nature conservation designations. Potential ecological impacts should be considered due to the greenfield nature of the site and the presence of features such as hedgerows and trees. 9. Completion of appropriate ground investigation works to establish the extent of any ground contamination and whether any mitigation measures are required due to the presence of two nearby landfill sites. A watching brief during development of the site will be necessary. 10. The perimeter wall of the former mill (now occupied by Lodge Park and Flower Fields developments) on the eastern boundary has local historical interest and should be retained and incorporated into any future development. 11. The following should be taken into account in preparing the masterplan and planning application: a) The site lies within Source Protection Zone 2 and Zone 3 of abstraction boreholes. b) Trees on the south eastern boundary of the site are covered by a Tree Preservation Order (TPO 008). c) The site is crossed by Public Right of Way (PROW) Footpath 2-9-FP 11 running in a north/south orientation from Catterall Gates Lane along the proposed site access at Daniel Fold and onto Daniel Fold Lane. PROW 2-9-FP 10 runs through the southern portion of the site boundary of the site whilst Catterall Gates Lane itself is a Bridleway (2-9-BW 12).

Mixed Use Development

The following sites, shown on the adopted Policies Map, are allocated for mix residential and employment development (Use Classes B1 (now part of class E(g), B2 and B8) within the Plan period, subject to the Key Development Considerations set out below for each site. Site Ref Site Number of dwellings delivered by 2031 Total Site Capacity (dwellings) Employment Land Hectares SA3/1 Fleetwood Docks and Marina, Fleetwood 120 120 7.5 SA3/2 Joe Lane (Land Bounded by Garstang Road, A6 and Joe Lane) 242 242 0.95 SA3/3 Land West of Great Eccleston 568 568 1.0 SA3/4 Forton extension, Forton 310 310 1.0 SA3/5 Land West of the A6 (Nateby Crossing), Garstang 270 270 4.68 Total 1,510 1,510 15.13

Development Strategy

1. The overall planning strategy for the Borough will be one of growth within environmental limits. The overarching aim will be to meet the housing needs of all sections of the community, raise economic performance, average wage levels and GVA generation, while minimising or eliminating net environmental impact. This will be achieved through new development and other activity by the Council and stakeholders in relation to the following factors that affect these outcomes: a) Land supply for business development; b) Quantity, quality and mix of housing; c) Environmental protection and enhancement; d) Provision of key infrastructure and services; e) Quality of place; 2. The spatial approach in this Local Plan is one of sustainable extensions to the towns and rural settlements in accordance with the settlement hierarchy below, with settlements higher up the hierarchy, where possible, taking more new development than settlements lower down the hierarchy. New development is required to be of appropriate type and scale to the character of the settlement in the hierarchy unless specifically proposed by other policies in this Local Plan. Hierarchy Settlement (s) % of housing growth Employment growth Number % Ha % Urban Town Fleetwood, Poulton-le-Fylde, Cleveleys, Thornton, Normoss 4,285 48.6 23.6 49.6 Key Service Centre Garstang 1,036 11.8 4.8 10.1 Rural Service Centres Knott End/Preesall, Great Eccleston, Hambleton, Catterall 1,626 18.5 11.1 23.3 Main Rural Settlements Bilsborrow, Pilling, Barton, St Michaels, Bowgreave, Inskip, Stalmine, Forton, Preesall Hill, Scorton 1,309 14.9 1.9 4 Small Rural Settlements Cabus, Churchtown/Kirkland, Hollins Lane, Calder Vale, Dolphinholme (Lower) 125 1.4 0 0 Other undefined Rural Settlements 421 4.8 6.2 13 Total 8,802 100 47.7 100 3. Within the period 2011 to 2031, the Local Plan will deliver a minimum 7,384 dwellings and 43 hectares of employment land. 4. New built development will take place within settlement boundaries defined on the adopted Policies Map, unless development elsewhere in designated countryside areas is specifically supported by another policy in the Local Plan. Development within settlement boundaries will be granted planning permission where it complies with the other policies of this Local Plan. 5. Outside settlements with defined boundaries the amount of new built development will be strictly limited. Individual opportunities which will help diversify the rural economy or support tourism will be supported where they are appropriate in scale and in accordance with other policies where relevant. If developed sites within the open countryside become available for redevelopment, the priority will be to minimise the amount of new development that takes place and the level of activity that a new use generates, while securing a satisfactory outcome. 6. Strategic areas of separation will be maintained between the following settlements as shown on the adopted Policies Map: a) Knott End/ Preesall and Preesall Hill; b) Forton and Hollins Lane; c) Garstang and Cabus; d) Garstang and Bowgreave; e) Bowgreave and Catterall; f) Fleetwood and Thornton. 7. Development that would erode the openness of designated 'strategic areas of separation' and the effectiveness of the gap in protecting the identity and distinctiveness of the two settlements will not be permitted.

