Cardwell Farm Public Inquiry

About the Inquiry

The inquiry will open at 10am on Tuesday 9 February and will sit for 4 days. On subsequent days the inquiry will commence at 9.30am.

The Planning Inspectorate received an appeal against planning application (06/2019/0752) which was submitted in relation to land at Cardwell Farm, Garstang Road, Barton, Preston, PR3 5DR.

The appeal seeks outline planning approval for up to 151 no. dwellings and community building with associated works (access applied for only).

Planning Inspectorate contact details

Make sure you include the Planning Inspectorate Reference when emailing the Planning inspector

• Planning Inspectorate Reference: APP/N2345/W/20/3258889
• Planning Inspectorate Case Officer: Alison Bell 
• Email:  alison.bell@planninginspectorate.gov.uk
• Telephone: 0303 444 5000

Inquiry documents

Below are the documents relating to this inquiry and further documents will be added to the below library before, during and after the inquiry.  

Core Documents List

Core Documents List [92.34KB].

A. Planning policy documents and other material considerations

A1 - Central Lancashire Core Strategy

A2 - Preston Local Plan - 2012 - 2026

A3 - Appendix A - Preston Local Plan policies map [1.22MB]

A3 - Appendix B - extract from Preston Local Plan map showing settlement boundary of Barton [286.48KB]

A4 - Central Lancashire Affordable Housing SPD (2012) [892.0KB]

A5 - Central Lancashire Design Guide SPD (2012) [2.77MB]

A6 - Central Lancashire Open Space and Playing Pitch SPD (2014) [330.16KB]

A7 - Central Lancashire Rural Development SPD (2012) [1.29MB]

A8 - Preston City Council Housing Land Position - October 2020 [950.13KB]

A9. - Preston City Council Housing Land Supply Position Paper March 2019 [422.68KB]

A10 - Central Lancashire Strategic Housing Market Assessment 2017 (GL Hearn) [3.6MB]

A11 - Central Lancashire Housing Study 2020 (Iceni) [844.88KB]

A12 - Central Lancashire Local Plan Memorandum of Understanding and Statement of Co-Operation: Relating to the Provision and Distribution of Housing Land (April 2020) [939.18KB]

A13 - Central Lancashire Local Plan Memorandum of Understanding and Statement of Co-Operation: Relating to the Provision and Distribution of Housing Land Statement of Common Ground (May 2020) [963.57KB]

A14 - Central Lancashire Strategic Housing Market Joint Memorandum of Understanding and Statement of Co-Operation relating to the Provision of Housing Land(September 2017) [90.57KB]

A15 - Preston, South Ribble and Lancashire City Deal [205.17KB]

A16 - Central Lancashire Local Plan Issues and Options Consultation November 2019 [2.03MB]

A17 - Report on the Examination into the Central Lancashire Publication Core Strategy Local Development Framework Development Plan Document (June 2012) [172.38KB]

B. Inquiry documents

B1 - Appellant Statement of case [195.15KB]

B2 - Local Planning Authority Statement of Case [603.52KB]

B3 - Agreed Statement of Common Ground [125.9KB]

B4 - Housing Statement of Common Ground [104.81KB]

B5 - Suggested Planning Conditions [338.66KB]

B6 - CIL Compliance Statement [539.07KB]

B7 - SCP Technical Note 1 - dated 08.02.2021 [233.2KB]

C - Planning application documents and plans

C1 - Planning Application Form [217.76KB]

C2 - Location Plan [226.19KB]

C3 - Illustrative site layout plan (Phase 1), dwg no. 16-154-0001 [2.5MB]

C4 - Illustrative site layout plan (Phase 2), dwg no. 16-154-0002 [2.51MB]

C5 - Illustrative site layout plan (Phase 1 and 2), dwg no. 16-154-0003 [1.05MB]

C6 - Air Quality Screening Assessment letter by Wardell Armstrong dated 13 December 2018 [641.22KB]

