Blackburn Cathedral Quarter Supplementary Planning Document Part of the with Local Development Framework

September 2009 Supported by Quarter Supplementary Planning Document July 2009 3

Contents Introduction 4 PART 3 – Design Guide 23 0.1 Purpose of the SPD 4 3.1 Overview 23 0.2 Site Location 5 3.2 Design Guidance 23 0.3 Adoption Process 6 Sense of place 23 0.4 How to use the Guidance 6 Views, vistas & enclosure 26 Public realm 28 PART 1 - Planning Framework 7 Design quality 30 1.1 The Vision for Blackburn Cathedral Quarter 7 Historic environment 33 1.2 Area Context and Constraints 8 Sustainable design 35 Special interest of the Cathedral Quarter 8 Safeguarding amenity 35 Historic development 9 Passive security 36 Heritage 10 Movment & car parking 37 Archaeological signifi cance 11 Biodiversity & green infrastructure 38 Physical characteristics 11 3.3 Jubilee Street Character Area 40 Movement 11 Sustainability issues 12 PART 4 - Delivery and Implementation 43 1.3 Stategic and Local Policy Context 13 4.1 Introduction 43 The Role of the SPD 15 4.2 Key Projects - Sequencing and Phasing 43 Regeneration context 16 4.3 The Funding of Projects 45 Relationship to other initiatives 16 PART 5 - The Way Forward and Form of Planning Applications for PART 2 – Development Guide 18 Development Projects 46 2.1 Oveview 18 5.1 Introduction 46 2.2 Development Zones 18 5.2 Design Statement 46 Cathedral Precinct 18 Station Interchange 19 PART 6 - Contacts and Further Information 47 Jubilee Street 20 2.3 Land Use Typologies 20 Glossary 51 Cathedral Precinct 21 Cathedral Gateway 21 Appendix 1: Statement of Community Involvement Appendix 2: Summary of Changes from Sustainability Appraisal Appendix 3: Spatial Planning, Documents and Strategies Appendix 4: Principal Planning Policies of the Borough Plan (April 2002) July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 4

Introduction 0.1 Purpose of the SPD 0.1.1 The Cathedral Quarter is recognised for its signifi cant architectural and historic importance. Most specifi cally it is home to two listed landmarks - Blackburn Cathedral and Blackburn railway station, which not only defi ne a special meeting place and gateway to the town, but together form a unique area in the heart of Blackburn. 0.1.2 Notwithstanding the Cathedral Quarter’s townscape quality and historic importance it is considered that it is currently underperforming economically, socially and environmentally. A sense of lifelessness persists due to the signifi cant under use of buildings and spaces and the Cathedral Quarter is an as yet unrealised opportunity. 0.1.3 In recognition of the development potential of the area, Blackburn Cathedral produced its own precinct masterplan, which has informed a mixed-use planning application and consent process. This consent has become the catalyst for the wider regeneration of the Cathedral Precinct and environs, but development has yet to be realised. 0.1.4 It is within this context that Blackburn with Darwen Borough Council (BwDBC) wish to build upon the foundations of the Cathedral Precinct Masterplan to realise the revitalisation of the Cathedral Quarter by engaging with wider development interests across a greater physical area. BwDBC are currently working in partnership with Maple Grove Developments Ltd, but the principles set out in this SPD will apply to any developer or development that come forward in the area. 0.1.5 The purpose of the Blackburn Cathedral Quarter Supplementary Planning Document (SPD) is to ensure the delivery of imaginative, well designed, and sustainable mixed use development, which is sensitive to the unique setting of Blackburn Cathedral. The SPD communicates the Council’s aspirations for the area and will provide an effi cient Figure 1. Blackburn in Context Blackburn Cathedral Quarter Supplementary Planning Document July 2009 5

and transparent tool that off ers clarity for the Council, developers, stakeholders and the people of Blackburn, by : Salford • Formulating a comprehensive and robust spatial vision for the area based on existing planning policies; • Identifying key development opportunities within this strategically signifi cant area of the town centre; and • Providing a design framework for the determination of Church Street future planning applications within this historic and architecturally sensitive area. High Street

0.2 Site Location Railway Road 0.2.1 The historic town of Blackburn is situated at the very western edge of the Pennines within a bowl formed by surrounding hills. The town is the principal centre of the Borough of Darwen Street Blackburn with Darwen, sharing an urban area to the south with the town of Darwen. Preston is approximately 10 miles to the west and the urban area of (, Church and ) is 5 miles to the east (fi gure 1). 0.2.2 The Cathedral Quarter is situated in the southern part of the town centre and is dominated by the Cathedral and the wider Cathedral Precinct (fi gure 2). The site’s northern boundary is defi ned by Church Street beyond which lies the town’s main Jubilee Street retail core. The southern and western boundaries of the area are formed by George Street and Darwen Street, whilst to the Mill Lane east the site is bounded by the railway line, Blackburn Railway Station and the Boulevard Bus Station. The area thus functions as a strategic public transport hub, serving as an important gateway to the town. Pilkington Street 0.2.3 The boundaries have been chosen to include the whole of the Blackburn Cathedral Precinct and land and property in its vicinity in order to ensure:

Figure 2. Blackburn Cathedral Quarter July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 6

• The delivery of the Cathedral Precinct Masterplan, period. including detailed plans prepared for Blackburn Cathedral Developments for new Cathedral-related accommodation, 0.3.3 To comply with Article 6(3) and (4) of the ‘Habitats’ Directive including a library, refectory, social and community (92/43/EEC), a Habitats Regulations Assessment (HRA) of the SPD facilities associated with the refurbishment of the crypt, has also been carried out. The SA and HRA reports which are Cathedral offi ces and residential accommodation for staff , available as standalone reports detail the process by which the as well as additional residential and commerical uses. SPD has been appraised and should therefore be read in conjunction with the Cathedral Quarter SPD, particularly to • The development of several unused or underused sites in understand how these processes have informed the preparation the Cathedral’s vicinity for appropriate uses which of the SPD. A summary of changes to the SPD as a result of the complement the area’s unique setting and its proximity to SA is set out in Appendix 2. the town’s main shopping centre and public transport facilities. 0.4 How to use the guidance

• The creation of a modern transport interchange in the 0.4.1 Part 1 sets the context to the Cathedral Quarter and the Boulevard adjacent to the Railway Station. SPD. It describes the overall purpose of the SPD in terms of the vision for the Cathedral Quarter and how the realisation • That other potential development opportunities in the of the vision relates to the existing planning framework. Cathedral Quarter area can be identifi ed and in due course realised. 0.4.2 Part 2 translates the vision and objectives for the Cathedral Quarter into a series of development zones and land use 0.3 Adoption Process typologies, forming a strategic development guide for the Cathedral Quarter. 0.3.1 The Blackburn Cathedral Quarter SPD supports and supplements the policies of the Blackburn with Darwen Borough Local Plan. It 0.4.3 Part 3 provides overarching design guidance for all proposals forms part of the Local Development Framework (LDF) for within the Cathedral Quarter. Blackburn with Darwen Borough Council. More detail on the relevant local plan policies is given in section 1.3.7 and in Appendix 4.

0.3.2 The process towards adoption of the SPD has required compliance with all statutory procedures in line with the Planning and Compulsory Purchase Act 2004. This has included the preparation of a Sustainability Appraisal (SA) and the SPD has been subject to a period of statutory consultation. A statement of community involvement which details this process is set out in Appendix 1, along with a table which details how the SPD has responded to the responses received during the consultation Blackburn Cathedral Quarter Supplementary Planning Document July 2009 7

PART 1 - Planning Framework 1.1 The Vision for Blackburn Cathedral Quarter 1.1.1 The vision defi nes the aspirations and drivers for the development of the Cathedral Quarter. It embodies what the Council and its partners wish the area to become in the future and the essential components that will be required to achieve this outcome. All development must demonstrate that it contributes to this vision: ”Our vision is to create a vibrant mixed use quarter that has a true sense of place and is a source of civic pride. Formed around the key landmarks of the railway station and cathedral, the area will be enhanced as an important gateway and meeting point in the town centre by distinctive contemporary development that improves the quality of buildings and spaces within the conservation area and provides the setting for new offi ces, housing, hotels, shops and leisure uses. The success of the Cathedral Quarter will be to create a vibrant and attractive area that acts as a stimulus to the long term regeneration of the town centre.” 1.1.2 Realising this vision is critical to the creation of a diverse and interesting urban quarter that will provide the catalyst for the revitalisation of the wider town centre. This is better defi ned by the following set of objectives that are the key drivers for the guidance and advice presented in this SPD and which all proposals must respond to positively: 1) Create a unique destination with the Cathedral at its heart. 2) Provide a diverse range of land uses that enhance the vibrancy of the area and promote social and community cohesion and reinforce the role of the area within Blackburn Town Centre. 3) Stimulate the regeneration of underused land and July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 8

