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Search the Public Notice PortalRibble Valley planners have thrown out a scheme for up to nine bungalows to be built for older people on the edge of Billington after residents warned the scheme would worsen traffic, strain local services, and eat into open countryside.
The permission-in-principle bid for land to the south of Elker Meadows, off Elker Lane, had sought to establish the site as suitable in principle for age-restricted housing for over-55s, with detailed designs to follow later.
But Ribble Valley Borough Council has refused the application, saying the plot is in an “unsustainable” location where future occupiers would be heavily reliant on cars to reach key services and facilities, contrary to its core strategy policies and the National Planning Policy Framework.
In its decision notice, the council concludes that allowing up to nine bungalows in this spot would cause harm that “significantly and demonstrably outweighs” the benefits when national planning rules are applied, adding that there were no realistic amendments or conditions that could make the development acceptable.
Objectors had urged councillors to reject the scheme, highlighting what they described as already “overly congested” roads, particularly at school pick-up and drop-off times around St Augustine’s, when Elker Lane is said to be “frequently jammed and operating beyond its capacity."
One resident warned that, while recognising the need for housing for older people, the local highway network is already “strained”, arguing that further development should not be approved until parking and traffic management around the school are significantly improved and vehicle speeds cut to 30mph – and 20mph in parts – to improve road safety.
Others raised concerns about the cumulative impact on an “under-resourced” village, citing oversubscribed medical and education services, limited public transport, and a lack of shops and amenities to support more residents, particularly those in later life.
Several comments argued that sufficient land has already been earmarked elsewhere in the Ribble Valley for similar schemes and that Billington should not shoulder additional pressure on its infrastructure.
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The greenfield site lies just outside Billington’s settlement boundary, and some residents said approving the bungalows would set a “harmful precedent” for building on countryside land and further erode the natural habitat for wildlife such as rabbits, hares, bats, and livestock currently using the fields.
Flooding and drainage were also raised, with objectors pointing to “numerous drainage problems” on the neighbouring Elker Meadows development and warning that extra sewerage and surface water from new homes could add to existing issues.
While the applicant had previously argued that the land’s planning history, including consent for a children’s day nursery and nearby over-55s apartments, showed the area was suitable for development, the council took a different view, stressing that the proposal does not amount to sustainable development.
The applicant, Reedley Leisure Ltd, now has the right to appeal the refusal to the Planning Inspectorate within six months of the decision if it wishes to challenge the ruling
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