A retrospective planning application to regularize an unauthorized expansion of a rural caravan site in the Ribble Valley has been approved by Ribble Valley Borough Council, allowing a campsite that had tripled in size to continue operating with additional facilities and pitches.
The approval relates to Rowan Bank Campsite, located on a 40-acre working beef farm operated by David and Carole Newhouse. The couple purchased the farm in April 2022 and subsequently expanded the campsite onto adjoining agricultural land without prior planning consent.
The approved retrospective application regularizes the change of use of agricultural land to caravan site use and permits five existing caravan pitches, a changeover pitch, an amenities block, a waste and recycling area, and a chemical toilet disposal point to remain in place.
The development also includes plans for additional hardstanding caravan bases, increasing the number of pitches available on the site and extending the overall campsite area by approximately 2,230 square meters.
According to the Lancashire Telegraph, the campsite is affiliated with a national camping and caravanning organization, which expressed support for the increase in pitches following the granting of permission. Existing facilities at the site include showers, toilets, and pot-washing amenities, along with dedicated waste management infrastructure for visitors.
Vehicle access to the site will continue through the existing private entrance from the A59. Plans also include the introduction of a grass track to establish a one-way traffic system through the expanded section of the campsite.
The new caravan bases will be surfaced with dark gravel designed to match the site’s current hardstandings, while six-meter spacing between units is intended to maintain separation and meet operational standards. The extension area will also be enclosed with traditional post-and-rail timber fencing.
Planning documents submitted in support of the application stated that the expansion would have a limited impact on the surrounding landscape.
The application highlighted mature trees bordering the A59 that provide screening for the site, as well as the absence of nearby residential properties overlooking the extension area. No additional external lighting is proposed as part of the development.
The council attached several conditions to the approval, including restrictions on the total number of caravan pitches, requirements related to landscaping and lighting controls, and the submission of a biodiversity gain plan. Separate foul and surface water drainage systems must also be installed.
For campground, caravan park, and glamping operators, the decision reflects the continuing role of retrospective planning applications in rural tourism development, particularly where operators seek to diversify agricultural businesses.
The approval also underscores the importance of infrastructure considerations such as drainage, traffic flow, screening, and biodiversity measures when expanding accommodation capacity in rural settings.
Operators considering site expansion may view the case as an example of how local authorities continue to weigh tourism demand and rural economic diversification against environmental and landscape concerns.