A DEVELOPER seeking permission to build 79 houses in Rawtenstall has offered a £30,000 incentive to upgrade a play area in the already heavily-developed zone.

Councillors at tomorrow's development control committee are being recommended to refuse the plans for land off Hollin Way.

The application seeks permission to build 79 four or five bedroom detached houses which will link the residential estates in Reedsholme and Constablelee.

There are two areas of informal public open space located within the site and the offer of £30,000 is to upgrade existing off-site public open space.

Objections have been received from neighbours concerned about access; that the development would lead to an increase in cars on already congested roads and create a rat run; the need for a 20mph speed limit and the public open space being 'wholly inadequate'.

National guidelines recommend the land should be more densely developed and the planning officer notes the offer of the £30,000 does not remove the need for better on-site provision.

His report to committee comments the site could have a total capacity of 223 dwellings if national guidelines were followed.

The application is recommended for refusal because a significant proportion of the site is located outside the urban boundary, it makes inefficient use of the land and there is not enough public open space.