Land Supply Analysis - Rossendale Borough Council

Critique of housing land supply in Rossendale
April 2013
Core Strategy
The Core Strategy was adopted on the 8 November, 2011 and establishes policy for the
period 2011 to 2026.
Policy 2: Meeting Rossendale’s Housing Requirement
The net housing requirement for the period 2011-2026, will be achieved through:
1. Providing at least 3700 net additional dwellings over the plan period 2011-2026
equating to 247 dwellings per year
2. Allocating greenfield and previously developed land to meet the requirement for
the period 2011-2026 to meet identified type, size and tenure needs; including
indicative phasing where appropriate
3. Delivering an overall amount of 65% of all new dwellings on previously developed
land (PDL) across the Borough. Rawtenstall will have a lower PDL figure, with
substantially higher levels in Bacup, Haslingden and Whitworth
4. Supporting the reuse and conversion of appropriate buildings for housing
5. Encouraging higher density developments (50+ dwellings per hectare) in
sustainable locations, such as within and adjacent to Rawtenstall, Bacup,
Haslingden and Whitworth and where well served by public transport, with a
minimum density of 30dph across the Borough
6. Safeguarding the character of established residential areas from over-intensive
and inappropriate new development; and
7. Prioritising the development of previously developed land. However,
development of un-allocated greenfield land will be permitted where:
i. It is for 100% affordable and/or supported housing schemes; or
ii. It forms a minor part (up to 15% of the overall site size) of a larger mixed use scheme or a
major housing proposal (10+ dwellings) on previously developed land or
iii. It delivers a significant social, economic, or environmental benefit, or
iv. The application is for a barn conversion and it can be demonstrated that the
site has been marketed for economic uses for 12 months, to the satisfaction of the
Council, and is not viable for these purposes
1

The Council’s Annual Monitoring statements 20010/11 and 2011/12
The monitoring statements give the following figures for housing completions in
recent years:-
2005/6 206
2006/7 114
2007/8 222
2008/9 54
2009/10 173
2010/11 74
2011/12 119
Thus, an annual target of 247 dwellings per year is very challenging and a high supply of
deliverable sites will be required. Such a figure has never been attained over the past 7
years and the average completion rate, at 137, is more than a hundred per year below the
target figure. Moreover the NPPF advocates that where there is evidence of
underperformance the 5 year supply should be augmented by 20%. That puts the annual
target at 296 and is more than twice the average for the past 7 years.
Calculating the 5 year supply of deliverable housing land in the Borough
A. The Council’s Housing Land Supply report 2012-2017
This is the latest assessment by the LPA of housing land availability, produced in September
2012 and relating to the period from 1 April 2012 to 31 March 2017.
The report includes 2 scenarios. The first takes the average of 247 houses needed per year
and adds 20% for previous underperformance. This gives a 5 year requirement of 1482
dwellings.
Scenario 2 is based on an assumed accelerating housing trajectory over the next 15 years
(though with no evidence that such an accelerator is likely). This gives a figure for the next 5
years of 1447 dwellings.
2

B. Appeal decisions guidance on calculating the 5 year supply
1) Appeal decision. High Peak Borough council (APP/H1033/A/11/2159038) 23 August,
2012
In allowing the appeal for, amongst other reasons, a lack of a 5 year supply of deliverable
housing land, the Inspector opined as follows:-
10. The most up-to-date planning policy document, the National Planning Policy
Framework (the Framework), was issued in March 2012. The Framework at 47
requires that local planning authorities should … identify and update annually a
supply of specific deliverable sites sufficient to provide 5 years’ worth of housing
against their housing requirements with an additional buffer of 5% (moved
forward from later in the Plan period) to ensure choice and competition in the
market for land. Footnote 11 to 47 explains that to be considered deliverable,
sites should be available now… and be achievable with a realistic prospect that
housing will be delivered on the site within 5 years …. Footnote 11 states that
sites with planning permission should be considered deliverable until permission
expires, unless there is clear evidence that schemes will not be implemented
within 5 years, for example they will not be viable…. The inclusion of the phrase
until permission expires strongly implies that a site which no longer has – or,
significantly, has not yet received – planning permission for housing is not to be
considered deliverable in the terms of the Framework.
2) Appeal decision. Wincanton (APP/R3325/A/12/2170082) determined on 29 August, 2012
Sites without planning permission
30. The Framework advises that to be considered deliverable, sites should be
available now. Accordingly, sites without planning permission should not be
included in the supply, except as described below. (The “below” relates to windfall sites)
Housing supply in the Borough in the light of the above
The LPA’s Housing Land Supply report 2012-2017 gives the following figures in relation to
the target requirement of 1482 dwellings from 1 April 2012 and for the following 5 years:-
3