buildings to create distinctive opportunities for high quality development. 4) Ensure built proposals in the Cathedral Quarter preserve and enhance the overall character of the conservation area and the setting of the Cathedral. 5) Exploit the fact that the area performs a strategic transport function by defi ning a major gateway and arrival point that improves the overall experience of Blackburn Town Centre. 6) Enhance the function and quality of the existing open space network and create opportunities for new open spaces. 1.2 Area Context and Constraints Typical Cathedral Quarter materials Vertical emphasis of elevations Special interest of the Cathedral Quarter 1.2.1 The special interest of the Cathedral Quarter is derived predominantly from the surviving collection of fi ne nineteenth and twentieth century buildings set around the Cathedral Church of St Mary the Virgin and the site of Blackburn’s medieval market place. 1.2.2 The Cathedral is a complex building encapsulating Georgian references to the medieval period and modern references to the Gothic idiom, but the consistent use of ashlarred gritstone ensures that the building and its fi ttings read together as a single work of art. Gritstone as a material, along with red brick, features prevalently within the quarter and is used in the majority of other listed and notable buildings. 1.2.3 The precinct grounds of the Cathedral occupy a signifi cant portion of land within the Quarter and provide an important area of green space within the town centre. Clusters of mature trees contribute to the visual quality of the Precinct. 1.2.4 The whole of the area covered by the SPD falls within a Conservation Area. The part of the site which encompasses Typical corner treatment Enclosure of views Blackburn Cathedral Quarter Supplementary Planning Document July 2009 9

the Cathedral and its grounds falls within the Cathedral Conservation Area and the area of land to the south of the site beyond Jubilee Street and that to the east of The Boulevard falls within the Darwen Street Conservation Area. Conservation Area Appraisals (CAA) have been produced for each conservation area, and readers are advised to consult these CAAs for a detailed analysis of the underlying qualities of these areas. 1.2.5 The Cathedral is the centre of a diocese and the only Anglican cathedral in . The building is the focus of an extremely active religious life and the Cathedral also plays a signifi cant part in the life of the wider community, partly though its functions and partly through its physical presence as the centre of the town of Blackburn; the tower and spire of the Cathedral are visible throughout the area as well as from strategic vantage points within the wider town centre (fi gure 4). 1.2.6 The Cathedral’s Conservation Plan asserts the good overall state of repair of the Cathedral and the need to ensure that the building remains in good condition, with an adequate fl ow of resources and proper control systems in place. This document suggested the potential of built development to secure such resources, as well as contributing to life of the Cathedral and the townscape of Blackburn. The Conservation Plan was used to inform the preparation of the Cathedral Precinct Masterplan, which will form the basis for development in the precinct. Historic development 1.2.7 The Cathedral Quarter embodies the earliest origins of Blackburn and the present street pattern of Darwen Street and Church Street can be traced to at least the early medieval period if not further to Roman times. The commercial heart of the early town was the market place at the junction of these ancient streets which was marked by a medieval cross. It was also in close proximity to St Mary’s Figure 3. Blackburn Town Centre 1939 Church, the spiritual heart of the town. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 10

1.2.8 The original St. Mary’s Church stood to the far north of the 1.2.12 For the Cathedral Quarter itself the biggest impact was the existing Cathedral directly behind the frontages along Church creation of the diocese of Blackburn in 1926 and the Street. In the early 18th Century, this church was demolished elevation of St. Mary’s Church to cathedral status. North following an Act of Parliament in 1819 which provided for a new and south transepts were added to the building from the building to meet the growing needs of the town. During this period to 1961 and the Cathedral largely fi nished by 1983. A period the River Blakewater was also straightened to its present Council desire to open up views of the Cathedral led to the course, extending the site for the new parish church and burial demolition of the eastern frontage of Darwen Street in front of ground. The foundation stone for the new St Mary’s church was the Cathedral and the Picture Theatre towards the south of laid in 1820 and now within the nave is that of the present the Cathedral was also demolished in the early 1980s. Cathedral. Heritage 1.2.9 The low lying ground immediately east of the parish church and the river took shape following the construction of the 1.2.13 Under the Planning (Listed Buildings and Conservation railway line, which opened in 1846. Railway Road became an Areas) Act 1990 buildings of architectural or historic interest important approach to the town and the triangle of land listed by the Secretary of State require listed building consent between the river and the station became Railway Square. The for demolition, alteration or extension works. Consent is also character of this area was also aff ected when the Blakewater, required for alterations to any object or structure which lies which runs under the northern end of railway Road, was within the grounds or ‘curtilage’ of a listed building and which culverted to form The Boulevard formerly known as the was constructed before 1 July 1948. Esplanade. 1.2.14 The area covered by the SPD includes a number of Grade II* 1.2.10 Development over the mid to latter part of the nineteenth and Grade II listed buildings and structures that will require century consolidated the street network and immediate special consideration as part of future development townscape of the Cathedral Quarter to defi ne a dense proposals. Grade II* buildings are particularly signifi cant arrangement of streets and a diverse range of commercial, buildings of more than local interest and Grade II are of residential, industrial and cultural uses. By 1894 a pattern special architectural or historic interest. It is important to note had been set, which remained largely unchanged until the that altering a listed building without consent is a criminal late 1960s. off ence. 1.2.11 The modern period saw signifi cant change to the character of Grade II*: the town. Although the immediate vicinity of the Cathedral • Blackburn Cathedral (Cathedral Church of St. Mary has largely endured, whole quarters of streets and buildings the Virgin). were demolished and redeveloped to make way for larger single use commercial developments, most notably Grade II: Blackburn’s Shopping Centre ‘The Mall’ located north of • Railings, piers, lampholders and statue at east end of Church Street and the Morrison’s development to the east. Cathedral churchyard. • Cathedral Gateway, top of Church Street. • Old Bank, Darwen Street. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 11

• The Pavilions (20, 28, 30 and 36 Church Street). Physical characteristics • Railway Road (east side), Blackburn Railway Station. 1.2.18 The River Blakewater is designated as a main river. Until the Archaeological signifi cance early-mid 19th Century the River acted as a natural boundary and development was confi ned by its course. 1.2.15 There are no Scheduled Ancient Monuments in the Cathedral Following canalisation, the river was culverted from Jubilee Street Quarter, however as the area incorporates much of northwards enabling the construction of The Boulevard. Blackburn’s earliest historic centre, including the course of a Roman road that historically ran northwards between 1.2.19 Today, the river continues to fl ow through the area in a north Manchester to and the medieval market place, the south direction. Towards the south of the site the river is Cathedral Quarter is considered to be extremely archaeologically exposed, whilst the remaining sections of the river are culverted sensitive. A desk-based archaeological assessment has been below the western frontage of Bridge Street and The Boulevard at produced by Oxford Archaeology North as part of a wider the south east edge of the Cathedral Precinct. heritage and design commission for Blackburn Town Centre. Readers are advised to consult this assessment should they 1.2.20 Within the grounds of the Cathedral there are 91 trees that require detailed information on the archaeological signifi cance are protected by the Blackburn Town Centre Tree and potential of the wider area. Preservation Order (1991), reference Area A2. The issuing of a TPO makes it an off ence to cut down, top, lop, uproot, 1.2.16 The results of recent archaeological surveys undertaken for wilfully damage or destroy any protected tree(s) without fi rst the Cathedral Precinct have uncovered no signifi cant having obtained permission from the Local Authority. Local archaeological remains, but the precinct is clearly an area of Plan Policy HD8, also resists the felling of trees, including archaeological potential. Following an assessment by those within a conservation area unless one or more of three Lancaster University’s Archaeological Unit in 2000, the criteria are applicable, including that the desirability of the precinct is identifi ed as an archaeological site of regional development outweighs the amenity/ conservation value of signifi cance. It is known to include the site of a sixteenth the tree. century grammar school, which now lies partly beneath the north transept of the Cathedral, the foundations of the Movement original St Mary’s Church to the far north west of the churchyard and the old vicarage to the south west. 1.2.21 The Cathedral Quarter provides excellent walking and cycling connections and virtually all of the town centre lies within an 1.2.17 It is also likely that there could be below-ground remains of acceptable walking distance (fi gure 4). The Cathedral Quarter is other structures. During building works in the 19th and 20th also well located in terms of public transport access. To the east centuries a number of graves were destroyed and bodies re- lies the town’s train station which is served by the Ribble buried, but it is thought that the lawn to the south of the Valley Line (Clitheroe to Manchester), East Lancashire Line Cathedral nave may still contain some early burials. (to and Preston) and the Caldervale Line (York). Directly adjacent to the train station is the Boulevard Bus Station, which is served by a high frequency of bus services.

July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 12

Sustainability issues 1.2.22 The Sustainability Appraisal of the SPD has identifi ed a number of issues within the Cathedral Quarter that will need to be addressed by new development. These issues have subsequently Civic Quarter helped to inform the preparation of the vision and objectives for Town Hall the Cathedral Quarter SPD and the development and design King George’s Hall Tower Block guide within. These issues are set out below:

Knowledge Zone Market The Mall Economic • The Cathedral is an under-developed asset in the Town Blackburn College Morrisons Centre with limited visitor numbers for an Anglican Cathedral. Currently it does not maximise its potential as Cathedral an attraction within Blackburn. • The town centre does not have a strong night time Station economy. • There is no residential hotel accommodation in the town centre. • Blackburn town centre has seen little if any speculative Frackleton Street offi ce development over the last forty years which is Enterprise / Employment Hub Leisure identifi ed as a lack of developer confi dence, available land and car parking. • The total supply of fl oorspace available for offi ce development declined between 2003 and 2006 and as a result of the lack of supply, occupiers seeking modern

Retail Park ‘Grade A’ space have vacated the town centre and have been drawn to out-of-town locations. Social • There is a very limited residential population within the town centre. • There is no residential accommodation within the Pedestrian routes River Blakewater Cathedral Precinct for clergy or support staff , which is exceptional for an English Cathedral. Cathedral views • The appearance and quality of amenities off ered by the Cathedral, inhibit the maximum use of this asset. Landmarks • The perception of crime is high in the town centre. Figure 4. Blackburn Town Centre 2009 Environmental Blackburn Cathedral Quarter Supplementary Planning Document July 2009 13

