REGENERATION HOUSING & NEIGHBOURHOODS DEPARTMENT ADAM SCOTT, DIRECTOR REGENERATION HOUSING & NEIGHBOURHOODS

PLAN REF 10/06/0225 SCALE 1:1250

DEVELOPMENT Mixed use scheme including residential, employment, assisted living, community facility, new access and associated access. ADDRESS Johnson New Road, ,  APPLICANT Miller Estates

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REPORT OF THE DIRECTOR Plan No. 10/06/0225 1.

Development: Mixed use scheme including Residential, Employment, Assisted Living (Sheltered Accommodation), Community Facility, New Access and Associated Landscaping.

Address: Former Vernon Carus Complex, Former Vernon Carus Complex, Johnson New Road, Hoddlesden, Darwen.

Applicant: Miller Estates.

1.0 Details of Application

1.1 This application is presented to the Committee as the site area exceeds one acre, and the proposal raises a number of policy issues.

1.2 The application site comprises the former Vernon Carus mill complex located towards the north east boundary of the Hoddlesden settlement. The overall site area amounts to 5.86 acres (2.372 hectares). The complex includes a number of buildings of varying design ranging from the attractive three storey mill building along the Johnson New Road frontage through to the northern light industrial units located at the lower level within the central area of the site. Towards the north west boundary of the site is an existing stone chimney, silo tanks and car parking area. The complex has stood empty for a considerable number of time, and recently has been subject to a number of incidents where vandalism and theft of existing plant/machinery has occurred. The complex has a long association with the settlement of Hoddlesden.

1.3 The site has been subject to intense marketing for employment use, however, it has become apparent that the existing site’s topography, constraints and buildings do not satisfy the requirements for modern industrial uses.

1.4 The application site is located within an area which is semi-rural in nature. The site is bounded to the north and west by a steep wooded embankment with Hoddlesden Moss Brook running at a lower level through the site. Further north approximately 60 metres from the boundary of the application site is a reservoir, again which is at a much lower level. To the west of the application site on the opposite side of Johnson New Road is a wooded embankment area that rises towards Hoddlesden Village. An existing pedestrian footpath is located along this frontage that links Johnson New Road to Baynes Street past St Pauls C of E Primary School and church. To the northeast and south of the application site are open fields, together with Pickup Bank Brook, and three small redundant reservoirs. Immediately to the south east of the application site are two existing industrial units, that are currently operating as Cooper Rigg Fabrication and Darwen Sawing Services. There is an existing access to the south of the application site that serves these units. Along the road frontage is an existing 2m high stonewall. Report Continued Plan No 10/06/0225

1.5 The proposed development comprises a major mixed scheme to regenerate a derelict vacant prominent site. The proposal, the subject of this application is in “Outline” form, with all matters reserved.

1.6 The development comprises:

- Conversion of existing 3 storey mill building to provide employment uses/community uses at ground floor level, with 18No apartments accommodation within the first and second floors, which would be affordable units. - 15 new sheltered accommodation bungalow units; and - 63 units on the open market comprising detached, semi- detached, mews and town houses. Total (96 no. units).

1.7 These figures are indicative, and an illustrative site layout has been submitted.

1.8 Extensive public consultation has been undertaken by the applicants with the local community during the summer of 2006. The event was hosted by the local village association, and included the ward councillors, local villagers, and representatives of local groups and clubs. In addition, the applicants have presented their proposals to the East Rural Network in April 2006.

1.9 In support of the application, the applicant has submitted a Noise Assessment, Ecology Report, Transport Assessment and Bat Survey.

2.0 Development Plan

2.1 Joint Structure Plan 2001 - 2016

Policy 1 “General Policy”

“Development will be located primarily in the principal urban areas, main towns, key service centres (Market towns) and strategic location for development and will contribute to achieving:

a) the efficient use of buildings, land and other resources; b) high accessibility for all by walking, cycling and public transport, with trip intensive uses focussed on town centres; c) a balance of land uses that helps achieve sustainable patterns development; d) accelerated rates of business development in the regeneration priority areas; e) urban regeneration, including priority re-use or conversion of existing buildings and the use of Brownfield sites; f) rural regeneration;

Report Continued Plan No 10/06/0225 1.

g) a high quality built environment.