C7 - Agricultural Land Use Assessment (Phase 1) by Acorus dated September 2016 [745.35KB]

C8 - Agricultural Land Use Assessment (Phase 2) by Acorus dated May 2018 [802.47KB]

C9 - Crime Impact Statement by Emery Planning dated May 2019 [116.02KB]

C10 - Extended Phase 1 Habitat Survey & Habitat Suitability Index Assessment (2018) by Rachel Hacking and Rev A - part 1 [3.04MB]

C10 - Extended Phase 1 Habitat Survey & Habitat Suitability Index Assessment (2018) by Rachel Hacking and Rev A - part 2 [4.07MB]

C11 - Flood Risk Assessment and Drainage Management Strategy (Phase 2) by Betts Hydro dated 17 June 2019 (ref: HYD435_CARWELL.FARM_FRA&DMS Rev 1.0) - part 1 [1.36MB]

C11 - Flood Risk Assessment and Drainage Management Strategy (Phase 2) by Betts Hydro dated 17 June 2019 (ref: HYD435_CARWELL.FARM_FRA&DMS Rev 1.0) - part 2 [558.65KB]

C11 - Flood Risk Assessment and Drainage Management Strategy (Phase 2) by Betts Hydro dated 17 June 2019 (ref: HYD435_CARWELL.FARM_FRA&DMS Rev 1.0) - part 3 [7.7MB]

C11 - Flood Risk Assessment and Drainage Management Strategy (Phase 2) by Betts Hydro dated 17 June 2019 (ref: HYD435_CARWELL.FARM_FRA&DMS Rev 1.0) - part 4 [4.45MB]

C11 - Flood Risk Assessment and Drainage Management Strategy (Phase 2) by Betts Hydro dated 17 June 2019 (ref: HYD435_CARWELL.FARM_FRA&DMS Rev 1.0) - part 5 [2.06MB]

C11 - Flood Risk Assessment and Drainage Management Strategy (Phase 2) by Betts Hydro dated 17 June 2019 (ref: HYD435_CARWELL.FARM_FRA&DMS Rev 1.0) - part 6 [5.69MB]

C12 - Great Crested Newt Survey by Rachel Hacking Ecology dated 2018 [1.82MB]

C13 - Phase 1 Geo - Environmental Desk Study Report by REFA - part 1 (Introduction - Appendix A) [2.53MB]

C13 - Phase 1 Geo - Environmental Desk Study Report by REFA - part 2 (Appendix B) [1.87MB]

C13 - Phase 1 Geo - Environmental Desk Study Report by REFA - part 3 (Appendix C) [3.29MB]

C13 - Phase 1 Geo - Environmental Desk Study Report by REFA - part 4 (Appendix D-F) [2.25MB]

C14 - Phase 2 Geo-Environmental Desk Study Report by REFA (ref: 18079/GEDS) dated 29 May 2018 - part 1 of 6 [276.58KB]

C14 - Phase 2 Geo-Environmental Desk Study Report by REFA (ref: 18079/GEDS) dated 29 May 2018 - part 2 of 6 [1.83MB]

C14 - Phase 2 Geo-Environmental Desk Study Report by REFA (ref: 18079/GEDS) dated 29 May 2018 - part 3 of 6 [1.51MB]

C14 - Phase 2 Geo-Environmental Desk Study Report by REFA (ref: 18079/GEDS) dated 29 May 2018 - part 4 of 6 [4.65MB]

C14 - Phase 2 Geo-Environmental Desk Study Report by REFA (ref: 18079/GEDS) dated 29 May 2018 - part 5 of 6 [3.45MB]

C14 - Phase 2 Geo-Environmental Desk Study Report by REFA (ref: 18079/GEDS) dated 29 May 2018 - part 6 of 6 [3.01MB]

C15 - Planning, Affordable Housing and Design and Access Statement by Emery Planning dated May 2019 [541.18KB]

C16 - Tree Survey by Iain Tavendale Arboricultural Consultant dated 16 November 2016 (Phase 1) and 15 May 2018 (Phase 2) - combined report [784.06KB]

