Public Inquiries

6002485 – Land off Longsight Road Langho bounded by the railway, Northcote Park and Wildmans Farm, Langho, BB6 8AD. PLEASE NOTE THE PUBLIC INQUIRY WILL NEXT SIT ON THURSDAY 7 MAY 9.30AM (FINAL DAY)

Guide to taking part in planning and listed building consent appeals proceeding by an inquiry - GOV.UK unsupported extension 1B download
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Appeal Form
- PDF
- 158kB
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Appeal Start Letter
- PDF
- 4.2MB
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Inquiry Documents List
- PDF
- 51kB
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ID1A Illustrative Masterplan Rev G
- PDF
- 17.67MB
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ID1B Parameter Plans Movement and Access DWG 0103
- PDF
- 448kB
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ID1C Landscape Masterplan Rev C
- PDF
- 4.42MB
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ID2 Langho Site Visit Plan
- PDF
- 979kB
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ID2 Site Visit Requests
- PDF
- 4.53MB
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ID2 Site Visit Plan Mark Up
- PDF
- 198kB
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ID3 Appellant Opening
- PDF
- 213kB
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ID4 Appellant Appearances
- PDF
- 98kB
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ID5 LPA Opening
- PDF
- 2.52MB
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ID6 LPA Appearances
- PDF
- 212kB
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ID7 Planning Conditions
- DOCX
- 56kB
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ID8 Plan showing full extent of Local Character Area
- PDF
- 993kB
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ID9 Parking notes for viewpoints
- PDF
- 57kB
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ID11 Updated Draft S106 (LCC) 6th May 26
- DOCX
- 1.88MB
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ID11 Updated Draft S106 6th May 2026
- DOCX
- 1.87MB
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ID11 Updated Draft Unilateral Undertaking 6th May 26
- DOCX
- 75kB
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ID12 Note in relation to the On-Site (Access) Loop Road
- PDF
- 151kB
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ID13 Note on the interpretation of the Connectivity Tool Overall Score of 50 for the Appeal site, Langho
- PDF
- 122kB
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ID14 Affordable Housing Note
- PDF
- 322kB
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ID15 Errata - Amendments to James Stacey's Proof of Evidence 6th May 2026
- PDF
- 1.41MB
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ID16 LCC Highways CIL Compliance Statement
- PDF
- 515kB
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ID17 Appellant’s note on the UU responding to Lancashire County Council
- PDF
- 42kB
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ID18 Council's closing submissions
- PDF
- 302kB
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ID19 Appellant's closing submissions
- PDF
- 334kB
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Core Document List
- PDF
- 1.46MB
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CD1.1 Application Covering Letter (March 2025)
- PDF
- 141kB
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CD1.2 Application Form
- PDF
- 1.18MB
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CD1.3 Planning Statement (inc Affordable Housing Statement)
- PDF
- 1.35MB
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CD1.4 Design and Access Statement (inc Design Quality Assessment) part 1
- PDF
- 2.63MB
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CD1.4 Design and Access Statement (inc Design Quality Assessment) part 2
- PDF
- 9.28MB
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CD1.5 Preliminary Ecological Assessment and Surveys
- PDF
- 6.03MB
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CD1.6 Biodiversity Net Gain Statement of Intent
- PDF
- 3.13MB
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CD1.7 Air Quality Assessment
- PDF
- 1.97MB
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CD1.8 Preliminary Geoenvironmental Investigation
- PDF
- 8.74MB
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CD1.9 Transport Assessment part 1
- PDF
- 9.41MB
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CD1.9 Transport Assessment part 2
- PDF
- 892kB
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CD1.10 Framework Travel Plan
- PDF
- 4.82MB
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CD1.11 Tree Survey
- PDF
- 461kB
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CD1.12 Arboricultural Impact Assessment
- PDF
- 4.82MB
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CD1.13 Landscape and Visual Impact Assessment
- PDF
- 2.55MB
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CD1.13 Landscape and Visual Impact Assessment Appendices part 1
- PDF
- 7.76MB
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CD1.13 Landscape and Visual Impact Assessment Appendices part 2
- PDF
- 6.72MB
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CD1.13 Landscape and Visual Impact Assessment Appendices part 3