Most of the “number of dwellings from specific deliverable sites” either do not have planning
permissions or are in areas where such permissions for housing development are unlikely to
be forthcoming. If this category is omitted then the availability of deliverable housing land is
as follows:-
Sites where a start has been made but 555
where there are outstanding completions
remaining
Sites with planning permissions which will 412
not lapse until 2012 but where no start had
been made
Total 967
Shortfall for next 5 years -515
Percentage shortfall 35%
Years supply at a requirement of 296 3.27 years
dwellings per year
4

More detailed analysis
Data sources
In 2008 the LPA commissioned Roger Tym Assocs. to produce a report into likely available
housing sites in the Borough in order to show that there was at least a 5 year supply of
housing land. Possible sites were categorised into three, with category 1 sites being the
most suitable and category 3 sites being the least suitable or least likely to be available
within 5 years. The conclusion was that a 5 year supply could indeed be shown – though
the analysis included very many sites lacking planning permissions and discussions with
land owners was not particularly robust.
That report has been used by the LPA as a “rolling programme” since then to update its data
on housing land availability.
In particular, this supplementary analysis has looked at the following reports published by
the LPA since that time:-
1. The LPA SHLAA report of December, 2010 as this contains details of the individual
sites which the LPA claims provide a 5 year supply of deliverable housing land
2. The “ 5 Year Housing Land Supply Report 2012-2017” published in September, 2012
3. The LPA’s Site Allocations and Development Management DPD which it is currently
undertaking as it moves towards the production of a new local plan for the borough
4. The LPA’s adopted Core Strategy and its current policies with regard to the release
of land beyond the saved Urban Boundary of the old Local Plan.
Core Strategy policy with regard to the release of sites for development beyond the saved
Urban Boundary
The adopted Core Strategy has “saved” the Urban Boundary as delineated on the previous
Rossendale District Local Plan which had been adopted in 1996.
The Core Strategy resists most development outside the Urban Boundary in accordance
with its policy 1:-
5

Review of the Urban Boundary and the suitability of new sites for housing
The LPA is currently undertaking a review of possible new sites for inclusion within the
urban Boundary – but as it’s published literature makes clear it may still be two years away
from finalisation:-
The following is taken from the LPA’s website (April 2013)
Lives & Landscapes
Local Plan Part 2 - Site Allocations and Development
Management DPD
View pages in this section
Lives & Landscapes is the second part of Rossendales Local Plan and will designate land
and buildings for future uses such as housing, parks, shops, schools and parking. It will also
set out what new developments should look like, how they should be constructed as well as
how they should fit in with their surroundings.
Latest News!
Consultation Comments on the Green Belt & Urban Boundary Review
View the comments received on the Green Belt and Urban Boundary Review
The Council will assess each comment in turn and will publish a further report in the summer
of 2013 setting out its responses to the submissions made.
What things will be allocated?
All sorts of land uses and facilities will be looked at potentially allocated, for example:
Car Parks Local Nature Reserves All Types & Size of Housing Offices
Shops Industrial Areas Play Grounds Allotments
Sports Pitches Parks Health Centres Schools
Hotels Tourist Attractions Park and Ride Green Belt
Countryside Local Green Spaces Recreation & Leisure Facilities Infrastructure
Will you be looking at the Green Belt and Urban Boundaries?
Yes. The current boundaries were drawn 15+ years ago and things have changed since then.
We need to take a look at them now to make sure that they are accurate as well as make room
for future needs.
7

