Castle Hotel, Station Road, CLITHEROE, BB7 2JT

the retention of 10 PVC windows to the north-west and south-west ground floor elevations. Resubmission of 3/2019/0988

Authority: Ribble Valley Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: other · Other minor developments
Inspector: Hitchcock R

Main issues, as the Inspector framed them

whether or not the development preserves or enhances the character and appearance of the Clitheroe Conservation Area
whether or not the development preserves the setting of nearby listed buildings and Clitheroe Castle, a Scheduled Ancient Monument (SAM)

What decided it

The introduction of modern uPVC materials and detailing fails to preserve the character and appearance of the conservation area, contrary to section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 and the development plan, and this harm outweighs the moderate benefit of replacing rotting windows.

The less than substantial harm to the character and appearance of the conservation area, to which great weight must be attached, outweighed the moderate weight given to the replacement of rotting windows and potential business benefits.

Framework references: 199, 202

Plan policies cited: Key Strategy EN5, Policy DME4, Policy DMG1

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.