Roaming Roosters, Barrowford Road, Higham, BB12 9ER

demolition of existing vacant shop and erection of 6 no. dwelling houses with associated infrastructure

Authority: Pendle Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Manchester S

Main issues, as the Inspector framed them

Whether the proposal would be inappropriate development in the Green Belt, having regard to the National Planning Policy Framework 2024 and any relevant development plan policies
The effect of the proposal on the openness of the Green Belt
Whether any harm by reason of inappropriateness and any other harm would be clearly outweighed by other considerations so as to amount to the very special circumstances required to justify the proposal

What decided it

The proposal constitutes the limited infilling or partial redevelopment of previously developed land which would not cause substantial harm to the openness of the Green Belt, meeting the exception in NPPF paragraph 154g), and would contribute to addressing the shortfall in housing land supply.

The benefits of housing delivery and re-use of a vacant site, together with the absence of substantial harm to Green Belt openness and no adverse effects on other material considerations, outweighed any concerns and justified the approval.

Framework references: 154, 155

Plan policies cited: Policy ENV2

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.

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