Bay Willow Stables, Bacup Old Road, Bacup, OL13 8RX

Authority: Rossendale
Appeal type: Planning
Procedure: Written
Development: residential
Postcode: OL13 8RX

Main issues, as the Inspector framed them

whether the proposal would be suitably located, having regard to relevant development plan policies concerning the spatial strategy and the accessibility of nearby services and facilities
the effect of the proposal on the character and appearance of the area

What decided it

The proposal would locate residential development in an unsuitable location outside the settlement boundary, away from services, facilities and sustainable transport, causing significant harm that outweighed the housing and other benefits even under the tilted balance.

the benefits of housing supply, biodiversity net gain, and potential self-build provision (ascribed moderate weight) were significantly and demonstrably outweighed by the significant harm of locating residential development outside a settlement and away from facilities and sustainable transport

Framework references: 84, 11

Plan policies cited: Policy SS, Policy SD2, Policy SD1, Policy ENV1, Policy ENV3

Judgments cited: Braintree District Council v SSCLG, Greyread Ltd & Granville Developments Ltd [2018] EWCA Civ 610

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.

The judgement stays yours. The tool gathers the material and dates it.