Update provided by Lancashire Council planning/development team

Thank you for taking the time to contact us and provide feedback. We have reviewed your comment and are writing to provide you with a response:

Thank you for bringing concerns to my attention as explained in your communication  whereby you raise concerns regarding the proposed redevelopment of Fleetwood Farm and the lack of infrastructure within the village of Banks.

I understand that your concerns may have stemmed from the Public Consultation event held by Tawd Valley Development on 1 October 2024. Whilst the public consultation was undertaken by the developer, the Local Planning Authority is yet to receive a formal planning application for the aforementioned site. We cannot therefore provide comment in regards to the planning merits at this stage.

I very much appreciate your concerns regarding the opportunities for business and retail provision within the village and I would advise that whilst a developer is entitled to consider its own development objectives, the current local plan policies in relation to both housing and retail/business proposals are designed to encourage such development within Key Sustainable Villages such as Banks. In terms of planning policy part of the Fleetwood Farm site is subject to Policy IF1 in the Local Plan, which seeks to encourage retail and other appropriate town centre development within defined Large Village Centres. However, planning policy is not designed to prioritise one over the other rather it requires the Developer to justify through evidence why that part of the site should be re-developed to residential as opposed to retail or other village centre development in order to depart from policy and provide flexibility to accommodate changes in economic circumstances.

Should an application be submitted, the Developer is expected to demonstrate a robust evidence base for the development of this site. In the meantime, you are advised to raise your concerns directly with the Developer. On receipt of a planning application the Local Planning Authority will carry out a consultation period allowing public representations to be made. Such representations will then be considered as part of the determination in so far as they raise material planning considerations.

There is of course a need to strike a balance in regards to demand in any case. The need for social housing is transparent and reflected in demand to accord with the Social Housing Register based on geographic location. Private Market Housing, Business and Retail opportunities whilst supported by planning policy within settlements, is subject to the private market which would take account of other competing and financial factors such as consumer choice when considering development proposals or indeed site selection. The Council does however have a business property search facility which advertises units for such purposes. The sale of land and property is open to the private market for which the Council has limited powers to influence in so far as dictating its end use outside the remit of the planning system.

The current Local Plan runs to 2027 for which it is to be replaced with a new Local Plan. As part of the preparation of the new Local Plan the National Planning Policy Framework requires planning policies to be designed to support and encourage economic growth and productivity taking into account both local business needs and wider opportunities for development. As such the preparation of the Local Plan will account for this by reviewing current situations against demand and seek to provide further opportunities by way of specific site allocation. To do this, the process requires a 'call for sites' and public consultation opportunities will be made available to allow public comment throughout each stage of the Local Plan preparation. The Local Plan will also account for the need and demand for access to other services such as healthcare and education when assessing sites for allocation. Whilst the new Local Plan remains in its early stages, its progress can be followed on the Council's Website : https://www.westlancs.gov.uk/planning/planning-policy/the-local-plan/the-local-plan-2023-2040.aspx

I understand that this may not allay your concerns, but I hope that the information and advice provided above is helpful in the interim.

If you have any spare time, I would greatly appreciate your continued support in sharing this petition to oppose the site being allocated for housing rather than the much-needed business, retail, and community spaces our village desperately requires. I believe the plans have now progressed to the next stage, and it’s vital that we continue to highlight public concerns to ensure our voices are heard.

You can also directly email your concerns to Lancashire County Council at the following addresses:

Jacqui Sinnott-Lacey: Jacqui.Sinnott-Lacey@westlancs.gov.uk
Eve Russell: Eve.Russell@westlancs.gov.uk
Planning Portal: portal@westlancs.gov.uk
Councillor Dowling: Cllr.Dowling@westlancs.gov.uk

For additional impact, please reach out to your parish councillors or CC them in any correspondence you have with the council:

Cllr De Freitas: cllr.defreitas@westlancs.gov.uk
Cllr Howard: Cllr.Howard@westlancs.gov.uk
Cllr Eccles: Cllr.Eccles@westlancs.gov.uk

You may also wish to contact your local MP, Patrick Hurley, at: patrick.hurley.mp@parliament.uk.

Your support makes a significant difference, and together we can help shape the future of our village. Thank you for your time and for helping to ensure our concerns are taken seriously.