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17. SITE SPECIFIC POLICIES
   
 

Policy SS1: Mixed Use Frontages
  Policy SS2: Appropriate City Centre Uses
  Policy SS3: Land adjacent to Ringway/Falkland Street
  Policy SS4: Fox Street/Corporation Street Surgeon's Court
  Policy SS5: Avenham street
  Policy SS6: University of Central Lancashire
  Policy SS7: St. Joseph’s Hospital, Mount Street
  Policy SS8: Princes Building, Lancaster Road
  Policy SS9: Hill Street/Ringway
  Policy SS10: Site of former St. Mary's Church, Friargate Brow
  Policy SS11: Hope Street/Corporation Street
  Policy SS12: Walker Street/Great Shaw Street
  Policy SS13: Former Gold Thread Works Avenham Road
  Policy SS14: Shepherd Street
  Policy SS15: Manchester Road/Grimshaw Street
  Policy SS16: Church Street/Pole Street
  Policy SS17: Ringway/Cottage Street
  Policy SS18: Queen Street/Dale Street
  Policy SS19: Bow Lane Market Site
  Policy SS20: Leighton Street (Gypsy Site and adjacent land)
  Policy SS21: Walker Street/Lawson Street
  Policy SS22: Centenary Mill, New Hall Lane
  Policy SS23: Deepdale Street/Fletcher Road Coal Yard
  Policy SS24: Deepdale Mill, Deepdale Mill Street
  Policy SS25: Brockholes View/Birley Bank
  Policy SS26: Aqueduct Mill
  Policy SS27: St. Mary’s Church, St. Mary’s Street
  Policy SS28: Land at New Hall Lane/London Road
  Policy SS29: Land at Moor Lane
  Policy SS30: Cattle Market
  Policy SS31: Riversway Phase B
  Policy SS32: Riversway Sites 5/6
  Policy SS33: Sharoe Green Hospital
  Policy SS34: Fulwood Barracks
  Policy SS35: Tennyson Road Mill
  Policy SS36: Cottam Hall Brickworks
  Policy SS37: Cottam Local Centre
  Policy SS38: Longsands Local Centre
   
  Introduction
17.1 It is possible to determine what uses are acceptable for the majority of sites by reading the Proposals Map with the accompanying text. However, some sites need their own tailor made policy, because certain considerations are peculiar to them or, often, a range of uses would be acceptable but would be too complex to show in a clear manner on the Proposals Map. The policies in this section are specific to each individual site.
17.2 The policy context within which the policies have been formulated has been set by planning legislation, national planning guidance and the policies of the draft Lancashire Structure Plan. The objectives of these policies are contained in the individual supportive text.
17.3 The policies are grouped into three categories dealing with sites in the City Centre as defined on the Proposals Map, the Inner Urban Area, and the Outer Urban and Rural Areas. This section of the plan as with the rest of the document is informed by a variety of policies. For example, where proposals raise conservation issues any development will be judged by the Conservation Policies in Chapter 8.
   
City Centre Sites
   
  Mixed Use Frontages
17.4 Church Street and Fishergate Hill are important pedestrian and vehicle routes into and out of the City. They include a wide variety of retail, leisure, service and business uses as well as some residential accommodation. This variety has arisen, in large part, from the loss of their original role as a main shopping street and residential area respectively.
17.5 Fishergate Hill and Church Street are important to the City in terms of their position, their history and the facilities which they provide. However they are both run-down and in urgent need of regenerating investment.
17.6 Particular reference is made to the inclusion within this policy of an area at the junction of Fishergate Hill and Grafton Street. This comprises several single storey buildings developed around a depot. This development (No. 27 Fishergate Hill) fronts directly on to Fishergate Hill, although it also has access onto Grafton Street. These premises have often been vacant in recent years. This policy will encourage investment in this site, and contribute towards the regeneration of Fishergate Hill.
17.7 Glover’s Court and Winckley Street, similarly, provide opportunities for mixed use frontages to support and enhance the nearby retail uses. Glover’s Court’s regeneration would support the major redevelopment advocated through Policy SS5.
Policy SS1 Mixed Use Frontages
Changes of use to, or redevelopment for, the following uses will be permitted within those areas identified as ‘Mixed Use Frontages’ on the Proposals Map:
  Small scale retail units (A1);
Financial and professional uses (A2);
Restaurants and hot food takeaways (A3);
Offices (B1);
Residential (C3);
Hotels (C1);
Leisure and assembly (D2);
Non-Residential institutions (D1);
provided that such development does not result in an over-concentration of any one use.
   
  Appropriate City Centre Uses
17.8 Like Policy SS1 for Mixed Use Frontages, the following policy has been formulated to provide a range of appropriate development opportunities for sites on the fringe of the main shopping and business areas of the City centre.
17.9 However, unlike that policy, this relates to sites which are off the main pedestrian and vehicle routes into the centre and are, therefore, less appropriate for retail and related service uses. The categories of development specified will contribute towards reducing the need to travel as well as helping to safeguard the vitality and viability of the City centre.
Policy SS2 Appropriate City Centre Uses
Changes of use to, or redevelopment for, the following uses will be permitted within the areas identified for ‘Appropriate City Centre Uses’ on the Proposals Map:
  Residential (C3);
Offices (B1);
Hotels (C1);
Non- residential institutions (D1);
Leisure and assembly (D2).
   
