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Cross Gaits Inn Beverley Road Blacko Lancashire BB9 6RF

25/0647/LBCListed Building ConsentRefused

Refused on 5 February 2026

Council decision: RefusePlanning committee1 reason for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Listed Building Consent: Conversion of existing public house (Sui Generis) to 1 no. dwelling (Use Class C3) and associated works.

Received
6 October 2025
Decision level
Planning committee
Public comments
27
Ward
Barrowford & Pendleside
  1. Received6 Oct
  2. Validated9 Oct
  3. Consult.30 Oct
  4. Target23 Jan
  5. Decided5 Feb

Decided in 119 days (council typically 49)

About this application

This is a heritage application at Cross Gaits Inn Beverley Road Blacko Lancashire BB9 6RF. Pendle has handled 40 applications of this type. This one was decided in 122 days, 10 weeks longer than Pendle's typical decision time. The site is in 1 listed building nearby. There are no previous applications recorded at this address. In the past year there have been 63 applications across Barrowford & Pendleside. We hold 1,401 applications in total for the BB9 postcode area.

92% of heritage applications at Pendle Borough Council were approved. Across all application types, the council typically decides in about 7 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

  1. The proposed works to enable the change of use of the Grade II Listed Building which is a public house to a residential dwelling would lead to less than substantial harm to its significance due to loss of significant features and loss of historic public house use, resulting in loss of communal value. There is no clear and convincing justification for this harm, and no public benefits have been demonstrated to outweigh the harm. The development would thus be contrary to policies SP11, DM16 and DM18 of the Adopted Pendle Local Plan Fourth Edition (2021-2040) and Paragraphs 212, 213 and 215 of the National Planning Policy Framework. Planning, Building Control and Regulatory Services Assistant Director Application Ref: 25/0647/LBC Date: 5th February 2026 A)

From the council's decision notice.

Application details

Postcode
BB9 6RF
Application type
Listed Building Consent
Scale / size
Medium
Parish
Blacko Parish Council

Planning application dates

Date validated
9 October 2025
Consultation expiry
7 November 2025
Consultation start
9 October 2025
Consultation end
30 October 2025
Neighbour consultation start
9 October 2025
Neighbour consultation end
30 October 2025
Last date for comments
7 November 2025
Target decision date
23 January 2026
Committee meeting
4 February 2026

Applicant and agent

Agent
Connollys
Agent address
Kingfisher Business Centre Burnley Road Rossendale BB4 8EQ United Kingdom

Planning decision

Statutory period
106 days

Publicity

Last advertised
17 October 2025
Advertisement expiry
7 November 2025
Site notice start
17 October 2025
Site notice end
7 November 2025

Additional information

Planning Portal ID
PP-14381174
Documents
64
Constraints
9

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

Not published by this council, so not checked: Article 4 directions and tree preservation orders. Ask the council if these matter.

Also checked, none recorded (21)

flood storage areas, conservation areas, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Pendle

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