CONTROVERSIAL proposals to transform farmland on the outskirts of Blackburn into nearly 600 homes have been recommended for approval by planning bosses.

Campaigners have been seeking to persuade councillors in Blackburn with Darwen that blueprints for Bank Hey Farm will be too intrusive and put too much pressure on creaking public services.

Applicants Persimmon Homes are seeking full planning permission for 553 homes, with landscaping and access requirements, and outline consent for a further 45 properties, with access provisions to be agreed later, over a 41 hectare footprint.

More than 360 objections were raised by householders when the Bank Hey Farm proposals went out to public consultation, focusing on an over-supply of housing, the effects on education and healthcare provisions, the environmental impact and various road access issues.

Sport England has also raised a non-statutory objection to the loss of what it considers to be a playing field to the north of Eden School. Council officials insist there has not been a recognised playing field there for some time.

A landscape buffer should be provided to protect a nearby playing field from affecting planned homes, say Sport England chiefs, and off-site provisions discussed for additional sports facilities to compensate.

The Leith Group, instructed by householder Rick Moore on behalf of residents, said: "There are particular concerns in relation to the proposed development, specifically the impact on neighbouring amenity by way of loss of light, loss of privacy, overbearing and over-dominant effects, as well as a lack of regard given to factors such as noise, the wider environment, infrastructure provision and delivery, disturbance, pollution, traffic, natural light on the surrounding residential amenity and the wider area, and light and air pollution."

Neighbours have argued that the near-600 properties proposed are a "gross over-development" compared to the adopted Local Plan allocation of 315 units by 2026 and emerging Local Plan tally of 457 units.

But the borough's principal planning officer Nick Blackledge, recommending approval for the scheme, said: "This report assesses the hybrid planning application for erection of 553 dwellings with POS, landscaping, sustainable drainage systems – (the) full permission element, and 45 homes with all matters reserved except for access – (the) outline permission element, at land at Bank Hey Farm, Blackburn.

"In considering the proposal, all material considerations have been taken into account. The assessment demonstrates that the planning decision must be made in the context of assessing the merits of the proposal, balanced against any potential harm that may arise from its implementation.

"This report finds that the proposal meets the policy requirements of the Blackburn with Darwen Local Plan Part 2021 - 2037, The Bank Hey Masterplan, supplementary planning documents and the National Planning Policy Framework."

Part of the planning permission will see £7.55m secured from the developer to offset the new estate's demands.

This would include £3m for a new Bog Height Link Road and junction improvements to the A666 Bolton Road and Jack Walker Way South junction and £3.3m towards extra primary school places in Blackburn.

And a further £513,577 is sought by Lancashire and South Cumbria Integrated Care Board to upgrade and extend health facilities nearby.

The proposals will be voted on by the borough's development control committee, when it meets at Blackburn Town Hall on Thursday.