17.10 By giving a wide variety of choice as to what use would be acceptable, with the obvious provisos to prevent amenity problems, the Council is allowing an element of flexibility.
   
  Land Adjacent to Ringway/Falkland Street
 
17.11 This site is adjacent to an important route into the City centre and is clearly visible from both rail and road. It is therefore important that guidance is provided as to the future development of the site, should it become surplus to Network Rail’s requirements.
17.12 This site is visually prominent, and needs to be developed comprehensively, i.e., proposals must concern the whole site, and not just those parts most easily developed. The design of any development must provide an attractive aspect to Ringway, the railway, and to Falkland Street to the south, which overlooks the site.
Policy SS3 Land adjacent to Ringway/Falkland Street.
In the event of the site becoming surplus to Network Rail’s operational requirements, redevelopment of the whole site for office (B1) uses, will be permitted where:
(a) development is of a scale, and its design of a quality, commensurate with its location;
(b) existing access constraints have been addressed to the satisfaction of the highway authority.
   
17.14 B1 uses are appropriate for the site as its proximity to the City Centre means that it is well-served by public transport, including rail. Any highway improvements or traffic management measures deemed necessary will be the responsibility of the developer. The Ringway/Corporation Street/Fleet Street/Guild Way junction is to be redesigned - see Policy T7.
   
  Fox Street/Corporation Street/Surgeons’ Court
 
17.15 Part of the site had been identified in the Central Areas Local Plan for retail expansion. However there are several obstacles to such development which when the designation was reviewed resulted in this use no longer being considered appropriate. In particular the heart of the site is taken up by St. Wilfreds Junior School (the main building of which is listed and which has recently been extended and improved) and an ancient burial ground. The site is also bisected by Fox Street.
17.16 Office, educational or small scale shopping development is considered appropriate for the site.
Policy SS4 Fox Street/Corporation Street Surgeon's Court
The development of offices (B1), education, and small scale retail uses will be permitted, subject to the design of proposals taking full account of the site’s listed buildings and conservation area status.
   
17.17 It is necessary for the redevelopment to take account of the conservation issues and the visual prominence of the site.
   
  Avenham Street
 
17.18 Preston’s City centre has a vibrant night- time economy which is centred on the Church Street/Lancaster Road axis. This policy will allow the planned development of an entertainment quarter whilst respecting the historical character of the area.
17.19 Public order issues are vital to the success of any proposals. Detailed liaison will take place with the police to ensure that any future developments will not prejudice the safety and security of the public.
17.20 It is important that the area should not lie dormant until the evening. Therefore, uses that are open throughout the day will be encouraged.
17.21 The amenity of existing residents must be protected through the design and orientation of any future development. Further residential development at first floor level is promoted throughout the City through Policy S10. However, in this instance it should be accepted that any new development will be in the context of potentially noisy activities.
Policy SS5 Avenham Street
Uses falling within Use Class A3 (food and drink) and leisure uses (D2) will be permitted to predominate in this site.
Retail (A1), Financial and Professional Services (A2), Office (B1) uses will also be permitted.
The form and design of any development should complement the sites historic street pattern.
   
  University of Central Lancashire
 
17.22 The continued, developing presence of the University in Preston is considered to be of great importance in terms of providing a pool of technical and innovative support to local enterprises and a source of higher education for both local residents and those from outside the area.
17.23 The area defined on the Proposals Map is predominantly used for educational or associated purposes in connection with the University, which has potential for considerable further development in future years.
Policy SS6 University of Central Lancashire
Within the designated area of the university, as defined on the Proposals Map, development will be permitted for educational use (D1, D2, or C1), or other appropriate uses, where it is directly related to the operation of the university or the welfare of staff and students.
   
17.24 The Council will, in accordance with this policy, resist any development which would be detrimental to the local concentration of educational or related uses. The University itself will be expected to implement the policy through the acquisition of premises the use of which does not comply with this policy.
   
  St. Joseph’s Hospital, Mount Street
 
17.25 The site's location lends itself to the variety of uses set out in the Policy. This provides the opportunity for an imaginative mixed use development that exploits the site's proximity to the railway station and the Fishergate Centre and contributes through building on its specific character to the vitality and viability of Preston's City centre.
Policy SS7 St. Joseph’s Hospital, Mount Street
Development will be permitted for the following uses:
  Business;
Residential (C2 and C3);
Restaurant or café;
Class A1 retail use;
where the proposal takes into account:
(a) the importance of the former hospital as a listed building; and
(b) the amenity of nearby residents.
   
  Princes Building, Lancaster Road
 
17.26 The site is one of the City centre’s key development sites and has a very important role to play in the future of the centre. It lies within the principal retail core and is in an area which is the centre of cultural and civic activity in Preston. The majority of the site is now cleared, but three listed buildings remain, and these must be accommodated in any new development.
17.27 The site’s location lends itself to a wide range of possible uses to complement the Lancaster Road retail frontage. The Council wishes to encourage a mix of uses on the site.
17.28 Guidance has been prepared (Princes Buildings: Planning and Development brief), concerning issues of design, use of materials, and vehicle and pedestrian access.
Policy SS8 Princes Building, Lancaster Road
Development will be permitted for the following uses:
  Shopping (A1);
Financial and professional services (A2);
Food and drink (A3);
Offices (B1);
Hotel (C1);
Residential (C3);
Leisure (D1 and D2);
provided that the ground floor frontage to Lancaster Road is retained as secondary shopping frontage and the design takes full account of the site’s listed buildings.
   
