Agenda and draft minutes

Apologies for Absence were given by Councillors Dave Parkins, Lorraine Cox, Kath Pratt, Stephen Button.

Councillor Munsif Dad BEM JP substituted for Councillor Parkins

Councillor David Heap substituted for Councillor Cox

The Minutes of the last Planning Committee held on the 11^th of February 2026 were submitted for approval as a correct record.

Recommended – That the minutes be received and approved as a correct record.

he Minutes of the last Planning Committee held on the 11^th of February 2026 were submitted for approval as a correct record.

Resolved – That the minutes be received as a correct record.

The Chief Planning and Transportation Officer submitted a series of reports setting out the recommended action on the planning applications below.

Major Full: Proposed erection of 85no. two-storey dwellings consisting of two and three-bedroom semi-detached and three and four-bedroom detached units, including construction of vehicle access, associated internal roads, drainage and landscaping.

Mr Joshua Parkinson, Planning Manager (Development Manager), presented the application to the committee. Informing that the application related to the erection of 85 two-storey dwellings, comprising of a mixture of house types, accessed via the existing access which would be altered with a new estate road running northwards before splitting east and west.

There would be two attenuation basins to the northeast, along with notable landscaping buffers to the north and west.

The amended Planning Layout also notes areas of green space positioned to the west of the site.

The application site does not have a continuous, clearly defined boundary along its northern and eastern edges where it forms part of a wider network of fields that falls towards the Leeds and Liverpool Canal around 75m northeast.

It is bordered by other urban fringe land and Springfield Garage to the south with the latter occupied by Moving PEOPLE bus company. It is bounded to the west by Church and Oswaldtwistle Cricket Club with trees between. Further afield, Accrington Golf Club lies around 115m north.

A total of 164 objections were received and are noted in the agenda on pages 11 to 14.

Consultations were undertaken with the following organisations and the responses noted on pages 8 to 11 of the agenda: Cadent Gas, Electricity North West, Growth Lancashire (Heritage), Hyndburn Borough Council (HBC) Ecology, HBC Environmental Protection, HBC Housing, HBC Leisure Services (Parks), HBC Policy, HBC Waste Services, Lancashire Constabulary, LCC Highways, LCC Historic Environment, LCC Lead Local Flood Authority (LLFA), LCC School Planning Team, Lancashire Fire and Rescue Service, Sport England and United Utilities.

Mr Parkinson informed the committee that the proposal conflicts with the existing development strategy set out in Policy BD1 of the Hyndburn Core Strategy. However, the application would likely accord with the main modifications to the latest version of the Emerging Local Plan, including the emerging development strategy set out in Policy SP1 of the Emerging Local Plan.

Moreover, the application site predominantly related to safeguarded land, which was always intended for residential development.

Whilst it was previously intended for longer-term development needs, the Local Planning Authority cannot currently demonstrate a five-year housing land supply. Taking all this together, Mr Parkinson advised that the location is suitable for the proposal.

Mr Parkinson advised that the proposal does not constitute inappropriate development in the Green Belt and that it does not conflict with paragraph 153 of the Framework.

Mr Parkinson concluded that while the proposal conflicts with the existing development strategy and therefore the development plan taken as a whole. For the reasons given in the agenda, this attracts limited weight against the proposal. The tilted balance is engaged and weighs significantly in favour of granting planning permission. Therefore, the Framework as an important material consideration indicated a decision otherwise than in accordance with the plan and it is recommended that planning permission be approved.

The officer recommendation was to grant the Head of Planning and Transportation delegated powers to grant planning permission subject to conditions  ...  view the full minutes text for item 341.

Major Full: Residential relief road with associated works

Mr Joshua Parkinson, Planning Manager (Development Manager), informed the committee of the application. Noting that the proposed development comprises the construction of a residential relief road known as Huncoat Lane / Relief Road with associated works. The proposed development is intended to serve Huncoat Garden Village, which is an emerging strategic location for housing that would deliver around 1,500 to 1,600 homes.

