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Jepps Lane Public Inquiry

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About the Inquiry

The Planning Inspectorate received an appeal against planning application (06/2020/1002) which was submitted in relation to Land to the North of Jepps Lane, Barton, Preston, PR3 5AQ.

The appeal seeks outline planning approval for access only for a residential development of up to 125 no. dwellings (all other matters reserved) (resubmission of 06/2019/0866).

The first two days of the Inquiry were heard on 19 and 20 October 2021.

The Inquiry was subsequently adjourned and will reconvene at Preston Town Hall at 9:30am on Thursday 18 November 2021 and is scheduled to sit for a further two and a half days.

Icon for pdf Reconvened Inquiry Schedule [117.31KB]

Planning Inspectorate contact details

Please make sure you include the Planning Inspectorate Reference when emailing the Planning inspector

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

Icon for pdf Core Documents List [98.18KB]

A. Planning policy documents and other material considerations

A1 - Central Lancashire Core Strategy

A2 - Preston Local Plan - 2012 - 2026

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

Icon for pdf A3 (i) - Extract from Preston Local Plan map showing settlement boundary of Barton and appeal site [294.14KB]

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

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

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

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

Icon for pdf A8 - Preston City Council Housing Land Supply Position Paper April 2021 [973.75KB]

Icon for pdf A9 - Preston City Council Housing Land Supply Position Paper October 2020 [950.13KB]

Icon for pdf A10 - Preston City Council Housing Land Supply Position Paper March 2019 [422.68KB]

Icon for pdf A11 - Central Lancashire Strategic Housing Market Assessment 2017 (GL Hearn) [3.6MB]

Icon for pdf A12 - Central Lancashire Housing Study 2020 (Iceni) [844.88KB]

Icon for pdf A13 - 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]

Icon for pdf A14 - 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]

Icon for pdf A15 - 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]

Icon for pdf A16 - Preston, South Ribble and Lancashire City Deal [205.17KB]

Icon for pdf A17 - Central Lancashire Local Plan Issues and Options Consultation November 2019 [2.03MB]

Icon for pdf A18 - Report on the Examination into the Central Lancashire Publication Core Strategy Local Development Framework Development Plan Document (June 2012) [172.38KB]

Icon for pdf A19 - Preston City Council Cabinet Report 'Central Lancashire Strategic Housing Market Assessment and Memorandum of Understanding', 19 September 2017 [20.73KB]

Icon for pdf A20 - Fixing our Broken Housing Market - 2017 Planning white Paper [7.76MB]

Icon for pdf A20b - Fixing our Broken Housing Market - 2017 Planning white Paper - Annex, Further details and consultation on proposals [4.27MB]

Icon for pdf A21 - Central Lancashire Housing Study Update Specification, 2019 [184.9KB]

Icon for pdf A22 - Claimants Statement of Facts and Grounds, June 2020 (MOU2 Challenge) [465.93KB]

Icon for pdf A23 - Preston City Council MOU2 Consent Order, March 2021 [291.99KB]

Icon for pdf A24 - Preston Local Plan 2012-26 Examination Report [341.68KB]

Icon for pdf A25 - Central Lancashire Core Strategy Examining Inspector's report (2012) [172.38KB]

Icon for pdf A26 - Emerging Barton Village Neighbourhood Plan Regulation 14 Consultation (2020) [1.67MB]

Icon for pdf A27 - Achieving Preston's Priorities - Budget and Policy Proposals 2021/22 [2.23MB]

Icon for pdf A28 - Central Lancashire Strategic Housing Market Assessment (September 2009) [3.17MB]

Icon for pdf A29 - Central Lancashire Strategic Housing Market Assessment (September 2017) [3.75MB]

Icon for pdf A30 - Housing White Paper (February 2017) [9.45MB]

B. Inquiry documents

Icon for pdf B1 - Appellant's Statement of Case [542.62KB]

Icon for pdf B2 - Appendix A - appellant [319.16KB]

Icon for pdf B3 - Appendix B - appellant [277.81KB]

Icon for pdf B4 - Appendix C - appellant [115.85KB]

Icon for pdf B5 - Appendix D - appellant [169.24KB]

Icon for pdf B6 - LPA's Statement of Case [245.96KB]

Icon for pdf B7 - Appendix 1 - LPA [189.91KB]

Icon for pdf B8 - Appendix 2 - LPA [202.68KB]

Icon for pdf B9 - Appendix 3 - LPA [185.3KB]

