URL: https://democracy.ribblevalley.gov.uk/ieDecisionDetails.aspx?ID=1408

Decision Maker: Planning and Development

Outcome: Recommendations Approved

Is Key Decision?: No

Is Callable In?: No

Purpose:

Content: RESOLVED THAT COMMITTEE:   The Applicant’s Agent, Ms K Delaney spoke in support of the application.   REFUSE planning permission for the following reasons:-   1.     The proposed development would result in the introduction of an incongruous and discordant form of development within the Open Countryside that fails to respond positively to the inherent character of the area contrary to Policies DMG1 and DMG2 of the Ribble Valley Core Strategy and paragraph 187 of the National Planning Policy Framework.   2.     The proposed development would represent poor design, by virtue of the cramped grid layout with insufficient spacing between buildings and between buildings and the street, dominance of frontage parking, hard development edges, lack of architectural detailing and variety, lack of useable and accessible public open space, and failure to give due consideration to protected trees on and adjacent to the site. This is contrary to Policies DMG1, DMB4 and DME1 of the Ribble Valley Core Strategy and paragraph 135 (a-f) of the National Planning Policy Framework.   3.     The proposed development would not sustain an appropriate mix of housing, in particular the application fails to demonstrate how the requirement for older persons accommodation would be met. This is contrary to Key Statements H2 and H3 and Policy DMH1 of the Ribble Valley Core Strategy.   4.     The site is at risk of surface water flooding and the application has failed to demonstrate that an appropriate sustainable drainage strategy can be achieved on the site contrary to Policy DME6 of the Ribble Valley Core Strategy and paragraph 182 of the National Planning Policy Framework.   5.     The applicant has failed to demonstrate that future users of the development would not be at risk from unacceptable road noise levels associated with the adjacent A59 and Clitheroe Road. This is contrary to Policy DMG1 of the Ribble Valley Core Strategy and paragraph 187 of the National Planning Policy Framework.   6.     The proposed development would result in the loss of existing habitat and individual trees, with insufficient details being submitted to demonstrate an appropriate strategy for achieving the statutory requirement for Biodiversity Net Gain contrary to Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021).    

Date of Decision: February 5, 2026