Policy 5 “Development outside of Principal Urban Areas, Main Towns and Key Service Centres”

“Development outside of the Principal Urban Areas, main towns and Key service centres will be of a scale and nature appropriate to its location and will mostly take place in villages and other settlement identified in Local Plan/Local Development framework”

Policy 12 “Housing Provision”

“Provision will be made for the following number of new dwellings for new households in the period 2001 to 2016:

Blackburn With Darwen 255”

Policy 21 “Lancashire’s Natural and Manmade Heritage” “Lancashire’s natural and Manmade Heritage will be protected from loss or damage according to the hierarchy of designations of international, national, regional, county and local importance.

The strongest levels of protection will be afforded to those heritage resources of international and national importance. Sites, areas, features and species of heritage importance will be conserved and, in appropriate circumstances, enhanced and re-established taking account of:

a) their rarity, vulnerability, antiquity or complexity; b) their contribution to the countrywide network of sites and features, to the character of its location and setting and to national and county biodiversity and the likely implications of climate change on heritage assets; c) positive opportunities affordable by development for conservation, management or enhancement of heritage resources

Where, in exceptional circumstances, unavoidable loss or damage to a site or feature or its settings is likely as a result of a proposed development, measures of mitigation and compensation will be required to ensure there is, as a minimum, no real loss of heritage value. Such measures may include the creation of appropriate new heritage resources, on or off site.

2.2 with Darwen Local Plan - the application site is located within the Hoddlesden Village settlement boundary. The area to the north of the application site is designated both as a Country Heritage Site and, as a Greenspace Corridor. Policies of particular relevance to the proposal are:

Report Continued Plan No 10/06/0225

RA14 “Development within the villages of Belmont, Chapeltown, Hoddlesden and ” “Development will be limited to:

i) the use of infill sites ii) the rehabilitation and reuse of buildings; or iii) affordable housing to meet a recognised need; or iv) that which meets a particular local community or employment need.

LNC4 “Greenspace Corridor” “Development that could destroy or significantly impair the integrity of identified greenspace corridors as wildlife habitats, landscape features or recreational facilities will not be permitted”.

LNC6 “Country Heritage Sites” “Development likely to damage or destroy a Country Heritage Site – biological or geological will not be permitted unless there are material considerations which outweigh the conservation interests reflected in their designation”

2.3 Interim Housing Policy Statement A Strategic Approach to planning for housing in in December 2004. – requires that the majority of the completions for the period 2006 to 2016 for the majority of these completions be within the Housing Market Renewal Areas in Blackburn and Darwen.

3.0 Planning History – There have been numerous planning applications that relate to the previous industrial use at the complex.

3.1 Listed Building Consent was granted in July 1998 to demolish the fire damaged Vale Rock Mill to the south east of the site.

4.0 Consultations

4.1 Environment Agency – no objection in principle to the proposed development subject to the following conditions: - Prior to the submission of a Reserved Matters application a survey of the existing/culverted watercourse Hoddlesden Moss Brook through the application site shall be undertaken. The survey shall include details of the route of the culvert - A desk study shall be undertaken to identify all previous site uses, potential constraints that might reasonably be expected given those uses and other related information. Appropriate remediation measures should also be identified. Report Continued Plan No 10/06/0225 1.

4.2 Education – Given the size of the development there are sufficient primary school places available at the village school (St Pauls C of E) and, if needed, at the nearest Primary School in Darwen (Sudell CP – 1.3 miles away). There are also sufficient secondary school places available at the nearest secondary school (Moorland, 1.6 miles away). 4.3 Capita Highways – no objection to the proposal in principle. The submitted Transport Assessment has been received. It is considered that the submitted Assessment fails to enter into the detail expected for a development of this nature. This is due to the fact that the number of dwellings and siting have not been detailed in the submission. Therefore, a more thorough and revised Assessment would be required to be submitted at the Reserved Matters stage, that makes reference to:

- classification of the development; - how car parking would be managed for the new site; - the figures quoted for existing and proposed trip generation need setting in the context of background traffic on the existing network; - if there were to be an increase in site availability by foot this should be dealt with through localised improvements to the surrounding highway network; - an operational assessment of road junction in the area is required; - likelihood of large vehicles requiring access to the site.

