A controversial plan to build 116 new homes near the former Lancaster Moor Hospital could get the go-ahead.
Planning officers have recommended that the scheme be given permission despite 190 objections from members of the public.
Residents say the new homes, earmarked for land near Quernmore Road close to the Grade II listed former hospital, would lead to a loss of green space, impact to the landscape and views, and undermine the quiet character of the area.
There are also worries around possible antisocial behaviour in a new proposed play area, and the capacity of roads and local services to cope with more residents in the area.
But council officers said the need for new housing "weighs strongly in favour of the proposal".
The plans are to build 116 homes with access, landscaping, public open space, an electricity substation, foul water pumping station, sustainable urban drainage and associated infrastructure, on 5.54 hectares of land close to the M6 motorway.
The proposal has been cut down from a previous plan for 151 homes.
Lancaster City Council planning regulatory committee, made up of elected local councillors, is expected to make a final decision on planning permission at a meeting later this month.
There were 38 initial complaints from the public, rising by a further 152 after the amended plans were revealed in April 2022.
There were also objections from County Highways, who wanted the applicants to pay £727,604 towards improving roads in the area, conservation experts who said the scheme would cause harm to the setting of Lancaster Moor Hospital and the Ashton Memorial (pictured below), and South Lancaster Flood Action Group who were worried about a rise in discharge into Burrow Beck.
Quernmore Parish Council also questioned the need for further homes in the area as the site was not part of Lancaster City Council's Local Plan for new housing.
There has been one letter of support from the public, saying the scheme "will provide affordable housing suitable for families together with a play area that will enhance local amenities and the stock of affordable housing".
Bellway Homes said in their Design and Access statement: "The site is visually well contained and capable of accommodating development without harm to views from the wider landscape. It is also well located in relation to existing services and facilities in Lancaster, with the city centre only a short walk away.
"In summary, the development of the land at Quernmore Road would form a natural extension to the east of the city within the existing urban boundary. It is ideally located to provide the new homes that Lancaster needs."
Here is an image of how the new homes might look.
A council planning report, released ahead of the meeting, said: "Significant changes have been made to the scheme which reduces the number of units, provides more open space, increased landscaping, a more organic layout and improved design and materials. It is considered that these changes have reduced the level of harm to the significance of the heritage assets.
"The sum of money requested (by County Highways) is also very large and appears to be disproportionate to the scale and impacts of the scheme and would impact on the viability of the scheme. The applicant has agreed to a contribution towards the bus service which would help to encourage the use of sustainable transport and reduce reliance on private cars.
"It is unfortunate that an appropriate way forward has not been agreed with the Highway Authority, despite continued discussions.
"The delivery of housing weighs strongly in favour of the proposal. The proposal will provide a well-designed scheme in a sustainable location and, given the significant undersupply of housing within the district - in particular, the need to boost supply - it is considered that the benefits of the proposal do outweigh the harm."
The planning officers have recommended that permission be granted, subject to several conditions and a legal agreement to provide 30 per cent affordable housing, a financial contribution towards the provision of secondary school places, a financial contribution to support the bus service, provision of open space, a Travel Plan contribution, setting up of a management company and management and maintenance of all landscaping, unadopted roads, lighting and drainage infrastructure and on-site open space.
The committee meeting will be held on Monday February 27 at 10.30am at Morecambe Town Hall. Members of the public are welcome to attend.
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