The Planning and Highways Committee for Blackburn with Darwen Council scheduled a meeting for 18 September 2025, to discuss several planning applications and related matters. The committee was expected to review applications for new industrial units, residential developments, and the conversion of a building into a special education needs facility, among other items.

Planning Application for Roe Lee Mill Site

The committee was scheduled to consider a full planning application for a new industrial development at the site of the demolished Roe Lee Mill No. 1 on Whalley New Road, Blackburn. Mr Yasran Yaseen was listed as the applicant. The proposal included the construction of 17 new industrial units, designated for uses E(g), B2, and B8¹, along with associated infrastructure such as parking, bin storage, and secure motorcycle and cycle areas. The planning report recommended that the committee permit the application. The report noted that the site is identified as a housing growth site, HO72: Roe Lee Mills, within the Local Plan. It was noted that appropriate justification was provided to support the proposed departure from the development plan.

Despite the site's long-term allocation for housing, having formed part of the Roe Lee Development Site allocation (site 16/3) in the previous Local Plan Part 2 (December 2015) the site has not attracted a housing developer in the circa 10-year period it has been available. Further, the Council's delivery of 598 housing units in the last year exceeds both the requirement of 447 units set out within Policy CP4: Housing Development and the revised requirement for the Borough of 564 units. Set against this context the applicant has provided evidence of high demand for employment land in the locality. Finally, the recent revision to the Environment Agency flood mapping (April 2025), now identifies part of the site as falling within flood zone 3, meaning residential development is likely to be less attractive given the mitigation requirements this would necessitate.

The planning report also noted that three objections had been received, with concerns raised about the character of the area, noise, traffic, safety and flood risk.

Planning Application for Land off Redlam Brow

The committee was scheduled to discuss a full planning application (Regulation 4) for the construction of 80 dwellings and associated infrastructure on land off Redlam Brow in Blackburn. The applicant was listed as McDermott Homes Ltd, with Mr Mark Wilkinson as the contact. The planning report recommended that the committee permit the application, subject to conditions.

The planning report noted that the site is identified as a Housing Commitment Site under Policy CP4 of the Local Plan 2021 – 2037 (ref. H037).

The report also noted that the applicant had requested a number of contributions from the council, including:

• Primary Education - £183,061
• Secondary Education - £145,768
• SEND (Special Education Needs & Disabilities) - £19,270
• Green Infrastructure - £180,187
• Health - £68,688

The report noted that three objections had been received, with concerns raised about noise, disruption, residential amenity, highway safety, pressure on local infrastructure, loss of light and overshadowing, and ecological and environmental impact.

Planning Application for Bridge House

The committee was scheduled to consider a full planning application (Regulation 3) for the conversion of Bridge House, located at the corner of Bridge Street and Jubilee Street in Blackburn, into a Post-16 special education needs (SEN) facility (Use Class F1(a)). The applicant was named as Blackburn with Darwen Borough Council, with Mr Richard Jameson as the contact. The proposal included a two-storey extension, an ancillary cafe, solar panels, car and minibus parking, and landscaping. The planning report recommended that the committee permit the application.

The planning report noted that the site is located within Blackburn Town Centre and the Darwen Street Centre Conservation Area, and that a number of listed buildings are positioned nearby, with the Grade II listed Blackburn Train Station being the closest.

The report also noted that the BwD Heritage Advisor had raised some slight reservations in relation to the information that was available at the time of their assessment, but that they were broadly satisfied with the proposals.

Planning Application for 14 Montreal Road

The committee was scheduled to discuss an application for a variation/removal of condition relating to a property at 14 Montreal Road in Blackburn. Mr Minhaj Patel was listed as the applicant. The application sought to vary condition numbers 1 and 3 of a previous approval (10/24/0090), specifically to allow for the removal of obscured glazing from a dormer window at the rear second floor level. The planning report recommended that the committee permit the application.

The planning report noted that one objection had been received, with concerns raised about breach of previously approved planning conditions, loss of privacy, non-compliance and insufficient oversight, negative impact on the local area, and ongoing concerns and neighbour relations.

Other Matters

The committee was also scheduled to discuss the extinguishment of Public Footpath 94A (part) Blackburn, and to receive an enforcement update regarding a new process relating to enforcement proceedings.