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The Lanes, Penwortham

Penwortham - South Ribble - Lancashire - PR1 9TX

Taylor Wimpey and Homes England (‘The Developers’) have now submitted their planning application for The Lanes, a new residential-led mixed use community in Penwortham.

  • Overview




  • About the site

    About The Site

    Delivering much-needed new homes in Lancashire

    The Lanes, Penwortham, has been earmarked for major development by South Ribble since the year 2000 and is allocated as a Major Site for Development within South Ribble Borough Council’s Local Plan (2015). It is also a key part of the Central Lancashire City Deal, a 10-year infrastructure delivery programme which aims to increase the size of the economy by £1 billion.

    As part of the City Deal – which is expected to generate more than 20,000 new private sector jobs – the site has been recognised as a prime location for the delivery of some of the 7,000 new homes required by the council between now and the end of the Local Plan period in 2026.

    Taylor Wimpey, together with its development partner, Homes England, has submitted an outline planning application for 1,100 homes and a full planning application for the Cross Borough Link Road (CBLR).

    About the site plan - Smaller

    Aerial view courtesy of Google Earth

    City Deal

    The City Deal will also generate:

    •    Around £1 billion growth in Gross Value Added;
    •    17,420 new homes; and
    •    £2.3 billion in leveraged commercial investment.

    It will see huge levels of investment pumped into South Ribble, resulting in new roads, better public transport, improved public spaces and reduced congestion. Required infrastructure to support population growth, such as new schools and health centres, will also be provided.

    A City Deal Infrastructure Delivery Programme and City Deal Investment Fund have been established by the City Deal Partners which together are worth £450m over the lifetime of the Deal.

    The Lanes site has been recognised as a prime location to support the planned economic growth and help deliver the 17,000 new homes.

    Considerations and opportunities for The Lanes

    In order to inform the final Masterplan for The Lanes, which has now been submitted to the Council, a range of environmental reports have been prepared by an experienced technical team, commissioned by Taylor Wimpey and Homes England.

    The planning application is accompanied by an Environmental Impact Assessment (EIA). The EIA contains both the baseline assessments and a suite of detailed technical assessments which will put forward mitigation measures, where required, to offset any significant environmental impacts. These mitigation measures will be proposed as part of the planning application.


    Noise modelling software has been used to predict the road and rail traffic noise levels associated with construction and operation on sensitive receptors both on and off site. Vibration sources associated with train passbys have also been assessed. With regards to transportation sound, it is necessary that good acoustic design is incorporated into the design for areas bordering roads, especially Penwortham Way.

    Ecology and trees

    wildlife garden

    (The new development will include enhancements to support local wildlife including ‘bio corridors’ throughout)

    A Phase 1 Habitat Survey, Hedgerow Regulations Assessment and protected species surveys for great crested newts, badgers, water voles, birds and bats have been undertaken to identify any ecological constraints present on the site. No evidence of great crested newts, badgers or water voles was found during the surveys and the site is considered to be unsuitable for reptiles. The hedgerows and trees on the site provide abundant nesting opportunities for local bird populations as well as foraging habitat for bats. A large number of the trees were found to contain features which could be used by roosting bats, although no evidence of roosts was found during the surveys.

    Air Quality

    The site is not located within an Air Quality Management Area (AQMA); the closest AQMA is located 400m to the east of the site on Leyland Road. All receptors sensitive to road vehicle exhaust emissions have been modelled including those within the AQMA in order to quantify the impact of the traffic generated by the development on receptors. The modelling has shown that the concentration of NO2 (Nitrogen dioxide), PM10 and PM2.5 (Particulate matter - Particulate matter (PM) is a term used to describe the mixture of solid particles and liquid droplets in the air) are predicted to be below all relevant quality objectives.

    A 30m buffer zone from the railway tracks and Penwortham Way has been purposed for air quality, even though air quality is not considered a constraint to future development.