  Hill Street/Ringway
 
17.29 This site is a very important ‘gateway’ site in the City centre and, therefore, requires a building of high quality.
17.30 Office development is most likely to provide a building, of the right quality, and is a use which is appropriate to the site’s accessible central location.
17.31 The Hill Street Car Park provides valuable short stay shopper car parking serving the secondary shopping frontage at Friargate Brow. This function is important to the future vitality and viability of this retail area. Consequently, before the site can be developed an alternative satisfactory source of parking must be found.
Policy SS9 Hill Street/Ringway
Development will be permitted for business use (B1) provided that:
(a) The existing short stay public car park is replaced on site or by a satisfactory alternative in the vicinity; and,
(b) The quality of its design and layout is commensurate with its importance as a gateway site.
   
17.32 Supplementary planning guidance (SPG2) has been prepared to advise developers on the design issues which must be addressed.
   
  Site of the former St. Mary’s Church, Friargate Brow
 
17.33 The site is of a considerable size. It has the potential to make a significant contribution to Preston's future vitality and viability, and is currently used as short stay car parking for 60 vehicles.
17.34 The site's location, its relative proximity to the University, and its good access to public transport make it suitable for a variety of uses. These uses include offices; housing development; leisure and assembly and non- residential institutions. However, A1, A2 or A3 uses are not appropriate.
17.35 The site may be redeveloped in conjunction with the existing frontage, as, long as A1, A2 or A3 uses are retained at ground floor level on the Friargate frontage. For the avoidance of doubt any redevelopment scheme may include a mixture of, or any one of the proposed uses set out in the Site Specific policy.
Policy SS10 Site of former St. Mary's Church, Friargate Brow
Development will be permitted for a mixture of the following uses:
  Business (B1);
Residential (C3);
Non- residential institutions (D1);
Leisure and assembly (D2);
Short stay surface car parking, subject to T11;
provided that safe and secure pedestrian links are maintained to Friargate Brow and that an appropriate focal point is integrated into the development to make an attractive vista from Friargate Brow.
   
17.36 The design of the development will require the integration of a focal point to draw pedestrians from Friargate Brow.
   
  Hope Street/Corporation Street
 
  17.37 The site currently comprises car parking for nearby businesses, together with some general industrial uses. It occupies a very important location, in design terms, at the edge of the City centre and adjacent to a major roundabout. The site is a suitable location for a tall building but, most of all requires high quality design.
  17.38 Business uses would be appropriate for the site, given its good access by public transport. The site is opposite the main University campus, and so is well-located for student accommodation, or an extension to the University itself. A combination of these uses may also be acceptable.
Policy SS11 Hope Street/Corporation Street
Development will be permitted for the following uses:
  Business use (B1);
Education or other institutional use (D1);
Student accommodation (C1);
provided that the design and layout of the development is to a high standard commensurate with its position as a gateway site.
   
  Walker Street/Great Shaw Street
 
17.39 This site is currently occupied by a wide range of uses, including a night-club, car repairs, car sales and a car wash. However there is a high degree of vacancy, and many properties appear in need of investment. Some redevelopment could therefore be likely during the plan period.
17.40 The Council wishes to retain a diversity of uses in this area. From the viewpoint of the local economy and job opportunities it is important that general industrial uses should not be squeezed out of the City centre entirely. This is a site which could continue to house activities such as car repairs without causing amenity problems. It also provides a range of leisure services for the student population, being situated close to the main campus. It would be appropriate, therefore, to concentrate this type of activity in this area. The site would also be suitable for student accommodation, provided its amenity was not affected by adjacent uses. It is also a good location for some forms of small-scale storage and distribution.
17.41 In the event of major redevelopment, the site is in a suitable location for a tall building.
Policy SS12 Walker Street/Great Shaw Street
Development will be permitted for the following uses:
  Business (B1);
General industry (B2);
Small scale storage or distribution uses in accordance with policy W4 (B8);
Sale of hot food (A3);
Student accommodation (C1);
Leisure (D2).
   
  Former Gold Thread Works Avenham Road
 
17.42 The Gold Thread Works consist of two buildings on either side of Avenham Road, both of which are now vacant and falling into disrepair. They are listed for their historical importance, and are also located with in the Avenham Conservation Area.
17.43 The Council is anxious to see these buildings brought into beneficial use, and so a wide range of possible uses is suggested. These will be acceptable in any appropriate combination, provided the amenity of local residents is safeguarded.
Policy SS13 Former Gold Thread Works Avenham Road
Development will be permitted for the following uses:
  Business (B1);
Residential (C2 or C3);
Community or leisure facilities (D1);
provided that:
(a) the residential amenity of the surrounding area is not adversely affected; and,
(b) the proposal takes full account of the site’s listed building and conservation area status.
   
17.44 Any new use, or new building, must be sensitive to the historic setting, and the issues which this raises are considered in Supplementary Planning Guidance (SPG4).
   