- PDF
- 4.69MB
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CD1.14 Noise Impact Assessment including Vibration Assessment
- PDF
- 1.78MB
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CD1.15 Desk Based Archaeological Assessment/Heritage Assessment
- PDF
- 835kB
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CD1.16 Agricultural Land Classification
- PDF
- 3.48MB
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CD1.17 Flood Risk Assessment part 1
- PDF
- 9.56MB
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CD1.17 Flood Risk Assessment part 2
- PDF
- 8.55MB
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CD1.18 Illustrative Masterplan
- PDF
- 6.52MB
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CD1.19 Parameters Plan - Movement and Access
- PDF
- 448kB
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CD1.20 Parameters Plan - Land Use and Heights
- PDF
- 419kB
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CD1.21 Site Location Plan
- PDF
- 340kB
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CD1.22 Landscape Masterplan
- PDF
- 7.89MB
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CD1.23 General Arrangement
- PDF
- 9.01MB
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CD1.24 Engineering Layout
- PDF
- 841kB
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CD1.25 Proposed Off-site Highway Works
- PDF
- 5.85MB
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CD1.26 Swept Path Analysis
- PDF
- 5.5MB
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CD1.27 Drainage Strategy
- PDF
- 20.59MB
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CD2.1 Lead Local Flood Authority (4th April 2025)
- PDF
- 356kB
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CD2.2 School Planning Team (LCC) (8th April 2025)
- PDF
- 201kB
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CD2.3 Natural England (11th April 2025)
- PDF
- 590kB
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CD2.4 Wilpshire Parish Council (17th April 2025)
- PDF
- 70kB
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CD2.5 Archaeology - Historic Environmental Team (23rd April 2025)
- PDF
- 155kB
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CD2.6 Billington and Langho Parish Council (1st May 2025)
- PDF
- 585kB
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CD2.7 Highways and Transport (LCC) 9th May2025)
- PDF
- 373kB
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CD2.8 United Utilities (14th April 2025)
- PDF
- 1017kB
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CD2.9 Environment Agency (9th June 2025)
- PDF
- 557kB
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CD2.10 Network Rail (9th June 2025)
- PDF
- 1.67MB
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CD2.11 Northern Rail (24th June 2025)
- PDF
- 252kB
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CD2.12 Environmental Health
- PDF
- 760kB
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CD2.13 Greater Manchester Ecology Unit (9th June 2025)
- PDF
- 201kB
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CD2.14 Greater Manchester Ecology Unit (11th February 2026)
- PDF
- 202kB
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CD2.15 NHS Lancashire and South Cumbria ICB (1st October 2025)
- PDF
- 1.08MB
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CD2.16 Open Spaces Contribution Calculator 25th March 2026
- PDF
- 714kB
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CD3.1 Committee Report (26th June 2025)
- PDF
- 1.1MB
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CD3.2 Late Items - Planning and Development Committee (26th June 2025)
- PDF
- 145kB
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CD3.3 Application Decision Notice (27th June 2025)
- PDF
- 346kB
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CD4.1 Illustrative Masterplan Rev F
- PDF
- 10.29MB
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CD4.2 Landscape Masterplan Rev B
- PDF
- 4.52MB
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CD4.3 BNG Update Report (Rev A November 2025)
- PDF
- 10.13MB
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CD4.4 EcIA Rev A November 2025
- PDF
- 5.28MB
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CD4.5 Appendix C Bat Survey Report Oct 2025
- PDF
- 10.6MB
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CD4.6 Appendix D Wintering Bird Survey Oct 2025
- PDF
- 5.89MB
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CD4.7 Appendix E Breeding Bird Survey
- PDF
- 1.23MB
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CD4.8 Appendix F Great Crested Newt Report Oct 2025
- PDF
- 1.96MB
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CD4.9 Statement of Case
- PDF
- 1.01MB
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CD4.10 Appendix 1 - Five Year Housing Land Supply Statement
- PDF
- 358kB
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CD4.11 Appendix 2 - Highways and Transport Appendix to SoC
- PDF
- 11.9MB
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CD4.12 Appendix 3 - Landscape Appendix to SoC
- PDF
- 824kB
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CD4.13 Appendix 4 - Ecological Appeal Statement
- PDF
- 2.68MB
