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Planning appeal decision

Allowed21 July 20253361545

Land South of Hardman Avenue , Rawtenstall, BB4 6BL

Planning appeal 3361545 at Land South of Hardman Avenue , Rawtenstall, BB4 6BL (Rossendale Borough Council) was allowed on 21 July 2025 by Inspector Morgan R, following a hearing. The main issue, as the Inspector framed it: the effect of the proposal on the character and appearance of the area.

demolition of existing buildings and the erection of 44 dwellings, creation of a new vehicular access off Hardman Avenue, along with landscaping, public open space, drainage and all other associated works

Authority
Rossendale Borough Council
Appeal type
major · Planning Appeal
Procedure
Hearing
Development
residential · Major dwellings
Inspector
Morgan R
Postcode
BB4 6BL

Main issues, as the Inspector framed them

  • the effect of the proposal on the character and appearance of the area
  • the effect of the proposal on the setting of the Grade II listed Carr Farmhouse and on Carr Barn as a non-designated heritage asset
  • whether the proposal would provide acceptable living conditions for future occupiers, with particular regard to internal space

What decided it

The very significant weight given to the delivery of 44 affordable homes, meeting an acknowledged housing shortfall, outweighed the modest heritage and character/appearance harms identified.

The social and economic benefits of the 44 affordable homes were found sufficient to outweigh the less than substantial harm to the setting of the listed Carr Farmhouse, the loss of significance of Carr Barn as a non-designated heritage asset, and the modest harm to character and appearance, such that adverse impacts did not significantly and demonstrably outweigh the benefits.

What the Inspector cited

Development plan policies
HS2H15ENV1ENV2ENV3HS3HS5HS6SD3ENV4
National Planning Policy Framework
Paragraph 11Paragraph 58Paragraph 135Paragraph 187Paragraph 212Paragraph 214Paragraph 216
Judgments
R (Hampshire CC) v SSEFRA [2022] QB 103

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 Rossendale

The authority’s record since 2016 · every decision in 2025

  1. Dismissed18 July 20253357084
    7 Ratcliffe Fold, Haslingden, Rossendale, BB4 5PZ
  2. Dismissed16 July 20253360175
    Land At Chapel Street, Haslingden, Rossendale, Lancs, BB4 5QR
  3. Notice varied and upheld29 May 20253328498
    783 Burnley Road, Crawshawbooth , Lancashire , Lancashire, BB4 8BW
  4. Allowed6 May 20253356090
    Land off Fieldfare Way, Bacup, Rossendale, OL13 9PP
  5. Dismissed23 February 20243330980
    24 Thirlmere Avenue, Haslingden, Rossendale, BB4 6LU

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.