Land off Whalley Road , Mellor Brook , lancashire, BB2 7HY

construction of 2 No. houses and 3 No. apartments

Authority: Ribble Valley Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Ashworth S

Main issues, as the Inspector framed them

Whether the site is a suitable location for housing having regard to local and national policy
The effect of the proposal on the character and appearance of the area, including its effect on trees protected by a Tree Preservation Order

What decided it

The proposal fails to accord with the settlement strategy policies as it includes open market housing outside the settlement boundary, and causes significant harm to character and appearance through loss of woodland and prominent siting that outweighs the limited housing benefits.

The limited housing benefits and contribution to supply carry limited weight, while the conflict with settlement strategy and significant harm to character and appearance including loss of protected trees carry significant weight; the harm outweighs the benefits.

Plan policies cited: Policy DS1, Policy DMH3, Policy DMG1, Policy DME1, Policy DME2, Policy DME3, Policy EN4

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.