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The Lanes, Penwortham

Penwortham - South Ribble - Lancashire - PR1 9TX

Taylor Wimpey is preparing to submit a masterplan and outline planning application for The Lanes, an 1,100-home community in Penwortham.

  • Overview



    Taylor Wimpey and Homes England are promoting plans for The Lanes, a new community in Penwortham.

    The 1,100-home development also includes a new two form entry primary school, shops and community facilities. The location of the proposed development is shown in the image to the right.

    Following extensive consultation, we have finalised our masterplan for the wider site and will be submitting it, along with an outline planning application, to South Ribble Borough Council in Winter 2019.

    The outline application covers land within the allocated area controlled by Taylor Wimpey and Homes England and is 53.86 hectares in size; it is accompanied by an Environmental Statement which has been prepared based on a series of Parameter Plans.

    Homes England is a committed partner within the City Deal, with a strong track record of delivering homes across Central Lancashire and the UK. The Lanes will support the accelerated growth which is to be delivered by the Lancashire, Preston and South Ribble City Deal, and will also support the delivery of the A582 (Penwortham Way); a major transport investment in the City Deal. This will include increased road capacity and improvements to cycle infrastructure with the construction of a shared cycle and footway alongside the A582.

    You can find out more about our plans for the Lanes on this page, by navigating the tabs above. If you would like to be kept updated about the site or would simply like to register your interest in a new home, please click ‘Register with your new home’. If you would like to support our planning application, you also have the option to email us.

  • About the site

    About The Site

    Delivering much-needed new homes in Lancashire

    The Lanes, Penwortham, has been earmarked for major development since the year 2000 and is allocated as a Major Site for Development within South Ribble Borough Council’s Local Plan. 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 has submitted an outline planning application for 1,100 homes and a full Cross Borough Link Road (CBLR) application to improve road infrastructure.



    (Masterplan for The Lanes in Penwortham)


    (Aerial photo showing which covers both the allocated and safeguarded land)

    The location of our proposed development is shown above (please click to enlarge).

    The City Deal will also generate:

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

    It will see 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 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 draft Masterplan for The Lanes, a range of environmental considerations have been prepared by an experienced technical team, commissioned by Taylor Wimpey and Homes England.

    It is proposed that a planning application for a residential-led development on the part of the site allocated as a Major Site for Development in the adopted South Ribble Local Plan will be submitted in May 2019. The planning application will be accompanied by an Environmental Impact Assessment (EIA). The EIA will be submitted voluntarily and will contain 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.

    An EIA Scoping Request was submitted to South Ribble Borough Council on 14 November 2018. The purpose of this exercise is to agree with the Local Planning Authority what the EIA should contain and what environmental assessments are required (the scope of the EIA). South Ribble Borough Council has now provided a Scoping Opinion which we will follow as our plans for the development progress.


    Noise surveys have been undertaken to predict the road and rail traffic noise levels in the area. The results show that it will be necessary to incorporate good acoustic design into the design for areas bordering the roads and this will therefore be adopted by those delivering homes on this site.

    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 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 remainder of the site is considered to have low ecological value and, therefore there are significant opportunities to enhance the site for local wildlife. This enhancement will be achieved through the delivery of ‘bio corridors’ throughout. Furthermore, numerous trees within the site have been deemed of such quality that they should retain untouched.

    Air Quality

    The site is not located within proximity to an Air Quality Management Area. As the proposed residential units are not located immediately adjacent to Penwortham Way, or 30m from the railway line, it is not expected that future residents will be exposed to elevated pollutant concentrations.


    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.

    Flood Risk and Drainage

    The site is in an area identified as having a ‘low’ probability of flooding on the Environment Agency Flood Data Map. With regards to drainage, restricted rates, attenuation volumes and points of connection will be proposed once the draft Masterplan has been developed further.


    The Masterplan provides illustrations of the utilities on site. This includes a National Grid pipe line which runs along the northernmost part of the site and continues down Lords Land. A 10m buffer has been included from the pipeline within the Masterplan to prevent any damage or disruption from this pipe. Records obtained by other utility providers, such as Electricity North West, have also been used to inform the Masterplan.



    (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, it is considered that site features encountered during the site walkover and findings from the desk-based study 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.



    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.


    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 progresses
    • 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 agreed masterplan is shown above, with Pickering’s Farm and safeguarded land shown below
    • An outline planning application was submitted in winter 2019 following a consultation process.


    What is an Allocated Site?
    An allocated site confirms that the principle of development for which the land is allocated for is acceptable. Policies are provided in Local Plans which support the future development of the allocated site.

    Why is the site allocated for Major New development?
    South Ribble Borough Council has identified a requirement for up to 7,000 new homes between now and 2026 across the Borough. The Lanes has been identified as a Major Development Site which can deliver up to approximately 1,350 new homes.

    What is the site allocated for?
    The Lanes will be a residential led new neighbourhood and will make provision for a range of land uses including employment, commercial, green infrastructure and community uses.

    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 the proposed buildings.

    Masterplans are collated using several resources including public consultations, planning meetings and initiatives, existing developments in the area and other social and economic conditio



  • What's proposed

    What's Proposed

    The Lanes will comprise:

    • 1,100 new homes, including affordable properties
    • A new primary school
    • New community centre 
    • Local facilities, shops and services
    • Public open spaces and play areas
    • Excellent pedestrian, cycle and vehicle links
    • A new Apprenticeship and Skills Programme Centre

    (Artists impression of second entrance to the development)

    Following extensive public consultation on the vision for the site in Summer 2018, Taylor Wimpey have prepared a Masterplan for The Lanes, Penwortham. The Masterplan was subject of a second public consultation between November 2018 and January 2019. ‘This consultation is now closed and the development team has reviewed and considered feedback.


    The Masterplan will act as a blueprint for development at The Lanes the site is delivered by setting out where the new homes, services and infrastructure will be established. The Masterplan is shown below (please click to enlarge).




    (Masterplan for The Lanes in Penwortham)


    (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)


    Community Centre & Apprenticeship at Pennington Wharf, Leigh

    A new Apprenticeship and Skills Programme and Centre is proposed on the development. Open to all, the Skills Training Scheme will be designed to help provide people with the skills needed to those wanting to pursue a career in construction. The building will be transferred to the community after the construction phase and could be used as a community building or other appropriate use.  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 SRBC, LCC, 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.


    (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)


  • Updates

    News and Updates

    A timeline of The Lanes

    December 2019

    • The final Masterplan, Outline & CBLR application have now been submitted to South Ribble Council.  The Outline & CBLR planning application for the site 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)