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CD4.14 Appendix 5 - Affordable Housing Proof of Evidence
- PDF
- 1.27MB
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CD4.16 Draft S106 Agreement
- PDF
- 740kB
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CD4.17 Biodiversity Net Gain - Non Technical Summary
- PDF
- 149kB
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CD5.1 RVBC Core Strategy (2008-2028)
- PDF
- 12.69MB
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CD5.2 RVBC Settlement Audit (2006)
- PDF
- 6.09MB
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CD5.3 RVBC Strategic Housing Market Assessment (2008)
- PDF
- 22.29MB
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CD5.4 RVBC Settlement Hierarchy (December 2008)
- PDF
- 1.02MB
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CD5.5 RVBC Strategic Housing Land Availability Assessment (2009)
- PDF
- 8.87MB
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CD5.6 RVBC Strategic Housing Land Availability Assessment (2013)
- PDF
- 3.77MB
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CD5.7 RVBC Housing and Economic Development Development Plan Document (15th Oct 2019)
- PDF
- 2.75MB
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CD5.8 Housing and Economic Development DPD Inspectors Report to RVBC (10th Sept 2019)
- PDF
- 964kB
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CD5.9 RVBC Strategic Housing and Economic Needs Assessment (April 2020)
- PDF
- 12.46MB
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CD5.10 RVBC Public Transport Position Paper (Nov 2021)
- PDF
- 3.71MB
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CD5.12 RVBC Local Plan Local Development Scheme (Nov 2025)
- PDF
- 2.13MB
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CD5.13 RVB Five Year Housing Supply Statement (May 2025)
- PDF
- 1.97MB
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CD5.14 Affordable Housing Needs Assessment (May 2025)
- PDF
- 4.33MB
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CD5.15 RVBC Working Draft Settlement Study (Sept 2025)
- PDF
- 4.63MB
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CD5.16 RVBC Working Draft Settlement Profiles (Sept 2025)
- PDF
- 8.91MB
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CD5.17 RVBC Monitoring Report (July 2021)
- PDF
- 3.1MB
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CD5.18 RVBC Housing Land Availability Survey (HLAS) May 2025
- PDF
- 1.42MB
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CD5.19 RVBC Defining a Local Housing Requirement Update (May 2013)
- PDF
- 2.46MB
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CD5.20 Report on the Examination into the RVBC Core Strategy (PINS/T2350/429/1) Nov 2014
- PDF
- 1.13MB
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CD5.21 Report to Planning and Development Committee (29 May 25) - Affordable Housing Needs Assessment
- PDF
- 218kB
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CD5.22 Report to Planning and Development Committee (12 Mar 26) - Local Plan Update
- PDF
- 425kB
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CD5.24 RVBC Development Strategy April 2014
- PDF
- 6.34MB
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CD5.25 Strategic Housing Market Assessment Draft (2013)
- PDF
- 18.3MB
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CD5.26 Affordable Housing Needs Assessment Minutes May 25
- PDF
- 82kB
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CD6.1 National Planning Policy Framework (NPPF)
- PDF
- 2.57MB
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CD6.2 Planning Practice Guidance: Housing supply and delivery
- PDF
- 5.21MB
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CD6.3 Planning Practice Guidance: Plan Making
- PDF
- 12.14MB
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CD6.4 The Statutory Biodiversity Metric User Guide (First published Feb 24, updated July 25)
- PDF
- 16.76MB
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CD6.5 Guidelines for Landscape and Visual Impact Assessment, Third Edition (2013)
- PDF
- 20.1MB
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CD6.6 Landscape Institute Technical Guidance Note 02/19 'Residential Visual Amenity Assessment'
- PDF
- 12.85MB
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CD6.7 Landscape Institute Technical Guidance Note 06/19 'Visual Representation of Development Proposals'
- PDF
- 3.16MB
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CD6.8 Landscape Institute Technical Guidance Note 02/21 'Assessing landscape value outside national designations'
- PDF
- 3.1MB
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CD6.9 Notes and Clarificarions on Aspects of Guidelines for Landscape and Visual Impact Assessment (GLVIA3) (August 24)
- PDF
- 15.55MB
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CD6.10 An approach to Landscape Character Assessment (Oct 14)
- PDF
- 2.46MB
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CD6.11 An approach to Landscape Sensitivity Assessment - to inform spatial planning and land management (June 19)
- PDF
- 1.87MB
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CD6.12 National Character Area 35: Lancashire Valleys - Natural England
- PDF
- 3.33MB
