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Dismissed2 December 20253368853

Cross Gaits Inn Beverley Road, Blacko, Nelson, BB9 6RF

Planning appeal 3368853 at Cross Gaits Inn Beverley Road, Blacko, Nelson, BB9 6RF (Pendle Borough Council) was dismissed on 2 December 2025 by Inspector Hockenhull H, by written representations. The main issue, as the Inspector framed it: whether the proposal would preserve the Grade II listed Cross Gaits Inn and any of the features of special architectural interest that it possesses.

the change of use of existing grade II listed Cross Gaits pub from suis generis public house to C3(a) dwelling house and erection of new C3(a) dwelling house on existing carpark

Authority
Pendle Borough Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Change of use
Inspector
Hockenhull H
Postcode
BB9 6RF

Main issues, as the Inspector framed them

  • whether the proposal would preserve the Grade II listed Cross Gaits Inn and any of the features of special architectural interest that it possesses
  • the effect of the proposed new dwelling on the setting of the Grade II listed Cross Gaits Inn
  • the effect of the loss of the car park on highway safety

What decided it

The appellant failed to satisfy Policy SUP1 by not demonstrating that the public house use is unviable and not proving that the building was appropriately marketed at a reasonable price, meaning the residential conversion could not be justified as the optimal viable use of the listed building.

the public benefits of housing supply and conservation of the heritage asset did not outweigh the substantial weight to be given to the conservation of the Grade II listed building, and the proposal failed to preserve its special interest

What the Inspector cited

Development plan policies
Policy SUP1Policy ENV1
National Planning Policy Framework
Paragraph 212Paragraph 215Paragraph 116

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 Pendle

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

  1. Allowed28 October 20266011762
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  3. Dismissed12 October 20266010106
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  4. Allowed2 October 20266007757
    Cross Gaits Inn, Beverley Road, Blacko, BB9 6RF
  5. Allowed2 October 20266007704
    Cross Gaits Inn, Beverley Road, Blacko, BB9 6RF

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.