Nine dwellings at 425 Gisburn Road, Blacko

“Proposal: Outline: Erection of 9 detached and semi-detached dwellings with integral, attached and detached garages (Access, Layout, Scale and Landscaping).”

“The application site is a plot of land adjacent to No. Gisburn Road, Blacko. It is located beyond the settlement boundary within the Open Countryside.”

“An appeal was allowed for outline planning permission for a development of 9 dwellings at 425 Gisburn Road in 2023, this proposed development is described on the plans as a second phase of that development and would effectively form a single development for planning purposes with that approved development, resulting in eighteen dwellings in total.”

“This development would have cumulative surface water drainage impacts together with the approved development, cumulatively requiring eighteen dwellings to be drained. Furthermore, it significantly reduces the undeveloped area in the applicant’s ownership available for sustainable drainage infrastructure, this is particularly relevant as surface water is proposed to be discharged to a soakaway in the application forms.”

“To avoid risk of costs at appeal the applicant should be given time to address the need for an acceptable drainage strategy and therefore it is recommended that the approval of the application be delegated to the Assistant Director Planning, Building Control and Regulatory Services subject to an acceptable drainage strategy being submitted.”

“LCC Lead Local Flood Authority – Objected to the proposal for 11 dwellings due to lack of a sustainable drainage strategy. No comments on the amended proposal for 9 dwellings as it falls below their consultation threshold but referred to their standing advice for non-major developments, which advises that a sustainable drainage strategy is necessary.”

“United Utilities – A pressurised sewer asset crosses the north of the site and we will not permit building over it. The applicant must agree the new structures that are close to the infrastructure prior to any determination to understand if any amendments need to be made as part of the submission. Recommend conditions for drainage and asset protection if the application is approved.”

“Blacko Parish Council - 1. The proposal adds a further 11 houses to a site which already comprises 1 existing dwelling and planning permissions for 10 houses which would result in 22 houses on this site. The scale of this development is totally inappropriate for a small village like Blacko. There is no case put forward in the planning statement that there is a need for a development of this scale.”

“Impact on the visual and landscape character of the area including cumulative impacts • Overdevelopment of the site • Urban land should be developed first • Impact on tourism • Projection beyond the settlement boundary • Significant weight should be given to the open countryside policy of the Local Plan 4 th Edition • Restricted visibility at the access and adverse highway safety impact of additional traffic • Access gradient and access for utility and emergency service…”

“At a meeting of Barrowford and Western Parishes Committee on 6 th August the decision to refuse this application on the grounds of impact on visual amenity (Policy ENV2) drainage (Policy ENV7 and para 182 of the National Planning Policy Framework) and highway safety (Policy ENV4) was referred as a recommendation to this Committee as this decision would represent a significant risk of costs being awarded against the Council in the event of an appeal.”

“The proposed development would result in significant harmful landscape and visual impacts when experienced from public vantage points including the well-used adjacent public right of way. The development would result in an incongruent and alien feature in its setting harmful to the character of the locality.”