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CD6.13 Lancashire Landscape Character Assessment (2000) - LCC
- PDF
- 10.74MB
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CD6.14 National Planning Policy Framework - Draft text for consultation (Dec 25)
- PDF
- 7MB
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CD6.15 Reviewing Landscape and Visual Impact Assessments and Landscape and Visual Appraisals - TGN (Jan 10)
- PDF
- 290kB
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CD6.16 HS2 Grassland Translocation
- PDF
- 5.73MB
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CD6.17 The effects of turf translocation and other environmental variables
- PDF
- 650kB
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CD6.18 Lancashire Local Nature Recovery Strategy 2026
- PDF
- 10.24MB
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CD6.20 Census 2011 WU03EW - Location of usual residence and place of work unsupported extension 1B download
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CD6.21 Census 2021 TS061 - Method used to travel to work. unsupported extension 1B download
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CD6.22 Census 2021 TS038 - Disability unsupported extension 1B download
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CD6.23 Railway Data.co.uk
- PDF
- 2.05MB
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CD6.24 Guidelines for Providing Journeys on Foot, The Institution of Highways and Transportation (2000)
- PDF
- 23.6MB
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CD6.24 Guidelines for Providing Journeys on Foot, The Institution of Highways and Transportation (2000)
- PDF
- 23.6MB
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CD6.25 Planning for Walking, CIHT (2015)
- PDF
- 18.55MB
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CD6.26 Exploring the role of public transport service and walking route
- PDF
- 7.74MB
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CD6.27 Cycle Infrastructure Design Local Transport Note 1/20 )2020)
- PDF
- 16.12MB
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CD6.28 Census 2021 TS007B - Age by broad age bands unsupported extension 1B download
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CD6.29 Manual for streets Department of Transport
- PDF
- 10.56MB
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CD6.30 Connectivity Tool
- PDF
- 6.71MB
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CD7.1 Appeal Decision Chatburn Old Road (APP/T2350/W/25/3372635)
- PDF
- 134kB
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CD7.2 Appeal Decision Land to the south-west of Barrow and west of Whalley Road (APP/T2350/A/13/2190088)
- PDF
- 613kB
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CD7.3 Appeal Decision Stone Road Drakes Broughton (APP/H1840/W/24/3340903)
- PDF
- 234kB
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CD7.4 Appeal Decision Woodland Lane Bedworth (APP/W3710/W/24/3345739)
- PDF
- 205kB
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CD7.5 Appeal Decision Hartshourne Road Woodville (APP/F1040/W/25/3358723)
- PDF
- 306kB
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CD7.6 Appeal Decision Land off North Road Glossop (APP/H1033/A/13/2205644)
- PDF
- 167kB
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CD7.7 Appeal Decision Land east of Knightcote Road Bishops Itchington (APP/J3720/W/15/3133319)
- PDF
- 223kB
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CD7.8 Basingstoke and Deane Borough Council v Secretary of State for Levelling Up
- PDF
- 325kB
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CD7.9 Appeal Decision Land at Watermill Bridge Hampshire APP/H1705/W/23/3326191)
- PDF
- 476kB
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CD7.10 Hallam Land Management Ltd v Secretary of State for Communities and Local Government
- PDF
- 285kB
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CD7.11 Appeal Decision Land at The Hill Littlebourne (APP/J2210/W/25/3373183)
- PDF
- 664kB
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CD7.12 Appeal Decision Land west of Mill Lane Braintree (APP/T1510/W/24/3357015)
- PDF
- 212kB
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CD7.13 Appeal Decision Land off York Close Market Bosworth (APP/K2420/W/25/3369401)
- PDF
- 267kB
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CD7.14 Vistry Homes Ltd V Secretary of State for Levelling Up
- PDF
- 584kB
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CD7.15 Appeal Decision Land off the B480 Chalgrove (APP/Q3115/W/25/3370273)
- PDF
- 462kB
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CD7.16 (Appeal Decision Land adjacent to The Orchard Benson (APP/Q3115/W/25/3374232)
- PDF
- 384kB
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CD7.17 Appeal Decision Vacant plot of land to the South and East of 82 Meadowcroft Harwood (APP/N4205/W/25/3365804)
- PDF
- 5.44MB
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CD8.1 Inspectors Pre-Case Management Conference Note
- PDF
- 463kB
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CD8.2 Inspectors Post-Case Management Conference Note
- PDF
- 473kB
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CD8.3 Statement of Common Ground
- PDF
- 1024kB
