Former Old Cobblers Inn New Hall Hey Road Rawtenstall Rossendale Lancashire Data via plota.co.uk

2026/0274 - Non-Material Amendment Approved
Admin / procedural

Proposal

Non-material amendment pursuant to planning permission ref. , to enable minor non-material amendments to the layout of the development and design of one of the units, to vary and substitute approved drawings, minor changes to the wording of conditions 2, 4, 13, 19, 25 and 29 with regard to drawing reference numbers, and minor revision to the wording of conditions 8 and 11 Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
16 Jul 2026
✓
Consultation
21 Jul 2026
✓
Approved
28 Aug 2026

Approved on 28 Aug 2026 · Last checked 28 Aug 2026

Documents 30

Decision & officer reports 1

PDF DECISION LETTER Decision · 28 Aug 2026 View ↗

Statements & assessments 6

PDF HIGHWAYS AND TRANSPORT- RESPONSE Consultee Comment · 22 Jul 2026 View ↗ PDF 26239-SDS-11-ZZ-DR-C-1016 PROPOSED SITE LAYOUT PLAN - PROPOSED FLOOD COMPENSATIO Drawing · 16 Jul 2026 View ↗ PDF LIGHTING IMPACT ASSESSMENT V6 Report · 16 Jul 2026 View ↗ PDF 81-695-R3-7 - ARBORICULTURAL IMPACT ASSESSMENT - OLD COBBLERS RAWTENSTALL Report · 16 Jul 2026 View ↗ PDF FLOOD RISK ASSESSMENT AND DRAINAGE STRATEGY REPORT Report · 16 Jul 2026 View ↗ PDF STATUTORY BIODIVERSITY METRIC REPORT Report · 16 Jul 2026 View ↗

Plans & drawings 18

PDF PROPOSED RETAINING WALL DETAILS Drawing · 25 Aug 2026 View ↗ PDF PROPOSED SURFACE WATER FLOW PLAN Drawing · 25 Aug 2026 View ↗ PDF 82083-NIR-B01-00-A-20 04 UNIT 2 - PROPOSED FLOOR PLAN - P02 Drawing · 16 Jul 2026 View ↗ PDF 82083-NIR-B01-00-A-20 05 UNIT 2 - PROPOSED ELEVATIONS - P02 Drawing · 16 Jul 2026 View ↗ PDF 82083-NIR-B01-00-A-90 02 PROPOSED SITE PLAN - P03 Drawing · 16 Jul 2026 View ↗ PDF 82083-NIR-B01-00-A-90 03 UNIT 1 - SITE PLAN - P02 Drawing · 16 Jul 2026 View ↗ PDF 82083-NIR-B01-00-A-90 04 UNIT 2 - SITE PLAN - P02 Drawing · 16 Jul 2026 View ↗ PDF 82083-NIR-B01-00-A-90 06 PROPOSED BOUNDARY CONDITIONS - P02 Drawing · 16 Jul 2026 View ↗ PDF 82083-NIR-B01-00-A-90 07 PROPOSED SUB-STATION - P02 Drawing · 16 Jul 2026 View ↗ PDF SECTION 278 - GENERAL ARRANGEMENT Drawing · 16 Jul 2026 View ↗ PDF 26239-SDS-00-ZZ-DR-C-1025 PL2 - FOUL SEW AND SURF WATER Drawing · 16 Jul 2026 View ↗ PDF 26239-SDS-00-ZZ-DR-C-1022 SITE LAYOUT SHOWING PROPOSED PERMEABLE AND Drawing · 16 Jul 2026 View ↗ PDF 26239-SDS-00-SL-DR-C-1020 SITE LAYOUT SHOWING PROPOSED LEVELS Drawing · 16 Jul 2026 View ↗ PDF 26239-SDS-00-ZZ-DR-C-1024 PROPOSED SURFACE WATER FLOW PLAN Drawing · 16 Jul 2026 View ↗ PDF 26239-SDS-00-SL-DR-C-1026-PL2 - EVAC AND RENDEZ Drawing · 16 Jul 2026 View ↗ PDF EXTERNAL LIGHTING LAYOUT Drawing · 16 Jul 2026 View ↗ PDF 81-695-004 P7 LANDSCAPE LAYOUT Drawing · 16 Jul 2026 View ↗ PDF 81-695-005 P7 DETAILED PLANTING PLAN Drawing · 16 Jul 2026 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form · 16 Jul 2026 View ↗

Consultation & comments 2

PDF EA-RESPONSE Consultee Comment · 10 Aug 2026 View ↗ PDF GROWTH LANCASHIRE - RESPONSE Consultee Comment · 1 Aug 2026 View ↗

Other documents 2

PDF COVER LETTER - AMENDED Other · 28 Jul 2026 View ↗ PDF COVER LETTER - NMA Other · 16 Jul 2026 View ↗

All documents on the council site ↗

Associated applications 8

Site constraints 6

Flood zone 2, rivers and sea
Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Article 4 direction
Immediate Article 4 Direction for small Houses in Multiple Occupation. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
2 listed buildings within 150 m
Nearest: Chimney c20 metres East of Former Hardman's Mill, Grade II, 51 m away · 2 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 2 with distances
Historic England ↗
Also on the record
Coalfield, development low risk area; Inside the Rawtenstall built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 4, but it predates the buildings here and the current map does not class it as farmland.
Not affected
Not green belt · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the Mining Remediation Authority and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council
Rossendale
Application type
Non-Material Amendment
Received
16 Jul 2026
Validated
16 Jul 2026
Ward
Longholme
Case officer
Show
Target decision
12 Aug 2026
Decision
Approved
Decision date
28 Aug 2026
Applicant
Show
Agent
Walsingham Planning Ltd

Public comments

No public comments yet.

Last counted 28 Aug 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-15025546
Planning Portal ref
PP-15025546
Consultation
21 Jul 2026
Comments by
11 Aug 2026
Statutory expiry
12 Aug 2026
Env. assessment
No
Rossendale
Planning Authority Score
1/10
Poor
#293 of 296 councils
Relevant to this application:
Householder decisions

Rossendale is one of the slowest councils in England for householder decisions, ranking #287 out of 296. The council extends the time limit on 75% of applications - one of the highest rates in England. Expect your application to take longer than the standard deadline. Householder applications are slightly less likely to be approved here (88%) than the national average (90%).

Among the slowest councils in England
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Rossendale decision statistics
Based on MHCLG data, the year to March 2026
86%
Overall approval rate
Below avg (87%) #197 of 296
88%
Householder approved
Below avg (90%) #222 of 296
27%
Decided in 8 weeks
Below avg (63%) #287 of 296
75%
Extended time limit
Above avg (41%) #293 of 296
85%
Minor dwellings approved
34 decided (1-9 homes)
100%
Major dwellings approved
3 decided (10+ homes)
59%
Change of use approved
17 decided
231
Total decisions
33 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings