Time for Action! If you want to save the Upper Rough
Q. Where can I see this latest application?
A. https://publicaccess.pendle.gov.uk/online-applications/ and put the application ref 22/0790/OUT in the Search box Q. How do I comment on the outline application to build 150 houses on the Upper Rough? A. The easiest way is to send an email to [email protected] and cc L&B: [email protected] Q. What’s the deadline for comments? A. Officially, 23rd December, but comments will be accepted after that, prior to determination by Pendle Council. Play it safe and submit by the 23rd. Q. Can I comment more than once? A. Yes and you must do, if you need to present more evidence. 
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Q. What is an access only, Outline Application? A. It is one where just the “principle of development” on the site is determined and all other matters are “reserved” for the future.
Q. So why has Accrue Capital done a layout, house designs, landscaping, visualisations, added a community café and created an area of public open space? A. Because they are trying to persuade you that this is what the development will look like. It’s a sales document. Accrue are not the developers. Q. So the actual development won’t have these designs and features? A. Definitely not, none of this is considered at this stage. These will come forward if the outline application is passed as a separate Reserved Matters Application or multiple Applications to tick off each item. The expensive features won’t be profitable, so they will be dropped. Also, they are hoping you will comment on them, but these comments will then be judged irrelevant and ignored as this is an Outline Application. Q. Isn’t that devious? A. Yes it is. Q. Why have they brought this application in just before Christmas? A. Because they think you will be distracted and too busy to read all the documents. It’s just like Junction Property/McDermotts in the past. Q. Isn’t that devious? A. Yes. Q. Wasn’t the Upper Rough turned down at Appeal in 2016? A. Yes. Q. So why are they trying again? A. These are new owners, who bought the Upper Rough in 2021 for £550,000. If this application is passed, they would make about £5 million selling to a developer – that’s what’s driving them. They are not property developers, they are property speculators. Q. Have they done traffic surveys and visibility splays on the access points? A. No. Lidgett & Beyond will be doing them to gather evidence. |
Q. So it is worth objecting? A. Yes, as we do not think they have fully addressed the Planning Inspector’s determination from 2016, plus there is the removal of nesting habitat for ground nesting birds, specifically the Red List curlew which is in danger of extinction, the negative impact on long-range views and the detrimental impact on Footpaths 139 and 216, which forms part of the Winewall Circular Walk and the new East Colne Way promoted, circular walk. The Upper Rough has also been chosen as a Local Green Space in the emerging Colne Neighbourhood Plan, which has just finished Regulation 16. This means that to be proposing development on it (as this application is) prejudices emerging Pendle planning policy.
Q. Where can I find out more about this Colne Neighbourhood Plan? A. Visit https://colnetowncouncil.org.uk/services/neighbourhood-plan/ and specifically look at the Green Spaces Report (the Upper Rough is number 4) and the Significant Viewpoint Assessment (pages 13 and 14).
Q. Who should object? A. Everyone in your household, family and friends. We need to get as many responses as possible. Last time, we managed over 400 responses – let’s smash 500 this time!
Q. When will councillors be debating this application? A. There will be meetings in the New Year but the first meeting was on the 6th December at Colne Town Council, where they approved the appointment of professionals to argue the case against, as it is in conflict with the Colne Neighbourhood Plan .
Q. Will town councillors be making a planning decision? A. No, but they have formulated their formal response on behalf of Colne Town Council to Pendle Council in opposition to the application.
Q. What’s difference between this proposed development and the last one? A. Very little, only that this one avoids actually building in the Lidgett and Bents Conservation Area. Last time, Pendle Council only had a 4.3 year housing land supply, whereas now it has over 7 years’ supply, so its hands aren’t tied into accepting something unsustainable, inaccessible and highly visible. In addition, L&B has more supporting evidence to fight the application on landscape visual impact and ecology, as well as all the lessons learned from the 2016 Appeal (when we saved the Upper Rough). We also have grave concerns about Highway safety.
Q. So the fight for the Upper Rough is very much on? A. Absolutely! We want to be hearing the call of the curlews echoing around our area for decades to come!
Q. How do I join L&B? A. By e-mailing all your contact details to: [email protected] – we will run checks to ensure you are who you say you are.
Q. What if I am a member, but I’ve changed my address or contact details? A. Rejoin by sending your new details.
Q. How much is L&B membership? A. It is free and L&B is a charity, so we welcome Gift Aided donations, especially as we are hiring professional advisors like we did last time. Please get in contact if you can help.
Q. Where can I find out more about this Colne Neighbourhood Plan? A. Visit https://colnetowncouncil.org.uk/services/neighbourhood-plan/ and specifically look at the Green Spaces Report (the Upper Rough is number 4) and the Significant Viewpoint Assessment (pages 13 and 14).
Q. Who should object? A. Everyone in your household, family and friends. We need to get as many responses as possible. Last time, we managed over 400 responses – let’s smash 500 this time!
Q. When will councillors be debating this application? A. There will be meetings in the New Year but the first meeting was on the 6th December at Colne Town Council, where they approved the appointment of professionals to argue the case against, as it is in conflict with the Colne Neighbourhood Plan .
Q. Will town councillors be making a planning decision? A. No, but they have formulated their formal response on behalf of Colne Town Council to Pendle Council in opposition to the application.
Q. What’s difference between this proposed development and the last one? A. Very little, only that this one avoids actually building in the Lidgett and Bents Conservation Area. Last time, Pendle Council only had a 4.3 year housing land supply, whereas now it has over 7 years’ supply, so its hands aren’t tied into accepting something unsustainable, inaccessible and highly visible. In addition, L&B has more supporting evidence to fight the application on landscape visual impact and ecology, as well as all the lessons learned from the 2016 Appeal (when we saved the Upper Rough). We also have grave concerns about Highway safety.
Q. So the fight for the Upper Rough is very much on? A. Absolutely! We want to be hearing the call of the curlews echoing around our area for decades to come!
Q. How do I join L&B? A. By e-mailing all your contact details to: [email protected] – we will run checks to ensure you are who you say you are.
Q. What if I am a member, but I’ve changed my address or contact details? A. Rejoin by sending your new details.
Q. How much is L&B membership? A. It is free and L&B is a charity, so we welcome Gift Aided donations, especially as we are hiring professional advisors like we did last time. Please get in contact if you can help.
Some background – the Developers first go out to Consultation. This is a legal requirement. They put together what is basically a 'sales pitch' with pretty pictures and enticing words – pure marketing hype. You can see their submission at the foot of this page. One has to bear in mind that they are aiming to increase the value of the land to sell on at a vast profit to a building company.
In response, there were 248 emails, 5 phone calls, 3 letters and 69 on-line form responses, all but one objecting, listing the concerns mentioned elsewhere on this website. Accrue claim to have addressed each point raised but this does not stand inspection. (Their document ACCRUE_STMT_COMMUNITY_INVOLVEMENT.pdf is on the Planning Portal, should you wish to examine it.)
They then submit an Outline planning application (Access only) showing a new plan and with a plethera of reports and documents, claiming to have addressed any and all concerns. This is the stage we are at now, in November 2022. It needs a firm rebuff with as many objections as possible to [email protected] (and please cc. [email protected]) by the 23rd of December (officially) although comments will be accepted after that, prior to determination by Pendle Council. Play it safe and submit by the 23rd
In response, there were 248 emails, 5 phone calls, 3 letters and 69 on-line form responses, all but one objecting, listing the concerns mentioned elsewhere on this website. Accrue claim to have addressed each point raised but this does not stand inspection. (Their document ACCRUE_STMT_COMMUNITY_INVOLVEMENT.pdf is on the Planning Portal, should you wish to examine it.)
They then submit an Outline planning application (Access only) showing a new plan and with a plethera of reports and documents, claiming to have addressed any and all concerns. This is the stage we are at now, in November 2022. It needs a firm rebuff with as many objections as possible to [email protected] (and please cc. [email protected]) by the 23rd of December (officially) although comments will be accepted after that, prior to determination by Pendle Council. Play it safe and submit by the 23rd
Consultaion stage: the proposed Upper Rough Development
Here's what the Rough looks like after the Lower Rough development nears completion, highlighting the need to prevent unsustainable and inappropriate housebuilding on the Upper Rough...
www.facebook.com/mark.rogers.391/videos/392952702779426
(L&B's Facebook group is private, so you'll need to apply to join)
And here's a little wander onto the Upper Rough...
www.facebook.com/mark.rogers.391/videos/392952702779426
(L&B's Facebook group is private, so you'll need to apply to join)
And here's a little wander onto the Upper Rough...
Documents from the Accrue Capital consultation
colnevalleyviewconsultation.co.uk/
These show the location and masterplan for the Upper Rough, as well as proposing many "benefits" of the proposed development.
L&B does not support this development at all and believe that it simply does not address the key elements of the Planning Inspector’s determination of 2016, specifically paragraphs 39-42 and paragraph 54, which saw the application rejected.
These show the location and masterplan for the Upper Rough, as well as proposing many "benefits" of the proposed development.
L&B does not support this development at all and believe that it simply does not address the key elements of the Planning Inspector’s determination of 2016, specifically paragraphs 39-42 and paragraph 54, which saw the application rejected.