A plan for 238 new houses in Edenfield, Rossendale, including over 70 affordable homes, has been supported by councillors despite claims from objectors that it is still not good enough.
The Taylor Wimpey application for land west of Market Street had prompted over 400 objections. But it has now progressed after Rossendale Council's development committee said it was 'minded to approve' it but delegated some details to leading councillors and the borough's planning head.
The size of the development was described as 'significant' for Rossendale housing needs and the number of affordable properties a 'step-change'.
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Outlining it, planning officer James Dalgleish said details had developed over three years. Enhancements including more natural stone and slate, more characterful groups of homes and different densities, reflecting Edenfield's mixture of terraces and rural architecture.
Taylor Wimpey would make financial contributions towards transport, open space, bio-diversity sites and other enhancements. Furthermore, other measures, such as new car parking for lost spaces along Market Street, the distances between existing and new homes, and landscaping would mitigate against the acknowledged impact on existing neighbours.
Mr Dalgleish added: "In summary, we now think this is a well-designed scheme which complies with national and local planning policies."
'Level of anger' over plan
But Mervyn MacDonald, of Edenfield Community Neighbourhood Forum, criticised some aspects. He claimed the impact on existing residents was not given enough weight in considerations.
He said: "Over 450 objections have been submitted , reflecting the level of anger about this plan and the way we have got to this decision today. Residents' concerns nearby have only been given 'moderate' weight.
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"Regarding traffic, there are concerns about a narrow right-hand ghost junction impacting traffic flow and creating risks. Traffic will increase with another 500 cars or so. There are concerns about double yellow lines on Market Street, which will have a detrimental effect on residents. And other areas will be affected by displaced traffic."
He added: "The planning report says the Edenfield Neighbourhood Plan has been taken account of. But this application seems to have picked-and-chosen some aspects while disregarding others. The neighbourhood plan is a mechanism to the give the community a say on developments.
"It's true that some improvements have been made to this plan over three years. But it started at a very low base. The first version was terrible. There was a report back then saying the vision and design were too generic. But this new plan is too cramped and dense. It has still not been developed far-enough."
But the accusations were rejected by planning officers. They said the Edenfield Neighbourhood Plan had influenced the scheme, such as with building materials, street lay-out and changing house densities. Furthermore, the neighbourhood plan covers a wider area and a number of sites, including and beyond the Taylor Wimpey site. And various elements or conditions would address residents' concerns.
'Important site'
Graham Lamb, of the Pegasus Group, represented Taylor Wimpey. He said: "The site has been the focus of extensive consultation since 2023. It includes a proposed Section 106 financial agreement, which is agreed and to be signed soon.
"This land is identified in Rossendale's Local Plan. It fits with a site master-plan and design code approved by this planning committee after five rounds of consultation. Its significance cannot be underestimated within the current housing situation. It's important for the borough's housing supply.
"If it was refused, it would leave the council with less housing-land supply and open to speculative schemes. The proposed 15 types of houses and the level of affordable homes represents a real step-change. There will be high-quality building materials and screening to address residents' concerns. Also a higher-density, linear design, was wanted to reflect the existing village. Density guidelines were followed and have been agreed by this committee."
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He added: "Fundamentally, this is designed for young families and first-time buyers. It will be different to what already exists in the village.
"The Edenfield Neighbourhood Plan is the result of a lot of work by people. It was made in February 2025. The site master-plan was approved in September 2024. There is an element of tension between them but the neighbourhood plan has not been ignored. The master-plan is specifically for this allocation. The size of this proposal is probably the factor behind objections or anger. But it is balancing exercise."
Mr Lamb also highlighted Taylor Wimpey financial contributions for sport amenities, green belt enhancements, a new bus stop, site footpath, cycle way, play area and open space. Regarding lost residents' parking on Market Street, 13 new spaces would be built in the first phase of site work. This number was accepted by Lancashire County Council.
Councillors' warning on housing plans
Questions and comments came from councillors including Simon Holland, an Edenfield councillor, and committee members Ann Hodgkiss, Julie Adshead, James Eaton, Ann Kenyon, Matt Norton, Christine Gill and Danielle Ashworth. These included residents' concerns, building materials, solar panels, green belt, school places and doctors' surgeries. County council advice was that local schools have enough space for future needs.
But Coun Holland commented: "Over time, Edenfield has grown with small housing developments. But this will be almost a 50 per cent increase, with years of HGVs and building work. Buyers will likely come from areas such as Manchester and Bolton. Many current residents feel assumptions about the impact on doctors, schools and services are flawed.
"Achieving housing targets should not be at the expense of existing residents. I recommend the committee to defer this plan, to make more changes acceptable to all."
But in a vote, the majority of the committee said they were 'minded' to approve the plan but delegated authority to leading members and Rossendale's head of planning to finalise some details.