Land adjacent to Preston Road, Ribchester, PR3 3XL

erection of up to two dwellings

Authority: Ribble Valley
Appeal type: minor · Planning
Procedure: Written
Development: residential
Postcode: PR3 3XL

Main issues, as the Inspector framed them

Whether the site is a suitable location for the proposed development

What decided it

The Council's inability to demonstrate a five-year housing land supply engaged the tilted balance under NPPF paragraph 11(d), and the site's accessibility to services and sustainable transport options, combined with its visual and physical relationship to the existing settlement, meant the housing benefits significantly outweighed the conflict with the spatial strategy.

The conflict with the spatial strategy of the Core Strategy was outweighed by the significant weight given to housing provision at a sustainable, accessible location in circumstances where the Council cannot demonstrate a five-year housing land supply, such that the adverse impacts do not significantly and demonstrably outweigh the benefits when assessed against the Framework as a whole.

Framework references: 11

Plan policies cited: Key Statement DS1, Policy DMG2, Policy DMH3, Policy DM12, Policy DMG3

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.