  Shepherd Street
 
17.45 The site comprises a number of backland plots, some relatively narrow, to the rear of retail and service uses fronting Church Street. These contain some commercial uses but the majority is given over to fragmented car parking. There are a number of vacant properties. The site, together with much of the surrounding area, is in need of regeneration. This is unlikely to be achieved through piecemeal development of existing plots.
17.46 Comprehensive redevelopment represents the best hope of securing an appropriate permanent use for the area which will contribute to wider prospects for regeneration. Continued use for short-stay surface car parking would be acceptable in the context of a well designed scheme and could help to support other businesses in the vicinity. However, the site could equally offer an attractive opportunity for residential development or business use, both of which would contribute to the area’s regeneration and its vitality.
Policy SS14 Shepherd Street
Development will be permitted for the following uses:
  Business (B1);
Residential (C3);
Short-Stay Surface Car Parking;
provided that the whole site is developed comprehensively.
   
  Manchester Road/Grimshaw Street
 
17.47 The site mostly comprises the former Dryden Works, which is now subdivided into a number of smaller industrial units. As much of the building is under-utilised, it is possible that redevelopment will occur during the plan period.
17.48 The types of uses put forward are considered appropriate for the site’s location on the edge of the City centre. This affords it reasonably good access by public transport. Comprehensive redevelopment is required to ensure that any mix of uses is compatible and to ensure that the use of the site does not detrimentally affect those living on Grimshaw Street.
Policy SS15 Manchester Road/Grimshaw Street
Development will be permitted for the following uses:
  Hotel (C1);
Leisure (D1 or D2);
Residential (C3);
provided that:
(a) the whole of the site is developed comprehensively; and,
(b) the design and layout of the proposal safeguards the amenity of residents in Grimshaw Street, and takes account of the general industrial uses (B2) to the west of the site.
   
  Church Street/Pole Street
 
17.49 This derelict site detracts from the overall attractiveness of Church Street. Its central location makes it ideal for a mixture of uses which could contribute to the health of the City centre, not only during the day but in the evening. This has successfully taken place at the recent residential development at Molyneux Court which is next door to this site. Residential as well as the wide variety of uses described below would all be suitable.
17.50 53 Pole Street is a Grade 2 listed building which would have to be respected in any redevelopment.
Policy SS16 Church Street/Pole Street
Development will be permitted for the following uses:
  Shopping (A1);
Offices (B1);
Residential (C3);
Community or leisure (D1 or D3);
provided that:
(a) any shopping development is confined to the ground floor of the Church Street frontage;
(b) the residential amenity of the surrounding area is not adversely affected; and,
(c) the proposal takes full account of the listed building which forms part of the site.
   
  Ringway/Cottage Street
 
17.51 The site is equally suitable for either large scale leisure uses and/or a mixture of non- food retail development.
17.52 It is at the edge of the Principal Retail Core and falls completely within Preston’s City Centre. Following the sequential test it is important that a variety of sites are available for leisure uses which are in close proximity to the heart of the City and are easily accessible by public transport.
Policy SS17 Ringway/Cottage Street
Development will be permitted for large scale leisure uses; and/or non- food retail.
   
  Queen Street/Dale Street
 
17.53 The Council recognises that this area presents a major opportunity to regenerate part of the City centre which has seen a decline in recent times. In addition potential exists to integrate it more effectively with the rest of the City centre, including a realistic link with the Queen’s Retail Park, and the provision of pedestrian and public transport linkages. The Council will, in consultation with the potential developers, prepare a Development Brief for the area.
17.54 The Council recognises that this area contains a long established storage and distribution complex operated by a locally based foodstore operator whose operations are based in the City centre. Whilst the Council wishes to see that operation relocated to a more appropriate site it will accommodate minor proposals essential for its proper operation pending the relocation subject to their conformity with the other policies of the plan.
Policy SS18 Queen Street/Dale Street
The development of the area will be permitted provided that the proposals are comprehensive and feature mixed uses including; Class A1 Retail Uses; and Leisure/Hotel Uses.
Elements of residential and office development may also be acceptable where they are subsidiary to and do not prejudice the opportunity for the above forms of development.
The Council will expect any proposals of a comprehensive nature to be supported by both retail and traffic impact assessments.
Any redevelopment proposals made must consider the site comprehensively and must:
(a) achieve the integration of new facilities with the adjoining Queens Retail Park;
(b) incorporate direct, safe, and secure pedestrian links from the site to Church Street;
(c) safeguard the amenity of residents in Walker Place and Grimshaw Street;
(d) incorporate high quality urban design and landscaping;
(e) accord with the transport and parking policies of the plan.
   
Inner Urban Areas Sites
   
  Bow Lane Market Site
 
17.55 The wholesale fruit and vegetable market is still operating from the site, but the question of its relocation has been an issue for a number of years. Some traders have already moved their operations to Riversway, and as other leases expire during the early part of the plan period, this will precipitate the redevelopment of the site.
17.56 The site is owned by the Council who wish to secure the redevelopment of the site for a use more appropriate to predominantly residential area.
Policy SS19 Bow Lane Market Site
Development for housing (C3) will be permitted, which may include associated community or leisure uses (D1 or D2). An element of office use (B1) may be included in proposals if it would help to ensure that the whole site is redeveloped comprehensively.
   
