21 Church Street, Ribchester, Lancashire, PR3 3XP

Demolition of an external rear garden stone outbuilding. Building to be replaced with new to provide a hot tub / jacuzzi facility. All materials to match existing

Authority: Ribble Valley Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Other minor developments
Inspector: Worthington E

Main issues, as the Inspector framed them

whether the proposal would preserve the grade II listed building 16-22 Church Street and any of the features of special architectural or historic interest that it possesses
whether the proposal would preserve or enhance the character or appearance of the Ribchester Conservation Area; and whether the proposal would preserve the settings of nearby listed buildings

What decided it

The public benefits arising from the proposal, which are limited to private residential amenity and minor construction employment, do not outweigh the harm to the significance of the designated heritage assets.

Framework references: 199, 200, 202, 197

Plan policies cited: Key Statement 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.