CONTROVERSIAL plans to build a 66-room hotel and conference centre behind a Pendle pub, should carry conditions even if the Secretary of State for the Environment John Prescott gives the nod to the scheme, councillors have been told.

The project would lead to a massive extension of the Forest Inn, Fence, breaking green belt policies.

And although Pendle council's policy committee has said it is minded to approve the plan, Mr Prescott's department will have the final say on whether it should go forward.

On Monday Pendle's policy committee was urged to seek undertakings and conditions on the project if it is allowed to go ahead.

Officers say land set aside for community open space should be transferred to the local council or board of trustees and sufficient cash be given by the company for future maintenance.

Town hall chiefs also want the firm to make "an appropriate contribution" towards public transport provision outside the development in Cuckstool Lane.

Councillors are also being asked to press for conditions governing highways works being completed before development begins, car parking and landscaping the site.

The scheme, rejected by councillors last year, would create a two-storey hotel with conference and leisure centres and provide 140 jobs.

The pub currently employs 35 full and part-time staff but that would rise to 175 if the scheme gets the go-ahead.

Pendle council's Barrowford and western parishes area committee recommended that the council refuse planning permission.

A report by planning officer Stan Healey says the hotel scheme would break planning policies governing the green belt. The agent for the applicants, brothers Clive and Jonathan Seedall, argued green belt policies should be set aside because there were special circumstances surrounding the application.

These included pledges to lay on taxis to take customers to and from local train and bus stations to discourage private car trips, extensive tree planting to screen the development, and designing the extension in an "agricultural style" to tie in with its surroundings.

Local businesses backed the proposal by sending 22 letters of support to the council.

They argued Pendle needs more hotel bedrooms to cater for visiting customers.