17.57 The Council’s prime objective, as housing authority and land owner, is to promote an “affordable” housing scheme for the site. However, it is recognised that, in the interests of achieving such a scheme, an element of office development may also be necessary. Appropriate leisure and /or community facilities to serve the local area may be acceptable if they form part of a comprehensive scheme.
17.58 The site is in a good location for housing development, being adjacent to an existing residential area, accessible by public transport, and close to employment opportunities in the City centre. It falls within the Ribble Bank area and its redevelopment would help implement the Council’s strategy to improve the area’s housing and environment through Neighbourhood Renewal procedures.
   
  Leighton Street (Gypsy Site and adjacent land)
 
17.59 This site includes the existing permanent gypsy site and land with development potential adjacent to it. It is important that the future uses of the site are compatible.
17.60 The existing gypsy site provides permanent accommodation, and is managed by the Council on land owned by Lancashire County Council. It has successfully operated for a number of years. It is important that any use of the land adjacent to the gypsy site does not have an adverse impact on residents.
Policy SS20 Leighton Street (Gypsy Site and adjacent land)
(a) Development of additional permanent gypsy accommodation or business (B1) or educational (D1) uses will be permitted on land adjacent to the existing gypsy site.
(b) In the event of the relocation of the gypsy site to an alternative site, the following development will be permitted; general industrial uses (B2); business uses (B1); educational uses (D1).
   
17.61 It must be stressed that there are no plans to relocate the existing gypsy site, but should this come about during the life of the plan, it is important that guidance is given as to acceptable uses of the site. The land would represent an opportunity to extend the permanent gypsy site, although following recent changes to the law, there is no longer an obligation on the part of Local Authorities to implement such facilities. It now falls to gypsies or other private individuals to fund such development. As a permanent site, satisfactory facilities would have to be provided, commensurate with those on the existing site, and it would need to be adequately supervised.
17.62 Light industry, office uses (B1) and general industrial uses are considered appropriate as alternative use. The site is also near to the main University Campus and represents an opportunity for its expansion.
   
  Walker Street/Lawson Street
 
17.63 This site which lies just outside the defined City centre area is currently used as a 360 space temporary public surface car park. This is well used by local long-stay business users and, to a more limited extent by short-stay City centre shoppers and other visitors. It replaced a similar nearby facility (180 spaces) which is now part of the site of the new Crown Courts. The latter development, which incorporates minimal on-site car parking, is expected to result in full weekday take-up of the existing 360 spaces.
Policy SS21 Walker Street/Lawson Street
Mixed development of the site will be permitted for the following uses:
  Public car parking; and,
Business (B1).
No private non-operational car parking will be permitted within the site.
   
17.64 Partial development of the site for business use is consistent with PPG 13 (Transport) in concentrating development which attracts a large number of trips to locations which offer alternatives to reliance on the private car. Additional parking provision would make a contribution towards supporting local development (including on-site proposals) without undermining efforts to reduce car use. Its availability could also help in bringing about the eventual management of the Trinity Square surface car park as a shopper/short-stay facility.
   
  Centenary Mill, New Hall Lane
 
17.65 Centenary Mill has been mostly vacant for a number of years. It is listed Grade II, which means that any development must retain the building and comply with the conservation policies in the Local Plan.
17.66 It is imperative that this important building is brought back into beneficial use as soon as possible. The policy seeks this through citing a wide range of possible uses, which could be accommodated either singly or in suitable combination.
Policy SS22 Centenary Mill, New Hall Lane
Development of the following uses will be permitted:
  Business (B1);
General Industry (B2);
Small scale storage and distribution uses (B8) in accordance with Policy W4;
Leisure and community uses (D1 and D2);
provided that proposals take full account of the importance of the listed building.
   
17.67 Supplementary planning guidance has been prepared to advise developers as to the constraints and opportunities afforded by the building.
   
  Deepdale Street/Fletcher Road Coal Yard
 
17.68 Site SS23 includes what was formerly the only operational lengths of the former Preston-Longridge Railway line. The operational section of the line terminates at a point adjacent to West View Leisure Centre. Disused urban lengths of this line beyond this point have been successfully converted to a footpath/cycleway.
17.69 In accordance with PPG12 and Lancashire Structure Plan Policy 24, the Council aims to protect disused railway lines from development. If the line can be re-used for freight purposes, then business, industrial, or storage/distribution uses, or other rail related uses, would be appropriate for the site.
17.70 However, unless an alternative use can be developed of the railhead site, which makes more effective use of the railway, retention of the line may not be justifiable.
17.71 In such circumstances the potential of the line for other transport purposes should be exploited either in the short term as a footpath/cycleway or in the longer term as a public transport route. Both of these options could help to reduce reliance upon and use of the car for journeys into Preston City Centre. If either of these two options were to materialise, then the site is considered to be appropriate for housing rather than for employment purposes.
17.72 Any re-development of this site should be carried out in a comprehensive manner, taking into account the proximity of the residential area to the north and the importance of the protected transport link.
17.73 In any event it is vital that the site be safeguarded until the future of the railway is settled.
Policy SS23 Deepdale Street/Fletcher Road Coal Yard
Development of this site will be permitted for:
(a) business, industrial or storage/distribution uses (B1, B2, B8) or sui generis rail related uses which make effective use of the railway for the transport of goods; or,
(b) housing, should the use of the railway for freight transport discontinue and (in accordance with Policy T3) the disused line be used as a light passenger or pedestrian/cycle facility, provided that land is safeguarded to provide vehicular access between the line and the highway network.
   
