Gordon responds to Planning Application

Today (11th Nov 08), Blackpool South MP Gordon Marsden has set out his arguments to halt the proposed housing development by Kensington Developments on Marton Moss.


Gordon says "I have received an unprecedented response from my constituents who oppose this new housing on the greenfield Moss. The size of the proposed development – up to 640 houses with perhaps twice that amount of car spaces on a 17 hectare site – justifies residents concerns that the character of the area could be changed forever."


"It is a clear departure from the existing Blackpool Local Plan adopted until 2016 which is designed to preserve the character of the Marton Moss Countryside area and prevent peripheral urban expansion."

Gordon has lodged a formal opposition to the development with Blackpool Council Planning Officers, which you see in FULL below:

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Mr Gary Johnston
Area Team Leader
Development Control – Blackpool Borough Council
PO Box 17
Corporation Street
Blackpool
FY1 1LZ

11th November 2008


Dear Mr Johnston,


Implications of Planning Application 08/0681 – Residential Development on Land at Moss House Road, Blackpool

I am writing following a number of representations that have been made to me by constituents opposed to the above application and to underline my own concern about the potential implications of it not just for Marton Moss but for Blackpool as a whole.

I am aware that this application lodged by Kensington Developments, is currently only an outline one seeking approval for access off Progress Way. Nevertheless the size of the proposed development – up to 640 houses with perhaps twice that amount of car spaces on a 17 hectare site – is of such a proportion to justify residents concerns that the character of the area could be changed forever. It is a clear departure from the existing Blackpool Local Plan adopted until 2016 which is designed to preserve the character of the Marton Moss Countryside area and prevent peripheral urban expansion.

Range of Objections from Residents

The objections that the Council has already received from residents to this proposed development express a number of concerns which I think are highly valid and deserve the strongest consideration. These include:

•    Little consideration for the implications of such a large scale development on congestion and road conditions for existing residents in the area with a number of narrow roads never designed for such a large scale expansion of housing.

•    The potential for deep and significant problems from a major building project taking place on land where past experience and local knowledge suggests that it could be unstable and unsatisfactory longterm for such a development. There are existing drainage problems in and around Midgeland Road and the impact on the water table could be severe.

•    Concerns that the character of the area and the richness of its wildlife – including many species of birds – could be irreparably damaged by a development which would involve the loss of hedgerows and trees destroying and encroaching on breeding and foraging habitats as well as to the ability of people to exercise their animals freely – together with small businesses who are sustained by the rural character of the Moss.

•    An unacceptable pressure put on existing services – whether schools, doctors or other public provision – in the area as a result of expansion which did not take into account such increased need.

Implications of Unsold Property from Development

I am of course aware of the arguments that will be made about the need for additional homes and dwelling space given projections for the next 10 – 15 years. But I believe that we already have little enough open green space in the borough before lightly committing ourselves to proposals that will swallow more without producing affordable housing – which is at the heart of Government strategy for the future.

This is obviously heightened by the current economic downturn and tight mortgage market which is leaving a substantial number of other newly-built properties in the area unsold and unoccupied. There is little evidence that the proposed housing development would match the affordable criteria – and that would make the prospect of it meeting real need now from existing residents of Blackpool even less likely.

Need for a Broader, Environmental Strategy

Surely the Council should be using the opportunity of meeting housing need with a much broader strategy that will utilise far more of the derelict and brownfield sites in the borough as well as looking imaginatively as part of our regeneration strategy at renewing existing properties either currently in disrepair or not fully utilised. This includes areas above existing businesses and shops which properly renovated could provide quality accommodation either for rent or sale and far more likely to be affordable particularly to younger people and as starter homes for families etc. This is something I have long advocated and indeed supported a cut in VAT charges on repair and renovation from 17½ per cent – a perverse incentive for greenfield build which attracts no VAT.

In this context I would urge the Planning Committee to look closely at the recently released report Green Homes for the Future which Parliament’s Environmental Audit Committee has just published. The MPs who make up that Select Committee have argued strongly that the targets and focus of building new homes should be revised to clearly favour brownfield sites over greenfield in Local Plans and general planning policy.

The Council to Protect Rural England have pointed out – and this is highly relevant to the Moss House Road proposed development – that “in a period of economic decline, developers will inevitably cherry pick greenfields over less profitable brownfield locations. It is vital that in the current market downturn, targets are revised to ensure that we recycle brownfield land and bring back into use empty buildings before building on greenfields, just as the Environmental Audit Committee has recommended.”

I would ask therefore that this letter with its comments and observations be included in the representations you have had on the Planning Application and to be circulated to members as and when it is considered. I do believe we have a responsibility for the environment to future generations in Blackpool as well as existing residents and to have sustainable policies for decent affordable housing. I am not convinced the current application would do either.

Yours sincerely,




Gordon Marsden MP