Dear supporters,

This is the big one. The application to demolish Fleetwood Farm (datestone 1787) and build 20 dwellings at 12 Church Road, Banks (Ref 2024/1208/FUL) is nearing committee. We have a real chance to stop or reshape this – but only if we all act now.

Likely Planning Committee date: Thu 20 Nov 2025
Formal confirmation: Tue 12 Nov 2025
Action window: today through 12 Nov
 
1) Quick Actions (copy/paste & send now)
Email your objection (ideally by Tue 12 Nov):

Planning Officer: nicola.cook@westlancs.gov.uk
Planning Apps Team: plan.apps@westlancs.gov.uk
Committee Services: member.services@westlancs.gov.uk
Ward Cllrs: howard@westlancs.gov.uk, friettas@westlancs.gov.uk
MP: patrick.hurley.mp@parliament.uk
Object online (Council portal):
https://pa.westlancs.gov.uk/online-applications/applicationDetails.do?activeTab=makeComment&keyVal=SNVM8ARHLJC00

Want to speak at committee?
Contact Parish Councillors now to register – spaces are limited.

 
2) What’s wrong with the latest  planning documents submitted (plain English)
Heritage: Their Heritage Statement did not include an internal survey yet claims the buildings have “little to commend them”. Fleetwood Farm is locally listed / on the Historic Environment Record, and LCC’s Historic Environment Team require a Level 2–3 building record pre-demolition. No retention/conversion options have been explored – total loss is not justified.

Biodiversity Net Gain: The scheme loses habitat units on site and relies on unnamed off-site units. No gain site, no NE register reference, no S106 = not deliverable.
Habitats Regulations: We’re 1.7 km from Ribble & Alt Estuaries SPA/Ramsar and Sefton Coast SAC. Mitigation offered = a leaflet to new residents. No funding or practical measures – too weak.
Flood/Drainage: No detailed SuDS (run-off, attenuation, exceedance routes, maintenance). We already see surface water pooling along Church Road – this must be fixed before permission.
Design/Character: A generic suburban layout that ignores the farmstead form and village edge. Not heritage-led.

No ameinties 
 
3) How it conflicts with West Lancashire Local Plan (use these lines)
EN4 – Heritage: Presumption to protect locally listed/non-designated assets. Demolition proposed without full internal survey or a costed retention/conversion options appraisal. Recording before demolition is not a substitute for conservation.
EN2 – Natural Environment (BNG): On-site biodiversity loss; off-site units unspecified. EN2 expects measurable conservation/enhancement and secured delivery (30-year management via S106; NE gain-site reference).
EN2 – HRA/Recreation Pressure: Near international sites; leaflet-only mitigation is weak – robust, secured measures (e.g., coastal management / SANG contributions) needed.
GN3 – Design Principles: Requires context-responsive design with SuDS and biodiversity integrated at application stage. Current layout and missing drainage fall short.
EN3 – Green Infrastructure: Limited meaningful GI/links for a 20-home scheme.
IF2 – Transport/EV: Must meet EV/cycle standards and safe walking/cycling links; secure by condition or refuse.
 
4) What to Ask Councillors to Do
REFUSE for unjustified heritage loss (EN4), BNG failure (EN2), weak HRA mitigation (EN2), and GN3 design/drainage shortcomings; or
DEFER until the applicant provides:

Full internal heritage survey + costed retention/conversion options;
Named off-site BNG package (NE gain-site reference) secured by S106 for 30 years;
Funded coastal mitigation (not just a leaflet);
LLFA-compliant SuDS with maintenance.
 
5) One-Minute Objection Template (edit and send)
Subject: 2024/1208/FUL – Fleetwood Farm, 12 Church Road, Banks – objection

I object due to unjustified total loss of a locally listed heritage asset (EN4), failure to demonstrate 10% Biodiversity Net Gain with a named, secured scheme (EN2), inadequate HRA mitigation close to international sites (EN2), and poor compliance with GN3 on heritage-led design and SuDS/drainage. The scheme also lacks meaningful Green Infrastructure (EN3).
Please refuse, or at minimum defer pending: full internal heritage assessment and retention options, a legally secured off-site BNG package (NE reference), a funded coastal mitigation contribution, and a detailed SuDS strategy.

