A Darwen family living next door to a rubbish-strewn garden have been promised that legal action will be taken if needed.

Mark and Jane McClelland, of Anchor Avenue, first contacted the Twin Valley Homes housing association in 2001 to complain about the overgrown back garden of their neighbour, a Twin Valley tenant.

But although the garden has been cut back on occasions, it has once again become a dumping ground for rubbish and garden waste.

Kevin Ruth, managing director of Twin Valley Homes, said: "The tenant has complied with our request to cut the overgrown hedges and has been given a date by which we expect the clippings to be cleared.

"If the tenant doesn't comply by the date given, we will start legal action for breach of the tenancy agreement."

Father-of-three Mr McClelland, 45, said: "Someone came round and cut back the hedges, which my wife could almost touch from the bedroom window, but they have just been piled up in the garden for about two months, along with an old television and other rubbish.

"Our house has lost value because of this mess."

Jane, 40, a Relate counsellor, said: "I have seen rats next door and the fence is hanging off with nails sticking out. I am not happy about it when I have children.

"It's a health hazard. We have even offered to tidy it ourselves but we've been advised by our solicitor not to touch it."

No-one at the house concerned was available for comment and all the curtains were closed.