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CD8.4 Highways Statement of Common Ground (Appellant and RVBC)
- PDF
- 165kB
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CD8.5 Highways Statement of Common Ground (Appellant and LCC)
- PDF
- 488kB
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CD8.6 Landscape Statement of Common Ground
- PDF
- 769kB
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CD8.7 Ecology Statement of Common Ground
- PDF
- 826kB
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CD8.8 Five Year Housing Supply Statement of Common Ground
- PDF
- 278kB
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CD8.9 Scott Schedule
- PDF
- 248kB
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CD8.10 Addendum Statement of Common Ground Ecology and Nature Conservation April 2026
- PDF
- 1.95MB
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CD9.1 Appellants Proof of Evidence on Planning
- PDF
- 1.7MB
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CD9.2 Appellants Proof of Evidence on Landscape
- PDF
- 659kB
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CD9.3 Appellants Proof of Evidence on Highways and Transport
- PDF
- 453kB
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CD9.4 Appellants Proof of Evidence on Ecology
- PDF
- 9.71MB
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CD9.5 Appellants Appendices to Proof of Evidence on Planning
- PDF
- 8.42MB
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CD9.6 Appellant Appendices to Proof Of Evidence on Landscape
- PDF
- 13.7MB
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CD9.7 Appellants Appendices to Proof of Evidence on Highways and Transport
- PDF
- 10.78MB
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CD9.8 Appellants Appendices to Proof of Evidence on Ecology
- PDF
- 13.23MB
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CD9.9 Appellants Summary Proof of Evidence on Planning
- PDF
- 317kB
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CD9.10 Appellants Summary Proof of Evidence on Landscape
- PDF
- 400kB
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CD9.11 Appellants Summary Proof of Evidence on Highways and Transport
- PDF
- 219kB
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CD9.12 Appellants Summary Proof of Evidence on Ecology
- PDF
- 554kB
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CD9.13 Proof of Evidence on Affordable Housing (March 2026)
- PDF
- 722kB
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CD10.1 Council Evidence RVBC Statement of Case
- PDF
- 960kB
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CD10.2 Council Evidence - Proof of Evidence Planning
- PDF
- 852kB
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CD10.3 Council Evidence - Summary Proof of Evidence Planning
- PDF
- 771kB
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CD10.4 Council Evidence - Appeal Statement Landscape and Visual Assessment and Landscape Design
- PDF
- 575kB
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CD10.5 Council Evidence - Appeal Statement Landscape and Visual Assessment and Landscape Design - Appendix 1
- PDF
- 2.18MB
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CD10.6 Council Evidence - Appeal Statement Landscape and Visual Assessment and Landscape Design - Appendix 2
- PDF
- 6.59MB
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CD10.7 Council Evidence - Appeal Statement Landscape and Visual Assessment and Landscape Design - Appendix 3
- PDF
- 380kB
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CD10.8 Council Evidence - Transport Proof of Evidence
- PDF
- 679kB
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CD10.9 Council Evidence - Transport Proof of Evidence Summary
- PDF
- 294kB
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CD10.10 Council Evidence - Proof of Evidence on Ecology Matters
- PDF
- 5.81MB
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CD10.11 Council Evidence - Proof of Evidence on Ecology Summary
- PDF
- 389kB
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CD10.12 Rebuttal of Appellants Planning Proof of Evidence
- PDF
- 786kB
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CD11.1 Pre-Application Enquiry Response (RV/2024/ENQ/00082) (16th Dec 24)
- PDF
- 196kB
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CD11.2 Call for Sites Covering Letter
- PDF
- 228kB
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CD11.3 Application Ref 3/2022/0966 Committee Report
- PDF
- 495kB
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CD11.4 Representations to the Strategic Matters Consultation (Reg 18)
- PDF
- 734kB
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CD11.5 Application Ref 3/2014/0687 Committee Report
- PDF
- 211kB
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CD11.6 Application Ref 3/2015/0010 Committee Report
- PDF
- 220kB
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CD11.7 Application Ref 3/2018/0844 Committee Report
- PDF
- 223kB
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CD11.8 Whitehalgh Lane Traffic Data
- PDF
- 881kB
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CD12.1 CIL Compliance Statement Langho
- DOC
- 161kB
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Public Inquiries