Icon for pdf B10 - Appendix 4 - LPA [973.75KB]

Icon for pdf B11 - Appendix 5 - LPA [1.49MB]

Icon for pdf B12 - Appendix 6 - LPA [294.14KB]

Icon for pdf B13 - Statement of Common Ground (General) [335.93KB]

Icon for pdf B14 - Statement of Common Ground (Affordable Housing) [181.61KB]

Icon for pdf B15 - Agreed Conditions [153.76KB]

C - Planning application documents and plans

Icon for pdf C1 - Application Form and Ownership Certificates [215.18KB]

Icon for pdf C2 - Location Plan - JP-LOC [142.3KB]

Icon for pdf C3 - Potential Site Access Arrangement - WD19-09 - FP01 [797.17KB]

Icon for pdf C4 - Illustrative Framework and Landscape Plan - 16-154-0002 [1.2MB]

Icon for pdf C5 - Tree Retention Plan - 5977-TRP [659.22KB]

Icon for pdf C6 - Existing Site Plan - JLB-ESP-001 [949.27KB]

Icon for pdf C7 - Landscape Visual Appraisal Document - Part 1 [4.24MB]

Icon for pdf C7 - Landscape Visual Appraisal Document - Part 2 [3.91MB]

Icon for pdf C8 - Transport Assessment [5.9MB]

Icon for pdf C9 - Statement of Community Involvement [1.52MB]

Icon for pdf C10 - Ecology Report [2.71MB]

Icon for pdf C11 - Agricultural land Classification document [687.0KB]

Icon for pdf C12 - Phase I and II Site Investigation [5.86MB]

Icon for pdf C13 - Phase I and II Site Investigation Part 1 [9.18MB]

Icon for pdf C14 - Phase I and II Site Investigation Part 2 [8.75MB]

Icon for pdf C15 - Phase I and II Site Investigation Part 3 [7.98MB]

Icon for pdf C16 - Phase I and II Site Investigation Part 7 - 11 [568.77KB]

Icon for pdf C17 - Ground Gas Addendum Report [1.32MB]

Icon for pdf C18 - Shadow Habitats Regulations Assessment [3.3MB]

Icon for pdf C19 - Flood Risk Assessment [6.72MB]

Icon for pdf C20 - Archaeological Desk Based Assessment [4.62MB]

Icon for pdf C21 - Foul Sewage and Utilities Assessment [53.66KB]

Icon for pdf C22 - Design and Access Statement [3.77MB]

Icon for pdf C23 - Tree Survey Report [1.48MB]

Icon for pdf C24 - Planning Statement [751.49KB]

Icon for pdf C25 - CIL Form [375.02KB]

Icon for pdf C26 - Counsel Opinion (30 November 2020) [268.98KB]

D. Committee Report and Decision Notice for the Section 78 Appeal (06/2020/1002)

You can access the Planning application for 06/2020/1002 here.

Icon for pdf D1 - Committee report (Dec 2020) [319.19KB]

Icon for pdf D2 - Late changes (December 2020) [277.81KB]

Icon for pdf D3 - Decision Notice [119.35KB]

Icon for pdf D4 - Committee Minutes (December 2020) [140.03KB]

E. Relevant documents for planning application 06/2019/0866 (previous application)

You can access the Planning application for 06/2019/0866 here.

Icon for pdf E1 - Decision Notice [85.34KB]

Icon for pdf E2 - Committee report (February 2020) [170.03KB]

Icon for pdf E3 - Late changes (February 2020) [107.37KB]

Icon for pdf E4 - Committee report (December 2019) [169.73KB]

Icon for pdf E5 - Late changes (December 2019) [39.22KB]

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

Icon for pdf F1 - Land at Pear Tree Lane, Chorley (PINS ref: 3247136) [362.03KB]

Icon for pdf F2 - Chain House Lane, South Ribble (i) (PINS ref: 3234070) [222.55KB]

Icon for pdf F3 - Chain House Lane, South Ribble (ii) PINS ref: 3234070) [185.3KB]

Icon for pdf F4 - Cardwell Farm, Preston (PINS ref: 3258889) [211.75KB]

Icon for pdf F5 - Keyfold Farm, Broughton, Preston (PINS ref: 3179177) [308.16KB]

Icon for pdf F6 - Land off Sandy Gate Lane, Broughton (PINS ref: 3179105) [308.8KB]