• There are a number of examples of infi ll buildings that 1.3 Strategic and local policy context unsympathetic to the historic integrity of the area. • Many of the buildings which form the boundaries of the Introduction Cathedral precinct particularly those on the southern side of Church Street and the western side of Railway Road 1.3.1 The SPD is set within a statutory spatial planning framework currently turn their backs onto the Cathedral and do not that must be complied with and taken into account when exploit the potential of their setting. considering development proposals within the Cathedral • The quality of surfacing and public realm is inconsistent Quarter. This framework consists of: with the architectural and historic qualities of the area and detracts from the special interest of the railway station • National Planning Policy Statements and the listed railings which defi ne the eastern side of the • The North West of England Plan Regional Spatial adjacent Cathedral Conservation Area. Strategy to 2021 (adopted 2008) • The demolition of buildings that previously lined the • Blackburn with Darwen Borough Local Plan (adopted north eastern side of Darwen Street has meant that open 2002) space within the Cathedral precinct is no longer • The emerging Blackburn with Darwen Borough Core contained and the gatepiers adjoining Waterloo Pavilions Strategy are now isolated. • Although the Cathedral Precinct provides an important 1.3.2 The spatial planning documents, programmes and strategies area of green space, views of the Cathedral are impeded that defi ne this framework and which govern and infl uence by clusters of trees. development proposals within the Cathedral Quarter SPD are set • Existing greenspace is particularly underused. out in Table 1. Information on where to obtain copies of these • The whole southern area of the Cathedral Precinct is documents is provided in Appendix 3. signifi cantly undermined by the visual impact of car parking both within the precinct itself and to the BT car park off Jubilee Street. Movement & accessibility • Dandy Walk is underused due to the lack of surveillance from adjoining properties and its dark and foreboding atmosphere, prompting security concerns especially night. • Connections around the south of the Cathedral are particularly poor due to the worn quality of materials. • Whilst the passing of pedestrians through the northern end of the Cathedral precinct is frequent, the usage of the grounds for purposes other than passing through is very low. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 14

NATIONAL Securing the Future Delivering UK Sustainable Development Strategy (H.M. Government, Planning (Listed buildings and Conservation Areas) Act 1990 (Department of the The Stationery Offi ce) Environment) Sustainable Communities Plan Building for the Future (ODPM) Better Places to Live by Design: A Companion Guide to PPG3 (ODPM) PPS1: Planning Policy Statement 1: Delivering Sustainable Development (Department of PPS 12: Planning Policy Statement 12: Creating strong, safe and prosperous Communities and the Local Government) communities through Local Spatial Planning (Communities and Local Government) PPS 3: Planning Policy Statement 3: Housing (Communities and Local Government) PPS 6: Planning Policy Statement 6: Town Centres (Communities and Local Government) PPS 9: Planning Policy Statement 9: Biodiversity and Geological Conservation (ODPM) PPG 13: Planning Policy Guidance 13: Transport (ODPM) PPG 15: Planning Policy Guidance 15: Planning and the Historic Environment PPG 16: Planning Policy Guidance 16: Archaeology and Planning (Department of the (Department of the Environment) Environment) PPG 17: Planning Policy Guidance 17: Planning For Open Space, Sport and Recreation PPS 25: Planning Policy Statement 25: Development and Flood Risk (Communities and (ODPM) Local Government) Building In Context: New Development in Historic Areas (CABE and English Heritage) A Historic Environment: A Force for Our Future (Department for Culture, Media and Sport) Power of Place – The Future of the Historic Environment (English Heritage) Heritage Counts North West (English Heritage) Planning for Town Centres: Guidance on Design and Implementation Tools (Communities Guidance Note 4 - Procedures For Major New Developments at Cathedrals (Cathedrals and Local Government) Fabric Commission For England (CFCE)) Biodiversity Strategy for England (Defra) REGIONAL Making It Happen: The Northern Way - Creating Sustainable Communities in the North The North West of England Plan Regional Spatial Strategy to 2021 West Lancashire Economic Strategy Northwest Regional Economic Strategy 2006 Creating Inspirational Spaces 2007 (Places Matter) Streets for All: North West (English Heritage) Lancashire Biodiversity Action Plan, particularly Urban Habitat Plans 2008 The Transformational Agenda: Housing Market Renewal in East Lancashire. Scheme North West Green Infrastructure Guide 2008 (North West Green Infrastructure Think Update 2006-2019. Tank) LOCAL Blackburn with Darwen Local Plan Blackburn with Darwen Local Strategic Partnership – Community Plan Blackburn Town Centre: Investing in the Future – Blackburn Town Centre Strategy for Blackburn Design Guide SPD and associated Blackburn with Darwen Colour Study 2003 – 2008 A plan for the future of Blackburn Town Centre Blackburn with Darwen Borough Council Local Transport Plan 2 2006 - 2011 Blackburn with Darwen Housing Strategy 2005 – 2008 Blackburn Historic Town Assessment Report Blackburn Hotel Futures Study 2006 Blackburn Offi ces Capacity Study 2007 Blackburn Town Centre Parking and Transport Strategy (Consultation Document) Blackburn Boulevard Bus Station – Feasibility Study (Initial draft) Blackburn Cathedral Precinct Masterplan (Blackburn Cathedral Developments) Town Centre Desk Based Archaeological Assessment (Oxford Archaeology North) Blackburn Cathedral Conservation Plan Blackburn Town Centre Public Realm Strategy Blackburn Town Centre Conservation Area Management Plan Darwen Street Conservation Area Character Appraisal Cathedral Quarter – Conservation Area Study Darwen Street Conservation Area Development Guide Cathedral Conservation Area Character Appraisal Cathedral Conservation Area Development Guide

Table 1. The spatial planning documents, programmes, and strategies that defi ne the SPD framework Blackburn Cathedral Quarter Supplementary Planning Document July 2009 15

The Role of the Supplementary Planning Document Policy HD1 Visual Appearance of Development – General in the Statutory Spatial Planning Framework Considerations Policy HD2 Protection of Important Public Views 1.3.3 Planning Policy Statement 12 (PPS12) sets out the Government’s Policy HD3 Access for All policy on local spatial planning. It specifi cally provides advice Policy HD5 Crime Prevention and guidance on the production of spatial planning documents Policy HD6 Energy Conservation and identifi es that the role of SPDs is to provide greater detail Policy HD8 Existing Trees and Landscaping on the policies of Development Plan Documents (DPDs). DPDs Policy HD9 New Trees and Landscaping cover the main spatial planning policy issues and allocations, Policy HD10 Public Art such as providing sites for new housing and protecting the Policy HD11 Development in and adjacent to Conservation countryside, and form an integral part of the Local Development Areas Framework (LDF), which comprises a suite of such documents. Policy HD12 Alterations to Unlisted Buildings in Conservation Areas 1.3.5 The Blackburn with Darwen LDF will eventually replace the Policy HD13 Alterations to Listed Buildings Blackburn with Darwen Local Plan, but until this occurs the Policy HD14 Demolition of Listed Buildings and Demolition of Council has ‘saved’ the spatial planning policies contained Unlisted Buildings within Conservation Areas within the Local Plan. The SPD provides greater detail on the Policy HD17 Locally Important Archaeological Remains application of these policies within the Cathedral Quarter Policy HD18 Archaeological Evaluation, Excavation, to ensure that development is consistent with the vision. It Recording, Removal and Preservation communicates the Council’s aspirations for the Cathedral Policy H2 Development of Large Unallocated Sites Quarter, providing an effi cient and transparent planning policy Policy H4 New Residential Development and design tool, which off ers clarity to developers wishing to Policy R1 Retail Development in Blackburn Town Centre invest in this unique opportunity. Policy R10 Restaurants, Cafes and Hot Food Take-Aways (Use Class A3) 1.3.7 The policies of the Blackburn with Darwen Local Plan that this Policy R11 Use of Upper Floors and Basements SPD most specifi cally builds on and that are likely to be of Policy T1 Public Transport – Bus Services importance in a planning application are set out below. A brief Policy T2 Public Transport – Rail Services description of each of these ‘saved policies’ is set out in Appendix Policy TRL3 Tourism and Commercial Leisure Development 4. in the Urban Area Policy EC8 Site Consideration Policy Policy URB1 Urban Boundary Policy BTC6 Darwen Street / Blackburn Cathedral Precinct Policy ENV2 Flood Protection Policy BTC9 Environmental Improvement July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 16

