PLANS to build 18 detached and ten terrace houses in Burnley Road East, Whitewell Bottom, appear likely to be given the go-ahead despite the proposal being described as sub-standard.

Planning officers say the proposal is sub-standard in respect of density, layout, informal play provision and, in one location, privacy.

A report to the engineering and planning services sub-committee on Tuesday says: "However these shortcomings largely arise from the inflexible attitude of the Environment Agency conflicting with government guidance on obtaining high-density, high-quality residential developments."

The detached houses are to built on the cleared site of the former Lambert Howarth works to the north of School Street and the terraced houses next to the modern community centre on the south side of the street.

Access to the larger site would be by a new road with a new junction into Burnley Road East.

A report to the committee says the Environment Agency has no objections but would not grant land drainage consent for any tree-planting within eight metres of Whitewell Brook.

They also suggest that flood risks be considered and hydraulic calculations to assess the channel capacity including School Street bridge.

The report says solution to the problems results in a grossly inefficient method of developing a flat regular shaped parcel of land.

Approval is nevertheless recommended subject to conditions.