Telecommunications

1. Applications for the siting of new telecommunications equipment will be permitted provided that it meet the requirements of the Core Development Management Policies and it is demonstrated that: a) Co-siting the equipment with existing equipment, or in the case of antennae, their siting on an existing building, mast or structure, is not a feasible or viable option; b) The siting and appearance of the proposed apparatus and associated structures should seek to minimise impact on the visual amenity, character or appearance of the surrounding area; and c) The impact of the development on the landscape or townscape is minimised, within the constraints of operating requirements, through siting, design, materials and colour. 2. When considering applications for telecommunications development, regard will be had to the operational requirements of telecommunications networks and the technical limitations of the technology.

Infrastructure Provision and Developer Contributions

1. The Council will support infrastructure related development subject to other policies in the Local Plan. 2. The Council will work with infrastructure providers, neighbouring authorities and stakeholders to ensure that development is supported by appropriate utility, transport, social, community and environmental infrastructure delivered in a timely and sustainable manner. 3. Development should be located so as to make the best use of existing infrastructure. Where new or improved infrastructure is required to meet needs arising directly from a development or to mitigate any adverse impacts of a development on existing infrastructure the development will make a financial contribution through Community Infrastructure Levy (CIL) or planning obligation made under Section 106 of the Town and Country Planning Act 1990 or any other future 'developer contributions' regime towards the provision of infrastructure. 4. Development should have regard to the latest Infrastructure Delivery Plan (IDP). The areas potentially subject to contributions include but are not limited to: a) Affordable housing; b) Highway and transport infrastructure including sustainable transport measures; c) Flood prevention and surface water drainage including future maintenance; d) Green infrastructure, including future maintenance; e) Education; f) Health care provision. 5. Where appropriate, developments may be required to incorporate new infrastructure on-site. 6. Where a financial contribution is required the level of the financial contribution will take into account the total contribution liability incurred by the development arising from all policy and site specific requirements. The overall level of contribution required will allow developments to remain viable, wherever this is compatible with securing essential works that are fundamental to the acceptability of the proposal. 7. Where appropriate and in consultation with the relevant infrastructure provider, the Council will consider proposals by developers to provide the necessary infrastructure as part of their development proposals rather than making a financial contribution.

Viability

1. The Council's overarching objective is to ensure that development is viable. 2. Where a developer seeks: a) to negotiate a reduction in standards or infrastructure requirements that would normally apply to a development; or b) a form of development that would not normally be acceptable on the particular site, the Council will consider whether a reduction in standards or infrastructure will be acceptable or whether the alternative use will result in an unacceptable reduction in the type, quality or quantity of housing or employment land supply. 3. Where the developer's request in 2a) or 2b) is on grounds of financial viability, the Council will require the developer to supply evidence as to the financial viability of the development. This will normally take the form of an open book financial appraisal of the proposed development, demonstrating the full range of costs to be incurred by the development including the initial purchase of the land, the financial return expected to be realised, and the profit expected to be released. The level of detail required in such an appraisal will always be proportionate to the scale and complexity of the development proposed. 4. Where evidence of marketing is required, it should demonstrate that: a) The unencumbered freehold or equivalent long leasehold for the property has been marketed by an appropriate agent/surveyor at an appropriate price reflecting the current market or rental value of the current use and that no reasonable offers were refused; b) The marketing was undertaken over an appropriate period of time which should not be less than 12 months; c) The marketing has been targeted at an appropriate audience; d) The availability of the land/premises was appropriately advertised including regular adverts in the local, regional and property press. Advertising by electronic means would be acceptable.