The application site is a linear area measuring 10.6 hectares (ha) located east of the village of Huncoat and wholly within the Hyndburn Borough Council (HBC) and Lancashire County Council (LCC) administrative areas. It extends from Altham Lane in the north to a roundabout on Burnley Road (A679) to the south and is located west of the Accrington Bypass (A56). The roundabout has four arms, two for Burnley Road and two slip roads for Accrington Bypass. The middle of the site crosses Burnley Lane.

Mr Parkinson advised that the proposal would contribute to the overall aim of Policy A9 of the Hyndburn Core Strategy as the first phase of a link road between Altham Lane and Burnley Road. Adding that there is overwhelming support for the proposal in the Emerging Local Plan, Huncoat Garden Village Masterplan and Huncoat Design Code, which weighs significantly in favour of granting planning permission.

Mr Parkinson explained that the proposal would involve a degree of conflict with policies BD1 and A9 of the Hyndburn Core Strategy, it would contribute to the overall aim of the latter as the first phase of a link road between Altham Lane and Burnley Road.

The proposal would have a harmful effect on the character and appearance of the area, including landscape and visual effects, and adverse effects relating to the splitting and severance of agricultural holdings.

There would also be some less than substantial harm to the setting of some nearby listed buildings and limited harm to some non-designated heritage assets. However, such adverse effects are to be expected with a scheme of this nature and scale.

The committee were informed that the Local Planning Authority had commissioned independent landscape and visual impact advice from a Chartered Landscape Architect.

While they raised some points for clarification, they state that the proposal generally shows a well considered scheme that works with the undulating topography to achieve a sensitive alignment with the minimum of cut and fill.

Mr Parkinson advised that the Planning officers consider that the proposal accords with the development plan taken as a whole. The proposal draws support from the Emerging Local Plan, Huncoat Garden Village Masterplan and Huncoat Design Code, which would be a material consideration of sufficient weight to outweigh any conflict and would also result in further benefits including a substantial biodiversity net gain above and beyond the mandatory BNG requirement.

The recommendation was to give the Head of Planning and Transportation delegated powers to grant planning permission subject to conditions to their satisfaction.

Members highlighted the importance of the application in reference to the larger Huncoat Garden Village Project. Noting that the  ...  view the full minutes text for item 342.

Full: Construction of new staff car park

Mr Adam Birkett Chief Planning and Transportation Officer advised the committee that permission had been sought for the construction of a car park at land bound by Crown Street, Ranger Street and Brown Street in Accrington.

Mr Birkett informed that the site spans 0.17 hectares and is situated within the urban boundary of Accrington, located just outside the town centre. The surrounding area includes a mix of uses including large employment/ industrial units, garages, offices and dwellings.

The application site consists of a rectangular piece of land primarily comprising hardstanding/ tarmacked surfacing, perimeter fencing, a small brick shed and a large concrete storage bay (located centrally).

It is understood the application site has historically been used as a scrap yard/ storage yard for vehicles and a road gritting salt compound; however it has remained vacant since 2020.

The proposed plan detailed 69 parking spaces (including 3no. disabled parking bays). The existing perimeter fencing is to be replaced on a like for like basis (2.1m high galvanised steel fence) as will the lighting columns. Access to the site would be taken via the existing access point off Crown Street – a 6m wide automated vehicle barrier will also be installed.

No objections were received by Lancashire County Council Highways or United Utilities.

Mr Birkett advised that while in technical conflict with CS Policy E2 and DMDPD Policy DM1 regarding the retention of "good quality" employment land, is considered to accord with the development plan as a whole and is acceptable in this instance. The proposal aligns with NPPF objectives for utilizing under-utilised brownfield land, and as it only affects a portion of the site and supports local council office infrastructure, it does not prejudice the overall industrial estate.

Members discussed how the site had been used previously as a scrap yard and that the proposed car park would be a visual improvement. Members also commented that they were happy to see brownfield sites being utilised rather than remaining vacant.

Resolved – Members voted to approve the officer recommendation and grant planning permission subject to the conditions noted in the report.

The update sheet was noted.