    Flood Risk and Drainage

    The site is at risk from surface water flooding.  Integral to the development will be proposals to safely manage surface water runoff to overall achieve a reduction in flood risk to the site and its immediate surrounding area.  The proposals ensure that surface water runoff from the development is safely managed, and manage surface water flood risk to the site and adjacent lands.  The measures ensure no adverse effect on flooding elsewhere.


    Heritage surveys have found that no Designated Heritage Assets located on the site. There are therefore no barriers to development identified which would preclude the site from being developed in line with planning policy requirements.


    Records obtained by Electricity North West, Cadent Gas, United Utilities Water, BT Openreach, Virgin Media and Centurylink have been used to inform the development of the Masterplan to ensure minimal impacts on the existing site infrastructure.

    Overhead Electricity Pylons pass through the site creating a corridor constraint. Due to restrictions for development underneath the pylons, green spaces will be incorporated to help break up and minimise the visual impact of the pylons. This Pylon Corridor will be utilised in a variety of ways, with formal, informal and Sustainable Urban Drainage elements.


    Topo - for website

    (Vegetation to the west of the proposed development)

    Topographically, the site is relatively flat, and it is unlikely that bulk earthworks will be required as part of the development. Furthermore, the site features observed thus far would not preclude the site’s future development.


    Due to the restrictions for development underneath pylons, green spaces will be incorporated around the site’s pylons to break up and minimize the visual impact of these objects.

    Our consultation process

    An initial visioning consultation on the proposals for The Lanes, Penwortham, took place during the Summer of 2018. Taylor Wimpey held extensive series of public events, workshops and meetings with the public and stakeholders. This includes:

    • Initial meetings with the Cabinet Member for Strategic Planning, Housing and Economic Growth to discuss the forthcoming public consultation
    • A door knocking exercise for residents living within the site's boundaries to advise them of the proposals ahead of the consultation launch
    • A leaflet advising of the consultation was issued to approximately 6,500 properties surrounding the site, to advise them of the consultation and ways to get involved
    • A press release was issued to the Lancashire Evening Post and Blog Preston, both of whom covered the news
    • A dedicated project website and Facebook page were launched detailing key information about the consultation and ways to get involved
    • Two public exhibitions took place, the first in Penwortham and the second at Leyland Market, providing an opportunity for residents to discuss the development with members of the project team
    • Workshops with residents living within the site were organised to allow those most directly impacted by the development to speak to the master planner one on one
    • A series of meetings were held with stakeholders, including local ward members at South Ribble Borough Council, the Authority’s Cabinet, the relevant members of Lancashire County Council and Penwortham Town Council.
    • A Steering Group was also established to allow stakeholders ongoing dialogue with the development team as the Masterplan progressed
    • Formal pre-application meetings were held with key officers at South Ribble Borough Council and Lancashire County Council
    • A dedicated community information email address is available throughout the entire consultation, providing residents and stakeholders the opportunity to speak to the development team with any immediate queries
    • A Statement of Community Consultation, which details all the engagement undertaken, was prepared following the consultation
    • The masterplan has been submitted and a link to this can be found on the overview page
    • The safeguarded and allocated land for development is shown on the news and updates page
    • An outline planning application was submitted in winter 2019 following a consultation process


    What is ‘The Lanes’?

    'The Lanes’ is a new mixed-use development from Homes England and Taylor Wimpey, which will comprise a range of one- to five- bedroom mews, detached and semi-detached properties as well as apartments, new local facilities including a Local Centre, public open spaces and road infrastructure. 

    It is an allocated site, identified as a major site for development within South Ribble Borough Council’s Local Plan (2015). 

    Where is ‘The Lanes’?

    The proposed development is in Penwortham, South Ribble, Lancashire, around 4.8km to the south-east of Penwortham town centre and 6.4km to the south of Preston City Centre.

    The northernmost part of the site sits within the ward of Charnock, with Farington West to the south. 

    Why is it called ‘The Lanes’?

    ‘The Lanes’ was named with respect to its position within Penwortham and the surrounding neighbourhoods.

    The proposed development is bordered by a number of ‘lanes’ including Bee Lane, Moss Lane, Lord’s Lane, Nibs Lane, Chain House Lane and Cootes Lane. 