Icon for pdf F7 - Land at Bartle, Preston (committee Report) [607.02KB]

Icon for pdf F8 - Masterplan for Land at Bartle, Preston [143.55KB]

Icon for pdf F9 - Land East of Fleetwood Road and north Sanderling Way, Wesham (PINS Ref: 17/3187426) [131.41KB]

Icon for pdf F10 - Land SW of Clitheroe Golf Club, Whalley Road, Barrow, Whalley (PINS Ref: 20/3247676) [189.04KB]

Icon for pdf F11 - Bushells Farm 2019 Officers Report Planning Application ref. 06/2018/0884 (PINS ref. APP/N2345/W/20/3258912) [161.29KB]

Icon for pdf F12 - Land off Audlem Road / Broad Lane, Stapeley, Nantwich [1.67MB]

Icon for pdf F13 - SoS - Land surrounding Sketchley House, Watling Street, Burbage, Leicestershire (18 November 2014) [2.74MB]

Icon for pdf F14 - SoS - Land at site of former North Worcestershire Golf Club Ltd, Hanging Lane, Birmingham (24 July 2019) [1.23MB]

Icon for pdf F15 - SoS - Land at Franklands Drive, Addlestone, Surrey (13 December 2006) [1.33MB]

Icon for pdf F16 - SoS - Oxford Brookes University, Wheatley Campus, Wheatley, Oxford (23 April 2020) [1.12MB]

Icon for pdf F17 - SoS - Pulley Lane, Droitwich Spa (July 2014) [2.99MB]

Icon for pdf F18 - Appeal - Land off Aviation Lane, Burton-upon-Trent (7 October 2020) [187.48KB]

Icon for pdf F19 - Appeal - Land at the Corner of Oving Road and A27, Chichester (18 August 2017) [811.46KB]

Icon for pdf F20 - Appeal - Land adjacent to Cornerways, High Street, Twyning, Tewkesbury (July 2015) [1.02MB]

Icon for pdf F21 - Appeal - Oldmixon Road, Weston-super-Mare (10 April 2017) [299.83KB]

Icon for pdf F22 - Appeal - Land North of Upper Chapel, Launceston (11 April 2014) [660.73KB]

Icon for pdf F23 - Appeal - Land east of Park Lane, Coalpit Heath, South Gloucestershire (September 2018) [264.61KB]

Icon for pdf F24 - Appeal - Land to the rear of Former Dylon International Premises  (26 June 2019) [239.31KB]

G. Relevant case law

Icon for pdf G1 - Wainhomes (North West Limited) and SOSHCLG and SRBC [2020] EWHC 2994 (Admin) [583.06KB]

Icon for pdf G2 - Wavendon Properties Ltd vs. SoS HCLG & Milton Keynes Council [2019] EWHC 1524 (Admin) [606.63KB]

Icon for pdf G3 - Bloor Homes East Midlands High Court Judgement [2014] EWHC [688.58KB]

Icon for pdf G4 - Hunston Court of Appeal decision [2013] EWCA [476.63KB]

Icon for pdf G5 - Gallagher Homes and Lioncourt Homes High Court Judgement [2014] EWHC [548.19KB]

Icon for pdf G6 - Suffolk Coastal Supreme Court Judgement [2017] [290.37KB]

Icon for pdf G7 - Anita Coleman v SoS for CLG [2013] EWHC 1138 [248.87KB]

Icon for pdf G8 - Borough of Telford and Wrekin v (1) SoS for CLG and (2) Gladman Developments [2016] EWHC 3073 [206.91KB]

Icon for pdf G9 - Eastleigh Borough Council v SoS [2019] EWHC 1862 (Admin) [252.67KB]

Icon for pdf G10 - North Wiltshire District Council vs. Secretary for Environment [1993] [573.79KB]

Icon for pdf G11 - Braintree District Council v SoS (2018) EWCA Civ 610 [87.19KB]

I. Appeal Documents

Icon for pdf I1 - PINS Inquiry Start letter to LPA [50.43KB]

Icon for pdf I2 - Confirmation of Inspector Change [68.8KB]

Icon for pdf I3 - Rescheduled Case Conference Date [246.46KB]

Icon for pdf I4 - Appellant Appeal Form [86.34KB]

Icon for pdf I5 - LPA Questionnaire [109.59KB]

Icon for pdf I6 - PINS EIA Letter   [117.08KB]

Icon for pdf I7 - CMC Summary Note [102.7KB]

