Village's affordable homes plan prompts dozens of objections over lack of 'amenities'

Plans for 20 new affordable council homes in a West Lancashire village have prompted objections from some residents who say they are desperate for any development to include a new shop or business space.

Tawd Valley Developments Limited, owned by West Lancashire Council, wants planning permission to demolish some existing farm buildings and build affordable homes at the Fleetwood Farm site in Church Road, Banks. Eight houses, four bungalows, and eight cottage-style apartments are proposed.

A statement by consultants Zerum on behalf of John Cropper and Joanne Bryan, both of Tawd Valley Developments, supports the proposal. It says all 20 homes will be marketed at an affordable rent, managed by the council.

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Banks has a high proportion of owner-occupier homes and little affordable housing, the planning report states. The type and size of the proposed homes are based on the council’s own housing demand data to ensure it supports the housing and economic needs of residents. This includes one-bedroom apartments and bungalows for the elderly.

Overall, West Lancashire Council says nearly 5,000 new homes are needed across the borough, with 800 in northern parishes including Banks. A number of 'key sustainable villages' have been identified with 'a good number' of essential services and facilities, some opportunities for local employment, and transport connections to key towns.

No retail space

Regarding the lack of any retail or business space in the plan, the statement adds: "Tests for change-of-use plans from retail to other uses do not apply in this case, as there is no existing or historic retail use on the site. Planning policy encourages a diversity of uses outside primary shopping areas of town centres including residential use."

On the potential impact of the extra homes, it says new developments will be expected to contribute to community needs and financial contributions may be paid to the borough's community infrastructure levy. This is money from developers used for community benefits.

The western part of the Fleetwood Farm site is in what is classed as a 'large village centre'. The statement adds: "Planning policy encourages retail and other appropriate town centre-type development within towns and local centres. It does not outlaw alternative uses. Nor does it require any specific tests to be applied where residential development is proposed on sites which were not last in retail use.

"The site was formerly a farmstead and included a residential farmhouse along with outbuildings. The site is not known to have been in retail use nor in any other town centre use at any time. As such, there are no relevant policy tests to apply."

Given the many changes to shopping habits and town centres, the statement adds: "It is very unlikely that a retail use will emerge which is sufficiently viable to facilitate the regeneration of this derelict site, or that portion in the centre, while also forming a long-term economic prospect in this small settlement. This mixed use approach would not be feasible for the applicant, which is a provider of affordable housing. Nor has any development of this type been proposed for the site."

It adds: "Residential redevelopment will provide all the benefits of its active use in a sustainable location and bring vitality. Due to the site’s derelict state and the challenging economic backdrop for retail in small centres, this is the optimal use of the site. It has been demonstrated that there is no real likelihood of the site being attractive for any town centre uses."

However, dozens of objectors have written to West Lancashire Council.

'Site once had a beloved farm shop'

Resident Mike Lawry told the Local Democracy Reporting Service: "Fleetwood Farm is a site with significant historical and community importance. It was previously a beloved farm shop and community hub. Initial plans for a mixed-use development promised much-needed amenities and business opportunities for Banks, which has seen its population double in the last decade. However, the plans have been abruptly changed to a housing-only scheme, leaving residents frustrated and concerned.

"The application says there is no interest in business uses for the site. However, local councillors, including Thomas de Freitas and John Howard, dispute this and have highlighted significant business interest that, I feel, has been ignored.

"The local GP practice is already struggling with the growing population. Further housing without investment in amenities will only worsen the situation. A mixed-use or business-focused development could provide much-needed services and economic benefits, creating a sustainable future for Banks. This issue is of critical importance."

Some residents have also launched an online petition, calling for the reinstatement of an earlier mixed-use plan.

Conservative Coun Thomas de Freitas has sent comments to the council stating; "I object to this application because we lack the community infrastructure to deal with ever-increasing levels of development, such as dentists, school spaces and GP places. Our drainage infrastructure is designed for a village much smaller than Banks is now. Parking provision on this site is inadequate and will lead to increased road and pavement parking at a busy junction.

"Fleetwood Farm used to be the site of a village business. Yet this application makes no provision for business units. I will set out further details at the planning committee meeting."