®Planning appeal decision
Land Opposite the Coach House, Broadclough, Bacup, Lancs, OL13 8PA
Planning appeal 3367109 at Land Opposite the Coach House, Broadclough, Bacup, Lancs, OL13 8PA (Rossendale Borough Council) was dismissed on 8 October 2025 by Inspector Lancaster K, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area.
to use the land for a small 2-bedroom bungalow to provide ground floor access and comfortable living accommodation for disabled persons. The application includes the access to the proposed building in the form of a new poured resin driveway. The application does not include work to the boundary wall abutting the access leading to the site
- Authority
- Rossendale Borough Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Lancaster K
- Postcode
- OL13 8PA
Main issues, as the Inspector framed them
- The effect of the proposed development on the character and appearance of the area
What decided it
The significant harm to the character and appearance of the area caused by the development's encroachment into open countryside and its failure to reflect the edge-of-settlement location outweighed the limited benefits of housing delivery and biodiversity net gain.
The benefits of delivering an additional dwelling, economic benefits from construction and occupation, and biodiversity net gain were limited due to the small scale of development and lack of mechanism to secure occupation by disabled persons; these limited benefits were significantly and demonstrably outweighed by the significant harm to character and appearance of the area.
What the Inspector cited
- Development plan policies
- Policy ENV1Policy ENV3
- National Planning Policy Framework
- Paragraph 11Paragraph 135
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The authority’s record since 2016 · every decision in 2025
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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.