J. Consultee Responses

Icon for pdf J1 - Architectural Liaison Officer [169.04KB]

Icon for pdf J2 - Barton Parish Council [145.06KB]

Icon for pdf J3 - Greater Manchester Ecology Unit [155.08KB]

Icon for pdf J4 - LCC Archaeology [95.33KB]

Icon for pdf J5 - LCC Highways (i) [127.41KB]

Icon for pdf J6 - LCC Highways (ii) [197.76KB]

Icon for pdf J7 - LCC School Planning (i) [394.93KB]

Icon for pdf J8 - LCC School Planning (ii) [322.27KB]

Icon for pdf J9 - Lead Local Flood Authority (i) [57.45KB]

Icon for pdf J10 - Lead Local Flood Authority (ii) [247.1KB]

Icon for pdf J11 - Natural England (i) [340.2KB]

Icon for pdf J12 - Natural England (ii) [262.89KB]

Icon for pdf J13 - PCC Economic Regeneration [312.46KB]

Icon for pdf J14 - PCC Environmental Health (i) [27.2KB]

Icon for pdf J15 - PCC Environmental Health (ii) [130.16KB]

Icon for pdf J16 - PCC Landscape (Parks) [51.02KB]

Icon for pdf J17 - PCC Waste Management [96.54KB]

Icon for pdf J18 - United Utilities [578.62KB]

O. Council's Proofs of Evidence Documents

Icon for pdf O1 - arc4 Affordable Housing Statement of Evidence [195.35KB]

Icon for pdf O2 - Christopher Blackburn - Summary of Proof of Evidence [477.25KB]

Icon for pdf O3 - Christopher Blackburn - Proof of Evidence [1.04MB]

Icon for pdf O4 - Robert Major - Planning Balance - Summary of Proof of Evidence [208.57KB]

Icon for pdf O5 - Robert Major - Planning Balance - Proof of Evidence [392.99KB]

Icon for pdf O6 - Appendix A - Local Plan Map [1.49MB]

Icon for pdf O7 - Appendix B - Extract from Preston Local Plan Map showing Settlement Boundary of Barton and appeal site boundary [294.14KB]

Icon for pdf O8 - Appendix C - Jepps Lane TPO 6-2019 - Plan [111.46KB]

Icon for pdf O9 - Appendix D - Public Right of Way Map [154.84KB]

Icon for pdf O10 - Appendix E - Plan showing site of refused application 06-2010-0436 (COU) [112.93KB]

Icon for pdf O11 - Appendix F - Map showing planning approvals referred to in Proof of Evidence [163.03KB]

Icon for pdf O12 - Appendix G - Appeal Dec 3187426 - Land east of Fleetwood Road [131.41KB]

Icon for pdf O13 - Appendix H - Appeal Dec 3247676 - Clitheroe Golf Club [189.04KB]

Icon for pdf O14 - Appendix I - Map Showing Existing and Currently Approved Play Areas [91.08KB]

P. Appellants Proofs of Evidence Documents

Icon for pdf P1 - Summary Affordable Housing Proof of Evidence [137.89KB]

Icon for pdf P2a - Affordable Housing Proof of Evidence [603.15KB] 

Icon for pdf P2b - Affordable Housing Proof of Evidence - Appendices [7.74MB]

Icon for pdf P3 - Proof of Evidence Summary of Daniel Hughes [539.47KB]

Icon for pdf P4 - Proof of Evidence of Daniel Hughes [1006.33KB]

Icon for pdf P5 - Proof of evidence of Daniel Hughes - Appendix A Highways Technical Note [245.69KB]

Icon for pdf P6 - Proof of evidence of Daniel Hughes - Appendix B Flood Risk and Drainage Technical Note [97.25KB]

Icon for pdf P7 - Proof of evidence of Daniel Hughes - Appendix C Ecology Technical Note [270.94KB]

Q - Section 106 Agreement

Icon for pdf Q1 - Draft S106 Agreement - Version 1 [348.25KB]

Icon for pdf Q2 - CIL Compliance Statement [218.92KB]

R - Appellant's Rebuttal

Icon for pdf R1 - Affordable Housing Rebuttal and Appendices [3.31MB]

Icon for pdf R2 - JS Rebuttal Errata [69.18KB]

S - Documents submitted during the Inquiry

Icon for pdf S1 - Jepps Lane Appellant opening [106.74KB]

Icon for pdf S2 - Jepps Lane LPA opening [76.62KB]

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