Guide to taking part in planning and listed building consent appeals proceeding by an inquiry - GOV.UK unsupported extension 1B download

Link to view planning application 3/2025/0196 unsupported extension 1B download

Appeal Form

Appeal Start Letter

Inquiry Documents List

ID1A Illustrative Masterplan Rev G

ID1B Parameter Plans Movement and Access DWG 0103

ID1C Landscape Masterplan Rev C

ID2 Langho Site Visit Plan

ID2 Site Visit Requests

ID2 Site Visit Plan Mark Up

ID3 Appellant Opening

ID4 Appellant Appearances

ID5 LPA Opening

ID6 LPA Appearances

ID7 Planning Conditions

ID8 Plan showing full extent of Local Character Area

ID9 Parking notes for viewpoints

ID11 Updated Draft S106 (LCC) 6th May 26

ID11 Updated Draft S106 6th May 2026

ID11 Updated Draft Unilateral Undertaking 6th May 26

ID12 Note in relation to the On-Site (Access) Loop Road

ID13 Note on the interpretation of the Connectivity Tool Overall Score of 50 for the Appeal site, Langho

ID14 Affordable Housing Note

ID15 Errata - Amendments to James Stacey's Proof of Evidence 6th May 2026

ID16 LCC Highways CIL Compliance Statement

ID17 Appellant’s note on the UU responding to Lancashire County Council

ID18 Council's closing submissions

ID19 Appellant's closing submissions

Core Document List

CD1.1 Application Covering Letter (March 2025)

CD1.2 Application Form

CD1.3 Planning Statement (inc Affordable Housing Statement)

CD1.4 Design and Access Statement (inc Design Quality Assessment) part 1

CD1.4 Design and Access Statement (inc Design Quality Assessment) part 2

CD1.5 Preliminary Ecological Assessment and Surveys

CD1.6 Biodiversity Net Gain Statement of Intent

CD1.7 Air Quality Assessment

CD1.8 Preliminary Geoenvironmental Investigation

CD1.9 Transport Assessment part 1

CD1.9 Transport Assessment part 2

CD1.10 Framework Travel Plan

CD1.11 Tree Survey

CD1.12 Arboricultural Impact Assessment

CD1.13 Landscape and Visual Impact Assessment

CD1.13 Landscape and Visual Impact Assessment Appendices part 1

CD1.13 Landscape and Visual Impact Assessment Appendices part 2

CD1.13 Landscape and Visual Impact Assessment Appendices part 3

CD1.14 Noise Impact Assessment including Vibration Assessment

CD1.15 Desk Based Archaeological Assessment/Heritage Assessment

CD1.16 Agricultural Land Classification

CD1.17 Flood Risk Assessment part 1

CD1.17 Flood Risk Assessment part 2

CD1.18 Illustrative Masterplan

CD1.19 Parameters Plan - Movement and Access

CD1.20 Parameters Plan - Land Use and Heights

CD1.21 Site Location Plan

CD1.22 Landscape Masterplan

CD1.23 General Arrangement

CD1.24 Engineering Layout

CD1.25 Proposed Off-site Highway Works

CD1.26 Swept Path Analysis

CD1.27 Drainage Strategy

CD2.1 Lead Local Flood Authority (4th April 2025)

CD2.2 School Planning Team (LCC) (8th April 2025)

CD2.3 Natural England (11th April 2025)

CD2.4 Wilpshire Parish Council (17th April 2025)

CD2.5 Archaeology - Historic Environmental Team (23rd April 2025)

CD2.6 Billington and Langho Parish Council (1st May 2025)

CD2.7 Highways and Transport (LCC) 9th May2025)

CD2.8 United Utilities (14th April 2025)

CD2.9 Environment Agency (9th June 2025)

CD2.10 Network Rail (9th June 2025)

CD2.11 Northern Rail (24th June 2025)

CD2.12 Environmental Health

CD2.13 Greater Manchester Ecology Unit (9th June 2025)

CD2.14 Greater Manchester Ecology Unit (11th February 2026)

CD2.15 NHS Lancashire and South Cumbria ICB (1st October 2025)

CD2.16 Open Spaces Contribution Calculator 25th March 2026