Wheel washing facilities will be required on site. The developer is required to contribute towards traffic calming and road/junction improvements. This would be subject to a S106 Agreement, and would comprise:

• Two chicanes £12,000 • Footway from the south of the site linking into the village £9,500 • Footway along the frontage of the site £8,100 • Improved street lighting £3,000 Total £32, 600

4.4 Landscape – no objections in principle. Account of the area to the north designated as both a County Heritage Site and Greenspace Corridor needs to be taken into consideration.

4.5 – as the proposal is at the outline stage with all matters reserved there are no comments to be made.

4.6 United Utilities – no objection to the proposal, provided the site is drained on a separate system, with only foul drainage connected into the foul sewer. Surface water should discharge to the watercourse/soakaway/surface water sewer. Report Continued Plan No 10/06/0225

4.7 Main Drainage – no objection in principle, however, Hoddlesden Moss Brook which is in a culvert beneath the existing mill buildings on the site will need its condition to be assessed together with its capacity before any redevelopment occurs.

4.8 Environmental Health Manager – the preliminary noise acoustics assessment report submitted by the applicant has been assessed. The report provides a preliminary characterisation of noise emissions arising from both Cooper Rigg and Darwen Sawing Services. It is considered that a more detailed investigation will be required at the Reserved Matters Stage.

- Irrespective of the noise report and findings it is expected that a good standard of noise amenity in dwellings habitable room i.e. 30dB (A) as a minimum requirement. If an industrial noise is distinctive, which is the case with both Cooper Rigg and Darwen Sawing Services, it is considered that a lower level to reflect the degree of annoyance caused should be assessed. - It is not normally accepted for a 16 hour daytime monitoring period for industrial noise assessment. A 1 hour monitoring period for daytime and 5 minutes for nightime is required. Monitoring must be undertaken during the identified noisy operation times a the industrial premises. - There are concerns relating to outdoor living space, and therefore it is expected that this development achieves 50dB(A) Leq. If this is not feasible a level up to 55dB(A) will be considered, but this must be fully justified. - The developer is required to submit an acoustics noise report detailing the ambient noise levels in the area about the application site making reference to PPG 24: Planning & Noise where appropriate, the report shall identify any sound attenuation measures necessary to protect the proposed dwelling(s) and garden areas. - All emissions will need to be evaluated in terms of potential loss of amenity at the application site. Details of any emission(s), other than noise, likely to arise from any commercial or industrial premises adjacent to the application site shall be submitted to the Local Planning Authority. A control scheme shall be submitted to and approved in writing by the Local Planning Authority before commencement of the development. It should be noted that any significant industrial emissions may require a buffer zone to protect future residential amenity thereby limiting the application site area suitable for residential development. - A desk study report detailing the site history and any previous contaminative uses with appropriate remediation measures shall be submitted for approval in writing by the Local Planning Authority. Report Continued Plan No 10/06/0225 1.

4.9 Lancashire County Council Ecological Service - the submitted ecological report and bat survey have been assessed in accordance with the requirements of RSS Policy ER5, and Policy 21 of the Joint Lancashire Structure Plan. Parts of the application site are within Waterside and Pickup Bank Valley Biological Heritage Site (BHS). This site is split into compartments 6, 7, 9, 10, 11 & 15 of the submitted ecological survey.

- The report states that habitats within compartments 6, 7, 10 & 11 will be retained and unaffected by the proposal. This would be conditioned; - Compartments No 9 should also be retained. If impacts within this area is unavoidable then mitigation proposals should be submitted for approval. Parts of the BHS adjacent, to the area to be developed will need to be protected, and this would be conditioned; - Habitats on the site, including the existing buildings have the potential to support breeding birds. Any works during the bird breeding season (March to July inclusive) should therefore be avoided where there may be an impact on nesting birds. This would be conditioned; - The ecological survey states that Japanese Knotweed occurs within Compartment 6, which is within the application site boundary. Control and eradication of Japanese Knotweed would be conditioned; - Landscaping/restoration proposals should be informed by the ecological survey and should adequately demonstrate that replacement habitats will be incorporated into the development to offset habitat losses to ensure that there will be no loss of ecological interest. This would be conditioned; - The bat survey report includes outline mitigation proposals and states that work will be carried out under a DEFRA licence. The recommendations of the bat survey would be subject to a condition.

