Development Opportunity To, The North and South Of Preston Road, Inskip, Preston


Guide price

*** TENDER DATE 13th January 2017 at 12 NOON ***

Outline planning consent granted for residential development of up to 55 dwellings on 7.26 acres (land for village store to be retained. Please note this store shall not exceed 500 sq m in terms of its gross floor space).

Located in the sought after Lancashire village of Inskip, providing a delightful rural setting yet with easy access to the city of Preston and onto the County's motorway network.

Village school – OFSTED 'good' rating



The property is located as per the location plan.

We are looking for offers in respect of this site on the following basis:

1. Unencumbered offers for the site now with the benefit of the outline planning permission or;

2. Subject to an additional planning application for

reserved matters.

The site is contained within 2 parcels to the North and South of the Preston Road. The illustrive layout plan shows 38 houses and a village store to the North and 17 houses in the Southern piece. The site is currently agricultural grassland. Planning permission has been granted in outline

application reference: 16/00481/OUTMAJ and this is subject to 20 conditions, the majority of which are, in our opinion, standard (individuals should check all documentation before submitting an offer).

Conditions of particular note are as follows:

. Affordable housing to be provided consisting of not less than 30% affordable units (recently many

schemes have been agreed at 50% discount market value and 50% affordable rent).

. Highway improvement works shall be agreed

including the following;

. Refreshing the existing road markings on Preston Road including the red markings.

. Existing Eastbound bus stop within the development site frontage to be upgraded to a Quality Bus Stop standards.

. New bus stop to Quality Bus Stop standards to be

provided Westbound on Preston Road.

. Public footpath along the Northern side of Preston Road to be provided between the Eastern end of the site where existing footpath terminates and the bus stop.

. Provision of dropped kerbs on the Northern and

Southern sides of Preston Road.

. Surface and foul water drainage needs to be fully

planned out.

. 0.06 hectares of land is to be retained for the

development of a convenience retail provision

including associated parking.

The vendors are proposing to retain this unless a

Developer wishes to purchase it which should be

made clear in any tender documentation. All

necessary indemnities will be given by the vendor

where necessary.

Contributions, Obligations and Section 106 matters:

The following contributions are due as the scheme is currently laid out. Please note that any reduction in these contributions through a redesigned layout

would need to be linked to the final purchase price:

. Lancashire County Council Education contributions - £445,393.84.

. The 30% affordable housing is listed within the

Committee report as being 17 units, mixed between 2 and 3 bedrooms. These are due to be 50% affordable rent and 50% shared ownership. This is being dealt with by condition.

Public Open Space – 0.22 hectares (0.54 acres) to the West of the site is to remain undeveloped for Public Open Space.

0.06 hectares (0.148 acres) is to be reserved for a shop if required. This is not being offered within the sale site unless a Developer specifically requires it.

. A £90,000 contribution towards bus services required.

. Bus stops need to be upgraded as per the planning condition.

. Drainage rights across the land to the South will be granted by way of an easement over the vendor's retainedland. These are to be subject to a lift and shift clause at no expense to the purchaser.

. Water will need to be stored to a total of 575 cubicmetres according to current documentation


The following documents are available in an electronic format from the selling agents offices or alternatively from the Wyre Borough Council website.

Committee Report

Planning Committee Update Sheet

Cover Letter, Preston Road, Inskip

Percolation Tests - Preston Road, Inskip

Preston Road, Inskip - Percolation Test Sites

Application Form

Arboricultural Report

Design and Access Statement

Ecological Impact Assessment

FRA & Drainage Strategy

Illustrative Layout

Location Plan

Mineral Resources Assessment

Parameters Plan Rev A

Phase 1 Land Quality Assessment

Planning Statement

Statement of Community Involvement

Topographical Surveys

Transport Statement

Section 106 Agreement

Planning Permission document


Please note that the site will be sold subject to an overage provision, the details of which will be agreed prior to exchange of contracts.

Planning Consultants:

De Pol Associates

Farington House

Stanifield Business Park

Stanifield Lane


PR25 4UA Tel: 01772 888 488

Arrange viewing 01704 461256

Armitstead Barnett - South Lancashire

59 Liverpool Road North, Burscough, Ormskirk

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