1.3.8 The Local Plan identifi es that many buildings and sites in the • Reduce unnecessary through traffi c and pollution vicinity of the Precinct “turn their backs” on the Cathedral and in the Town Centre and enhance transport choice fail to exploit the benefi ts of this setting. As stated under policy and accessibility. BTC 6 (Darwen Street / Blackburn Cathedral Precinct) • Create an attractive, safe and accessible development and redevelopment proposals will need to be environment where residents and visitors sympathetic to the character and building form of the will want to shop and spend leisure time and in Conservation Area and to the importance and prominence of the which businesses will wish to invest. Cathedral Precinct. • Provide space for development, since future investment decisions will depend heavily on 1.3.9 The Council’s Design Guide SPD and associated Colour the availability of sites and premises, which meet Study have been produced to improve the overall quality of user requirements. design within the Borough. Considering the Cathedral Quarter’s • Increase inter-linkages between Town Centre signifi cance these documents are of particular relevance to areas. development and investment in the Cathedral Quarter and should be referred to when generating proposals. Attention is 1.3.11 The Blackburn Town Centre Renaissance Programme is linked to also drawn to the Conservation Area Appraisals that have been the Blackburn Town Centre Strategy and is a 6 year framework produced for the Cathedral and Darwen Street conservation designed to realise the regeneration of the Town Centre through areas that span the Cathedral Quarter. Council support. This SPD builds on the Town Centre Strategy and Renaissance Programme by incorporating many initiatives Regeneration context and developments that have yet to be realised and providing an overall framework for the development of the Cathedral Quarter. 1.3.10 The latest Town Centre Strategy (2003-2008) puts forward a series of programmes and actions, which building on past Relationship to other initiatives achievements, seeks to continue the regeneration of the town centre. The ambition for Blackburn is to become the premier 1.3.12 The Cathedral Quarter is considered to be Blackburn’s fl agship centre for retail, leisure and culture in East Lancashire, through a renaissance project, with one of the most established identities in series of proposals that aim to: the Town Centre and signifi cant potential for quality retail, leisure and housing. Imbedded within this SPD are the proposals of the • Create and enhance Blackburn Town Centre Cathedral Precinct Masterplan, produced by Blackburn Cathedral as a sub-regional retailing and employment centre Developments, which provides the ‘heart beat’ for the Quarter servicing the residents, businesses and visitors in in the form of residential and commercial development and an East Lancashire. enhancement of Blackburn’s physical and spiritual environment. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 17

1.3.13 The SPD is also set within a much wider sphere of regeneration activity focused on the renewal of the local housing market. The Cathedral Quarter borders the Elevate East Lancashire Housing Market Renewal (HMR) area and the role of the Town Centre in stimulating economic prosperity is notable. Elevate East Lancashire’s Transformational Agenda will see investment spent on improving the quality and diversity of the housing stock, but in order to develop sustainable neighbourhoods and a healthy housing market the quality of the Town Centre as a place where people choose to work, visit and relax is signifi cantly important. Indeed, the Cathedral Quarter itself has potential to provide quality new Town Centre housing that will contribute to HMR objectives.

1.3.14 An agenda for quality development within the Town Centre has been set by the Townscape Heritage Initiative (THI), which has contributed to the renewal of heritage buildings and public realm within the Cathedral Quarter. The development and design guidelines of this SPD will seek to build upon the positive improvements stimulated by THI and potential for further rounds of funding in the future.

1.3.15 As the main public transport gateway to Blackburn, any future improvements to the public transport network are likely to have an impact on the Cathedral Quarter. Pennine Reach, a new rapid bus service proposed to improve the public transport network between Blackburn with Darwen and Hyndburn, will signifi cantly improve the accessibility of the Cathedral Quarter but is unlikely to have a major eff ect on the road and townscape structure. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 18

PART 2 – Development Guide 2.1 Overview

2.1.1 The Cathedral Quarter is an unrealised opportunity at present. Although it is home to two notable landmarks- the Cathedral and the railway station- it is distinctly lacking in social and economic activity. In order to defi ne a more sustainable future for the area a critical mass of activities is required to draw people into the area and establish a new socio-economic driver for Blackburn. The overall development strategy for the Cathedral Quarter is thus to establish a distinctive sense of place through high quality mixed use development that encourages an infl ux of activities, commerce, residents and visitors.

2.1.2 Notwithstanding the cohesive qualities of the Cathedral Quarter there are characteristics of the townscape structure that will prompt diff erent approaches to development across the area. The Cathedral, for example, is Blackburn’s most distinctive landmark and necessitates a particularly sensitive approach to development, whilst the activity and vibrancy generated by the existing public transport interchange should be expressed in its buildings and uses. Accordingly this development guide provides an overall context to development in the Cathedral Quarter, identifying the ambitions for three character areas (Development Zones) and two land use typologies, which together will contribute towards the vision for the Cathedral Quarter (see fi gures 5 and 6). 2.2 Development Zones Cathedral Precinct Station Interchange Cathedral Precinct 2.2.1 Cathedrals and their adjoining closes are an integral feature in Jubilee Street most cities, yet Blackburn remains one of the only Cathedrals in Figure 5. Development Zones Blackburn Cathedral Quarter Supplementary Planning Document July 2009 19

the UK where this does not exist. The aspiration is to enhance Cathedral. the physical and spiritual setting of the Cathedral through a • Create opportunities for a diverse mix of commercial and range of complementary uses and new development that not residential development. only supports the functions of the Cathedral and the creation • Improve the function and quality of the Cathedral of a Cathedral Close, but which also drives the regeneration of Gardens and other areas of public realm. Blackburn and the creation of a new living community within the • Enhance the role of the Cathedral in social cohesion and Town Centre. spiritual leadership and as a centre of excellence for the arts. 2.2.2 Consent has already been given for the redevelopment of the southern boundary of the Cathedral Precinct for Cathedral Station Interchange offi ce and residential accommodation as well as private housing development. The next priority will be to improve the western 2.2.4 When emerging from Blackburn railway station rather than be and northern interfaces of the Cathedral Precinct to better greeted by a vibrant gateway the experience is underwhelming, enclose and frame the Precinct and views of the Cathedral. This the area being dominated by vehicular movement and not much will require the redevelopment of underused areas surrounding else. Considering this highly accessible location, land is used the Cathedral and the refurbishment of neighbouring buildings very ineffi ciently and there is a distinct opportunity to create a to create attractive frontages that animate and overlook more welcoming identity that achieves wider regeneration aims surrounding areas of public realm, but retain a positive and improved public transport facilities for the town. relationship with Church Street and Darwen Street. Indeed, a new frontage of active ground fl oor uses on Darwen Street is 2.2.5 Blackburn has an enviable asset with the bus and rail stations particularly encouraged to draw pedestrian footfall from the in such close proximity facilitating easy bus/rail, rail bus, (and main shopping area to the independent stores and businesses of bus/bus) interchange, but current facilities are poor. A new bus the wider Cathedral Quarter. station is at the heart of the Pennine Reach major scheme bid to the Department for Transport and it is envisaged that whilst 2.2.3 In summary the development principles for the Cathedral interchange facilities will remain on Railway Road, a new bus Precinct are to: station will be accommodated outside of the Cathedral Quarter thus facilitating a new development site on the site of the • Promote the Cathedral as a unique destination in existing Boulevard bus station. Blackburn Town Centre. • Stimulate the regeneration of underused land and 2.2.6 The aspiration is that the site of the former bus station will buildings that surround the Cathedral. become a new economic hub for Blackburn composed of • Preserve key views and enhance the setting of the modern ‘Grade A’ offi ces with active commercial uses and July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 20

attractive areas of public realm to the ground fl oor. This in turn 2.2.9 A fresh approach is needed, which takes advantage of the should provide the stimulus for further investment on Railway neighbouring development opportunities of the Cathedral Road to create a more vibrant mix of day and night time uses Quarter and which contributes to the wider regeneration within refurbished buildings and developed gap sites on Railway objectives of the Town Centre. A mix of new development and Road, including the largely vacant railway station frontage. building refurbishment is envisaged to redefi ne this vacant area for new town centre activities. 2.2.7 The development principles for the Station Interchange development zone are to: 2.2.10 The development principles for the Jubilee Street development zone are to: • Exploit the fact that the area performs a strategic transport function by defi ning a major gateway • Stimulate the regeneration of underused land and and arrival point through high quality buildings and buildings through a diverse mix of new commerical and public realm. community uses. • Create a new commerial hub of development on the site • Preserve and enhance the quality of the of the Boulevard Bus Station. conservation area through refurbishment and high quality • Stimulate the refurbishment of derelict and underused new development. buildings on Railway Road. • Enhance the vibrancy of the area and its role • Preserve and enhance key views of the Cathedral and the within Blackburn Town Centre. setting of the conservation area. • Create opportunities for new open spaces and an • Enhance the vibrancy of this area and its role enhanced riverside environment. within Blackburn Town Centre. • Service the Cathedral Quarter with a new multi-storey car • Improve the quality of the public realm and create park. opportunities for new open spaces. 2.3 Land use typologies Jubilee Street 2.3.1 The land use typologies aim to provide a complementary mix 2.2.8 The area south of Jubilee Street is largely a neglected area of of land uses appropriate to the setting of the Cathedral Quarter the Town Centre and is somewhat detached from the rest of (fi gure 6). These typologies strike a balance between creating the Cathedral Quarter. It comprises a number of traditional a more animated and vibrant quarter of the Town Centre and commercial buildings, yet most of these buildings are empty, and a setting befi tting the status and amenity of a Cathedral and fail to capitalise on this location at the heart of the town centre. burgeoning residential community. Development proposals Blackburn Cathedral Quarter Supplementary Planning Document July 2009 21

will be considered on the basis of these typologies as well as the individual merits of the application to ensure there is a sensitive balance of land uses within the quarter. These zones are not indicative of building footprints, but are merely an indication of the general area where particular land uses will be welcome.

Cathedral Precinct

2.3.2 The Cathedral Precinct typology is aimed at a suitable land use mix that retains a peaceful, but animated setting for the Cathedral that also fosters a suitable environment for a town centre residential community. Development proposals should contain a mix of uses that support activity by both day and night, but residential amenity must be protected through a combination of design measures and eff ective management of non-residential uses.

2.3.3 Appropriate uses within this character area include community, residential and administrative uses that support the functions of the Cathedral, along with other complementary uses including residential apartments for sale and rent, hotels and offi ces. Active ground fl oor uses including shops (use class A1), restaurants and cafes (use class A3) are also encouraged, particularly units that encourage a unique and independent fl avour to the quarter.

