Land off Longsight Road Langho bounded by the railway Northcote Park and Wildmans Farm, Data via plota.co.uk

3/2025/0196 - Outline Refused

Proposal

Outline planning application for up to 300 residential dwellings, associated access, rail station car park, green infrastructure and sustainable drainage systems (all matters reserved except for access). Data via plota.co.uk

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View original council record ↗Last checked 14 Oct 2026, 05:27

Application progress

✓

Received

10 Mar 2025

✓

Validated

31 Mar 2025

✗

Refused

27 Jun 2025

✓

Appeal allowed

11 Jun 2026

Refused on 27 Jun 2025 · Last checked 14 Oct 2026

Planning committee

Decided by Ribble Valley Planning and Development on 26 Jun 2025.

Refused

As officers recommended.

Officers advised refusal because the site was unsuitable, visually harmful, poorly connected and insufficiently assessed for ecology and biodiversity.
Parish councils and residents objected over the scale, countryside impact, traffic, infrastructure, accessibility, flooding, sewage and wildlife.
The committee refused planning permission for five stated reasons after hearing an objector and a councillor speak against it.

Read how the committee decided The proposal, site, officers’ assessment, objections, speakers and committee decision.

Source: Plota analysis of Ribble Valley's committee minutes of 26 Jun 2025.

Documents

View the documents on the council's website ↗

Site constraints 4

Public footpath about 10 m away

Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.

Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.

Radon affected area, class 5

An estimated 10 to 30% of homes reach the radon action level. Indicative for the 1 km square, which takes the highest class found in it; a radon test gives the answer for a building.

From the British Geological Survey and UK Health Security Agency indicative atlas. Under building regulations, as the BRE guide BR 211 (2023) sets out, new buildings and extensions need basic radon protection from class 3 in England and Wales and from class 2 in Scotland, and full protection from class 5. The class at the site itself, from the detailed BGS map, decides which.

UKHSA radon ↗

Also on the record

Inside the Langho built-up area; Natural England's Provisional ALC map (1:250,000, 1970s) had this area as grade 3, but it predates the buildings here and the current map does not class it as farmland.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 17 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) 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: Ribble Valley
Application type: Outline
Received: 10 Mar 2025
Validated: 31 Mar 2025
Decision: REFUSED
Decision date: 27 Jun 2025
Appeal: Allowed · 11 Jun 2026 · Inquiry · Inspectorate case 6002485 ↗

How this decision compares

Decided in 88 days from validation, 58 days slower than Ribble Valley's median of 30 for outline applications. Refused, as 61% of outline applications here are.

This one88d

Council30d

UK68d

89%decided within 8 weeks

39%approved

20decided in the last year

Plota live figures for outline applications decided by Ribble Valley in the last twelve months, from validation. Ribble Valley decision record →

Ribble Valley

Planning Authority Score

3.4/10

Poor

#222 of 296 councils

Relevant to this application:

Major dwellings

Ribble Valley is slower than most councils at deciding householder applications, ranking #212 out of 296. Householder applications are slightly more likely to be approved here (91%) than the national average (90%).

Slower than most councils

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

Ribble Valley decision statistics

Based on MHCLG data, the year to March 2026

83%

Overall approval rate

Below avg (87%) #241 of 296

91%

Householder approved

Above avg (90%) #179 of 296

55%

Decided in 8 weeks

Below avg (63%) #212 of 296

45%

Extended time limit

Above avg (41%) #194 of 296

64%

Minor dwellings approved

58 decided (1-9 homes)

67%

Major dwellings approved

6 decided (10+ homes)

59%

Change of use approved

51 decided

520

Total decisions

89 refused in the year to March 2026