The Old Cobblers Inn New Hall Hey Road Rawtenstall Rossendale Lancashire BB4 6HR Data via plota.co.uk

2025/0175 - Full Application Approved

Proposal

Full: Demolition of existing pub/ restaurant and erection of 1 no. coffee unit with ancillary drive thru (Class E) and 2 no. restaurant units with ancillary drive thru (Class E), together with alterations to means of access, car parking, landscaping and associated works. Data via plota.co.uk

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View original council record ↗Last checked 23 Oct 2026, 06:45

Street View

Application progress

✓

Received

30 Apr 2025

✓

Validated

14 May 2025

✓

Consultation

15 May 2025

✓

Approved

5 Dec 2025

Approved on 5 Dec 2025 · Committee Decision · Last checked 23 Oct 2026

Planning committee

Decided by Rossendale Development Control Committee on 18 Nov 2025.

Approved

No officer report was published for this decision; this summary is from the committee minutes.

A supporter spoke in favour of the application, and a councillor also spoke on it.
Members discussed access and parking, traffic from three establishments, the drive-thru, effects on the neighbourhood, the class of use, jobs it would bring, and disabled parking.
The committee voted 5 for and 2 against to be minded to grant permission, delegating the final decision to officers and committee chairs.

Read how the committee decided The supporter and councillor, the debate and the vote to grant permission.

Source: Plota analysis of Rossendale's committee minutes of 18 Nov 2025.

Documents 150

Decision & officer reports 1

PDF 2025-0175 - SIGNED DECISION NOTICE Decision · 5 Dec 2025 View ↗

Statements & assessments 36

Plans & drawings 84

Application forms 2

PDF REVISED APPLICATION FORM REDACTED Application Form · 1 Sept 2025 View ↗ PDF APPLICATIONFORMREDACTED Application Form · 30 Apr 2025 View ↗

Consultation & comments 22

PDF Objector’s name hidden Show Objection Comment · 12 Nov 2025 View ↗

PDF ENVIRONMENT AGENCY - FURTHER COMMENTS 11.11.2025 Consultee Comment · 11 Nov 2025 View ↗ PDF LCC HIGHWAYS - COMMENTS 24.10.2025 Consultee Comment · 24 Oct 2025 View ↗ PDF ENVIRONMENT AGENCY - FURTHER COMMENTS 19.09.2025 Consultee Comment · 19 Sept 2025 View ↗ PDF LCC HIGHWAYS - LATEST COMMENTS Consultee Comment · 3 Sept 2025 View ↗ PDF ENVIRONMENT AGENCY - FURTHER COMMENTS Consultee Comment · 24 Jul 2025 View ↗ PDF RGP HIGHWAYS RESPONSE Report · 10 Jul 2025 View ↗ PDF GROWTH LANCASHIRE - COMMENTS Consultee Comment · 18 Jun 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 10 Jun 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 9 Jun 2025 View ↗

Associated applications 6

FullApproved5 Dec 20252025/0175This application
Full: Demolition of existing pub/ restaurant and erection of 1 no. coffee unit with ancillary drive thru (Class E) and 2 no.…
Conditions 3, 16, 17 discharged · 6 awaiting decision · 5, 8, 22 decided (outcome not recorded) · 2, 4, 11, 13, 19, 25, 29 varied
- ConditionsApproval of details reserved by condition 16 (sustainable drainage strategy) and 17 (measures…24 Jul 20262026/0285
- ConditionsApproval of details reserved by condition 6 (remediation strategy)16 Jul 20262026/0275
- AmendmentNon-material amendment, to enable minor non-material amendments to the layout…16 Jul 20262026/0274
- Show 2 earlier · 1 approved, 1 decided
  - ConditionsApproval of details reserved by conditions 5 (Piling), 8 (Construction Management Plan) and 22…13 Jul 20262026/0269
  - ConditionsApproval of details reserved by condition 3 (material samples)13 Jul 20262026/0266

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

51 mChimney c20 metres East of Former Hardman's MillGrade II
57 mFormer Hardman's MillGrade II

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 23 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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Other new applications on this street

16 Jul 2026Pending

The Old Cobblers Inn New Hall Hey Road Rawtenstall Rossendale Lancashire

Approval of details reserved by condition 6 (remediation strategy), pursuant to ...

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13 Jul 2026Decided

Old Cobblers Inn New Hall Hey Road Rawtenstall Rossendale Lancashire BB4 6HR

Approval of details reserved by conditions 5 (Piling), 8 (Construction Managemen...