  Deepdale Mill, Deepdale Mill Street
 
17.74 The existing mill building currently accommodates Preston Muslim Girls School and various business activities. Located close to the Mosque, the building, although less than ideal for educational use, currently plays an important social and economic role in the lives of the local Asian Community.
Policy SS24 Deepdale Mill, Deepdale Mill Street
Development of the following uses will be permitted:
  Residential (C3);
Institutional (D1);
Business (B1).
   
  Brockholes View/Birley Bank
 
17.75 This large vacant warehouse site on the fringe of Preston City Centre is all that remains of the premises of Fine Arts Developments who have moved their operations to Accrington and sold most of their former site to neighbours Liquid Plastics. Although the site enjoys existing use rights for storage/warehousing (B8) and is being marketed for this purpose, it does not enjoy good access to the primary road network. Such a use would draw additional heavy vehicle traffic onto the local highway network which is already heavily congested as a result of journeys into the City centre and those generated by the other large businesses close to the site (Preston Farmers, GUS etc.). Other forms of business and industrial development might provide better prospects of local job creation but could prompt similar problems.
Policy SS25 Brockholes View/Birley Bank
Development will be permitted for residential use (C3) provided that the design and layout of any scheme ensures that the amenity of future residents is safeguarded, given the proximity of existing industrial uses.
   
17.76 The site adjoins housing and open space to the east and south. Provided that a suitable layout and design is adopted in relation to adjoining industrial uses to the north and west, it could accommodate an attractive housing development close to the City centre, employment sites and other facilities.
   
  Aqueduct Mill
 
17.77 This is one of several large former mills within the urban area which do not readily meet the needs of most modern businesses but are an important element in the City’s industrial heritage and Cityscape. The ground and lower floors can provide cheap industrial accommodation for small businesses but such demand is rarely sufficient to utilise the building fully and, in any event, parking and servicing areas are rarely adequate to accommodate the traffic generated by intensive business use. A flexible approach to a range of uses represents the best prospect of safeguarding such buildings.
Policy SS26 Aqueduct Mill
Development will be permitted for the following uses:
  Business & industrial uses (B1 and B2);
Limited storage & distribution uses (B8) in accordance with Policy W4;
Leisure uses (D2).
   
17.78 In this instance the introduction of a leisure use has already resulted in significant investment in the mill and, by virtue of being an evening use (licensed club), it complements daytime business use of other parts of the building.
   
  St. Mary’s Church, St. Mary’s Street
 
17.79 St. Mary’s Church is listed Grade II, but it has been declared redundant, and is no longer in use.
17.80 The Council is anxious to see the building brought into beneficial use as soon as possible, so a wide range of alternative uses is suggested.
17.81 Any proposed use for the site needs to be compatible with the adjacent employment uses, and so conversion to dwellings (C3) is not considered appropriate. Other residential uses of an institutional nature may be suitable. The site is well located for office or light industrial use. Alternatively, the nature of the building would lend itself to conversion for community or leisure use.
Policy SS27 St. Mary’s Church, St. Mary’s Street
Development will be permitted for the following uses:
  Business (B1);
Residential (C1 or C2);
Community and leisure (D1 or D2);
provided that the proposal takes full account of the importance of the listed building.
   
17.82 It must be stressed that any proposal must respect the listed building, and preserve its most interesting internal and external elements.
   
  Land at New Hall Lane/London Road
 
17.83 The site is important as it is highly visible to those entering Preston from the south along London Road, and to those accessing Preston from New Hall Lane.
17.84 It has seen considerable recent investment. The existing office buildings have been refurbished to a high specification.
17.85 Any future development scheme for either office use or for residential would be required to demonstrate that careful consideration had been taken over the design and the proposal's relationship to the Cityscape of Preston.
17.86 Comprehensive development would be required.
Policy SS28 Land at New Hall Lane/London Road
Development will be permitted for the following uses:
  Business (B1); and/or,
Residential (C3);
provided that the proposals deal with the site comprehensively and that the design of the development reflects the site’s prominent position as a gateway to Preston City Centre.
   
  Land at Moor Lane
 
17.87 The proposed site lies to the east of Moor Lane and includes the former Texas DIY store. The policy provides flexibility for a variety of uses, which are suitable to this location. Any future development must be designed to ensure that the residential amenity of those living nearby is protected.
Policy SS29 Land at Moor Lane
Development will be permitted for one of either of the following two categories of uses:
  Business (B1) and/or residential (C3); or,
Retail warehousing (A1), subject to the provisions of Policy S13;
provided that the site is developed comprehensively.
   
Outer Areas and Rural Areas
17.88 The Council’s approach to an area of land north of Fishwick Golf Course, off “Butterlands” has evolved as the Local Plan has progressed through its various stages of preparation. The Deposit Plan included this area within the proposed extension to the Green Belt. The site owners objected to this. The site owners also submitted a planning application to develop the southern part of the site (immediately adjacent Butterlands) for housing and the northern part for use as public open space.
17.89 In the light of the planning application and the objection to the deposit Local Plan, the Council reviewed its approach to this area of land. The site was considered to be of a different character to the adjacent Green Belt, in that it is enclosed by development and trees. The Proposals Map has been amended to reflect the planning permission i.e. to exclude the site from Green Belt and to allocate the southern part as a housing commitment and the northern part as Public Open Space under Policy G1.
   
  Cattle Market
 
17.90 It is appropriate that the Local Plan provides guidance on the future use of this major site in the event that the current use should cease within the 10 year plan period.
17.91 The majority of the site to the rear of the Blackpool Road frontage offers scope both for substantial residential development and to address serious local deficiencies in public open space. The site is well located for access to other local facilities and to public transport.
Policy SS30 Cattle Market
In the event of this site no longer being required for the livestock market and abattoir, development will be permitted for:
  Business uses (B1) on the Blackpool Road frontage; and
  Residential development (C3) and public open space on the remainder of the site between the railway line and Brook Street.
   
  Riversway Phase B
 
17.92 Various constraints including ground conditions and overhead power lines limit the potential for built development upon land to the west of the existing Preston Riversway Docklands development. In addition substantial investment in the removal of existing dereliction (notably the Tank Farms) and in essential infrastructure is required before sites could be made available for development. The area defined on the Proposals Map and the subject of this policy is considered to represent the extent to which this area provides opportunities for “hard” development within the plan period to 2006.
Policy SS31 Riversway Phase B
Development will be permitted for a combination of the following uses:
  Park and Ride car park; plus
Business, industrial and warehousing/storage uses (B1, B2 and B8); and/or,
Leisure uses (D2);
provided that:
(a) the proposals are of a comprehensive nature and cover the whole of the site, although a phased development will be acceptable; and,
(b) the survival of the known nature conservation interests at the site are secured through landscaping and/or management agreements.
   
17.93 These proposals include the reservation of an area of the site for a large park and ride car park to serve residents of Blackpool and the Fylde who work or shop in Preston City Centre.
   
  Riversway Sites 5/6
 
17.94 The redevelopment of the former docks, now known as Riversway has been very successful, with a combination of housing, leisure, business and retail uses. This dockside site situated between housing and offices would be suitable for business, residential or leisure uses.
Policy SS32 Riversway Sites 5/6
Development will be permitted for one or more of the following uses:
  Business (B1);
Residential (C3);
Leisure (D2).
   
  Sharoe Green Hospital
 
17.95 The Sharoe Green Hospital is owned by the Preston Acute Hospitals NHS Trust and the University of Central Lancashire. The NHS Trust are currently considering the options for the future use of the site and it is likely that it will be available within the Plan period.
17.96 In considering future development and use, the site can be divided into two parts. The main site comprises the former Civic Hostel, which is occupied by the University of Central Lancashire. It is a Grade II listed building, which is set back from Watling Street Road by a formal garden area. This open space is essential to the setting of the listed building, plays an important role as urban greenspace in its own right, and contributes to the character of the Watling Street Road Conservation Area. The listed building is currently used as offices and as a nurses' training college. Office or institutional uses are considered to represent the most appropriate future uses for this building.
17.97 The building to the rear of the Civic Hostel (which currently houses the main entrance to the Hospital) is of no significant architectural merit but could, if retained lend character to any redevelopment proposals. Whilst the Council will encourage the retention of the building, this will not be an overriding requirement and its future will be considered in the context of the proposals for the site as a whole.
17.98 The remainder of the site, to the north and west of the listed building, has already accommodated some residential development and is owned by the NHS Trust. The site is ideally suited for housing development and is well located in relation to local facilities, public transport and cycle routes. It could assist in relieving pressures for peripheral greenfield development. Alternatively, some of the existing buildings could be converted to other institutional uses e.g. nurses' home, education/training etc.
17.99 Associated with this residential development, office (B1) and shopping uses may also be appropriate, provided these do not detract from the residential character of the site. Any new office (B1) development should therefore be limited in scope and part of a mixed use development. The Council does not envisage more than 15% of the development site area being taken up by office (B1) development. As regards shopping development the site is not considered suitable for any large-scale scheme but may accommodate small- scale facilities which are ancillary to any residential development and which compliment the nearby local shops.
17.100 Given the importance of respecting both the historic and natural environment in developing this site, the Council will prepare supplementary planning guidance to address design issues.
Policy SS33 Sharoe Green Hospital
The re- use of the former Civic Hostel building and the building immediately to the rear which houses the main hospital entrance will be permitted for:
  Business (B1);
Institutional use (C2/D1);
Leisure uses (D2).
For the remainder of the site the main uses permitted will be:
  Residential (C3);
Institutional uses (C2/D1).
In addition to these main uses, elements of:
  Business (B1) development will be permitted provided it is subordinate to the main use.
  Shopping (A1) development will be permitted on the Sharoe Green Lane frontage, provided that it is restricted to small- scale local facilities.
The design and layout of any proposal must safeguard the character of the listed Civic Hostel and the conservation area adjacent, and minimise the visual impact of any development upon the Savick Brook valley.
   