Cathedral Precinct Cathedral Gateway

Cathedral Gateway 2.3.4 The Cathedral Gateway typology recognises the train and bus stations as the dominant feature providing a more vibrant ambience for uses that are not overtly residential in character Figure 6. Land Use Typologies and which have longer opening hours into the evening. Land July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 22

uses that are encouraged include active ground fl oor uses such as shops (use class A1), fi nancial and professional services (use class A2), restaurants and cafes (use class A3) and drinking establishments (use class A4), as well as community, cultural and institutional uses, offi ces (to Grade A standards) and hotels. Any planning applications for residential development will be considered in relation to surrounding uses to ensure that the mixed use character of the area is retained with no predominance of one particular use. Relevant Local Plan Policies: H2 Development of Large Unallocated Sites H4 New Residential Development R1 Retail Development in Blackburn Town Centre R10 Restaurants, Cafes and Hot Food Take-Aways (Use Class A3) R11 Use of Upper Floors and Basements TRL3 Tourism and Commercial Leisure Development in the Urban Area EC8 Site Consideration Policy BTC6 Darwen Street / Blackburn Cathedral Precinct Blackburn Cathedral Quarter Supplementary Planning Document July 2009 23

PART 3 – Design Guide 3.1 Overview • Movement & car parking • Biodiversity & green infrastructure 3.1.1 As Blackburn Town Centre’s fl agship renaissance project and considering the special historic character of the Cathedral 3.1.4 Specifi c advice for proposals within the Jubilee Street Quarter it is essential that development proposals contribute to Development Zone is provided in section 3.3. the enhancement of the appearance, quality and character of the quarter and safeguard the role and identity of the Cathedral. To 3.2 Design Guidance achieve this, all development proposals will need to demonstrate that they accord with the design principles of this chapter, which Sense of place expands on the policies of the Blackburn with Darwen Local Plan and interprets the Cathedral Precinct Masterplan and the wider 3.2.1 The aspiration for a ‘Cathedral Close’ is to create a unique setting development ambitions of the Cathedral Quarter. that befi ts the status of the Cathedral. The space between buildings should encourage variety and interest by attracting 3.1.2 Applicants seeking planning permission within the Cathedral and accommodating diff erent activities and moods that foster Quarter will be expected to demonstrate that they have pedestrian activity during the day and into the evening (see considered this design guidance in an accompanying Design fi gure 7). Where new open space or improvements to existing and Access Statement with any planning application. For help in open space are proposed (i.e. street furniture, signage and public writing a Design and Access Statement, please refer to the CABE art) the likely usage and relationship to adjacent buildings should document “Design and access statements How to write, read and be determined early in the design process to ensure that the use them” (www.cabe.org.uk) and to Part 5 of this Document. space relates in terms of scale and function to neighbouring development as set out below. 3.1.3 The design guidance relates to the following issues: • Cathedral Gardens • Sense of place T he lawns surrounding the Cathedral provide an open and • Views, vistas & enclosure informal setting for relaxation and social interaction, but this • Public realm could be much improved. Rather than being just a place to sit or • Design quality walk through, the design of this space could incorporate diff erent • Historic environment activities that enliven the senses and create a more interesting • Sustainable design place that attracts and holds people. The pastoral character of • Safeguarding amenity open grassed areas, trees and planting should be retained as a • Passive security green ‘haven,’ however, opportunities to make the space more July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 24

accessible, safe, comfortable and interesting will be encouraged through improvements to the main area of open space and some development of underused ‘edges’ to frame and animate the gardens. Re-grading of lawns, improved planting, tree works to improve safety and open up views (including felling / pruning of diseased or over mature specimens, subject to Policy HD8 of the Local Plan), repair of structures such as the Astley Gate, Temple Court Gate and War Memorial, excavation, preservation and celebration of the old parish church foundations and fl oodlighting of the Cathedral all need consideration as part of an integrated landscape scheme. There is also scope to extend the Cathedral Gardens as part of the public realm proposals associated with the redevelopment of the bus station and to create new pedestrian routes through the Cathedral Precinct from The Boulevard. Such works will require alteration of the listed railings in order to open up the gardens and any heritage, landscape or archaeological impacts will need to be identifi ed and mitigated against in line with section 3.2.6.

• The Cathedral Approach The ceremonial entrance to the West Door of the Cathedral from Darwen Street should be designed to complement the fi ne architecture of the Cathedral and provide a formal space for Cathedral activities and a quiet space for contemplation.

• Crypt Yard The Cathedral Precinct Masterplan identifi es a new public space Cathedral Gardens Interchange Square to the south east of the precinct fronting The Boulevard and the Crypt. The space should have a strong landscape character and Cathedral Approach Clergy Court sense of place to create an animated destination and gathering point associated with active ground fl oor uses associated with Crypt Yard the proposed Mitre Court. The design of the square should Figure 7. Sense of Space Blackburn Cathedral Quarter Supplementary Planning Document July 2009 25

incorporate the Victoria statue and will require sympathetic alteration of the listed railings to create an entrance from The Boulevard.

• Interchange Square Proposals to rationalise the bus station create the opportunity for a new gateway to Blackburn. Rather than be dominated purely by transport functions, areas of public realm associated with the bus and train station should be designed equally for the benefi t of pedestrians to create a safe, attractive and uncluttered civic Cathedral Gardens design exemplar Cathedral Gardens design exemplar space that is strongly integrated with the movement structure of the Town Centre.

• Clergy Court Planning permission has already been granted for the development of Cathedral facilities including a library, refectory, administrative offi ces and staff residential accommodation to the south of the Cathedral Precinct. The development includes a number of intimate and private spaces that will predominately be for the use of Cathedral staff and visitors. Cathedral Approach design exemplar Forecourt design exemplar • Forecourts and semi-private spaces The diverse mix of uses supported by this SPD have potential to spill outside and create animated outdoor areas. Hotels, restaurants, cafes and bars off er the potential for appropriately defi ned alfresco dining spaces at ground level, provided they do not infringe upon residential amenity.

Relevant Local Plan Policies: HD8 Existing Trees and Landscaping HD10 Public Art HD11 Development in and adjacent to Conservation Areas Crypt Yard design exemplar Cathedral Gardens design exemplar July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 26

HD13 Alterations to Listed Buildings HD17 Locally Important Archaeological Remains HD18 Archaeological Evaluation, Excavation, Recording, Removal and Preservation BTC9 Environmental Improvement

Views, vistas & enclosure

3.2.2 A Cathedral Close is generally characterised by a closely related ensemble of buildings and open spaces, which conversely defi ne a strong sense of enclose and views of a Cathedral. At Blackburn there has never existed a Cathedral Close as such, but the traditional townscape of the town once consisted of a much tighter urban grain as can be seen in fi gure 8.

3.2.3 In the interests of creating a more intimate and urban feel to the Cathedral Quarter, new development should once again enclose the Cathedral. This will require new development on derelict and underused areas surrounding the Cathedral, which should defi ne its visual dominance and encourage people to discover the area, through carefully planned near glimpses and more distant views.

• In accordance with Local Plan Policies HD2 and HD11, any proposals for new development should protect the key views, vistas and glimpses of the Cathedral as set out in fi gure 9. There is signifi cant potential to enhance these views by better enclosing and framing the Cathedral with well proportioned, scaled and positioned buildings. Areas where townscape structure has broken down • The demolition of buildings on Darwen Street has meant that the Cathedral Precinct is no longer contained and appears to ‘leak’ into the street, whilst the street itself has lost its continuity as a commercial link. Considering also that Church Figure 8. Historic and contemporary townscape structure Blackburn Cathedral Quarter Supplementary Planning Document July 2009 27

House presents its rear elevation to the street and that the listed Cathedral Gateway gate piers are at present a redundant and isolated feature, the prospect of redefi ning the precinct by reinstating a frontage of development either side of the West Door View would be a fi tting response to re-establishing Character Glimpses the historic townscape pattern of the town. Considering Railway Road View the sensitivities of this site on the setting of the Cathedral a Classic View specifi c brief for this phase of development will be drawn up by Blackburn with Darwen Borough Council in consultation with the developer and CABE. This will develop from the design criteria of Local Plan Policy HD1 and will emphasise the opportunity to frame the Classic and West Door views of the Cathedral with buildings of an appropriate scale, massing and detail. West Door View • The potential of ‘wrapping’ a new frontage of development to the rear of properties on Church Street by building up to the pavement edge of the existing pedestrian Sta on View route is considered a particular opportunity to create a more attractive and active edge to the Cathedral Precinct. Such a building should refl ect the building height of existing properties on Church Street and create an sensitive and engaging setting to the Cathedral.

• The redevelopment of the Boulevard bus station will need to be handled with particular sensitivity in regard to the impact on views to the Cathedral from the station. A strong view of the Cathedral lantern and spire should be retained when emerging from the train station, opening up to a wider view of the main body of the Cathedral on approach. This is likely to require the development of two buildings facing the train station and Railway Road respectively. Here there may be greater scope for taller buildings and highly distinctive elevational treatments to Figure 9. View Corridors July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 28

defi ne the gateway to Blackburn, but designs will need to be sensitive to the wider backdrop of the Cathedral from outside the Cathedral Quarter, particularly looking eastward from King Street, southward from the higher ridges of the town and northward from the Leeds / Liverpool Canal and station platform (fi gure 4).