2026/0269

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2026/0392

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Former Old Cobblers Inn New Hall Hey Road Rawtenstall Rossendale Lancashire

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Important details

Council: Rossendale
Application type: Full Application
Postcode: BB4 6HR
Received: 30 Apr 2025
Validated: 14 May 2025
Ward: Longholme
Case officer: Show
Target decision: 5 Dec 2025
Decision: Approve with Conditions
Decision date: 5 Dec 2025
Decision level: Committee Decision
Applicant: Show
Agent: Walsingham Planning Ltd

How this decision compares

Decided in 205 days from validation, 121 days slower than Rossendale's median of 84 for full applications. Approved, as 87% of full applications here are.

This one205d

Council84d

UK56d

23%decided within 8 weeks

87%approved

17%go to committee

Plota live figures for full applications decided by Rossendale in the last twelve months, from validation. Rossendale decision record →

Public comments

8comments received

8 objecting

100% object · above the UK average of 74%

145 neighbours consulted · Last counted 23 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-13774173
Planning Portal ref: PP-13774173
Neighbours: 27 Oct 2025
Consultation: 15 May 2025
Comments by: 10 Nov 2025
Site or press notice: 19 May 2025
Statutory expiry: 9 Jul 2025
Env. assessment: No

Historical activity at this location

12 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved

Prior Notification: Former Old Cobblers amenity pub/ restaurant and play barn

2025/0397 7 Oct 2025

2025 Approved

Prior Notification: Former Old Cobblers amenity pub/ restaurant and play barn

2025/0397 7 Oct 2025

Within ~100m

Nearby activity

2025 Approved

Land At Rossendale Ate Rossendale Ate Foundary Street Rawtenstall BB4 6HR

Prior approval notification: The removal and replacement of the existing 15 metre high mo…

2025/0413 5 Dec 2025

2025 Approved

Land At Rossendale Ate Rossendale Ate Foundary Street Rawtenstall BB4 6HR

Prior approval notification: The removal and replacement of the existing 15 metre high mo…

2025/0413 5 Dec 2025

2024 Approved

New Hall Hey Retail Park Swanney Lodge Road New Hall Hey Road Rawtenstall Rossendale Lancashire BB4 6HR

Advertisement Consent: Fixed and free standing signs related to the business

2024/0425 6 Jan 2025

2024 Approved

New Hall Hey Retail Park Swanney Lodge Road New Hall Hey Road Rawtenstall Rossendale Lancashire BB4 6HR

Full: Change of use of retail parking bays to a self service jet wash / vacuum facility…

2024/0424 6 Jan 2025

2024 Approved

New Hall Hey Retail Park Swanney Lodge Road New Hall Hey Road Rawtenstall Rossendale Lancashire BB4 6HR

Advertisement Consent: Fixed and free standing signs related to the business

2024/0425 6 Jan 2025

2024 Approved

New Hall Hey Retail Park Swanney Lodge Road New Hall Hey Road Rawtenstall Rossendale Lancashire BB4 6HR

Full: Change of use of retail parking bays to a self service jet wash / vacuum facility…

2024/0424 6 Jan 2025

2024 Refused

Land At New Hall Hey Retail Park New Hall Hey Road Rawtenstall BB4 6HR

Installation of 1 x 48 sheet freestanding LED illuminated advertising display unit, measu…

2024/0364 6 Nov 2024

2024 Refused

Land At New Hall Hey Retail Park New Hall Hey Road Rawtenstall BB4 6HR

Installation of 1 x 48 sheet freestanding LED illuminated advertising display unit, measu…

2024/0364 6 Nov 2024

2017 Approved

Land To The West Of New Hall Hey Road Rawtenstall BB4 6HR

Erection of 3 industrial units (Use Class B2/B8), with ancillary two-storey office accomm…

2017/0292 30 Aug 2017

2017 Approved

Land To The West Of New Hall Hey Road Rawtenstall BB4 6HR

Erection of 3 industrial units (Use Class B2/B8), with ancillary two-storey office accomm…

2017/0292 30 Aug 2017

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

The Old Cobblers Inn New Hall Hey Road Rawtenstall Rossendale Lancashire BB4 6HR Data via plota.co.uk

Proposal

Application progress

Planning committee

Documents 150

Decision & officer reports 1

Statements & assessments 36

Plans & drawings 84

Application forms 2

Consultation & comments 22

Other documents 5

Associated applications 6

Site constraints 6

Other new applications on this street

Nearby new applications

Important details

How this decision compares

Public comments

Consultation & key dates

Previous applications at this address

Nearby activity