But, don't panic! We're not planning to radically change the boundaries and we understand
how important the countryside is to local people and the natural environment.
How will it be done?
We plan to prepare the document in a logical sequence to make it as easy and clear to
understand and follow as possible. As such it will be broken down into 3 distinct parts:
1. Green Belt and Urban Boundary Review
2. Allocating Land and Buildings
3. Policies for Types of Development and Design & Materials
Doing it this way will allow us to objectively assess sites based upon where the boundaries
should be and then produce policies for those sites once we know what they are going to be
used for.
How long will it take?
It's a detailed document and it will take between 2-3 years before its finished.
It takes this long because we have to look at every site in detail and examine all the pros and
cons - this takes time. We also need time for full public consultation and we also need to
make sure that we satisfy all the relevant legal requirements.
How do I get involved and have my say?
By its nature Lives & Landscapes will attract a lot of attention and it is important to us that
you get the opportunity to give us your views. Throughout the process we will actively seek
your comments and give you as much opportunity as possible to tell us your thoughts.
We will do this by:
Establishing a Community Forum for community and voluntary groups which meet at
regular and meaningful points in time before, during and after each stage of
consultation
Arrange public meetings for residents and local businesses who cannot make the
Community Forum or who are not part of a community or voluntary group
Help you to submit comments and understand the process
You can get involved by:
Attending the forums and/or public meetings
Send us your comments by email, post, facebook, twitter etc
Submit sites for us to consider for allocation
Invite us to a meeting to sit down and explain the process and address any concerns
you might have
8

How will the Council make sure that people know about it?
We know you care about Rossendale and your views are important to us. Therefore we will
publicise Lives & Landscapes as best as possible, including:
Newspaper Adverts and
Articals
Community Forums & Word
of Mouth
Posters and Leaflets to Local
Communities
Facebook, Twitter etc Radio (if possible) Public Meetings
Letters and Emails Attending Events
Rossendale Borough Council
Website
Any other things you or we can think of!
Are the views of developers and land owners more important?
No. It doesn't matter whether you're a developer, landowner, builder, local resident,
community group or a local business, all views are treated equally.
Do you have to own land to put it forward for allocation?
No. Anyone can submit sites for us to consider - you don't have to own it for us to look at it,
we'll sort that bit out.
So, the LPA continues to use the current Urban Boundary to contain most development and
is resistant to housing development outside it. That position is unlikely to change for at least
another two years and any changes at that time are still very uncertain and cannot be relied
upon.
Analysis of the LPA’s housing supply data in the light of the above
A. Sites which have been included but which are outside the current Urban Boundary
The LPA’s “5 Year Housing Land Supply Report 2012-2017“published in September 2012
includes in its provision of a 5 year housing supply a list of sites totalling 1379 dwellings
(Page 13). Most of the sites mentioned have a serial number attached to them and these
can be traced back to the maps as contained in the LPA’s 2010 SHLAA. Others relate to the
on-going review of the Urban Boundary which still has some two years to run.
An analysis of these sites shows that the following would be most unlikely to be granted
planning permission at the present time as they are outside the Urban Boundary and where
9

current Core Strategy policy would be resistant to their release. Housing numbers shown in
red should be discounted on allocation grounds alone
Sites with comments in red are outside the Urban Boundary. Sites in blue are identified as
available in the LPA’s 5 year land supply report but have other major constraints attaching to
them or the number of suggested dwellings is too high.
Supply of Specific Deliverable Sites
The table below identifies sites across the Borough that are considered to be deliverable
between 1st April 2012 and 31st March 2017, in accordance with the provisions of
paragraph 47 and footnote 11 of the National Planning Policy Framework (NPPF) March
2012.
Site ID
(SHLAA)
Location/addres
s
635 / 710 Land adjacent to
Grane Road and
Holcombe Road,
Haslingden
671 Rossendale
Hospital Site,
Haslingden Road,
Rawtenstall
17 Land adjacent to
Moorland Rise,
Haslingden
673 Land north of
Lime Tree Grove,
Rawtenstall
(Constablee
Development 1)
Albert Mill and
Sunnyside,
Whitworth
Land between
Reedsholme and
Short Clough
Reservoir,
Rawtenstall
Comments
No
of
dwg
s
160 LLand is outside the retained Urban
Boundary of the District Local Plan.
Site 635. The 2010 SHLAA states
“Downgraded to Category 2 as not
available within 5 years”
139
Site 710. Former gas works site
100 Land is outside the retained Urban
Boundary of the District Local Plan
The 2010 SHLAA states
“Available within 11-15 years
84 Potential access issues, with a
“ransom strip” for access from the
south
75 2012/0558 is an outline approval
for up to 49 dwellings granted on
the
50 Land is outside the retained Urban
Boundary of the District Local Plan
Green field land
10