    What is an allocated site?

     ‘The Lanes’ will be a new, residential-led community for Penwortham. 

    The land itself also presents an opportunity for commercial space, green infrastructure and hub for apprentice training.  

    Included in the development will be new cycle routes, a primary school, shops, health facilities, a Local Centre and an Apprenticeship and Skills Hub. 

    What is the site allocated for?

    ‘The Lanes’ will be a new, residential-led community for Penwortham.

    The land itself also presents an opportunity for commercial space, green infrastructure and community facilities.   

    Included in the development will be new cycle routes, a primary school, shops, health facilities, a Community Centre and an Apprenticeship and Skills Centre. 

    Why is the site allocated for major new development?

    Councils typically outline a local plan every 10-15 years, which acts as a forecast for the requirements of the borough.

    In this case, South Ribble Borough Council identified a requirement for up to 7,000 new homes between now and 2026 to meet demand. ‘The Lanes’ has been identified as a major development site suitable for/capable of delivering approximately 1,350 new homes.

    What is a masterplan?

    A masterplan is a long-term planning document, providing a conceptual layout designed to guide growth and development. Having a masterplan in place enables planners to make and show connections between the surrounding environment, social setting and proposed buildings.

    Masterplans are collated using several resources including public consultations, planning meetings and initiatives, existing developments in the area and other micro and macro socioeconomic conditions.

    What will be done to reduce congestion?

    Our plans include extending the Cross-Borough Link Road (CBLR) which would help to improve road infrastructure.

    The CBLR extension will be a primary route through the site from Penwortham Way and link to The Cawsey Link Road to the north east.

    The CBLR extension will be delivered in phases from west to east. A signal-controlled junction is proposed on Penwortham Way, which will create a gateway into the development and provide main access to the site.

    To the east, the CBLR extension will connect to The Cawsey.

    The main roadway through ‘The Lanes’ has a proposed width between 6.5m to 7.3m, except for the easternmost section of Bee Lane, which will remain as it is.

    Some localised improvements are proposed on the eastern section of Bee Lane which will formalise traffic movements through this area.

    Further plans include:

    • Dualling of the A582 Penwortham Way – a planning application will be submitted by Lancashire County Council imminently, to transform the A582 into a dual carriageway. The proposed work will be completed by 2021
    • Off-site highway improvements to the Leyland Road corridor – the timing of these improvements will be agreed by South Ribble Borough Council, Leyland County Council and Taylor Wimpey as part of the outline planning application submitted in December 2019
    • Financial contributions to bus infrastructure improvements
    • Off-site improvements to pedestrian and cycle infrastructure 

    Is the land classified as greenbelt?

    No, the site is not greenbelt land. Greenbelt is defined as a specially designated area of land or countryside which is protected from most forms of development.

    The site includes land allocated as a major development site, as outlined in South Ribble’s Local Plan. 

    When will ‘The Developers’ estimate work starting at The Lanes?

    Subject to planning being approved, we anticipate the site will become an active construction site in September 2022, initially with remediation/infrastructure works.

    How many new jobs is The Lanes expected to bring to the local community?

    There are two principal areas of job creation, construction and operational.  The construction phase includes the construction, building and installation of the new link road, houses, local centre, primary school, landscape areas and any other associated works.

    Per annum this is likely to work out at approximately 200 jobs per year over 15-20 years. This is a conservative estimate and there will be times during the project when this is much higher, especially in the first 10 years when the link road, local centre and residential areas are being built simultaneously.

    How do I register my interest in the site?

    You can register your interest in ‘The Lanes’ by clicking here

    Who can I speak to about the proposed development?

    All the information you need can be found on this web page. However, if you have any further questions or would like to speak to us, you can contact us via email by clicking here .


  • What's proposed

    What's Proposed?

    The Lanes development as part of the outline application will comprise of:

    • 1,100 new homes, including affordable properties
    • A range of one, two, three, four and five bedroom mews, semi-detached, detached and apartment properties are proposed. In addition, there is the opportunity for proportion of these properties to provide specialist elderly accommodation
    • A new primary school
    • A local centre 
    • Public open spaces and play areas
    • Excellent pedestrian, cycle and vehicle links
    • A new Apprenticeship and Skills Programme Centre

    (Artist impression of entrance from Penwortham Way to the development)



    (Artists impression of the Village Green & Apprenticeship and Skills Programme and Centre at The Lanes)


    (Street scene depicting new properties at a typical Taylor Wimpey development)

    Village Green


    (Artists impression of a Taylor Wimpey street scene – not representative of The Lanes)

    The development seeks to incorporate a number of the principles of Garden Villages, as described in the Town and Country Planning Association’s Guide ‘Understanding Garden Villages’. The following aspects have been considered:

    • Small in scale: The heart of the development establishes the new identity ‘The Lanes’; Garden villages are defined as between 1,500 and 10,000 homes; this development is at the smaller end of the definition.
    • Planned for Healthy Living: This principle is achieved by encouraging walking and cycling and using Active Design principles. These are embedded in the Masterplan, re-using existing footpaths and developing the school and local centre at the heart of the Masterplan.
    • Provision for a vibrant social life: There will need to be a long term artistic and cultural strategy to help achieve this, but in the first instance the Masterplan includes for community provision to enable this. Designed with High Quality Materials and attention to detail: A separate Design Code has been prepared which addresses material and design detail across the Masterplan area.
    • Provision of services for day-to-day needs within walking distance: The Masterplan sets out play spaces, a local centre and primary school at appropriate walking distances. Dialogue has also been ongoing relating to the community provision to deliver some health care facility access supported by the local existing GP provision.

    Community Centre & Apprenticeship Programme

    A temporary Apprenticeship and Skills Programme and Centre is proposed. The Apprenticeship and Skills Training Scheme will be designed to help provide people with the skills needed to those wanting to pursue a career in construction. The Apprenticeship and Skills Centre will be provided in a temporary building. 

    A new Local Centre is also proposed as part of the Outline Application. The Local Centre will be positioned near the heart of the development and will be well connected with pedestrian and cycle links. The Local Centre will contain a range of services and facilities for the use of residents of the development and the surrounding area. The Local Centre could contain a food store, farm shop, offices as well as a range of other services and facilities for example a pharmacy, gym, veterinary surgery, dry cleaners and hairdressers. The range of services and facilities in the new Local Centre will be determined by market demand and ongoing consultation with South Ribble Borough Council, Lancashire Country Council, Penwortham Town Council, other stakeholders and the local community.

    An example of a recently launched Community Centre at another development of Taylor Wimpey, Pennington Wharf, is shown below and serves as a case study for what could be considered at The Lanes.


    (The community board at the Pennington Wharf Community Hub in Leigh)



    (The yoga space available at the Pennington Wharf Community Hub in Leigh)



    (The kids play area available at the Pennington Wharf Community Hub in Leigh)


    Visitors took part in wreath making and enjoyed mulled wine and mince pies

    (Visitors enjoyed a crafting session at the launch of the new Community Hub at Pennington Wharf in Leigh)

  • Community

    Community Benefits

    We are proposing a residential development of 1,100 new homes for The Lanes in Penwortham.  The development will include a range of property styles and sizes and it is anticipated that affordable housing will be provided subject to viability.  New development can bring a number of economic benefits to the local area and we have estimated these using UK-wide statistical data.

    Our development will deliver a range of much needed community benefits for Penwortham including:

    Women and Dog - smaller

    The community facilities proposed for this development include a new primary school, community centre and local facilities including shops.

    The Masterplan area extends to 99.78 hectares.  An outline planning application for residential led mixed use development on the land within the Masterplan area which they control and this application was also submitted to SRBC in December 2019. The outline application covers land within the allocated area controlled by Taylor Wimpey and Homes England and is 53.86 hectares in size. 

    Building the houses

    • Creation of circa 200 new jobs per year in the construction period, including youth training opportunities.
    • The development will provide a £233 million capital investment into the local area, equating to £1,61 million Gross Value Added per year. This investment will have significant positive impacts on the local job market and economy.

