Decision details

Councillor Peplow left the meeting and took no part in the discussion or vote.

Mr P Hitchen (Peter Hitchen Architects) spoke in support of the application.

RESOLVED THAT COMMITTEE:

REFUSE planning permission for the following reasons:-

1.          The proposal would lead to the creation of a new residential dwelling outside of the settlement without sufficient justification insofar that it has not been adequately demonstrated that the proposal would meet any of the exception criteria including meeting a local housing need or providing regeneration benefits. The proposal therefore fails to accord with Key Statement DS1 and DS2 and policies DMG2 and DMH3 of the Ribble Valley Core Strategy 2008 – 2028.

2.         The proposal would result in a large, dominant, dwellinghouse of modern design and materials which would have a visually harmful and urbanising impact upon the rural character of the area. It would also have a harmful impact on the simple architecture and traditional character and appearance of the Grade II* Listed Read Hall and its associated Parkland, the Grade II Listed Ice House and a number of non-designated heritage assets and their settings. Any public benefits from the development do not outweigh this less than substantial harm. The proposal therefore is contrary to S66 of the Planning (Listed Building and Conservation Area) Act 1990 (as amended by s.58B of Levelling-up and Regeneration Act 2023), Chapter 16 of the National Planning Policy Framework and Key Statement EN5 and Policies DMG1, DMG2, DME2 and DME4 of the Ribble Valley Core Strategy 2008 - 2028.

3.         The proposal would result in a large, dominant, dwellinghouse close to historic woodland and fails to demonstrate that the proposed house and its changes in land levels can be accommodated without resulting in an adverse impact on the root protection area of the historic woodland and in particular Trees T1 and T2. Therefore, the proposal is contrary to Policies DME1 and DME2 of the Ribble Valley Core Strategy 2008 – 2028.

4.         The proposal would result in an elevated dwellinghouse and associated residential curtilage in close proximity to neighbouring property to the west, The Stables.  This would result in an unacceptable impact on the residential amenity of the occupiers of this neighbouring because of adverse levels of overlooking and loss of privacy that would be afforded.  Therefore, the proposal is contrary to Policy DMG1 of the Ribble Valley Core Strategy 2008 – 2028.

Councillor M Peplow returned to the meeting.