Relevant Local Plan Policies: HD1 Visual Appearance of Development HD2 Protection of Important Public Views HD11 Development in and Adjacent to Conservation Areas

Traditional example of enclosure. Contemporary example of enclosure Public realm

3.2.4 Opportunities to create new pedestrian linkages and areas of open space are welcomed, but need to be fully considered. The Council will not generally adopt small pieces of surplus and unusable space. A consistent high quality approach to public realm design, materials and lighting is required to ensure that the entire Cathedral Quarter is an exciting and attractive place with a strong identity.

Local example of enclosure Key aspects to retain- Classic View • Any measures to improve pedestrian permeability should form logical and usable connections to the movement network by relating to desire lines and being highly conspicuous and overlooked by adjacent buildings.

• The route through the Cathedral Gardens from the original market cross to The Boulevard is of signifi cant importance to the pedestrian network. The route should remain ungated and improved as a safe, convenient and comfortable Town Centre walkway integrated between the shopping centre and train station. This will require new lighting, improvements Key aspects to retain- West Door View Key aspects to retain- Station View Blackburn Cathedral Quarter Supplementary Planning Document July 2009 29

to pavement surfacing and better soft landscaping to enhance eff ective long term maintenance by being constructed from forward vision and to remove potential hiding places. As part robust, easily replaceable materials that are in keeping with the of the redevelopment of the bus station the route should be character of the area and the use of the space. extended eastwards towards the train station in a rational, attractive and safe layout. Street Footway Carriageway Kerb Church Street, Buff grey, random Porphory Granite wide • Neighbouring development proposals should contribute Darwen Street sized sandstone rectangular setts kerb to the improvement of Dandy Walk as a safe pedestrian route. (from Church slabs, Porphory Street to square setts, various This will include improved lighting, surface and boundary Dandy Walk) laying patterns treatments and opportunities to create overlooking through Darwen Street Buff grey, riven Tarmac with red Textured adjacent development. (from Dandy or smooth sawn, chippings concrete kerb Walk), randomn sized Junction of sandstone slabs • The quality of surfacing and public realm should be Church Street consistent with the architectural and historic qualities of the area, and Railway but should be contemporary in its conception. In order to ensure Road consistency of surface materials, selection of materials should Railway Buff same size Tarmac Standard be based upon the material palette within the Blackburn Town station square concrete concrete kerb frontage slab Centre Public Realm Strategy (see Table 2). Railway Road, Red and Buff Tarmac Standard The Boulevard patterned block concrete kerb • The integration of public art into streets and open spaces paving to footway can contribute to the legibility of the Cathedral Quarter and Jubilee Street, Tarmac Tarmac Standard emphasise its local identity by revealing hidden architectural Pilkington concrete kerb treasures, exciting interest and encouraging social interaction. In Street, Bridge Street, George line with Policy HD10 development schemes within the Cathedral Street. Quarter may require the provision of developer funds for new public art works. Such artworks should be fully considered in Table 2. Appropriate public realm materials terms of their landscape / urban context and function; artworks should be well sited to avoid street clutter and ideally should • To comply with Local Plan Policy HD5, streets and public perform a function (way fi nding, lighting, seating etc.) even if its spaces should be well lit and easy to monitor either through incidental. passing / natural surveillance or CCTV to promote the safety and security of people and property. The selection of lighting • The design of open space should enable easy and cost July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 30

types should be simple in style and in scale with the surrounding built environment. Particular guidance on the selection of lighting types is provided in Blackburn Town Centre Public Realm Strategy.

Relevant Local Plan Policies: HD1 Visual Appearance of Development HD3 Access for All HD5 Crime Prevention HD8 Existing Trees and Landscaping HD9 New Trees and Landscaping HD10 Public Art Public art design exemplar Public art design exemplar BTC9 Environmental Improvement

Design quality

3.2.5 New development should contribute positively to the established character of the quarter, as well as the standard of contemporary design within the Town Centre. In line with Policy HD11 proposals will be expected to be sensitive to the traditional qualities of this historic location, but they should also be a true representation of 21st century design. Planting exemplar Public realm design exemplar • Applicants are encouraged to take appropriate steps to ensure design proposals are of a high quality and are appropriate to their setting within a conservation area. It is vitally important to understand the character of the conservation areas through a review of the Conservation Area Character Appraisals for Darwen Street and the Cathedral, supplemented by on site analysis in terms of building lines, building heights, roof line, massing, the prevailing rhythm, pattern and proportion of building facades and local materials. This analysis should then be used to create high quality contextual buildings and spaces that refl ect the best Public realm design exemplar Public realm design exemplar qualities of the Cathedral Quarter. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 31

• In accordance with Local Plan Policy HD1 the visual appearance of new development is a key consideration, however in light of the Cathedral Quarter’s signifi cance, this is a particularly important issue. Buildings should be of a design quality that represents Blackburn’s fl agship renaissance project- bold, attractive and distinctive.

• Opportunities to increase the diversity of the area with sensitive high quality façades should be exploited, but designs should have integrity. ‘Facadism’ or ‘pastiche’ whether in a contemporary or historical idiom should be avoided in favour of Darwen Street design exemplar Interchange design exemplar coherent, considered and intelligent building design.

• The aspiration to create a Cathedral Close should be refl ected in the human scale, animation and intimacy of its setting. Buildings should not be set back from the pavement edge and should front on to and be directly accessible from streets and public areas. Active ground fl oor uses such as shops and cafes do this well as do regularly spaced windows and high instances of glazing, which help to animate the streetscene and promote natural surveillance. Where buildings front a number of Cathedral Close design exemplar Commercial building design exemplar frontages, facades should address each public edge, particularly in the case of the Cathedral Precinct and Church Street / Darwen Street. Intimacy and comfort can be further emphasised through texture, colour, materials and planting.

• Buildings at street intersections in the Cathedral Quarter are either faceted or curved in form with a greater massing and height shaped by turreted structures or elaborate roof forms. A contemporary interpretation of this at corners and junctions will reinforce the distinctiveness and legibility of new development. Commercial building design exemplar Multi-storey car park design exemplar July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 32

• Facades tend to have few projecting features with subtle relief provided by recessed windows and doorways and the vertical emphasis provided by the rhythm of window openings and the articulation of facades. This should be refl ected in new buildings with gaps to the edges of urban blocks and low grade rear elevations defi ned by a vertical as opposed to horizontal rhythm of fenestration and detailing. In larger development schemes added attention should be given to breaking down the scale and massing of elevations to refl ect traditional plot sizes.

• Additional character within the Cathedral Quarter is provided by its broken and articulated roofscapes principally at corners. This should be expressed in new development where appropriate.

• The specifi cation of materials should be based on a strong identity that relates well to the local townscape context. Red brick and buff ashlar stone are the predominant building materials to facades and the degree of importance placed upon any building is refl ected in the amount of stone used in the façade. The use of these local traditional materials, consistent colours and crafted building techniques will be encouraged in new developments, particularly when they are used in a contemporary manner.

• Materials should comprise warm, buff (stone) colours and contrasting colours should only be used where there is an architectural justifi cation (i.e. at quoins, window cills etc.). The degree of contrast should be kept within a subtle range of warm buff .

Facade treatments and materials exemplars Blackburn Cathedral Quarter Supplementary Planning Document July 2009 33

Relevant Local Plan Policies: HD1 Visual Appearance of Development HD11 Development in and Adjacent to Conservation Areas EC8 Site Consideration Policy

Historic environment

3.2.6 The whole area covered by the SPD falls within a conservation area and many buildings within the Cathedral Quarter are listed, not least the Grade II* Cathedral. Issues of conservation and heritage will thus be of signifi cant importance when determining planning applications. Development proposals will need to comply with Local Plan Policies HD11, HD12, HD13 and HD14 in particular, as well as guidance provided by PPG15.

• Conservation areas are determined by the Council to have special architectural or historic interest, which is desirable to preserve or enhance. The general presumption is thus to retain buildings that make a positive contribution to this character or appearance. The Cathedral and Darwen Street Conservation Area Character Appraisals have established that in addition to the listed buildings of the Cathedral Quarter a number of non listed buildings are signifi cant to the quality of the area and these buildings are illustrated in fi gure 10. The particular contribution of commercial buildings on Railway Road, Church Street, Darwen Street and Bridge Street to the quality of the Cathedral Quarter is noted and opportunities to refurbish listed and signifi cant buildings through conversion to new uses will form the primary Grade II* Listed building CFCE ‘Red line plan’ consideration in any development proposal. Grade II Listed building / structure Cathedral Conservation Area • Any alterations to facilitate the reuse of buildings should ensure that the original character of the building is retained Unlisted building of townscape merit Darwen Street Conservation Area Figure 10. Townscape and conservation July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 34

and enhanced. Any departure from the original character of the building will only be deemed suitable if can be clearly demonstrated that the extent of works proposed would bring substantial benefi ts, in terms of the economic regeneration of the area or the enhancement of the environment.

• Although there is a presumption against demolition in the Cathedral and Darwen Street conservation areas, there may be instances where demolition of a building is unavoidable. In such instances, developers will be required to demonstrate that proposals are fully justifi able in line with the criteria set out in PPG 15 and Policy HD14 of the Local Plan. As the guidance in PPG 15 states, consent for the total or substantial demolition of buildings that make a positive contribution to the character or appearance of a conservation area will not be granted unless evidence can be presented to demonstrate that all reasonable eff orts have been made to sustain existing uses or fi nd viable new uses, and these eff orts have failed; that preservation in some form of charitable or community ownership is not possible or suitable; or that redevelopment would produce substantial benefi ts for the community which would signifi cantly outweigh the loss resulting from demolition.

