The meeting of West Lancashire Borough Council's Planning Committee on Thursday 05 December 2024 was scheduled to include discussion of three planning applications, the Development Management Performance Report, and confirmation of prior minutes ¹. The applications included a proposal for a 45-unit business park and proposals to extend two existing businesses.

Land Adjacent M58, Moss Lane, Skelmersdale

The report pack contains a proposal for the construction of a 45-unit business park in [B8 use]², with associated car parking, landscaping, amenity space and access on land adjacent to the M58 in Skelmersdale. The proposal has been called in by the council itself because it is a Council-led scheme. The application is made by Tawd Valley Developments and West Lancashire Borough Council.

The site lies to the west of Moss Lane, which provides access to junction 4 of the M58 to the north. It adjoins the White Moss Business Park to the west. The site extends to approximately 3.2 hectares.

The proposal seeks permission to build 45 industrial units. They will be in three sizes, with 29 at approximately 153-159 square meters each, 1 at 232 square meters and 15 at 320-348 square meters. The units will be two storeys in height. Each will have its own toilet facilities, a small kitchen, roller shutter door, and parking spaces outside. Two spaces for HGVs will be provided near the entrance. Sixteen cycle parking spaces will be provided in secure stores across the site.

Electricity pylons cross the site from north-west to south-east. The associated nine meter easement will contain two public open spaces. Tree and shrub planting will take place across the site perimeter, within the car park and across the two public open spaces.

The application site is allocated as a Strategic Employment Site in the West Lancashire Local Plan 2012-2027. Local Plan Policy EC1 seeks to meet the borough's employment land needs over the Local Plan period.

The Council will only permit B1 use classes (offices and research and development only) and other employment-generating uses in use classes C1 and D1.

The proposed development is in B8 use and is therefore not in accordance with this policy. The report acknowledges that the adopted Local Plan pre-dates reforms to the Use Classes Order and that the restrictions should now apply to classes E(e), E(f), E(g), F1 and C1. The report considers the [National Planning Policy Framework]³ (NPPF), and in particular paragraph 85:

Significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development.

The report then considers the council's own [Housing and Economic Development Needs Assessment]⁴ (HEDNA), concluding that the document:

identifies modest needs of 4-8ha for office land whereas the scale of demand identified for industrial and warehousing space is far greater.

The report also mentions a market assessment carried out by Fittons, a local surveyor practice. The assessment is said to confirm a:

robust demand for such spaces in Skelmersdale.

The report concludes that:

Weighing all of the above into the balance, the pace of employment land delivery, the demand for warehouse employment land in the Borough, and the lack of enquiries/take-up for the uses set by Policy EC1, it is considered that on balance there are material considerations to justify a departure from Policy EC1 in this instance which afford the conclusion that the principle of development is acceptable in this instance.

Objections have been received from the Merseyside & West Lancashire Bat Group, and Smith and Love Planning Consultants, who request that the proposed estate road is extended to the eastern boundary of the site. Twenty-nine letters of objection have been received from 13 households, raising concerns about increased traffic, the visual impact of the development, the impact on residential amenity, and the impact on wildlife.

The report recommends that planning permission be granted subject to a number of conditions, including that an agreement under [Section 106]⁵ of the Town and Country Planning Act 1990 is entered into that will see a payment of £6,000 to Lancashire County Council to support the development, implementation, and review of the Full Travel Plan.

White Lion Inn, Mossy Lea Road, Wrightington

The report pack contains a proposal to grant retrospective planning permission for the erection of a covered canopy, bar area and formalisation of outdoor seating at the White Lion Inn on Mossy Lea Road in Wrightington. The application has been called in by Councillor Whittington because:

The grounds are that the development increases demand for the pub but reduces the car parking available, thus adding to parking problems on the road.

The site comprises a public house located to the east of Mossy Lea Road, situated within a ribbon of existing development. A primary school is located approximately 30 metres to the south. The rear of the site contains a large car park that is located within the Green Belt.

The proposal seeks to retain structures that were erected during the pandemic. These include a covered canopy with a bar, and formalised outdoor seating to the rear. The structures are constructed using timber posts and roof supports, with a mix of felt, sedum, and glazed roofs.

A number of objections have been received from local residents. They raise concerns about the visual impact of the development, its encroachment into the Green Belt, the increase in traffic, and noise from the outdoor area. Residents state that the increased patronage has led to cars parking on Mossy Lea Road, causing congestion and blocking driveways and pavements. Some have stated that the situation has become dangerous.

A number of letters in support of the application have also been received. Supporters state that the development is not visible from the road and that the car park is bigger than those of many other pubs in the area. They also point out that the proximity of a primary school is also likely to contribute to parking problems. They argue that:

We should all be supporting a village pub when so many have closed down.

The application is accompanied by a statement from the applicant, which points out that:

Historically, the outdoor area has been used for outdoor seating without a formal capacity limit.

Lancashire County Council Highways Development Control has objected to the application, stating that:

Parking provision should be to the West Lancashire Local Plan recommendations.

The report notes that there is a shortfall of 26 parking spaces according to Policy IF2 of the West Lancashire Local Plan. However, the Highways Officer has also stated that:

As the site currently operates and there is no increase in the in the internal or external public floorspace, it would be difficult to object on highway grounds to an application that does not involve increased attraction by private car.

The report concludes that there is no evidence to suggest that the formalisation of the outdoor seating area at the White Lion Inn is the sole cause of the parking problems on Mossy Lea Road. The Highways Officer does not believe that:

LCC Highways could substantiate a highway objection to the application should this go to appeal.

The report recommends that planning permission be granted, subject to a number of conditions, including that customers should not be served or accommodated in the outdoor areas outside the following hours: Monday to Saturday 09:30 - 22:00, Sundays or Bank and Public Holidays 10:00 – 21:00.

Mere Sands Wood Nature Reserve, Holmeswood Road, Rufford

The report pack contains a proposal for a range of developments at Mere Sands Wood Nature Reserve on Holmeswood Road in Rufford. The development has been called in by Councillor Gordon to consider:

the whether the development results in over development and the impact on highways

The application has been made by the Lancashire Wildlife Trust, and includes:

• Extension to overflow car park
• Erection of agricultural building
• Installation of log burning stove and pergola in cafe
• Replacement sewerage treatment plant
• Two new water viewing platforms
• Erection of pergola
• Natural play area and mud kitchen
• Bat roost
• Installation of fence to yard area

The proposal seeks to extend the overflow car park by 234 square meters, adding parking spaces for approximately 10-15 more vehicles. A storage building will be erected in the existing storage area next to existing buildings like the wood shed and workshop. Two viewing platforms will be built to provide access to the waterside, a new pagoda will be built, and a fence will be added to the existing yard area to improve security.

The report recommends that planning permission be granted subject to a number of conditions, including that a [Habitat Management and Monitoring Plan]⁶ (HMMP) is agreed.

Development Management Performance Report

The meeting was also scheduled to consider a report on the performance of the council's Development Management team. The report covers the two years between October 2022 and September 2024.

It states that during this period 84% of decisions on major applications, and 81% of decisions on non-major applications were made within the statutory determination period. In terms of quality of decisions, 2.3% of decisions on major applications, and 1.7% of decisions on non-major applications were overturned at appeal. These figures are all well within government thresholds.

The report notes that the planning service has seen a reduction in agency staff, moving from seven to three members of staff.

Permanent recruitment efforts are ongoing to strengthen the team and provide greater stability.

The report recommends that:

members note the report and WLBC’s positive performance against national planning standards, with an ongoing commitment to quarterly updates on decision speed and quality to monitor and maintain this trajectory.