COUNCILLORS spent more than an hour arguing over a controversial planning application for an industrial unit only to be told it could be used to build houses instead once it has been approved.

Residents campaigning against the application to build a new industrial unit by J and A Transport in Foulridge thought all was lost when members of Pendle Council's development control committee approved the plans.

The application includes demolishing existing garage buildings and replacing them with an industrial building six per cent bigger. It was referred by members of the Colne committee, who originally refused the proposal on the grounds of over-intensive use of the site.

But Pendle planning manager Andy Wiggett had already warned the reason would not stand if the company went to appeal.

A previous application for a much larger replacement building is already the subject of an appeal due to be heard in April.

But as soon as the application was approved, agents for the company said the land could be developed for housing anyway.

Jeff Hook said: "I have persuaded the company that the land will probably be more valuable for residential development but the residential side is just a possibility at the moment. We will continue with the appeal to keep our options open and if the appeal is successful and we can't get anywhere else suitable we would still look at doing this development."

Meeting chairman Coun Frank Clifford agreed residential development would be more appropriate and said when an application comes forward it would be for the Colne committee to consider.

During the discussion, members had looked at all the potential ways they could turn down the plans but Coun Jo Belbin reluctantly moved the new plans should be approved subject to a list of conditions.

They included landscaping and fencing along the top of the site, Station Road being resurfaced to an adoptable standard and clearly defined pedestrian access being created.

Coun David Clegg suggested that a very close eye be kept on the company to check they are complying with the conditions.

Resident Julie Mallalieu said: "It was good that the councillors accepted our points and if it had been within their powers I think they would have said no. All we can hope for now is that the council enforces the conditions and the possibility the company does put it up for housing.

"It's a matter of talking to them and working something out between the factory and residents. The only way is a compromise. We do need houses and if reasonable plans with buildings in keeping with the area are submitted they will be looked at in a reasonable way."