4.10 Forward Planning and Transportation Planning – The proposal strikes an acceptable balance whereby the benefits of the development, in terms of meeting local need and bringing a prominent vacant site back into use outweighs the policy objections in terms of the strategic scale of development, the impact on Structure Plan Policy 12, and the effect on the Housing Market Renewal Initiative.

4.11 Darwen Civic Society –

4.12 Neighbours – the application has been advertised in accordance with local and national procedures. Three letters from local residents have been received expressing concerns over the lack of detail with the submitted application (see summary of representations). Report Continued Plan No 10/06/0225

5.0 Issues/comments

5.1 There are three main issues with regard to the proposed development. Firstly, is the proposal acceptable in land use/policy terms. Secondly, the impact of the proposed development on the settlement of Hoddlesden and the immediate surrounding area, and thirdly, whether the proposed residential element of the proposal is acceptable in terms of the Borough’s current housing supply issues.

5.2 The application site is located within the village envelope of Hoddlesden as designated in the adopted Local Plan. The site is a vacant brownfield site set in a valley within a semi-rural location. The existing mill/industrial buildings present a mixture of stone with slate roof buildings, red brick/cladding buildings and some buildings of corrugated sheet. The redevelopment of the site for the proposed uses is considered to be acceptable in principle in accordance with Policy RA14 of the Local Plan.

5.3 Although the application is in outline, at the request of officers it does cover the number and mix of dwellings. Lengthy discussions have been ongoing on this issue; all the options under consideration involve the provision of approximately 90 dwellings including open market housing, restricted affordable housing, and the assisted living units (sheltered accommodation).

5.4 With regards to the impact of the proposed development on the settlement of Hoddlesden, the village currently comprises approximately 480 dwellings. The proposal therefore involves an addition of almost 20% to the dwelling stock of the village. It is therefore of strategic importance, and needs to be considered against strategic policies in both the Structure Plan and the Local Plan.

5.5 Policy 5 of the Joint Lancashire Structure Plan requires development outside of urban areas to be of a scale and nature appropriate to its location. Policy concerns include the fact that the number of dwellings proposed is out of scale with Hoddlesden, and therefore contrary to this part of the policy. Similarly, the proposal would be contrary to the Compact Town Strategy set out in the Blackburn with Darwen Borough Local Plan (paragraph 1.27). Thirdly, development on this scale here is contrary to the approach set out in the adopted Council’s Interim Housing Policy Statement on Housing to concentrate the majority of new housing development into areas covered by the Housing Market Renewal Initiative.

Report Continued Plan No 10/06/0225 1.

5.6 Housing numbers:

It is considered that the proposal would impact on the Council’s numerical requirements for housing provision. The Structure Plan calls for approximately 255 completions per year in Blackburn With Darwen between 2006 and 2016. When oversupply in the early years of the Structure Plan (2001 to 2016) is taken into account, this requirement falls to around 190. This oversupply can be expected to continue in at least the short to medium term since there remain approximately 1,300 unimplemented residential permissions in the Borough. As noted in paragraph 5.5 above, the Interim Housing Policy Statement on Housing calls for the majority of these completions to be within the Housing Market Renewal Areas in Blackburn and Darwen. This proposal for approximately 90 dwellings at Vernon Carus can be expected to

(i) contribute to the numerical oversupply, and (ii) harm the Housing Market Renewal Initiative by using up the “headroom” within the housing figures, and therefore limiting the Council’s ability to grant further housing permissions in support of HMR.

These issues were discussed in detail at the public inquiry in April 2005, relating to the planning application at Eclipse Mill, , Blackburn (ref no: 10/03/1258), where the Planning Inspector strongly supported the Council’s approach.

5.7 The question of whether houses built at the former Vernon Carus site will draw demand directly away from the HMR areas, which was also discussed at the Eclipse Mill Public Inquiry, is less important, but may remain a factor in terms of the Darwen HMR. Overall it is considered that the proposal is contrary to Structure Plan Policy 12, and is likely to impact on the HMR Initiative.

5.8 Local Need:

In view of the above potential policy objections, it is necessary to consider whether there are other factors that might outweigh them. The main issue will be whether the development will contribute to regeneration in Hoddlesden by meeting local needs. This issue is addressed in policy at several levels. Structure Plan Policy 5 requires development in rural areas to support regeneration by meeting an identified local need for housing, community services etc. Local Plan Policy RA14 sets out a similar requirement in Criteria iii and iv (criterion 1 does not apply at all; criterion ii applies to the reuse of one of the buildings on the site). The Interim Housing Policy Statement allows opportunities for housing that meets an identified local need.

Report Continued Plan No 10/06/0225

5.9 This issue of need has been considered through consultation by the applicant with the local community, through discussion with ward members, and through research into income levels in Hoddlesden. It is considered on all this, “local need” refers mainly to affordable housing that can genuinely be accessed by people living in Hoddlesden. Following extensive discussions with the applicant, officers have considered the Council’s data on household income levels in Hoddlesden, in terms of both first time buyers and those seeking to trade up to a larger property within the village. Using the same approach as applied previously at Crowthorn School (ref: 10/04/0680), it is considered that to meet “local need”, properties for the first time buyers need to be available at approximately £75,000 at today’s prices, while those for second time buyers need to be priced at around £135,000.

5.10 It is accepted that the “assisted living” (sheltered accommodation) (15 no. units) element of the proposal helps to meet a need for accommodation for elderly people who do not wish to leave the village.

5.11 Balance of impact versus need:

In view of the above, the issue to be decided is where the balance lies between the policy objection in terms of scale of development and housing numbers, and the meeting of local needs.

Officers have advised the applicant that they would support a proposal involving the following:

Total 96 units: 15 assisted living; 18 affordable units for the first and second time buyers at the prices set out above; 63 units for the open market.

5.12 It is considered this would strike an acceptable balance whereby the benefits of the development, in terms of meeting local need and bringing the vacant site back into use, outweigh the policy objections in terms of the strategic scale of development, the impact on Structure Plan Policy 12, and the effect on the HMR initiative. It is considered that the 63 no. units on the open market would not significantly contribute towards the Councils numerical requirements for housing provision.

5.13 The applicants have agreed to the number of units, and the selling prices arrived at first and second time buyers, which would be included in the covenant attached to the S106. In addition, the applicants have agreed to the highway contribution referred to in paragraph 4.3, which again would be subject to S106 covenants.

Report Continued Plan No 10/06/0225 1.

In conclusion, it is considered that the proposed redevelopment of this vacant prominent site would have demonstrable benefits to the settlement of Hoddlesden, whilst at the same time policy objections in terms of the strategic scale of development ,and the impact on the current housing supply for the Borough would be outweighed.

6.0 Recommendation

6.1 APPROVE

- SUBJECT TO THE APPLICANTS ENTERING INTO A SECTION 106 AGREEMENT RELATING TO AFFORDABLE AND SHELTERED ACCOMMODATION UNITS AND TO COVENANT A COMMUTED SUM PAYMENT OF £32, 600 RELATING TO OFFSITE HIGHWAY TRAFFIC CALMING WORKS

- Details to be submitted at Reserved Matters relating to layout; design, external appearance, means of access and landscaping - materials to be submitted - No of dwellings not to exceed 96no.units - Ground floor of mill to be used for office (B1) and community uses (D1) and for no other purpose . - Prior to the submission of the Reserved Matters application, a survey of the existing /culverted watercourse Hoddlesden Moss Brook through the application site shall be undertaken. The survey shall include details of the route of the culvert. - Public open space shall be provided within the final layout comprising of: • Children’s equipped play space: -891m2 (81x11m2) • Children’s casual play space:- 1134m2 (81 x 14m2) • Landscaped open space:-1134m2 (81 x 14m2) - Desk study to be submitted identifying all previous site uses, potential contaminants and appropriate remediation measures - Site to be drained on a separate system, with only foul drainage connected into the foul sewer. Surface water should discharge to the watercourse/soakaway/surface water sewer. - A detailed revised Transport Assessment to be submitted, that makes reference to: (i) classification of the development (ii) how car parking would be managed for the new site;

Report Continued Plan No 10/06/0225

(iii) the figures quoted for existing and proposed background traffic on the existing network. (iv) If these were to be an increase in site availability by foot this should be dealt with through localised improvements to the surrounding highway network. (v) An operational assessment of road junctions in the area is required (vi) Likelihood of large vehicles requiring access to the site.

