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Split Decision13 July 20233314528

The Dog, 1-3 Wellgate, Clitheroe, BB7 2DS

Planning appeal 3314528 at The Dog, 1-3 Wellgate, Clitheroe, BB7 2DS (Ribble Valley Borough Council) was allowed in part (a split decision) on 13 July 2023 by Inspector Wilders B, by written representations. The main issue, as the Inspector framed it: Whether the proposals would preserve The Dog and Partridge Public House and No 3 Wellgate, a Grade II Listed Building, and any features of special architectural or historic interest it possesses.

Proposed internal alterations and refurbishment/redecoration works; erection of pergola shelter, replacement porch, festoon lighting, bin enclosure and external TV; together with external repainting and replacement signage

Authority
Ribble Valley Borough Council
Appeal type
other · Listed Building Consent & Conservation Area Consent Appeal
Procedure
Written Representations
Development
other · Not Applicable
Inspector
Wilders B
Postcode
BB7 2DS

Main issues, as the Inspector framed them

  • Whether the proposals would preserve The Dog and Partridge Public House and No 3 Wellgate, a Grade II Listed Building, and any features of special architectural or historic interest it possesses
  • The effect of the proposals on the setting of nearby Listed Buildings
  • Whether the proposals would preserve the character or appearance of the area including Clitheroe Conservation Area
  • The effect of the proposals on the living conditions of adjoining and nearby occupiers having regard to noise and disturbance

What decided it

The proposals would cause less than substantial harm to the listed building and conservation area which, when weighed against limited public benefits, failed to justify the development under NPPF paragraphs 199 and 202, and the proposals would also materially increase noise affecting neighbouring living conditions.

What the Inspector cited

Development plan policies
Policy EC2Policy EN5Policy DMG1Policy DME4
National Planning Policy Framework
Paragraph 199Paragraph 202

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Ribble Valley

The authority’s record since 2016 · every decision in 2023

  1. Allowed11 June 20266002485
    Land off Longsight Road Langho Bounded by the Railway Northcote Park and Wildmans Farm, Langho, BB6 8AD
  2. Allowed27 May 20266003516
    15 Caton Close, Longridge, PR3 3RH
  3. Dismissed20 May 20266003796
    19, Pendle St East, Sabden, Lancashire, BB7 9EQ
  4. Dismissed30 March 20266001711
    Unit 1, Ridding Lane, Whalley, Clitheroe, Lancashire, BB79HW
  5. Allowed5 November 20253372347
    6 Nab View, Whalley, Clitheroe, Lancs, BB7 9YG

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.