Major Preston Housing Estate Approved with 443 New Homes
Preston City Council's planning committee has given the green light to a significant new housing development in the Cottam area, but concerns persist over the delivery of a promised primary school for the site. The estate, located off William Young Way and Maxy House Road, will feature 443 homes ranging from one to four bedrooms across various house types.
School Promises Remain Unfulfilled in Masterplan Area
The development forms part of the North West Preston Masterplan, which aims to construct approximately 5,500 dwellings by the mid-2030s. Adopted in 2017, the masterplan originally allocated land for two primary schools within the housing zone south of the M55, covering areas including Higher and Lower Bartle and Lightfoot Green. Despite these plans, neither school has been built, creating ongoing political controversy as new homes continue to rise.
A site for one school was reserved in November 2020 as part of a 200-home development off Tabley Lane. Recently, two hectares were set aside for a second primary school within the new William Young Way estate. However, Lancashire County Council, responsible for school provision in Preston, has indicated no immediate construction plans, with future decisions to be based on demand.
Infrastructure and Affordable Housing Adjustments
The exact location of the proposed school off William Young Way has been moved from its original "indicative" position to a more logical spot east of the plot, away from powerlines. This land will be transferred to Lancashire County Council for a nominal "peppercorn" fee under a yet-to-be-drafted legal agreement.
Morris Homes, the developer, will also hand over nearly six hectares of the 21-hectare site to Preston City Council for a new linear park, connecting multiple development sites in the area. However, the company successfully argued against meeting local planning policy requiring 30% affordable homes, citing financial viability. Instead, 10% of dwellings (44 homes) will be offered at discounted rates, with 70% of those at social rent levels.
Developer and Council Perspectives
Garry Goodwin, Morris Homes' Group Planning and Design Director, stated that the estate proposal was developed over two years through pre-application discussions with planners. He emphasized that the company followed proper procedures, balancing infrastructure requirements after thorough assessment.
The developer was also deemed unable to provide over £3 million requested by Lancashire County Council for new primary and secondary school places estimated to be needed due to the development. Planning officer Patrick Marfleet noted that while the council ideally seeks full contributions from developers, it is not always possible, prioritizing affordable housing where feasible.
Community Concerns and Broader Context
Planning committee member Cllr Daniel Guise highlighted that residents in the area are more concerned about education than affordable housing, despite the land gift for the school. Meanwhile, Cllr Michael Peak expressed disturbance over public objections claiming Morris Homes has a history of not fully completing roads on its sites.
Mr. Goodwin responded that highway completion delays are common, as roads cannot be finalized until construction traffic ceases, leading to temporary measures like ramps and raised manholes. He noted that Morris Homes recently received a five-star rating in the Home Builders Federation survey based on customer feedback.
Development Details and Future Outlook
The new estate will be split into eastern and western parcels, with 123 homes in the western section accessed via Buckthorn Drive and the majority via a new road connecting to William Young Way. The housing mix includes:
- 22 one-bed apartments
- 18 one-bed town houses
- 53 two-bed semi-detached houses
- 125 three-bed semi-detached houses
- 13 three-bed mews homes
- 59 three-bed detached houses
- 153 four-bed detached houses
In broader context, Lancashire County Council delayed until 2031 at the earliest a new secondary school planned for the masterplan zone due to insufficient pupil numbers. The authority also plans a 420-place primary school on the former Whittingham Hospital site by September 2027 and has increased capacities at existing primaries in North and West Preston.
