115 homes with open space at Land off Henthorn Road, Clitheroe

What was proposed

An outline application sought up to 115 homes, including affordable housing, with public open space, landscaping, drainage and vehicle access.

“OUTLINE APPLICATION FOR THE ERECTION OF UPTO 115 DWELLINGS, INCLUDING AFFORDABLE HOUSING, WITH PUBLIC OPEN SPACE, LANDSCAPING, SUSTAINABLE URBAN DRAINAGE (SuDS) AND VEHCULAR ACCESS. ALL MATTERS RESERVED EXCEPT FOR ACCESS AT LAND OFF HENTHORN ROAD, CLITHEROE”

Officer report

The site and surroundings

The 7.17-hectare greenfield site lies outside Clitheroe’s settlement boundary and includes fields, watercourses, a public footpath and flood-risk areas.

“The site is located approximately 1.7km to the west of Clitheroe. Although the site lies wholly outside of the settlement boundary within open countryside, it is immediately adjacent the settlement boundary to Clitheroe on its northern boundary. The application site is adjacent to Henthorn Road which divides the site in two.”

“The site includes areas of land located within Flood Zone 3 (high risk) and Flood Zone 2 (medium risk). These risks are associated with minor/ordinary watercourses on the site, which have now been included as modelled catchments following updates to Flood Zones.”

Officer report

Earlier planning history

Earlier applications for housing on or beside the site were refused, while one adjacent scheme was allowed on appeal.

“Although this application is for the same site the current position now differs in that the Council does not have a five year housing land supply and therefore sites outside of the settlement boundary need to be considered and the tilted balance is engaged. If this site is found to be sustainable then the weight to be given to housing in this location would be substantial.”

“This application is not for the same site but lies adjacent to this site, the position at the decision making stage, and subsequently confirmed at Appeal by the Inspector during the Public Inquiry, was that the Council had a five year housing land supply and therefore the tilted balance set out in paragraph 11d of the National Planning Policy Framework was not engaged.”

Officer report

What officers recommended

Officers considered the development acceptable in principle and on highway, drainage, amenity, landscape and ecology grounds, subject to conditions and a legal agreement.

“For the reasons outlined above the proposed development is considered to be acceptable in terms of principle, impact on highway safety and parking, drainage, residential amenity, layout, design and materials, landscape, trees and ecology.”

“The officers view is that the development would not result in undue harm to the visual amenity or landscape character of the area, result in unacceptable highways, flood risk, noise, odour, ecology impacts with appropriate drainage and contamination strategies together with biodiversity net gain and improvements to transport and public rights of way could successfully mitigate against any impacts arising subject to appropriate details being submitted and agreed as part…”

Officer report

What consultees said

Highways, flood and nature conservation consultees raised no objections subject to conditions, while the town council objected over traffic and emergency access.

“There are already serious concerns about the amount of traffic which uses Henthorn Road, both for residential purposes and to visit the recycling centre. Further development would intensify these traffic concerns. In particular, at certain times, the amount of traffic on the road could cause problems for emergency vehicles requiring prompt access to attend an incident. • An independent traffic survey should be undertaken on Henthorn Road, during school term time.”

“Lancashire County Council acting as the Local Highway Authority (LHA) does not raise an objection regarding the proposed development and are of the opinion that the proposed development will not have a significant impact on highway safety or capacity in the immediate vicinity of the site subject to conditions being attached to any grant of permission relating to Construction Method Statement, construction site access, visibility splays, estate roads – construction,…”

Officer report

What residents raised

More than 120 representations objected, citing traffic, unsuitable roads, countryside and wildlife harm, flooding, infrastructure pressure and residential amenity concerns.

“Increased traffic through Montague Place, an unsuitable narrow road, the access to the estate should be off of Henthorn Road; • Additional traffic due to around two hundred more cars across Clitheroe’s road network especially during peak times to reach A59 as the majority of people will not work in Clitheroe.”

“The development is also near the brook with wildlife such as herons and otters; • There are barn owls in the area which have been seen over the site; • Owl box attached to an adjacent tree is occupied by owl and young this needs to be protected; • Flood risk due to previous water logging occurring on the proposed development fields; • Pressure on oversubscribed schools and nurseries; • Pressure on health services; • The local sewer network is unable to cope; • Pressure on…”

Officer report

Who spoke

Two people spoke against the application in its current form, and one person spoke in support.

The committee’s decision

The committee deferred the application so an alternative access directly from Henthorn Road for the northern parcel could be considered.

“Application deferred to enable an alternative access directly off Henthorn Road to serve the northern parcel of the site to be considered.”

Minutes