AN elderly couple who are desperate to sell up after ill-health forced them to close their business have had their plans scuppered by planners.

Lorna and Russel King, needed to sell the former KBS Catering Services building, in Great Harwood, after Russel, 65, suffered a stroke in 2001 and they were forced to shut.

After spending all their savings and with their mobility worsening, they looked like they had finally found a buyer -- Tim Lee, who wanted to transform the Park Road property into a family-run Chinese takeaway.

But 13 of Lorna's neighbours have written to Hyndburn Council objecting to the proposal because they say it would lead to an increase in traffic congestion.

They were also concerned about an increase in existing parking problems, noise and disturbance late at night, smells, litter and youths congregating outside.

Residents also said there were enough takeaways in the town centre and the business would adversely affect property values.

The application was refused by Hyndburn Borough Council's planning committee after the council's head of engineering services said it would result in an increase in on-street parking.

Two previous applications to convert the property into a takeaway were refused 10 years ago and planning officers say it contravened planning guidance because it was not in a shopping area.

But Lorna, 64, said they had operated a busy outside catering business from there with vans, deliveries and people picking up food for 23 years.

"It was always busy and we never had any problems. And about 10 years ago we used to have a pie shop, a chippy on the street and others around here before they closed down. There was never any trouble with parking then.

"We lost all our savings after Russel had his first stroke and I don't know what we are going to do now, the sale of the property was dependant on Mr Lee's planning permission going through."

Mr Lee, who wanted to move up to East Lancashire from Cornwall because he has family here said that if permission was refused he would probably not apply again.

A report to be considered by members of the planning committee said: "Takeaways generally result in noise and disturbance to neighbouring residents. The proposal would have a detrimental effect on the amenities of neighbouring residents due to noise and disturbance.

"Problems of smells, litter, vermin, and youths congregating may be controlled through effective management of the premises and would not be sufficient reason to refuse permission."