Land adjacent
to A56,
Haslingden
50 Most of this site is very noisy as it
adjoins the A56 dual carriageway
and most is also used for
employment purposes. Not very
suitable for housing and no history
of planning applications for such a
use
674 Land east of
Hollin Way,
Rawtenstall
(Constablee
Development 2)
Facit Mill,
Whitworth
Land at
Hollins
Lane,
Rawtenstal
l
Mill End
Mill,
Waterfoot
Whinberry
View,
Bacup
Road,
Rawtenstal
l
Yes - registered
provider in
negotiations.
Yes - site
submitted as part
of Site Allocations
DPD and
discussions had
with owners and
developers
Yes - owner in
negotiations with
potential
developers
Yes - site
submitted as part
of Site Allocations
DPD and
discussions had
with owners and
developers
676 Land west of
Hollin Way,
Rawtenstall
(Constablee
Development 5)
487 Woodtop garage,
Townsendfold
Mytholme House,
burnley Road
East, waterfoot
Albion Mill,
Burnley road
East, Waterfoot
Employment land
adj to Grane
Road and
Holcombe Road,
Haslingden
Waterfoot Primary
school site
668 Land off Rochdale
Road, adjacent to
Sheephouses
Reservoir
44 Land is outside the retained Urban
Boundary of the District Local Plan
Green field land
39
35
30 Application 2006/464 refused on the 7
Nov 2006 for 28 dwellings on grounds
including overdevelopment and
highway grounds
25 Long standing outline approval has
never yet been implemented.
Extension of time limit approved to
keep it “live”
24
24 A planning application for housing
was refused on this site in approx.
2006 on various grounds. No
applications since
21
20 No planning approvals found for
this site currently in commercial
use
19 This is employment land.
10 No planning approval found for this
site
80 Land is outside the retained Urban
Boundary of the District Local Plan
Green field land
11

823 Land off Cherry
Tree Lane/ Lower
Clowes Road,
Townsendfold,
Rawtensall
30 Part of site is outside the Urban
boundary.
Most of the developable land
inside the boundary is a recreation
(football) site and where residents
have resisted housing
development in the past. Other
parts of the site have been planted
with trees by the council in the
1970’s. In addition much of the site
was the subject of a court case
where compensation was granted
on the grounds of land
instabilityuch of the site is
protected by the retained Local
Plan policy relating to
“Greenlands”
564 Land to the rear
of Waingate,
Spring Side,
Rawtenstall
1161 Land of
Helmshore Road,
Helmshore
1183 Land behind
Pennine Road,
Bacup
659 Land off
Greensnook
Lane, Bacup
689 Land behind
Pennine Road,
Bacup
1271 Mill adjacent to
Deansgreave
Road, New Line,
Britannia
654 Land at Robert
Street,
Rawtenstall
30 Land is outside the retained Urban
Boundary of the District Local Plan
Green field land
50
Potential access difficulties
The 2010 SHLAA report states
“Available within 6-10 years”
This is parkland. Moreover it is
replacement land for land taken from
Victoria Park when the A56 bypass
was constructed in the late 1970’s
50 2010 SHLAA concludes”
Necessary infrastructure is unlikely to
be in place to permit development of
the
site
Availability Available within 11-15
years”
And
“Desireability of Wider area: Poor
Desireability”
50
50
50 2012/0385 is for 30 dwellings
40 2010 report concludes
“Downgraded to Category 2 due to
being within Flood Zone 2”.
So, at least 544 out of the 1379 potential dwellings should be discounted as planning
permissions are unlikely to be forthcoming in the near future, if at all, because they lie
outside the Urban Boundary.1379-544 = 835
12

