9 dwellings at Land And Premises, No, 308 Red Lees Rd, Mereclough, Burnley

What was proposed

The application proposed nine homes, access works and landscaping, including terraced and semi-detached dwellings with parking and a footpath.

“Proposal: Proposed 9no. dwellings with associated access and landscaping work.”

“Proposal 3.1. The proposal seeks permission for 9no. dwellings along with associated works. The dwellings would consist of 5no. 1.5-storey 2-bed terraced dwellings and 4no. 2-storey 3-bed semi-detached dwellings. The terraced properties would be located fronting Red Lees Road whilst the semi-detached dwellings would be located to the rear central and south of the site. Existing landscaping to the eastern and northern boundary would be retained and enhanced.”

Officer report

The site and surroundings

The site was the former restaurant’s curtilage in Mereclough, with homes nearby, agricultural land opposite and locally listed buildings close by.

“Reason for referral to Committee: 1.1. The application is referred to Development Control Committee as 3 or more material planning objections have been received. 2. Site and Surrounding Area 2.1. The application relates to the curtilage of the former Ninos Restaurant which is located on the east side of Red Lees Road within the settlement of Mereclough. The site is flat although the surrounding land slopes down to the east, south and west.”

Officer report

Earlier applications

Earlier applications concerned apartments and alterations at the former restaurant, including an approval in October 2025 and another application under consideration.

“Policy HE3 – Non-designated Heritage Assets Policy NE1 – Biodiversity and ecological networks Policy NE4 – Trees, hedgerows and woodland Policy NE5 – Environmental protection Policy CC4 – Development and flood risk Policy CC5 – Surface water management and sustainable drainage systems Policy IC1 – Sustainable travel Policy IC2 – Managing transport and travel impacts Policy IC3 – Car parking standards Supplementary Planning Documents (SPD) Air Quality Management: Protecting…”

“FUL/2025/0456 – Partial demolition, and external alterations including new external access to basement –Approved October 2025”

Officer report

Consultation responses

Highways, ecology, the Coal Authority and United Utilities raised no objection after amendments, subject to conditions; the Civic Trust objected to proposed walling materials.

“APP/2014/0268 – Proposed extension to provide cold room and covered storage space – Approved October 2014 5. Consultation Responses: County Highways – Some concerns over access arrangements, and parking arrangements. They request the scheme includes electric vehicle charging points.”

“After reviewing the Risk Assessment, they confirmed they are satisfied with its conclusion that coal mining does not present a risk and raise no objection to the proposal. They do recommend that the risk of coal mine gas and the potential impact of SuDS on coal workings be considered. United Utilities – No objection subject to condition to secure drainage proposals.”

Officer report

The decision

“That the application be approved with conditions. CONDITIONS AND REASONS 1) The development hereby permitted must be begun not later than the expiry of three years beginning with the date of this permission. Reason: Required to be imposed pursuant to section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning & Compulsory Purchase Act 2004. 2) The development shall be carried out in accordance with the submitted application form received 2 nd June 2025 and the following submitted Drawings: Location Plan 03 Drawing No. 2345BEB/FCC/LP03 Rev A Site Layout 03 Drawing No. 2345BEB/FCC/SL03 Rev C Landscape Proposal Drawing No. 7575.01 Rev G Refuse Strategy Drawing No. 2345/BEB/FCC/RS01 Rev C EV Charging Plan Drawing No. 2345BEB/FCC/EV01 Rev C Boundary Treatment Plan Drawing No. 2345BEB/FCC/BT01 Rev C Plots 1-4 Floor P”

Minutes, 13 Nov 2025