Councillors have been recommended to say 'neigh' to plans to convert the Crow Wood Equestrian Centre in Royle Lane, Burnley, into an office complex.

The proposal has been submitted by the Keenans Group to Burnley Council, and will be debated by its Development Control Committee on Thursday.

It asks for a change of use from a mixed use of equestrian storage, office and retail, to an office with external alterations and relocation of the horse walker.

A report to the meeting by principal planner Joshua Parkinson says: " The application site is located out of town and the proposal would involve an office, which is a main town centre use, but would not be a small-scale rural office.

"It would be occupied by The Keenans Group

"The application site is in open countryside.

"The proposal may be accompanied by some local economic and associated social benefits through the provision of employment.

"The application site relates to part of Crow Wood Equestrian Centre, located off Royle Lane, Burnley.

"It includes a relatively modern two-storey building used for equestrian storage, office and retail purposes, a horse walker, two car parks and other associated spaces, including the unadopted access lane.

"The equestrian centre is owned and run by The Keenans Group, which consists of Crow Wood Equestrian, Keenans Estate Agents and Keenans Equestrian and Rural Homes.

"The application site forms part of Crow Wood estate, which was established following the Secretary of State’s decision to approve the redevelopment of a farmstead known as Crow Wood House Farm into an equestrian, sports and leisure development by decision notice dated September 7, 2000.

"However, it has subsequently been extended and now comprises Crow Wood Equestrian Centre, Crow Wood Hotel & Spa and Crow Wood Leisure.

"The proposal would involve various external alterations, including to the application building."

He recommends refusal on the ground that: "The application site is located out of town and the proposal would involve an office, which is a main town centre use, but would not be a small-scale rural office.

"The submitted information has not demonstrated there is a clear local need or demand for the proposal and the application site is not within a district centre.

"The application site is in open countryside and permitting the proposal would not be exercising strict control."