• Proposals for new infi ll development should respect the architectural character and townscape setting of the area, but by defi nition of their time should be contemporary constructions.

• New development should sit comfortably with the historic street pattern and retain the existing block pattern.

• The Cathedrals Fabric Commission for England (CFCE) is Contemporary design in a historic context a national statutory body which oversees works to cathedrals, Blackburn Cathedral Quarter Supplementary Planning Document July 2009 35

their precincts, and the objects within them. Any development buildings, the reuse of existing buildings for new uses is falling within the designated Cathedral Precinct ‘red line plan,’ will particularly encouraged. require consultation with and application to the CFCE. • Where practical, materials should be procured locally to Relevant Local Plan Policies: reduce the energy used in transportation. HD11 Development in and Adjacent to Conservation Areas, HD12 Alterations to Unlisted Buildings in Conservation HD13 Alterations to Listed Buildings • Materials should be durable and robust so that they HD14 Demolition of Listed Buildings and Demolition of Unlisted Buildings can be easily maintained and cleaned, minimising the need for within Conservation Areas replacement. Sustainable design • New developments should provide suffi cient refuse storage space both internally and externally to enable 3.2.7 Climate change is a problem of global proportions that requires segregation of waste for recycling. Careful consideration should action at the local level to minimise the impact of development be given to the siting of these areas to minimise any associated upon the natural environment. By embracing sustainable design noise and odour impacts on adjacent areas. principles, individual developments can make a contribution to an overall reduction in the use of energy required to construct • The use of Sustainable Urban Drainage Systems (SUDS) is and operate buildings. encouraged to reduce the environmental impact of surface water run off . Methods which are appropriate in this location include • Subject to any overriding conservation or the use of porous paving. urban design issues, developments should embrace sustainable design concepts such as passive solar gain, Relevant Local Plan Policies: natural ventilation, renewable energy, photo voltaic panels, HD6 Energy Conservation water saving fi xtures and fi ttings and rainwater collection. Safeguarding amenity • In order to demonstrate the environment performance of a development, commercial buildings should attain at least 3.2.8 Successful mixed use development requires suffi cient design a “Very good” rating on the Building Research Establishments measures to mitigate against potential nuisance, specifi cally in Environmental Assessment Method (BREEAM). Housing should terms of its impact on residential amenity. Any development reach a minimum of Code 4 in the Code for Sustainable Homes proposals will need to demonstrate that the proposed buildings can be occupied without unacceptable harm to the amenity • Given the amount of embodied energy in existing of occupiers and/or their neighbours by complying with the July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 36

following guidelines and the land use typologies set out in without the need to reverse) and away from sensitive uses (such section 2.3. as residential or offi ces) to minimise any noise and odour impacts typically associated with rubbish collection and storage. These • Night time noise generating uses such as drinking should be screened from public / residential views and there establishments and large scale restaurant and café uses will should be segregation of services between particular uses within generally be incompatible with the Cathedral and residential a development. development. In order to maintain vibrancy during the day as well as the evening, such uses are best mixed with offi ces, • In order to satisfy the criteria of Local Plan Policy ENV5, cultural and community uses and located within the Cathedral lighting of outdoor service areas, shop fronts and the public Gateway land use typology. realm should be designed and directed so as not to create glare on residential properties. • In order to satisfy the requirements of Local Plan Policy ENV4, noise levels from commercial uses must be controlled to • Whilst residential amenity standards may be relaxed in reduce their impact on residential uses. Noise generated from more intense urban environments such as the Town Centre, commercial premises must not exceed a Noise Rating of NR25 attention should be paid to the occupants of any residential in dwellings. This criterion curve sets an upper noise limit for accommodation and their quality of life in respect of privacy, each octave band, and particularly restricts bass frequencies natural light and views. associated with loud music. To achieve this Noise Rating, typical measures may include insulation of the façade of the commercial Relevant Local Plan Policies: premises (with particular emphasis on windows as they often ENV4 Control of Noise Nuisance ENV5 Light Pollution form the path of least resistance); keeping doors closed (e.g. by EC8 Site Consideration Policy use of lobbied doors and automatic door closers); mechanical ventilation and air conditioning; additional party wall/fl oor Passive security insulation (over and above Building Regulation requirements); noise limiting devices on amplifi cation equipment; and the 3.2.9 The increase in footfall generated by a more vibrant mix of uses internal arrangement of accommodation to separate noise is considered vital to improving safety in the area by reducing producing and noise sensitive areas. feelings of isolation and improving surveillance. The design of development will ultimately determine, however, whether • Any storage, rubbish bins, utility meters and mechanical / criminal activity can be discouraged and community safety electrical equipment should be integrated within the curtilage improved. of a development and set within a designated service area that is located for convenient access by service vehicles (preferably Blackburn Cathedral Quarter Supplementary Planning Document July 2009 37

• New buildings should follow a block layout designed to Movement & car parking frame public space and contain private space to the rear of the property. Particular care should also be taken when designing 3.2.10 The town centre location of the Cathedral Quarter and its corners to avoid the creation of gaps in the street frontages and excellent accessibility by public transport highlights the potential blank end facades. to promote more sustainable forms of transport than the private car. The quarter will still need to be accessible by car, however, • Active frontages at ground level including shops and and additional car parking will be needed to service the area. leisure uses can contribute to creating more active use of adjoining public space. Ground fl oor uses such as shops, • The boulevard bus station will be reconfi gured to create a restaurants and cafes will be encouraged subject to the land use more effi cient use of space. The new bus station will run parallel typology of the development site. to the train station entrance and function less as a bus layover area and more as a number of bus stops within one convenient • Entrances to a building should be clearly visible from place. surrounding buildings and accessed from the street or a public space. • The phase 1 planning application for Blackburn Cathedral includes an underground car park with access from Dandy Walk • The internal layout and location of windows should be via Darwen Street. designed to ensure that public areas are overlooked by adjacent buildings. • An additional multi-storey car park is envisaged within the Jubilee Street development zone. • Pedestrian routes should allow for good forward vision to aid easy orientation and passing surveillance. Careful • Any additional parking to these car parks is not envisaged consideration should be given to ground fl oor layouts, avoiding within the quarter. alleys and alcoves that could compromise safety by creating hidden areas or obstructions. 3.2.11 Local people have recently been consulted on two strategies by Blackburn with Darwen Borough Council – the Blackburn Town • Explicit security measures that foster a fortress mentality, Centre Transport Strategy and Blackburn Town Centre Parking such as roller shutters, will not normally be allowed, as these can Strategy. The results of both consultations has shaped the contribute to an increased fear of crime. planning process for future travel and transport schemes, and the Council is in the process of signing off a transport ‘vision’ for the Relevant Local Plan Policies: Town Centre. The main elements of the Town Centre Transport HD5 Crime Prevention Vision follow and are illustrated in Figure 11. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 38

• To support modal choice and modal shift through • To create a number of satellite bus zones at Feilden Street, widening accessibility to alternative modes other than car, by King Street and Darwen Street, comprising real time information giving priority on routes approaching the Town Centre to buses. and DDA compliant level boarding facilities, whilst keeping focus on the Boulevard area as the key point for interchange. • Increase accessibility and choice, for all areas such as health care, education, retail and economic activity. • To close Railway Road to through traffi c as part of the long term Town Centre Transport Strategy, removing unnecessary • The need for good signage to town centre quarters and through traffi c from the Inner Town Centre and reinforcing the car parks to help visitors navigate around a complex urban road Orbital Route as the main way to navigate around the Town system. Centre.

• The need for the Council to control and manage car • To allow access at the front of the Railway Station for parking in order to limit traffi c growth and pollution in and drop off / pick up only (possibly Taxis but be mindful of the rear around the town centre. entrance to the station near the Vue Cinema).

• To ensure development has the appropriate level of car Relevant Local Plan Policies: parking – i.e. if the site is in an accessible location then parking HD3 Access for All T1 Public Transport – Bus Services will be agreed at a lower level. T2 Public Transport – Rail Services T9 New Developments – General Transport Considerations T11 Private Non-Residential Car Parking within Blackburn Town Centre • The development of two multi storey car parks (at the

Cathedral area and at Feilden Street) – to accommodate the town Biodiversity & green infrastructure centre’s future increases in employment and the development of long stay surface car parks. 3.2.12 Within this area there are two greenspace corridors, the railway line and the River Blakewater, which are defi ned under Local • To enable public transport to eff ectively serve parts of the Plan Policy LNC4 on account of the important wildlife habitats Town Centre i.e. the College / Primary Health Care Centre / Courts that these areas provide. The Cathedral Gardens also serve North West area of the Town. as an important area of public open green space within the town centre. Such green infrastructure performs a number • To ensure the smooth running of the orbital route in terms of important environmental functions which can help to of junction effi ciency and traffi c light timings through better use mitigate against climate change and also provides increased of the Urban Traffi c Management and Control (UTMC) system of opportunities for enhancing biodiversity which is important controlling traffi c lights. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 39