[Your name, address]

 
6) Extra Help Needed – Evidence & Heritage Action (this week)
Email evidence to council planning team your local councillors etc 

We need:

Old photos (any era), family albums, parish magazines, deeds, sales particulars, farm records.
Historic maps/docs: Yates 1786, tithe maps, 1st/2nd ed. OS, census extracts.
Personal statements (1–2 paragraphs) on the farm’s role in village life.
Architectural detail photos from public land: brickwork, roof, datestone “Bold Fleetwood Hesketh ETq 1787”, trusses, handmade bricks.
Condition/risk photos (dated) – leaks, missing tiles, collapse risk (shows neglect rather than “no value”).
Flooding videos/photos (dated) showing surface water on/near Church Road.
Wildlife observations (dates/places): bats, barn owl.

 
7) Calling Local Historians & Heritage Pros (please reply)
If you’re a local historian, conservation architect, IHBC/CIfA/SPAB/CBA member, or ex-planning officer, we need:

A 500–1,000 word Statement of Significance;
A sketch options appraisal (retention/partial reuse/façade);
A quick critique of the applicant’s Heritage Statement (no internal survey; no options).
 
8) Immediate Heritage Moves (can happen in parallel)
A) Apply for Statutory Listing (Grade II)

Anyone can apply to Historic England. If anyone is able to submit to historic england, photos (exterior + any interiors), maps, the datestone, and community statements.
Even a live application signals national interest and can influence the decision.
B) Ask the Council for a Building Preservation Notice (BPN)

A BPN gives temporary listing protection (up to 6 months) while Historic England considers formal listing.
Email nicola.cook@westlancs.gov.uk and member.services@westlancs.gov.uk, copying howard@westlancs.gov.uk and friettas@westlancs.gov.uk.
Subject: “Urgent request: Building Preservation Notice for Fleetwood Farm (1787)”
Include: photos, map, brief significance, and the risk (current demolition application; ongoing neglect).
Note on “Heritage at Risk”: Historic England’s national register mainly covers designated assets. Listing first, then “at risk” if condition warrants.

9) Fleetwood Farm is the last realistic, central site capable of delivering a small village square with trees, seating, safe crossings and potentially micro-retail/health space. Once a cul-de-sac goes in, that chance is gone.
Policy fit: EN3/GN3 expect place-making and public realm that reflect local character.
Ask: Refuse or defer and require a heritage-led masterplan with a modest village square at the frontage (and on-site interpretation of the farm).
2) No alternative sites to deliver a centre-piece for Banks
Why: There are no other central, available sites in the current plan period to create a public heart for the village. Approving a standard estate here forecloses strategic place-making options.
Policy fit: Councillors should consider reasonable alternatives that better meet EN3/GN3 objectives.
Ask: Defer for an options appraisal testing a mixed scheme (homes + square + heritage retention) vs. pure housing.

10) Traffic & safety at the pharmacy frontage (Church Road)
Why: Kerbside behaviour outside the pharmacy already includes short-stay parking, quick pull-ins, deliveries, mobility access and bus movements. Adding 20 homes without redesign worsens conflicts exactly where vulnerable users stand.
Policy fit: GN3 requires safe movement and realistic servicing. If the Transport Note didn’t audit the pharmacy frontage, it’s incomplete.
What supporters can do now: Take dated photos/videos at 8–9am, 12–1pm, 3–4pm, 5–6pm showing dwell times, blocked sightlines and near-misses; attach 3–6 clear images (with times/locations) to your objection.
Ask: Refuse or defer pending a frontage safety audit, short-stay management plan, and pedestrian-priority design (e.g., raised table/crossing) secured by condition/S106.

Key info box (for quick sharing)
🕓 Deadline to object: By Tue 12 Nov (sooner = better)
📅 Likely committee: Thu 20 Nov 2025
🏛 Application: 2024/1208/FUL – 12 Church Road, Banks
✉️ Objection emails: nicola.cook@westlancs.gov.uk | plan.apps@westlancs.gov.uk | member.services@westlancs.gov.uk | howard@westlancs.gov.uk | friettas@westlancs.gov.uk | patrick.hurley.mp@parliament.uk
🔗 Object online: https://pa.westlancs.gov.uk/online-applications/applicationDetails.do?activeTab=makeComment&keyVal=SNVM8ARHLJC00
 

Thank you for everything you’ve already done. Please object today, share this email with neighbours, and speak with local councillors/parish council if you can help with evidence, heritage drafting, or volunteering a role.