C17 - Tree Survey plan (with shadow) by Iain Tavendale Arboricultural Consultant [907.2KB]

C18 - Tree Survey plan (without shadow) by Iain Tavendale Arboricultural Consultant [620.94KB]

C19 - Transport Assessment by SCP dated 2 August 2019 (ref: TH/18205/TA/1 Rev 1) - part 1 [597.46KB]

C19 - Transport Assessment by SCP dated 2 August 2019 (ref: TH/18205/TA/1 Rev 1) - part 2 [3.38MB]

C19 - Transport Assessment by SCP dated 2 August 2019 (ref: TH/18205/TA/1 Rev 1) - part 3 [1.11MB]

C19 - Transport Assessment by SCP dated 2 August 2019 (ref: TH/18205/TA/1 Rev 1) - part 4 [5.55MB]

C20 - Tree Removal Plan (Access), dwg no. 16-154-PL-TR01 [145.9KB]

C21 - Landscaping Proposals (Sheet 1 of 6) by TBA, dwg no. 5326.02; [2.95MB]

C22 - Landscaping Proposals (Sheet 2 of 6) by TBA, dwg no. 5326.03; [3.02MB]

C23 - Landscaping Proposals (Sheet 3 of 6) by TBA, dwg no. 5326.04 [3.21MB]

C24 - Landscaping Proposals (Sheet 4 of 6) by TBA, dwg no. 5326.05 [3.2MB]

C25 - Landscaping Proposals (Sheet 5 of 6) by TBA, dwg no. 5326.06 [3.01MB]

C26 - Landscaping Proposals (Sheet 6 of 6) by TBA, dwg no. 5326.07 [2.92MB]

C27 - Coloured Proposed Pavillion plans and elevations, dwg no. 16-154-PL-PV01 [529.39KB]

C28 - Coloured Play Area and pavilion, dwg no. 16-154-PL-PA01 [446.23KB]

C29 - Proposed Ghost Island Arrangement by SCP, dwg no. SCP/18205/SK05A [691.11KB]

C30 - Emery Planning letter to the LPA dated 15 January 2020 [361.24KB]

C31 - Emery Planning letter to the LPA dated 31 January 2020 [222.53KB]

D. Committee Report and Decision Notice for the Section 78 Appeal (06/2019/0772)

D1 - Planning Committee Report - October 2019 [156.22KB]

D2 - Late changes for Planning Committee - October 2019 [24.63KB]

D3 - Committee Report  - February 2020 [168.82KB]

D4 - Late Changes for Committee February 2020 [103.92KB]

D5 - Decision Notice for 06/2019/0752 [173.75KB]

E. Relevant documents for planning application 06/2020/0614 (resubmission of 06/2019/0772)

E1 - Committee report (November 2020) [178.54KB]

E2 - Late changes (November 2020) [33.63KB]

E3 - Decision Notice [177.13KB]

E4 - Addendum Planning Statement (Emery Planning) September 2020 [2.76MB]

E5 - Counsel Opinion (Mr Vincent Fraser QC of Kings Chambers) dated 2 September 2020 [138.46KB]

F. Relevant appeal decisions and decisions issued by Preston City Council

F1 - Land at Pear Tree Lane, Chorley (PINS ref: 3247136) [333.79KB]

F2 - Chain House Lane, South Ribble (PINS ref: 3234070) [201.59KB]

F3 - Keyfold Farm, Broughton, Preston (PINS ref: 3179177) [282.19KB]

F4 - Land off Sandy Gate Lane, Broughton(PINS ref: 3179105) [282.88KB]

F5 - Land off Audlem Road/Broad Lane, Stapeley, Nantwich (PINS ref: 2197532 and 2197529) [145.28KB]

F6 - Land East of Fleetwood Road and north Sanderling Way, Wesham (PINS Ref: 17/3187426) [122.35KB]