Town, District, Local and Neighbourhood Centres

1. Retail, leisure and other main town centre uses will be directed towards the Borough's existing centres in accordance with the following hierarchy and in accordance with policy EP5 (Main Town Centre Uses) Hierarchy Centre Town Centre Fleetwood, Cleveleys, Poulton-le-Fylde, Garstang District Centre Victoria Road East, Thornton; Marsh Mill, Thornton; Knott End; Great Eccleston. Local Centre Broadway/Poulton Road, Fleetwood; Larkholme Parade, Fleetwood; Broadpool Lane, Hambleton; Castle Gardens, Poulton-le-Fylde; Normoss Road, Normoss; Catterall*. Neighbourhood Centre/ Parade Chatsworth Avenue, Fleetwood; Broadwater, Fleetwood; Manor Road, Fleetwood; Poulton Road, Fleetwood; Hatfield Avenue/ Highbury Avenue, Fleetwood; North Drive, Cleveleys; Rossall Road, Cleveleys; Blackpool Old Road, Poulton-le-Fylde; Highcross Road, Poulton-le-Fylde; Beechwood Drive, Thornton; Lawsons Road, Thornton; Linden Avenue, Thornton; Croston Road, Garstang; Forton*. Free standing convenience shops within urban areas and defined rural settlements. *proposed centres to be developed during the Plan period. 2. Planning permission will only be granted for development which is appropriate in scale and commensurate with the centre's position and function in the hierarchy. Town and district centres as defined by the hierarchy above are the principal locations for new convenience and comparison retail and other town centre development, in particular that of a larger scale. 3. Within defined centres a diversity of uses will be encouraged to maximise the centres vitality and viability subject to policies EP5 (Main Town Centre Uses) and EP6 (Development in Defined Primary and Secondary Shopping Frontages). Development which will adversely affect the vitality and viability of a defined centre will not be permitted in order to ensure the sustainability of communities. 4. Local and neighbourhood centres and isolated local convenience stores are important for the sustainability of the communities they serve. Development which will cause their loss or affect their vitality will only be permitted where the local area is served by alternative provision or the property was marketed in accordance with Policy SP6 (Viability).

Main Town Centre Uses

1. Proposals for new retail development and other main town centre uses (including extensions and change of use) which are appropriate in scale, role and function will be permitted within Wyre's defined town, district, local and neighbourhood centres where they accord with this policy as a whole. 2. Within defined centres new retail development will be permitted provided that the development, in terms of the overall scale of additional floorspace proposed and the size of individual units within it, is appropriate to the position of the centre concerned within the hierarchy of centres in Policy EP4 (Town, District, Local and Neighbourhood Centres). 3. Planning permission for new retail development outside the Primary Shopping Areas of town centres and in the district, local and neighbourhood centres as identified on the adopted Policies Map, or for other main town centre uses outside defined centres will only be granted if the following criteria are met: a) The development is specifically supported by another policy in the Local Plan; or b) It is demonstrated that no sequentially preferable site is available which includes being available within a reasonable timescale to accommodate the development; and that in discounting any sequentially preferable site, the developer / operator has applied a sufficiently flexible approach to their requirement in respect of scale, format and car parking provision. 4. Where an edge or out-of-centre development is justified under this policy, preference will be given to accessible sites which are well connected to an existing town centre; and appropriate measures will be required to maximise connectivity between the development and the centre. 5. Proposals which are not specifically supported by other policies, and are not in a town or district centre as defined on the adopted Policies Map, and which will create additional floorspace at or above the levels set out below, will be required to be accompanied by an impact assessment. a) 500m2 gross for any new retail (comparison and convenience) floorspace; b) 2,500m2 gross for new leisure proposals. 6. Where an impact assessment is required, proposals will only be granted planning permission where it is demonstrated that in relation to Fleetwood there will be no unacceptable impact and in relation to other centres that there is no significant adverse impact on the vitality and viability of existing centres. In making its assessment on this issue the Council will take account of the following main issues along with any that are specific to the development in question: a) The impact of the proposal on existing, committed and planned public and private investment, in a centre or centres in the catchment of the proposal; b) The impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and the wider area, up to five years from the time the application is made. For major schemes where the full impact will not be realised in five years, the impact should also be assessed up to 10 years from the time the application is made; and c) The ability of the impact to be mitigated through measures secured through planning conditions or a planning agreement.

