The development of a new housing project at Further Clough Head, located near Nelson in Pendle, is facing significant delays and complications due to a dispute over highway safety advice, concerns about potential underground mine shafts, and escalating costs that may reach up to £95,000. The local borough council’s efforts to advance this initiative have been hindered by differing opinions between borough officials and county engineers regarding the steepness of an access road embankment, critical to the project’s infrastructure.
The site, which is part of Pendle’s ambitious PEARL ventures, has been earmarked for substantial residential development since it received outline consent for 200 homes back in 2017. Following further evaluations, this was subsequently revised to full permission for 98 homes, but the challenges have proven formidable. An executive report aimed at securing additional funding from the council’s capital budget revealed that the initial goal of constructing 200 housing units is no longer viable due to the site’s undulating topography and increased costs associated with construction materials and methods. A revised plan anticipates the development of a smaller number of residences, now expected to be around 129 homes, accompanied by more open space to enhance the living environment for future residents.
The plans for the Pendle site still include a commitment to affordable housing, with at least 20 percent of the properties designated as such. The proposed mix would consist of 103 private homes alongside 26 affordable units. However, while funding has been secured through Homes England for the construction of an access road, various complications have emerged hindering progress, namely the necessity to relocate a badger sett, conduct geological boreholes to determine the presence of historical mining works, perform any associated remediation work, and address needed embankment enhancements.
The borehole assessments have raised alarming findings, indicating a potential mineshaft located approximately 30 meters below the surface. This discovery necessitates further investigation and potential mitigation measures before construction can proceed. The presence of a mineshaft would impose significant additional requirements on the project. If confirmed, engineers would need to undertake grouting procedures to stabilize the area and develop a verification report, a crucial step for the county council’s planned adoption of the access road. Additionally, modifications to the embankment will be necessary for it to meet safety standards set by Lancashire County Council, underscoring the complexity of the project.
A concerning aspect of the ongoing situation is the turnover of personnel in the relevant engineering departments. The original geotechnical engineer from Lancashire County Council, who had previously approved the initial design of the embankment, has since departed, leaving the project to be scrutinized by a new engineer. This change has resulted in divergent opinions regarding compliance with highway design standards, as the new engineer insists that the embankment adheres to the necessary regulations for adoption, despite the earlier approval granted. This internal discrepancy has created a further layer of frustration for Pendle borough officials, who are seeking clarity and resolution.
The borough council is actively exploring the possibility of recovering some of the additional costs incurred in relation to the access road from Lancashire County Council. Challenges have escalated over time, and in September, an estimated cost of additional works was projected to be around £65,925. Soon after, this estimation underwent a revision, ballooning to £95,500. While a somewhat optimistic scenario exists where a mineshaft is not discovered, potentially yielding a saving of approximately £50,000, a subsequent estimation of required works pointed to a figure of £38,000, highlighting the unpredictable nature of construction and the associated costs.
Concerns have been vocally expressed by council members, including Councillor David Whipp, who articulated the belief that Lancashire County Council should assume complete responsibility for the costs related to embankment works. His perspective echoes the sentiments of several colleagues who share apprehensions regarding financial liabilities being transferred to the local council rather than being absorbed by the relevant county authorities. Such a shift in responsibility could place additional burdens on the borough’s budget, further complicating funding for future initiatives.
The situation has prompted Pendle’s chief executive, Rose Rouse, to engage in discussions with the interim chief executive of Lancashire County Council, raising the matter on two separate occasions. This ongoing dialogue highlights the necessity for collaboration and the importance of cohesive approaches to tackle issues hindering the progress of the housing scheme. The executive committee has ultimately agreed to secure additional financial backing from the capital budget to support the completion of the project, while also emphasizing the importance of continued negotiations regarding the county council’s obligations and potential coverage of the costs estimated at £38,000 for embankment work.
The delays and disputes surrounding the Further Clough Head development are emblematic of broader challenges facing local councils as they strive to meet housing demands within their jurisdictions. The need for new housing is critical, especially in communities like Pendle, where demand for affordable and sustainable living options continues to rise. However, the intricate balance of environmental considerations, regulatory requirements, and financial accountability can complicate even seemingly straightforward projects.
In the face of these obstacles, borough officials are committed to finding solutions that adhere to safety standards while also addressing the community’s pressing need for housing. The decision to reduce the number of proposed homes from the original plan reflects a pragmatic approach to development — one that respects the complexities imposed by natural topography and potential subsurface hazards, thus ensuring the safety and well-being of future residents.
Moreover, this project serves as a critical reminder of the interconnectedness of development, environmental stewardship, and community advocacy. It brings to light the vital role that local councils, county authorities, and residents play in shaping the future of their neighborhoods. As debates over policy, quality, and economic responsibility continue, it becomes increasingly essential for all stakeholders to engage in proactive dialogues to foster a collaborative environment conducive to effective urban planning.
The situation at Further Clough Head is not just about numbers and estimates; it embodies the stories and aspirations of families looking for homes, the ecological considerations tied to the region’s wildlife, and the economic realities of developing land that has been identified for residential use. It also highlights the importance of maintaining a robust infrastructure that can accommodate new housing developments while upholding safety and environmental guidelines.
As the council navigates through these present challenges, it remains hopeful that with determination and a willing spirit for collaboration, they can pave the way toward a successful completion of the housing project. The issues at hand may be multifaceted, but the shared goal of creating safe, accessible, and affordable homes remains at the forefront of the council’s mission. It is a commitment to progress, not only for the community of Pendle but as a model for others facing similar circumstances throughout the country. The road to the development at Further Clough Head may be fraught with obstacles, but it is also filled with opportunities for growth, learning, and community cohesion — a testament to the resilience of local governance and its dedication to serving the needs of its constituents.