Pilling barn holiday let plans refused by Wyre Council

Councillors at Wyre Council refused the proposal to convert buildings at Old Bell Farm on School Lane into three self-catering cottages, ruling that the applicant had not done enough to show other uses had been properly explored.

The application sought permission to transform an existing barn, workshop and stables into three two‑bedroom holiday units, each designed to sleep up to four people with dedicated parking and outdoor space.

A barn proposed for conversion into holiday lets (Image: Wyre Council)

A business plan submitted with the bid described a small, owner‑managed venture offering "high‑quality holiday accommodation" for families, couples and dog owners, with projected occupancy of around 60 to 70 per cent.

The applicant argued the development would support the local tourism economy by bringing more visitors into the area to use nearby shops, pubs and attractions.

However, the council’s main objection centred on planning policy rather than design, flood risk or highways issues.

A site plan (Image: Wyre Council)

In its decision notice, Wyre said there was not enough evidence that other, higher‑priority uses for the rural building, such as employment space, commercial activity or live‑work units, had been realistically considered or marketed.

Policy normally expects such buildings to be advertised for at least 12 months before holiday accommodation is pursued.

Officers acknowledged that a statement had been provided setting out why alternative uses were felt to be unsuitable, but noted that no formal marketing exercise had taken place.

On that basis, they concluded the scheme failed to comply with Policies SP4 and SP6 of the Wyre Local Plan and recommended refusal, a view councillors ultimately endorsed.

That decision came even though a series of earlier technical concerns had been resolved during the life of the application.

The Environment Agency initially objected over flood risk, with the site lying in Flood Zone 3, but withdrew its objection after receiving a revised flood risk assessment that took account of climate change and set out mitigation measures.

Lancashire County Council’s highways team raised issues around parking in the first iteration of the plans but later confirmed it had no objection once alterations were made.

Ecologists found no evidence of bats roosting in the building and were satisfied with proposed mitigation for nesting swallows.

Pilling Parish Council remained opposed, warning about access and parking pressures and reiterating worries over flooding, including the need for a robust evacuation plan.

One neighbouring objector also raised concerns about access rights along the private track serving the site.

Planning officers, though, concluded that in most respects the proposal met the criteria for holiday accommodation, and described the rural location as “relatively sustainable” given its proximity to the village.

In the end, it was the lack of clear marketing evidence for other uses, rather than any technical harm, that led councillors to say no.