In addition, using actual permissions on the Albert Mill site, Whitworth and at Deansgreave,
Bacup rather than assuming housing numbers reduces the figures by a further 56. Other
doubts as shown in blue raise the figure to be discounted to 343.
Thus the sites listed by the LPA as being available and deliverable within the next 5 years is
actually 1379-( 544+343) = 492
Unimplemented sites with planning permissions
The table in the 2012 report indicates that 32% of these lapse in the current year. There is
also a duplicate for the Old Market Hall, Bacup
Deleting the duplicate, but making no allowance for the applications which may lapse in
2013, gives a total of 412-28= 384 houses
Unimplemented Residential Planning
Permissions
The table below identifies planning permissions across the Borough that have not yet
started and that will not expire until after 1st April 2013.
Application
number
Site address
Expiry
Date
Dwgs
approv
ed
Appellant
comments
2010/0092 Kearns Mill Cowpe Road
Cowpe Waterfoot
20-May-13 39 This is a
renewal of an
earlier
permission
which has not
been
implemented
Planning
application
2013/0090,
validated on the
26 March, 2013
(Yet to be
determined) is
for 22 dwellings
on the site) i.e.
17 less
13

2010/0286 Holcombe Road Helmshore
Rossendale Lancashire
2010/0406 Land adjacent to 368 Rochdale
Road Bacup OL13 9TH
2010/0433 Land off Eastgate Whitworth
Rossendale
2010/0552 Farm Hill Farm Edge Side Lane
Waterfoot
14
19-Oct-13 32 Underway
24-Oct-13 13
2007/555 New Line Bacup OL13 0BY 08-Jan-14 1
2010/0557 Anvil Street Stacksteads Bacup 18-Jan-14 11
2009/0133 Carr Road, Water 30-Jan-14 1
2008/0124 Rawtenstall BB4 6EU 10-Feb-14 1
2008/0102 Stubbylee Lane Bacup
15-Feb-14 1
Lancashire OL13 0DD
2010/0366 Land opposite 449- 457 Bacup 28-Feb-14 20
Road Hareholme
2010/0678 Vacant Land Adjoining 4 01-Mar-14 1
Parkinson Street Haslingden
2011/0009 Greens Lane Bacup 06-Mar-14 1
2011/0003 Daisy Nook Honey Hole 07-Mar-14 1
Stacksteads Bacup
2010/0689 550 Market Street, Shawforth 09-Mar-14 2
2011/0007 Burnley Road, Bacup 22-Mar-14 1
2011/0008 23 Plantation Street,
31-Mar-14 1
Rawtenstall
2011/0068 Haslingden Road, 10-Apr-14 1
2011/0183 Side garden of 214 Burnley
Road Weir Lancashire OL13
8QE
08-Jun-14 1
2008/0673 214 Burnley Road East Weir
Bacup OL13 8QE
2010/0101 Old Market Hall Bank Street
Bacup
30-Nov-13 45 There are very
old permissions
on this site
which have
never been
implemented
12-Dec-13 1 130 lapse in
2013 unless
renewed (32%)
08-Jun-14 1
2011/0199 Tonacliffe Way Whitworth 19-Jun-14 1
2011/0197 Market Street, Edenfield 20-Jun-14 5
2011/0223 Market Street, Edenfield 05-Jul-14 1
2011/0148 Heald Lane, Weir 21-Jul-14 1
2011/0274 Laneside Farm Goodshaw Lane
Loveclough Rossendale BB4
8RB
13-Jun-14 25 There are old
approvals for
this listed
building which
have never
come to
anything
24-Jul-14 1
2011/0036 Loveclough, Rossendale 25-Jul-14 1

