Cuckoo Hall Farm Higher Road, Longridge, PRESTON, PR3 2YX

the demolition of existing agricultural buildings and 1no. residential property and the erection of 1no. replacement dwelling

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

Main issues, as the Inspector framed them

the effect of the development on the character and appearance of the site and the surrounding area, including the landscape and scenic beauty of the Forest of Bowland Area of Outstanding Natural Beauty (AONB)
the loss of a non-designated heritage asset (NDHA)

What decided it

The proposal would cause unacceptable harm to the character and appearance of the AONB through an urbanising and out-of-character replacement dwelling, and would result in the complete loss of a non-designated heritage asset, conflicting with development plan policies and paragraph 176 and 203 of the NPPF.

Framework references: 176, 203

Plan policies cited: DMG1, DMG2, DMH3, DMH5, DME4, EN5

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.

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