Shepherds Farm 771 Garstang Road Barton Preston Lancashire PR3 5DQ

1. 1.Inadequate information has been provided with the application in the form of a suitable and adequate noise assessment to ensure that noise from sources outside the application site (A6 road) will not have an unacceptable impact on the amenity of the occupants of the proposed dwellings. The submitted noise assessment is out-of-date and does not appropriately cover the application site development. This will not ensure a suitable standard of amenity for the proposed occupants of the development in relation to noise. This is contrary to Policy CDMP1 of the Adopted Wyre Local Plan, which requires development to not lead to significant adverse effects on amenity for users of the development itself with reference to noise, and applications are required to be accompanied by appropriate mitigation proposals, and Policy CDMP3 of the Adopted Wyre Local Plan which requires development to provide a good standard of amenity for the occupants of the development itself. It is contrary to Policy BNP05 of the Barton Neighbourhood Plan and to the NPPF (paragraph 198) which requires decisions to avoid noise giving rise to significant adverse impacts on health and quality of life.
2. 2.Inadequate and contradictory information has been provided with the application in relation to the proposed access arrangements to serve the development. This fails to demonstrate that the visibility splays shown on the plans can be secured at the site access to serve the development, which would be necessary to ensure a safe arrangement for highway users, with part of the required splays outside of the application site. Further, the full impacts of the development on ecology cannot be assessed due to the inaccurate plans in relation to the existing hedgerow frontage. The application therefore conflicts with Policies CDMP4 and CDMP6 of the Wyre Local Plan, Policy BNP05 of the Barton neighbourhood plan which requires 'safe and suitable access for all road users', and Paragraph 115, Sections 12 and 15 of the NPPF.
3. 3.The proposed development would fall within an area identified as being at risk of flooding (surface water) and is for 'more vulnerable development' (buildings used for dwelling houses), further it is proposed to site one of the dwellings over a culverted watercourse. An adequate Flood Risk Assessment (FRA) has not been provided with the application, including consideration of existing ground levels and the flood levels, or any proposed mitigation, there is therefore inadequate information to ensure that the development will not be at an unacceptable risk of flooding or that it would not lead to an increased risk of flooding elsewhere, including through the use of appropriate mitigation and/or adaption measures to reduce the likelihood and/or impact of flooding, and the provision of safe access and escape routes as part of an adequate emergency plan for the development in relation to flooding. This would present the potential for an unacceptable risk of flooding to the harm of people. Also, the sequential test on flooding applies, and it has not been demonstrated that this can be passed, through consideration of alternative sites for the development at a lower risk of flooding. No consideration has been demonstrated of the flood risk associated with building over the culverted watercourse. This is contrary to Section 14 of the NPPF and the National Planning Policy Guidance 'Flood Risk and Coastal Change', and Policy CDMP2 of the Adopted Wyre Local Plan.
4. 4.Inadequate drainage proposals have been provided to demonstrate that the most suitable form of drainage will be used at this site in order to minimise flood risk to the development and adjacent properties. This includes that the development will not achieve greenfield runoff rates and has not been demonstrated to comply with the surface water management hierarchy set out in Policy CDMP2 of the Adopted Wyre Local Plan. It has not demonstrated that it will incorporate sustainable drainage systems to adequately control flow rates and reduce volumes of runoff, and that provide multifunctional benefits wherever possible, which is contrary to the NPPF and guidance in the NPPG.
5. 5.Insufficient and conflicting information has been provided with the application on the existing habitats on site and which are to be removed, including part of the hedgerow to the site frontage. Further, inadequate information on Biodiversity Net Gain (BNG), which is applicable to this application, has been provided to establish the biodiversity value of onsite habitat. There is therefore inadequate information to assess the impacts on BNG fully. This is contrary to the requirements of Section 15 of the NPPF, Policy CDMP4 of the Local Plan, Schedule 7A of the Town and Country Planning Act 1990 ("the biodiversity gain condition"), The Town and Country Planning (Development Management Procedure) (England) Order 2015, and the guidance in the NPPG on BNG.
6. 6.Inaccurate and insufficient information has been provided in relation to the plans, with conflicting information on the plots between the proposed floor plans and elevations, and no numbering of the plots on the proposed site plan. Also, there is conflicting information on the proposed Finished Floor Levels between the plans, and no existing ground levels have been provided. This does not enable the full and accurate assessment of the application to be made, including in relation to visual and neighbouring amenity and flood risk, contrary to Policies CDMP2 and CDMP3 of the Adopted Local Plan and the requirements of the NPPF.

From the council's decision notice.

Postcode

PR3 5DQ

Date validated

19 February 2026

Architect profile

MCK ASSOCIATES LIMITED