Development in Defined Primary and Secondary Frontages

1. Proposals for development not falling into Use Class A1 (now part of use class E(a)) involving ground floor units in identified Primary Frontages will be permitted provided all the criteria below are met: a) A minimum of 70% of the defined length of frontage in the block would remain in A1 use (now part of Use Class E(a)) taking into account unimplemented planning permissions for changes of use; or the premises have been marketed for a class A1 use (now part of Class E(a)) in accordance with Policy SP6 (Viability); b) The proposed use is complementary to the primary shopping function of the frontage and will contribute to vitality and viability; c) The proposed use would not result in three adjoining non-A1 uses (now part of use class E(a)) in the block; d) An active pedestrian level shopfront is retained/provided. 2. Proposals for development not falling into Use Class A1 (now part of use class E(a)) involving ground floor units in identified Secondary Frontages will be permitted provided all the criteria below are met: a) A minimum of 50% of the defined length of frontage in the block would remain in A1 use (now part of use class E(a)) taking into account unimplemented planning permissions for changes of use; or the premises have been marketed for a class A1 use (now part of use class E(a)) in accordance with Policy SP6 (Viability); b) The proposed use is complementary to the secondary shopping function of the frontage and will contribute to vitality and viability; c) An active pedestrian level shopfront is retained/provided.

Local Convenience Stores

1. Within defined settlement boundaries planning permission will be granted for convenience retail developments, which are not within existing defined centres or specifically allowed for by other policies, where all the following criteria are met: a) The proposal caters for local needs only and individual units do not exceed a maximum of 280 sq.m net sales area; b) There are no available existing units in class A (now part of class E(a)(b)(c) and Sui Generis) use within reasonable walking distance, typically 500 metres of the proposal, which would be capable of accommodating the development and serving an area currently not being served; c) Either the development is within, or immediately adjacent to, an existing group of local shops, or there are no other shopping facilities providing for local need within a reasonable walking distance (typically 500 metres) of the proposal.

Accessibility and Transport

1. Development will be permitted provided it meets the requirements of the Core Development Management Policies and it has been demonstrated that: a) Land safeguarded for transport and highway improvements in the Local Transport Plan, Fylde Coast Highways and Transport Masterplan and any other scheme or strategy by the Highways Authority and Highways England is not compromised; b) Road safety and the safe, efficient and convenient movement of all highway users (including bus passengers, refuse collection vehicles, the emergency services, cyclists and pedestrians) is not prejudiced; c) Safe and adequate vehicular, cycle and pedestrian access to and from, and circulation within, a proposal site would be provided; d) Appropriate provision is made for vehicular access, off-street servicing and parking in accordance with the Council's standards set out in Appendix B unless it is demonstrated to the satisfaction of the Local Planning Authority in consultation with the Local Highways Authority that different provision is justified taking into account local circumstances; e) Where appropriate, access by public transport is catered for either by providing for bus access into the site where appropriate, or by ensuring that safe and convenient access exists to the nearest public facility; f) Measures are included to encourage access on foot, by bicycle and public transport and reduce car reliance; g) The needs of people with disabilities and older people are fully provided for, including those reliant on community transport services; h) Developments adjacent to or affecting railway lines, including resulting in a material increase or change of character of the traffic using a rail crossing of a railway, should ensure that there will not result in an adverse impact on the operational safety of the railway network; and i) Corridors which could be developed as future transport routes (e.g. disused railway lines) are not prejudiced. 2. Development which includes parking provision shall also make appropriate provision where practical for standard charge Electric Vehicle Recharging (EVR) points. 3. Where a development has an adverse impact on the existing highway network, developers or operators will be required to provide or contribute to such works to the transport network, including sustainable travel measures as are necessary to mitigate these impacts. 4. Where the above requirements can only be satisfied through the undertaking of off-site works the cost of these shall be borne by the developer. 5. Development which would attract large numbers of people on a regular basis or generate significant amounts of movement will be required to be supported by a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site. 6. Proposals will not be permitted which: a) Adversely affect an existing Public Right of Way and the public's enjoyment of it unless a satisfactory alternative is provided in terms of an equally attractive, safe and convenient route; or b) Detract from the character of an existing right of way; or c) Do not accord with the need to improve and provide access to the countryside for the disabled. 7. Proposals for new and improved walking routes, bridleways and cycling routes across the Borough will be supported.