Ribble Valley bungalows would spoil Lord of the Rings’ Tolkien Trail and area of outstanding natural beauty, objectors claim

Applicant Lisa Quinn-Jones, of Hurst Green, is seeking outline permission for three new bungalows at The Warren. She has submitted an outline plan to Ribble Valley Borough Council, working with agent Allan Lloyd-Haydock of ALH Design Services in Longridge.

But concerns have been raised by residents and planning officers about a feared loss of privacy, impact on wildlife and the village’s appearance, narrow access to the site, potential conflict with existing walkers and the Tolkien Trail, a report to councillors states.

Legendary fantasy writer JRR Tolkien stayed in the area while writing The Lord of The Rings and the six-mile trail begins at Hurst Green. He spent time visiting his son at Stonyhurst College and the area apparently inspired his tales which followed The Hobbit.

Ribble Valley Council’s Planning and Development Committee will consider the application this Thursday.

The planning report for councillors adds: “During the course of the application, the agent acting on behalf of the applicant has confirmed that the units are to be single storey bungalows, self-build and for over-55s only. An amendment to the description of the development has not been secured because the agent was on holiday at the time of writing this report. The application has been accompanied by an illustrative layout which shows pedestrian and vehicle access by the existing access serving the existing home.”

In the application for Ms Quinn-Jones, the land is described as overgrown scrub which was previously used for agriculture. Sustainable drainage is proposed. The site is not near a stream and would not increase any flood risk. It cannot be seen from public road, path, bridleway or land, the application adds.

In the past, a previous planning application for a new home at The Warren was withdrawn in 2013. Then another application for one new home in 2014 was refused. That was followed by a planning appeal, which was dismissed, the planning committee report states.

Ribble Valley Council’s planning policy says developments outside village boundaries can be considered in some scenarios. These are if the development is essential to the local economy or social wellbeing; for forestry or agriculture, for an identified local housing need; for small-scale tourism or recreation appropriate to a rural area, or for other small‐scale uses appropriate to a rural area with the local need or benefit demonstrated.

Regarding the idea to target over-55s, a planning officer states in the report: “The applicant has not provided any evidence whatsoever in respect of over-55 housing need in the parish or adjacent parishes that would warrant the proposal being considered as being for an identified and outstanding local need.”

Furthermore, a national planning inspector has previously said Ribble Valley Council”s current policies are ‘functioning’ to deliver these types of home, it states.

The report adds: “In light of the above matters and the absence of any other evidence to suggest otherwise, it cannot be considered that the proposal meets any of the exception criterion.”

Detailed proposed designs for the three new bungalows have not been submitted at this stage. However, a national planning inspector previously said The Warren site is elevated. So any development would be highly visible from the north and east, and would impact on the character of the Forest of Bowland Area of Outstanding Natural Beauty.

The Ribble Valley planning committee meets in Clitheroe at 6-30pm.

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