en.Wedoany.com Reported - The renovation project of Manley House in the UK, previously rejected by the local council, has been revived after the Planning Inspectorate ruled in favor of the applicant, Proimage.
In 2023, Proimage proposed plans to transform Manley House, a large detached residence on Burnley Road in Hapton, into a wedding venue capable of accommodating 200 guests, along with rental guest rooms. Project partners include planning firm PWA and Dickinson Waugh Architecture, with a professional team also comprising Rachel Hacking Ecology, TPM Landscape, LK Consult, Ashley Helme, and ADC Acoustics.
The core of the renovation plan involves constructing a new single-story structure with a retractable roof within a sunken courtyard. Planning documents state that the structure will not be visible from public areas. In its planning statement, PWA noted: "Given the current lack of choice and quality in Burnley and nearby Hyndburn, and the significant loss of local business to the Ribble Valley, the applicant has identified a clear demand for such a venue." The total project investment is approximately £1.1 million, and it is expected to create 20 to 25 new jobs, including positions in management, reservations, kitchen, and bar staff.
The plan faced opposition from local resident groups, primarily arguing that converting a single-family home into a venue requiring 100 parking spaces (46 of which are designated as "overflow" areas) would bring significant changes to the area. A decision notice issued in May 2025 refused permission on seven grounds. However, during the planning inspector's review, Burnley Council stated it would no longer defend two grounds related to flood risk and coal mining risk, and also withdrew part of a third ground concerning highway safety. The council also confirmed that its ecological concerns had been addressed.
The three grounds on which the council insisted on refusing permission were: whether the site was suitable for a wedding venue, whether the proposal would have a negative environmental impact, and its impact on green infrastructure. Regarding the site, the council judged that a wedding venue falls under a town center use, but the inspector disagreed, noting the site's proximity to a junction of the Accrington bypass. On the impact of the venue, the inspector ruled that the intermittent use of the site would only have limited adverse effects, especially after the proposed vegetation matures. Concerning green infrastructure, Burnley Council cited local planning policy, stating the need to "seek to retain and enhance the borough's multifunctional green infrastructure," particularly along the Burnley Road corridor. However, at the hearing, in the inspector's words, the council "was unable to identify a single green infrastructure function supported by the corridor on the appeal site."
Ultimately, Proimage and PWA received support from the planning inspector. PWA planner Lydia Gallagher stated: "This was a fiercely contested application, and we are pleased with the outcome for our client. Overcoming multiple refusal grounds and addressing strong local opposition required a detailed, evidence-led strategy." She also noted that the inspector's decision not only provides extremely useful clarity on the planning treatment of wedding venues in rural areas but also proves that well-designed rural diversification projects can absolutely succeed when supported by the right evidence.
All documents related to the project are available on Burnley Council's planning portal, with the original application reference number FUL/2023/0153.
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