2011/0280 Land adjacent to 35 Blackburn 26-Jul-14 1
Road Haslingden Rossendale
Lancashire BB4 5QG
2011/0291 Park Road, Haslingden 11-Aug-14 4
2011/0295 Gander Brow Market Street 04-Sep-14 1
Shawforth Rochdale OL12 8XD
2001/0295 Market Street, Whitworth 04-Sep-14 1
2008/0393 Tunstead Stacksteads 07-Sep-14 1
2011/0417 1 Lower Clowes, Rawtenstall 29-Sep-14 1
2011/0404 1/3 Height End Cottages Kirk
Hill Road HASLINGDEN BB4
8TZ
25-Oct-14 2
2011/0505 373-375 Manchester Road
Haslingden Rossendale
Lancashire BB4 6PT
2011/0464 28 Lincoln Street Haslingden
Rossendale Lancashire BB4
5DT
2010/0101 Old Market Hall Bank Street
Bacup Lancashire OL13 8HD
15
20-Nov-14 1
04-Dec-14 2
07-Dec-14 28 This is a
duplicate of an
earlier entry
11-Dec-14 1
2011/0509 684 Burnley Road East
Rossendale BB4 9NT
2011/0543 Freeholds Mill Market Street 11-Dec-14 1
Shawforth
2011/0406 Land adjacent 143 Todmorden 15-Dec-14 1
Road Bacup OL13 9UA
2012/0032 Land adjacent 143 Todmorden 15-Dec-14 1 126 lapse in
Road Bacup OL13 9UA
2014
2011/0537 Land north of 101 Tonacliffe 05-Jan-15 1
Road Whitworth
2008/0761 227 Bury Road Rawtenstall 23-Jan-15 4
2011/0633 7 The Cloisters Bacup Road 14-Feb-15 1
Waterfoot Rossendale BB4 7JU
2011/0590 Land to the south of Bury Old 20-Feb-15 1
Road Shuttleworth Ramsbottom
Lancashire
2012/0028 75 Bank Street Rawtenstall
Rossendale BB4 7QN
2012/0057 512 Burnley Road East
Rossendale BB4 9LB
2012/0056 Land off Brandwood Road
Brandwood Bridge Stacksteads
Bacup Rossendale
27-Mar-15 1
12-Apr-15 2
17-Apr-15 1
2012/0055 Gordon Works Ashworth Road 20-Apr-15 4
Rossendale BB4 9JE
2012/0020 Garden of 110 Bury Road 26-Apr-15 1
Edenfield BL0 0ET
2009/0016 BB4 6AA 26-Apr-15 4
2012/0117 Stables Hud Hey Road Rising 27-Apr-15 1

Bridge Haslingden BB4 5JL
2011/0631 Land adjacent 271 Holcombe 01-May-15 1
Road Helmshore BB4 4NP
2012/0203 33-35 Thorburn Drive Whitworth 18-Jun-15 1
Rochdale OL12 8UJ
2012/0204 2 & 4 Hawthorn Road Bacup 19-Jun-15 1
OL13 9LQ
2012/0096 1 Laburnham Street Haslingden 20-Jun-15 8
2012/0156 Ashley Court, Whitworth 25-Jun-15 -8
2011/0637 Rockcliffe Road 26-Jun-15 82 Now underway
2012/0077 Ashfield Vicarage, Rawtenstall 02-Jul-15 1
2012/0177 58 Crabtree Avenue Waterfoot 12-Jul-15 2
Rossendale
2012/0304 Land Adjacent to Dykes Barn 13-Jul-15 1
Farm Burnley Road
Broadclough Bacup OL13 8RQ
2012/0198 Plots 17-20 Kandel Place 19-Jul-15 4
Whitworth Rossendale OL12
8RF
2012/0231 Acre Mill Acre View Stacksteads 24-Jul-15 30
Bacup
2012/0210 Higher Mill, Rawtenstall 24-Jul-15 12 156 lapse in
2015
Total Dwellings Not Started/
Unimplemented
412
All of the above gives the following available figures for land availability, based on the LPA
2012 report:-
Houses still to be completed on sites underway 555
Unimplemented sites with planning permissions – 367
as amended in the table above
Other sites considered by the LPA to be
492
deliverable (After deleting the most dubious and
as shown in red and blue above) (1379-644)
Totals 1414
B.Allowance for the none take up of available sites
Reference is made in the initial Appeal Statement to the Wychavon appeal decision where
the Inspector considered that a 10% reduction in housing land availability was reasonable to
account for the none take up of sites
16