    Once people move in

    • £8 million uplift in annual retail & leisure expenditure by new resident
    • Over £1.8 million per annum in new Council tax receipts.
    • The annual household spend from the new residents alone is anticipated to be approximately £10 million and the overall GVA is projected to be £22.7 million per annum (from supply chain jobs expenditure).

    Building for Life – Design Review

    The site has been evaluated against the Building for Life 12 design criteria (the Government-endorsed industry standard for well-designed homes and neighbourhoods) and is found to achieve a ‘green’ score against all the criteria.  This achieves the highest possible score demonstrating the quality of the design proposals and the neighbourhood that the scheme will create.

  • Updates

    News and Updates

    Please click here to see our latest newsletter.

    Anticipated Timescales

    Planning permission (outline application) 2021
    Start on site September 2022
    Show homes open Summer 2023
    First home occupied Early 2024


    A timeline of The Lanes

    September 2020

    The Masterplan went to committee on 17 September.  We understand the importance of listening to feedback from this committee.  We want to ensure that the proposed masterplan will meet the needs of the local community and will continue our consultation with South Ribble Council, key stakeholders and local people to achieve this.  

    July 2020

    The site investigation is now complete and we await the outcome of their findings.

    August 2020

    Following the submission of the Masterplan to SRBC in December 2019, comments were received on this version from statutory consultees organisations and South Ribble Borough Council (SRBC) Officers.  This has led to a series of changes being made to the Masterplan - the updated version can be found here

    June 2020

    The site investigation due to commence early June 2020.

    January 2020

    • The Outline planning application can be viewed here.
    • The CBLR planning application can be viewed here.

    December 2019

    • The final Masterplan, Outline & Cross Borough Link Road (CBLR) application have now been submitted to South Ribble Council.  The Outline & CBLR planning application for the site is to secure the proposed development uses and access points. The approval of this application will be followed by the submission of reserved matters applications and it is expected that the first homes could be built in 2022.

    November/December 2019

    • Masterplan concrete, with careful consideration of comments and feedback provided during community consultations.

    November 2018

    • South Ribble Borough Council’s Planning Committee endorses the draft Masterplan and approves the development team’s request to begin a second round of consultation on the draft Masterplan.


    • Taylor Wimpey and Homes England bring forward plans to deliver a new neighbourhood at The Lanes. Local people are invited to have their say on the vision for the future neighbourhood.
    • Taylor Wimpey and Homes England announce a visioning consultation on the proposals, including two consultation events which were attended by over 200 people. In total, 25,000 visited the project website to view the plans and the feedback collected helps the development team to shape the emerging draft Masterplan.

    July 2015

    • The site was formally allocated as a Major Site for Development in the South Ribble Local Plan adopted in July 2015. It is referred to as Pickering’s Farm within this document but is referred to as The Lanes, Penwortham, by the development team.

    September 2013

    • The Preston, South Ribble and Lancashire City Deal was agreed and signed in September 2013.

      City Deal Status is a national initiative introduced by the Government as a way of targeting economic growth in key cities across the country.

      Here are some key facts about the deal:
      • The City Deal Partners are the Lancashire Enterprise Partnership (LEP), Central Government, Lancashire County Council, Preston City Council, South Ribble Borough Council and Homes England
      • Introduced by the Government as a way of harnessing economic growth for key cities, the City Deal includes an investment of £434m to expand transport infrastructure, create 20,000 new jobs and generate more than 17,000 new homes over the next 10 years

    July 2012

    • The Lanes was identified as a Strategic Location in the Central Lancashire Core Strategy in July 2012. The area was identified as strategic significance because of its ability to significantly contribute to South Ribbles infrastructure and housing requirements.

    February 2000

    • The Lanes was designated as Safeguarded Land in the South Ribble Local Plan in February 2000. The Local Plan designated Safeguarded Land to meet the longer-term development needs of the Borough.



    (A map showing allocated safeguarded land to the south of Pickering’s Farm)