One detached dwelling at Halifax Road, Briercliffe, Burnley

“Proposal 2.1. The application is being presented to committee as it was called in by Councillors Kazmi, Lone, Chaudhary. This submission follows the approval of Permission in Principle (PIP/2023/0648) for 1no. dwelling and refusal of Technical Details Consent (FUL/2025/0294) on highways safety grounds and provides updated scheme which seeks to address highways concerns. The submission proposes a single detached two storey 5-bedroom property with attached garage.”

“Site and Surrounding Area 1.1. The application site is located on the south side of Halifax Road on grazing land between Copucobana and Hill Farm within the settlement of Lane Bottom. The site slopes down from the southeast corner to the northwest corner. The site frontage includes 6no. trees set behind a stone wall along Halifax Road which includes a field gate access near the western corner. Along the frontage of the site with Halifax Road there are 6no.”

“County Highways reviewed the proposal and advise that suitable visibility splays are required and can only be achieved (without the removal of the existing trees) by including 2no. kerbed buildouts into the existing carriageway on either side of the proposed access. This would narrow the existing carriageway to 5.025m which would be an unacceptable width on a road of this nature, namely a country lane connecting rural settlements with the settlement of Burnley.”

“Officers note whilst there is street lighting on this section of Halifax Road this is only on the north side and as such it is unclear how visible the buildouts would be in low light, and the provision of white lines is not considered sufficient to address potential safety concerns. Regardless of the potential safety issues, the works are located within the adopted highway and so would require the approval of the Highways Authority (a S278 agreement) to be delivered.”

“PIP/2020/0032 – Construction of up to three high quality dwellings – Refused February 2020 – Appeal (APP/Z2315/W/20/3248937) dismissed August 2020. 5. Consultation Responses: County Highways – Raised objection to the proposals 2no. kerbed buildouts which would create an obstacle in the road which would have an unacceptable impact on highways safety.”

“Greenspaces (Parks) – Request off-site contribution for open space of £1,750 to upgrade open space at Lane Bottom.”

“Publicity – A total of 11 responses were received raising objections to the proposal. The issues raised can be summarised as follows: • Narrowing of highways would be unsafe and would impact parking of dwellings opposite the site. • Road survey indicates high usage and high speeds along Halifax Road which represents a highways safety issue. • Removal of TPO trees, access requirements not appropriate justification.”

“A number of the comments received object to repositioning of a gateway stone currently located to the west of the site. It is mentioned in paragraph 6.3 of the Transport Technical Note as a possibility, however it does not form part of the works applied for as part of this application.”

“The Chair moved that the item be deferred to allow the applicant to engage with LCC highways.”

“Officers did not think this appropriate in this case as the issues were fundamental and it may not be possible to overcome them. If it were, it may have required a complete redesign that would constitute a new scheme.”

“The proposed kerb build out would create an obstacle within the highway and narrow the road to the unacceptable detriment of highways safety. As such the scheme would have an unacceptable impact on the highway safety contrary to Local Plan Policy IC1 and the Framework.”