- A revised detailed noise assessment report shall be submitted - Notwithstanding the siting of the dwellings to the south of the application site adjacent to the existing industrial units (Cooper Rigg and Darwen Sewing Services), the assessment of the noise and emission report may require a buffer zone to protect future residential amenity. - Prior to the commencement of development, details of any emission (s) other than noise, likely to arise from any commercial or industrial areas adjacent to the site shall be submitted to the Local Planning Authority. A control scheme shall also be submitted to and approved in writing by the Local Planning Authority. - Habitat within compartments 6, 7, 10 and 11 of the Waterside and Pickup Bank Valley Biological Heritage Site shall be retained unaffected by the proposed development to the satisfaction of the Local Planning Authority. - Compartment a of the Waterside and Pickup Bank Valley Biological Heritage Site (BHS) should be retained or justification will need to be provided as to why the loss of this area is unavoidable to the satisfaction of the Local Planning Authority. - Parts of the BHS adjacent to the area to be developed will need to be protected to the satisfaction of the Local Planning Authority from impacts of the development works e.g. vehicle movements, storage of materials etc. A vegetated buffer strip comprising nature plant communities appropriate to the natural areas, should be created/retained between the proposed development area and the BHS. - Habitats on the site, including the existing buildings have the potential to support breeding birds. Any works during the bird breeding season (March to July inclusive) should therefore be avoided where there may be an impact on nesting birds. Report Continued Plan No 10/06/0225 1.

- Control and eradication of Japanese Knotweed within compartment 6 of the BHS shall be undertaken to the satisfaction of the Local Planning Authority. - Landscaping/restoration proposals should be informed by the ecological survey and should adequately demonstrate that replacement habitats will be incorporated into the development to offset habitat losses. - The recommended mitigation proposals outlined in section 4 of the Bat Survey Report Ref no: 06014.1, dated 1st August 2006 , shall be incorporated into the proposed development to the satisfaction of the Local Planning Authority.

Summary of Consultations Plan No 10/06/0225

The Stables Hoddlesden Hall Hoddlesden 1st April 2006

“We have received details, albeit sketchy ones, of the planning application referenced above and would like to express the following concerns:

- Our property currently enjoys expansive views across the valley and towards the hillside beyond and directly overlooks the car park area to what was previously the Vernon Carus building. We would be most concerned if our existing view was in any way, shape or form altered as a consequence of this planning application. - With the current plan in it’s obvious stages, we cannot tell of the impact of any potential disturbance caused to us by e.g. additional night-time or weekend noise, additional street lighting, additional litter or any other potential impact on what is a very quiet and peaceful are and which may impinge on our everyday lives and, particularly, our privacy. - We are at this stage, concerned as to the phrase “assisted living space” as we do not fully understand the impact of this on our locality - We are of the opinion that any residential accommodation occurring so close to our property will have a direct detrimental effect as to the valuation of our property”.

ERYCA July 2nd 2006

In the 60s and 70s towns and cities tore wholesale through buildings of historic interest and rebuilt in concrete and brick, without recourse to what was being lost. Now we know better and value our heritage. The mill is part of Hoddlesden's heritage and history.

Many people who live in the village worked in the mill as they grow older and can no longer manage for themselves they have to leave the Locus they have lived in all their lives and move into assisted /sheltered accommodation in Darwen with much sadness. Hw good it would be if the mill could provide the accommodation they need. Many of the village children growing up would like to buy into the village and stay near this families , but house prices prevent them, so they also have to move away; for them the site could provide affordable housing perhaps the equivalent of the” modern cottage”.

Hoddlesden no longer needs industry, that era has passed its legacy remains in the houses Alexander Carus built, the Community centre and much else that is a legacy of his philanthropy and generosity . At present a linear sculpture is being constructed on the Millennium Green to commemorate the past Places Pipeworks

Summary of Consultations Plan No 10/06/0225 1.

Continuation of letter from EYRCA played in the history of Hoddlesden. The whole village came together to help make the clay faces that represent the people who worked there at the height of its productivity. This sculpture will form past of the history and nature trail on the green and is a lasting legacy of a part of Hoddlesden's Industrial History.

Now there is a chance to perpetuate another part of the villages history in a very positive and lasting way. We appreciate that Assisted and Affordable Housing would only be a part of the development and ask that what is planned is of a low density and low rise in keeping with the village, and that materials need are also in keeping with the Conservation status of the village centre. May be the mill chimney, a feature of the skyline, and of an attractive design would remain as an architectural feature and a reminder of the mill and what it meant to Hoddlesden.