An analysis of the LPA’s 2012 document with regard to the take up of sites with planning
permissions indicates that such a percentage reduction would be at best conservative:-
Residential Development Currently
Under Construction
The table below identifies housing sites across the Borough that are currently under
construction.
Application
no
Site name Site address Dwgs
approved
Dwgs
built
%built since
approved
1996/341 Hollin Way Burnley Road, Constablee 175 109 62% in 17
yrs
1997/233 Park View Land off Mill Row/Woodcroft 5 0 Nil in 16 yrs
Street
2000/484 Crown Estate Land between Rockcliffe Rd &
Rochdale Rd
8 2 25% in 13
yrs
2002/293 Mangol Fold Barn Mangol Farm Elm Street Edenfield 1 1 100%
Rossendale
2003/143 Grane Road 20 Grane Road Haslingden 8 7 87% in 10
yrs
2003/154 Land at Irwell Springs Weir Land at Irwell Springs Weir 56 14 25% in 10
yrs
2003/310 Lea Bank, Hareholme Hareholme Lane Cloughfold 18 17 94% in 10
yrs
2004/012 Former Chapel off York Street Crawshawbooth 12 8 66% in 9 yrs
2004/277 Pendle Avenue Bacup 20 21 100%
2004/360 Rear of 278-300 Newchurch
4 2
Road
2004/401 (A) Woodland Grange Land between Douglas Road & 196 138 70% in 9 yrs
Tong Lane
2004/891 Land to rear of 278-300
Stacksteads 4 1 25% in 9 yrs
Newchurch Road
2005/106 Land of Beaufort Road Weir 8 5 62% in 8 yrs
2005/142 Rochdale Road Rochdale Road Bacup 162 78 48% in 8 yrs
2005/526 Cockhall Farm Water Street Whitworth OL12 8XL 5 1 20% in 8 yrs
2005/647 Holme Street Stacksteads 2 1 50% in 8 yrs
2005/652 Former Rockcliffe Club Rockcliffe Road Bacup 16 4 25% in 8 yrs
2005/729 Higher Mill Millgate Road East Parade 15 3 20% in 8 yrs
Rawtenstall
2005/733 Garage land Industry Street Whitworth 4 2 50% in 8 yrs
2006/280 Land off York Street Crawshawbooth 7 2 28% in 7 yrs
2006/320 Holly Mount House St Marys Way Rawtenstall 53 18 34% in 7 yrs
2006/608 Bridge Mill Bridge Mill North Street Whitworth 28 19 68% in 7 yrs
2006/696 Slaughter House Slaughter House Burnley Road 21 11 52% in 7 yrs
East Whitewell Bottom BB4
2007/016 Land off Oaklands and Lower Oaklands Land off Oaklands and 49 9 18% in 6 yrs
Cribden Ave
Lower Cribden Avenue
Rawtenstall
2008/0702 Moorgate Tong Lane Bacup Rossendale 4 1 25% in5 yrs
Lancashire OL13 9JQ
2010/0428 Alden Place Land off Free Lane Free Lane
Helmshore
37 25 68% in3 yrs
2010/0667 Orama Mill Hall Street, Whitworth 85 0 Nil in 3 yrs
2011/0046 Holmefield House Holmefield House, Holcombe
Road, Helmshore, Rossendale
74 0 Nil in 2 yrs –
but now
underway
2012/0044 Springfield Court, Bacup Springfield Court, Bacup -23 0 Nil in 1 yr
17

1054 499
Applying a 10% reduction to the above and to the sites still to be started gives a figure
of 1273 dwellings
The LPA 2012 housing report calculates that a 5 year supply equates to either 1447 or
1482 dwellings.
Either way the LPA’s figures show an undersupply at some 4.3 years.
In addition the LPA densities used are likely to be too high as it is still using the minimum
density figures advised by the former government. Further, the reduction used of 10%
seems too low in view of the development history within the Borough
18