25 Smithy Lane Much Hoole Preston Lancashire PR4 4GN
Refused on 3 December 2024
Council decision: RefusalDelegated (officer decision)5 reasons for refusal
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
Erection of one dwelling and associated access in land to rear of 25 Smithy Lane.
- Received
- 8 March 2024
- Decision level
- Delegated (officer decision)
- Public comments
- 24
- Council
- South Ribble Borough Council
- Ward
- Hoole
- ReceivedReceived8 Mar
- ValidatedValidated27 Mar
- Consult.Consultation5 Dec
- TargetTarget Date30 Nov
- DecidedDecided3 Dec
Decided in 251 days (council typically 49)
About this application
This is a full planning application at 25 Smithy Lane Much Hoole Preston Lancashire PR4 4GN. South Ribble has handled 2,028 applications of this type. This one was decided in 270 days, 32 weeks longer than South Ribble's typical decision time. There has been 1 other application at this address. In the past year there have been 78 applications across Hoole. We hold 2,077 applications in total for the PR4 postcode area.
96% of full applications at South Ribble 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.Planning something similar? See what gets approved on your street
Why it was refused
- Due to the scale, siting, design and plot density, the proposal for a dormer bungalow will appear 'shoehorned' and fails to respect the local distinctiveness of the area and as such will significantly detract from the character and appearance of the area and as such is contrary to Policy B1 and G17 in the South Ribble Local Plan and the Residential Extensions SPD.
- The development by virtue of its proximity to existing residential properties would have a significant impact on the amenity of the occupants of those properties (in particular no.55 Barnfield) in terms of overlooking and loss of privacy which is contrary to Policy B1 and Policy G17 in the South Ribble Local Plan
- The proposed development would result in inappropriate intensification of the urban fabric as a result of overdevelopment to the detriment of the character and appearance of the area. This is contrary to the South Ribble Local Plan Policies B1 and G17, Core Strategy Policy 17 and South Ribble residential Design SPD
- The proposal would provide insufficient private amenity space for the new dwelling. As such the proposal is considered to be contrary to Policy G17 (a) of the South Ribble Local Plan, Policy 17 (a) of the Central Lancashire Core Strategy and the South Ribble Residential Design SPD.
- Due to the scale and siting of the proposed dwelling, this would have a detrimental impact upon the garden area of No. 25 Smithy Lane by undue loss of privacy as a result of overlooking from the two dormer windows into the front elevation and as such is contrary to Policy B1 and G17 in the South Ribble Local Plan and the Residential Extensions SPD.
From the council's decision notice.
Application details
- Postcode
- PR4 4GN
- Application type
- Full Application
- Scale / size
- Medium
- Parish
- Much Hoole Parish Council
Planning application dates
- Date validated
- 27 March 2024
- Consultation expiry
- 5 December 2024
- Consultation start
- 13 November 2024
- Consultation end
- 5 December 2024
- Neighbour consultation start
- 25 October 2024
- Neighbour consultation end
- 9 November 2024
- Last date for comments
- 5 December 2024
- Target decision date
- 30 November 2024
Applicant and agent
- Agent address
- 10 Coronation Road Lytham St Annes FY8 1BH
Planning decision
- Statutory period
- 248 days
Publicity
- Site notice start
- 2 April 2024
- Site notice end
- 24 April 2024
Appeal history
Additional information
- Planning Portal ID
- PP-12872155
- Documents
- 19
- Constraints
- 2
Site constraints
Designations that overlap or adjoin the site outline.
- Flood zone 1: Low probability (rivers and sea)
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 (22)
flood storage areas, conservation areas, listed buildings, 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.
Planning history at this site
1 other application at this property, newest first.
Source: South Ribble
Track this application
Get email alerts when there is a planning decision or status change.
Get email alerts near PR4
New planning applications delivered to your inbox daily.
Around this site
Nearby applications
- 53 Barnfield Much Hoole Preston Lancashire PR4 4GE07/2024/00488/HOH · FullApproved0.0 mi
- 53 Barnfield Much Hoole Preston Lancashire PR4 4GE07/2008/0209/FUL · FullRefused0.0 mi
- 25 Smithy Lane Much Hoole Preston Lancashire PR4 4GN07/2026/00349/FUL · FullAwaiting decision0.0 mi
- 27 Smithy Lane Much Hoole Preston Lancashire PR4 4GN07/2016/1169/HOH · FullApproved0.0 mi
- 15 Smithy Lane Much Hoole Preston Lancashire PR4 4GN07/2023/00160/CLD · OutlineApproved0.0 mi
For applicants and trades
Contractors near this project
Find contractors for new builds near this site- Grundy Electrical LtdElectrician0.9 mi
- GFX Ground Effects Landscaping LtdDrive & Patio ContractorsFence Installers1.0 mi
- G A Pet Food PartnersAlternative Power SuppliesBuilding controls1.5 mi
- Chris Moore ElectricalsElectrician1.5 mi
Planning something similar?
See what the council approved and refused for new homes on your street. Pick your home and get the evidence before you pay for drawings.