  Fulwood Barracks
 
17.101 The existing barracks, which includes several listed buildings, represents an important part of Preston’s heritage.
17.102 Although no indication has been given that the barracks will cease to be required, it is appropriate, in the context of the plan’s comprehensive coverage, that it should contain guidance to cover this eventuality.
17.103 The uses proposed would enable the unique character of the site, which includes several listed buildings, to be appropriately safeguarded.
Policy SS34 Fulwood Barracks
In the event of the above site becoming surplus to the requirements of the Ministry of Defence, development will be permitted for one or a combination of the following uses:
  Residential (C3);
Business (B1);
Institutional use (Use Classes C2 or D1);
provided that proposals do not detract from the appearance, character, and setting of listed buildings within the site.
   
  Tennyson Road Mill
 
17.104 Like several other large former mill buildings within the City full utilisation of this building for business uses particularly general industrial uses (B2) could give rise to serious problems because of its shortcomings in terms of vehicle access, egress and on-site parking, and the impact upon adjoining residential property. The building itself has no particular intrinsic merit as part of Preston’s industrial heritage and the high boundary walls create a stark environment for nearby residents.
Policy SS35 Tennyson Road Mill
Development will be permitted for one or more of the following uses:
  Business (B1);
Residential (C3);
Leisure and assembly (D1 & D2).
   
17.105 Appropriate redevelopment of the site for residential and/or business uses (B1) would provide the opportunity to eliminate many of the potential access, traffic and amenity problems posed by retention of the existing building and authorised uses. It would also improve the visual amenity of properties in Miller Road and Robin Street.
17.106 The site is adjacent to a former cinema at the junction of Robin Street and Blackpool Road and leisure use could also possibly present an alternative use for part of the site, subject to appropriate consideration of its impact upon residential amenity and upon traffic generation and highway safety.
   
  Cottam Hall Brickworks
 
17.107 The Council wishes to promote the early redevelopment of this large derelict site. The following policy seeks a mixed -use development featuring a variety of complementary uses which will exploit the site's potential to provide greater employment opportunities in the west of the City. The policy also seeks to strike an appropriate balance between the site's development potential, and its importance in terms of nature conservation.
17.108 To safeguard the amenity of nearby schools and residents, employment uses will be restricted to light industry and offices along with storage and distribution. Access for goods vehicles must be from Tom Benson Way and not Cottam Avenue, which is residential in character. The policy also promotes residential development, one of the secondary uses within a mixed use scheme. The Lancaster Canal frontage provides an opportunity to develop some form of leisure use, associated with the Canal, such as a public house or marina.
17.109 The site is regarded as important in terms of nature conservation and is classified as a BHS. The Council wish to see a proportion of the site maintained as a Local Nature Reserve, and to involve the local community in its management. The extent of this nature reserve will be negotiated with interested parties at the planning application stage. The Council may enter into a S.106 agreement to ensure the appropriate management of the nature reserve.
17.110 Site investigations in relation to an earlier proposal have revealed evidence of contamination resulting from the site’s former use as a tip. This needs to be resolved before any development can proceed.
Policy SS36 Cottam Hall Brickworks
Development will be permitted for a combination of the following uses:
  Business (B1);
Storage and Distribution (B8);
Residential (C3);
Appropriate leisure uses (A3 or C1) associated with the Lancaster Canal;
provided that:
(a) the area and management of part of this Biological Heritage Site is agreed for retention as a Local Nature Reserve; and,
(b) the principal access to the site is from Tom Benson Way.
   
  Cottam Local Centre
 
17.111 Cottam Local Centre has the benefit of an approval for a mixture of uses as the District Centre approved under Section 7(1) of the New Towns Act (1981). The proposed development has an important role to play in providing local facilities at an appropriate scale, which are accessible by a variety of modes of transport so as to reduce the need to travel.
17.112 Preston's retail strategy, informed by the Preston Shopping Study and underpinned by forecast need, provides for retail development at Cottam Local Centre. Any development over and above that which is committed by virtue of the 7(1) approval is likely to impact on the vitality and viability of existing centres.
Policy SS37 Cottam Local Centre
Development will be permitted for the following uses:
  Retail development (A1); and,
Food and drink (A3); and/or,
Offices (B1); and/or,
Non-residential institutions (D1); and/or,
Assembly and leisure (D2);
provided that the development is of a scale and form appropriate to the local centre; that the proposed retail floorspace levels would not prejudice the Council's retail strategy; and that the individual elements of the proposal satisfy other detailed policies of the Preston Local Plan, with specific reference to accessibility and design issues.
   
  Longsands Local Centre
 
17.113 Longsands Local Centre has the benefit of planning consent under Section 7(1) of the New Towns Act 1981. English Partnerships now has responsibility for the disposal of the site.
17.114 A considerable amount of housing has been built recently at Longsands as part of a planned development. The Local Centre has been designed to provide for the day to day shopping needs of the local area and may incorporate other local services falling within the A1 Use. As the housing area has been recently built there is a paucity of local convenience shopping which is accessible without recourse to the car. Consequently, it is important that retail development be implemented to ensure the availability of local retail facilities.
17.115 A doctors' surgery, public house, and primary school have already been built, with a meeting room constructed on the other side of Anderton Way. This leaves the retail centre still to be implemented.
Policy SS38 Longsands Local Centre
A mixed development to include convenience retail (A1), at a scale and of a form appropriate to the local centre, and for residential development at first floor level will be permitted.
Further expansion of the existing public house, medical centre and primary school will be permitted subject to the safeguarding of the provision of the retail element of the Local Centre.
   
   
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