F7 - Land SW of Clitheroe Golf Club, Whalley Road, Barrow, Whalley (PINS Ref: 20/3247676) [173.56KB]

F8 - Land at Wiswell Lane, Whalley (PINS Ref: 20/3248156) [146.38KB]

F9 - Land south-east of Moss Side Lane. Wrea Green (PINS Ref: 17/3179277) [254.34KB]

F10 - Land west of Bryning Lane, Wrea Green (PINS Ref: 17/3179809) [250.12KB]

F11 - Land adjacent to 53 Bryning Lane, Wrea Green (PINS Ref: 17/3176410) [252.97KB]

F12 - Land west of The Brooklands, Wrea Green (PINS Ref: 17/3181216) [248.47KB]

F13a - Land adjacent to no. 329 Preston Road, Grimsargh (LPA ref: 06/2018/1157) Location plan [181.22KB]

F13b - Indicative site layout plan [667.58KB]

F13c - Committee report [189.72KB]

F13d - Minutes of the Committee meeting [234.19KB]

G. Relevant case law

G1 - Wainhomes (North West Limited) and SOSHCLG and SRBC [2020] EWHC 2994 (Admin) [327.12KB]

G2 - Oxton Farm vs. Harrogate Borough Council and D Noble Ltd [2020] EWCA Civ 805 [455.65KB]

G3 - Wavendon Properties Ltd vs. SoS HCLG and Milton Keynes Council [2019] EWHC 1524 (Admin) [568.0KB]

H. Extant Planning Permission (06/2018/0238)

H1 - Site Location Plan [304.92KB]

H2 - Decision Notice [145.28KB]

H3 - Approved Access Plan [320.54KB]

H4 - Indicative Site Layout Plan [304.92KB]

Additional Documents not within the Core Documents

I. Appeal Documents

I1. - Appeals Start date letter [39.69KB]

I2 - Appellant Appeal form [77.1KB]

I3. - LPA Appeal Questionnaire [85.63KB]

I4. - Pre-Case Management Conference notes - Preston [124.07KB]

I5 - Pre-Inquiry Conference Agenda [63.96KB]

I6 - Conference Etiquette [48.74KB]

I7 - Case Management Conference Note and directions [112.61KB]

I8 - Draft Inquiry Timetable [64.72KB]

I9 - Pre-inquiry note - timetable and information [140.04KB]

I10 - Inquiry Timetable [63.53KB]

J. Consultee Responses (06/2019/0772)

You can access the Planning application for 06/2019/0772 here.

J1 - Barton Parish Council [201.07KB]

J2 - Designing out Crime Officer [46.94KB]

J3 - Environmental Health - Preston City Council [89.92KB]

J4 - GMEU [93.23KB]

J5 - Landscape Officer - Preston City Council [558.06KB]

J6 - Planning Policy - Preston City Council [40.74KB]

J7 - SABIC [377.97KB]

J8 - Waste Management - Preston City Council [2.33MB]

J9 - Lancashire County Council - School Planning - document 1 [243.47KB]

J10 - Lancashire County Council - School Planning - document 2 [84.62KB]

J11 - Lancashire County Council - School Planning - document 3 [243.69KB]

J12 - Lancashire County Council - School Planning - document 4 [84.62KB]

J13 - Lead Local Flood Authority (LLFA) [57.54KB]

J14 - NATS [86.31KB]

J15 - Lancashire County Council - Archaeology [150.32KB]

J16 - Lancashire County Council - Highways - document 1 [99.8KB]

J17 - Lancashire County Council - Highways document 2 [347.42KB]

J18 - United Utilities - document 1 [598.11KB]

J19  - United Utilities - document 2 [880.66KB]

K. Committee meeting minutes (06/2019/0772)

K1 - Planning Committee Minutes 3 October 2019 [87.87KB]

K2 - Planning Committee Minutes 13 February 2020 [167.34KB]

L. Draft Section 106

L1 - Completed S106 Agreement Redacted [13.15MB]

L2 - S106 Appendix 1 - Education Contribution Methodology [2.85MB]

