Coach yard with jet wash at Whalley Road, Langho

What was proposed

Retrospective permission was sought for storing up to five coaches, a welfare unit and jet-washing facilities on the land.

“The application seeks retrospective planning consent for the use of the land as a coach yard for the open storage of up to five coaches, within Use Class B8, as well as the provision of a welfare unit and jet washing facilities.”

“The welfare unit measures 7.8m by 2.7m in footprint with a height ranging from 2.45m to 2.8m and will serve as a toilet and washbasin. There is no other built structure proposed at the site, with all administrative duties being carried out off-site.”

Officer report

The site and surroundings

The former recycling centre is a hard-surfaced yard near homes, flats, a garage and petrol station, outside a defined settlement area.

“The site comprises the former Lancashire County Council waste recycling centre accessed off Whalley Road, Langho via a gated entrance. It is understood that these operations ceased in March 2011, at which time all associated infrastructure was removed leaving the land as an open, hard surfaced yard area.”

“Whilst the proposal site is located within a built-up area, comprising a variety of land uses at the edge of Langho, it is outside of any defined settlement area on land which benefits from an Open Countryside designation.”

Officer report

Earlier use and permission

A 2018 permission for four business units was not implemented, and the site had been unlawfully used as a coach yard since October 2021.

“The site was granted consent in 2018 for the creation of four Class B1/B8 business units; however, this has not been implemented with the site having been (unlawfully) used as a coach yard since October 2021.”

Officer report

Consultation and objections

The parish council made no representation, highways raised no objection subject to drainage control, and ten letters objected on several grounds.

“No objection to the proposed development. This is subject to the imposition of a condition requiring the surface water drainage to be passed through an oil interceptor designed and constructed to have a capacity and details compatible with the site and the means of discharge from the site in order to prevent discharge onto the highway network and avoid contamination of highway drainage systems.”

“Ten letters of representation have been received objecting to the application on the following grounds:”

Officer report

Main concerns considered

Officers assessed concerns about noise, washing, emissions, privacy, the welfare unit, trees, highways, drainage and the need for another jet wash.

“The Assessment recommends the use of either an acoustic enclosure for the pressure washing compressor or a quieter alternative to further reduce noise emissions. The applicant has explored alternative methods, including the use of non-motorised equipment, but these have been deemed impractical. The applicant has confirmed their intentions to provide details of an acoustic enclosure, which would be acceptable in principle and can be secured by condition.”

“Representations also raise concerns regarding debris, overspray, and potential loss of privacy arising from pressure washing activities, including operatives standing on top of vehicles. These impacts can be appropriately mitigated through a condition requiring all pressure washing activities to be confined to the designated ‘washing station’ area shown on Proposed Site Plan (dwg no. A3.2).”

Officer report

Who spoke

The applicant’s agent spoke in support of the application.

Committee decision

The committee granted planning permission subject to nine conditions controlling the plans, materials, coach numbers, washing, noise, drainage and flood risk.

“GRANT planning permission subject to the following conditions:-”

“The development shall be carried out in complete accordance with the submitted Flood Risk Assessment (dated April 2026) and Flood Risk Management…”

Minutes