L3 - S106 Appendix 2 - Location plan [226.21KB]

O. Council's Proofs of Evidence Documents

O1 - Summary proof of Evidence by Christopher Blackburn [469.24KB]

O2 - Proof of evidence of Christopher Blackburn [837.8KB]

O3 - Summary of Planning Balance proof of evidence of Robert Major [499.42KB]

O4 - Planning balance proof of evidence of Robert Major [655.04KB] 

O5 - Appendix A - Preston Local Plan policies map [1.22MB]

O6 - Appendix B - extract from Preston Local Plan map showing settlement boundary of Barton [286.48KB]

O7 - Appendix C - site location plan for Planning Application 06-2018-0238 [357.64KB]

O8 - Appendix D - appeal in December 3187426 - Land East of Fleetwood Road and North Sanderling Way - Wesham [122.86KB]

O9 - Appendix E - appeal in December 3247676 - land South West of Clitheroe Golf Club, Whalley Road, Barrow, Whalley [174.29KB]

O10 - Appendix F - appeal in December 3248156 - land at Wiswell Lane, Whalley [147.11KB]

O11 - Appendix G - appeal in December 3179277 - land South East of Moss Side Lane, Wrea Green [255.51KB]

O12 - Appendix H - appeal in December 3179809 - land West of Bryning Lane, Wrea Green [251.24KB]

O13 - Appendix I - appeal in December 3176410 - land adjacent to 53 Bryning Lane, Wrea Green [254.21KB]

O14 - Appendix J - appeal in December 3181216 - land West of the Brooklands, Wrea Green [249.51KB]

O15 - Appendix K - email from Barton Parish Council regarding Village Hall [655.9KB]

O16 - Appendix L - map showing locations of existing Village Hall and Play Areas [412.17KB]

O17 - Appendix M - map showing planning approvals referred to in proof of evidence [420.13KB]

P. Appellants Proofs of Evidence Documents

P1 - Summary Planning Proof of Evidence by Ben Pycroft [141.3KB]

P2 - Planning Proof of Evidence by Ben Pycroft [418.31KB]

P3 - Appendices to Proof of Evidence by Ben Pycroft [1.14MB]

P4 - Summary Planning Proof of Evidence by Stephen Harris [150.6KB]

P5 - Planning Proof of Evidence by Stephen Harris [406.36KB]

P6 - Appendices to Proof of Evidence by Stephen Harris [279.4KB]

Q. LPA Rebuttal

Q1 - LPA Rebuttal of Appellant's Proof of Evidence for Cardwell Farm [625.06KB]

Q2 - Rebuttal appendix A - 3198822 Brindle Road, Bamber Bridge [332.7KB]

Q3 - Rebuttal Appendix B - Suffolk Coastal Supreme Court Judgement [288.75KB]

R - Documents submitted during Inquiry

R1 - Appellant Opening Statement [108.87KB]

R2 - LPA Opening Statement [127.44KB]

R3 - Solo Retail Limited v Torridge DC Judgement [397.95KB]

R4 - Gladman V SoS, Corby BC and Uttlesford DC Judgement [521.48KB]

R5 - Barton Parish Council Statement [451.33KB]

R6 - Interested Party Comments [219.21KB]

R7 - Appeal Decision - Forest Grove, Barton [245.36KB]

R8 - Preston Local Plan Policies Map Key [265.89KB]

R9 - Email between Appellant and Barton Parish Council 12 April 2018 [790.89KB]

R10 - Email between Appellant and Barton Parish Council Email 20 June 2018 [570.4KB]

R11 - Email between Appellant and Barton Parish Council 21 June 2018 [842.08KB]

R12 - SPD-Employment-Skills [356.78KB]

R13 - Agreement to Change of Description [523.72KB]

R14 - LPA Closing Statement [413.83KB]

R15 - Appellant Closing Statement [250.36KB]

S - Appeal Decision

S1 - Cardwell Farm - Appeal Decision [196.63KB]