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given the Duty the Council have under Section 40 of the Natural convenience to discuss fl ood risk implications. Environment and Communities Act (NERC) 2006 to have regard to the conservation and enhancement of biodiversity, • The opportunity exists not necessarily to open up the culvert, but to at least restore the ‘memory’ of the river. This • Development proposals should conserve and enhance could take the form of a surfacing treatment or water feature. existing green infrastructure where it is of high quality and already providing appropriate functions. Opportunities to Relevant Local Plan Policies: improve the quality and functionality of green space should also ENV2 Flood Protection HD8 Existing Trees and Landscaping be exploited by locally indigenous planting where appropriate. HD9 New Trees and Landscaping LNC8 Ecological Features LNC9 Species Protection • The River Blakewater is designated as a main river and LNC 10 Water Bodies and Courses runs through the Cathedral Quarter. It is partly exposed south of Jubilee Street, where it then enters a culvert at The Boulevard. Under the terms of the Water Resources Act 1991 and the Land 3.3 Jubilee Street Development Zone Drainage Byelaws, the prior written consent of the Environment Agency is required for any proposed works or structures in, Introduction under, over or within 8 metres of the edge of the retaining wall / 3.3.1 The Jubilee Street Development Zone is the area bounded by culvert of the River Blakewater. It can not be assumed that the Jubilee Street, Pilkington Street, George Street and the River consent of the Environment Agency will be forthcoming, and Blakewater and also includes Bridge House at the corner of developers must therefore ensure that contact is established Jubilee Street and Bridge Street (see Figure 12). The area is the with the Environment Agency at the earliest opportunity to most advanced in terms of forthcoming development proposals discuss the implications of site specifi c proposals. within the Cathedral Quarter and given issues of heritage and the wider objectives of the SPD it has been considered that • An area to the west of the Blakewater is likely to be additional guidance should be provided to balance these issues aff ected by a major fl ood, with up to a 0.1% (1 in 1000) chance and give a greater degree of certainty to the Council, its partners of occurring each year. As stated in Local Plan Policy ENV2, and key stakeholders, most notably English Heritage. In this new development will only be permitted if it is not itself at risk regard the following guidance is provided for the three main of fl ooding or increasing the risk of fl ooding elsewhere. Given buildings found within this area. the fl ood risk issues, any redevelopment of a site in this area would need to satisfy the requirements of PPS25, including Electricity Works the Sequential and Exception Tests. Developers are therefore 3.3.2 Located at the corner of George and Pilkington streets, this encouraged to contact the Environment Agency at the earliest two-storey building displays many of the same architectural Blackburn Cathedral Quarter Supplementary Planning Document July 2009 41

characteristics as the grade II listed former Blackburn Philanthropic Mutual Assurance Society at 34 Darwen Street. It too is constructed from red brick and has deeply recessed round- arched windows and a decorated eaves cornice formed from Jubilee Street Bridge the same red brick. This building appears to date from the late House nineteenth century and is historically linked to the former gas Jubilee and electricity works on Jubilee Street. It also helps to determine House the southern boundary of the conservation area, whilst its scale and architectural style ensures that it is an important component of the area’s character.

3.3.3 The ‘L’ shaped structure that fronts on to George Street and Pilkington Street is considered to be of notable value and the Council will require that the building is retained in any development proposal for this area. Any associated Electricity redevelopment and new build associated with this building will Works have to be particularly sensitive to the retained structure in line Pilkington Street with the aspirations and design guidance of this SPD, notably sections 3.2.5 and 3.2.6.

Bridge House ‘L’ Shaped 3.3.4 Located at the corner of Bridge Street and Jubilee Street, this building two storey building was constructed above the culverted River Bridge Street Blakewater as an offi ce for the Blackburn and Over Darwen Tramways Co. Ltd in the early twentieth century. Characterised by a hipped slate roof and projecting conical turret at its most prominent corner, this building is highly visible within the eastern part of the conservation area and closes an extensive southerly vista from the junction of Railway Road and The Boulevard.

3.3.5 The features considered of most value to the Cathedral Quarter Figure 12. Jubilee Street Development Zone July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 42

are the turreted corner at Jubilee Street and the continuity of specifi cally the Council will consider: elevations to Jubilee Street and Bridge Street, which the Council wish to see retained as a minimum. Ideally an active commercial • The overall regeneration benefi ts of the scheme and its use would be housed within the retained structure, providing fi t with the aims and objectives of the Blackburn Town Centre animation and natural surveillance to adjacent streets. Strategy; • The economic viability of retaining the existing building; 3.3.6 It is accepted that the western elevation of Bridge Street has • The quality of any proposed replacement building in regard to been substantially altered from the building’s original character the design guidance of the SPD and other policy; and a more fl exible approach may be required. This could • The overall balance of demolition within the Jubilee Street involve an extension or annex to the original building subject to Character Area and the wider Cathedral Quarter; the design principles of the SPD. • The contribution of demolition to cumulative impacts on the overall character of the conservation area; and 3.3.7 A further consideration to any proposals regarding Bridge House • The commercial need to create viable development will be culvert that runs below the existing building. In line with section 3.2.12, prior consent will be required for any proposed opportunities within the Jubilee Street Character Area. works or structures, in, under and over or within 8 metres of the edge of the retaining wall / culvert of the River Blakewater.

Jubilee House 3.3.8 Jubilee House was built as an offi ce building during the 1930s on the site of the former Jubilee Street gas works complex. Constructed of brown-red brick and moulded faience tiles in an Art Deco style, the form and design of this building is unique within the conservation area and as such it is considered notable.

3.3.9 The retention and refurbishment of Jubilee House will be supported by the Council unless circumstances for demolition and redevelopment are fully justifi ed as part of an overall scheme for the Jubilee Street Character Area. The Council will take into account national and local planning policy, most particularly PPG 15 and policies HD11 and HD12 of the Local Plan. More Blackburn Cathedral Quarter Supplementary Planning Document July 2009 43

PART 4 – Delivery and Implementation Introduction early construction is therefore important to the overall delivery of the SPD proposals. 4.1.1 The challenge of this section of the SPD is to draw the proposals together so that they can be delivered in a cohesive, practicable 4.2.2 Development is likely to take place in the following order: and workable manner. In the Cathedral Quarter, it is clear that implementation will be led by the private sector in partnership PHASE 1: with voluntary bodies and with support from public-sector and a) Jubilee Street Zone: development of new youth facilities other institutional organisations. This SPD is important in shaping in adapted and extended buildings to be retained on the corner the type and form of development that will be of most benefi t to of George Street and Pilkington Street. Blackburn Town Centre and the wider Pennine Lancashire Sub- region. b) Station Interchange Zone: relocation of main bus station facilities to Penny Street/3 Day Market site and the development 4.1.2 The Council believes that the Cathedral setting off ers the of a more compact Transport Interchange with bus stop facilities potential to radically transform this part of the town centre and directly outside the Railway Station frontage opposite the station create a ‘place’ around which other uses will develop as developer canopy interest is aroused and values in the future rise. It is, therefore, important that the design of new buildings and public spaces are PHASE 2: all to the highest quality. By adopting this approach, projects will a) Cathedral Precinct Zone: development of the fi rst phase establish a design benchmark that schemes in the wider area will of the Cathedral Masterplan which has already received planning need to adhere to, thus assisting self-sustaining regeneration in permission both from the Council and the Cathedrals Fabric Blackburn Town Centre. Commission for England, to include Mitre Court and Clergy Court. Key Projects – Sequencing and Phasing b) Jubilee Street Zone: development of remainder of zone, 4.2.1 A number of key projects have been identifi ed upon which to include a new multi-storey car park and an hotel, together others depend in order to ensure the successful delivery of the with the refurbishment of the former Tramways/Council offi ces Cathedral Quarter proposals. These are the relocation of much located on the corner of Jubilee Street and Bridge Street. of the current Boulevard Bus Station facility and the creation of a more compact Transport Interchange in front of the Railway c) Station Interchange Zone: construction of fi rst offi ce block Station and the implementation of the Cathedral Precinct on land in part of Boulevard area vacated by bus station. Masterplan proposals. These projects will both create the space and the ‘place’ which will attract and enable other projects. Their d) Public realm/open space enhancements to Boulevard area July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 44

between new offi ce blocks and the Cathedral Precinct. 4.3.2 There are a number of sources of public sector funding available to assist such projects. These include: PHASE 3: a) Cathedral Precinct Zone: development of high-quality • Northwest Regional Development Agency (NWDA): commercial buildings with an active frontage to Darwen Street, Projects must be consistent with the Regional Economic subject to a Design Competition. Strategy (RES). The business enterprise/employment nature of many of the projects in the Cathedral Quarter is supported by b) Public realm and open space improvements to remaining the RES. Moreover, the NWDA has been reviewing its strategic part of Cathedral Precinct. employment sites and has identifi ed the Quarter as part of an emerging ‘Knowledge Zone’ linked to Blackburn College. The c) Station Interchange Zone: construction of second offi ce Agency has provisionally indicated a willingness to commit block on remaining land formerly occupied by bus station. funding to the area subject to a similar commitment by other public agencies. d) Cathedral Precinct Zone: new block developed on north side of Cathedral Precinct to the rear of properties fronting onto • Homes and Communities Agency (HCA): The HCA is the Church Street and Railway Road. national housing and regeneration agency for England having taken over the functions and assets of English Partnerships (EP) The Funding of Projects in December 2008. EP had been working in partnership with the Borough Council and Blackburn Cathedral Developments in 4.3.1 The model for the implementation of the Cathedral Quarter recent years to secure the revitalisation of the Cathedral Quarter. outlined above is dependent upon public sector investment in This remit has now passed to the HCA and negotiations are the area acting as a catalyst for private sector development. A taking place to ensure that this interest is maintained by the major scheme bid has been submitted to the Department for new Agency with a view to attracting its funding and investment Transport in respect of funding for the ‘Pennine Reach’ bus-based support. rapid transit scheme some of which will be used to provide the new Transport Interchange facilities in the Boulevard. Many • Blackburn with Darwen Borough Council: Like many of the remaining projects are likely to require public sector Councils, Blackburn with Darwen does not have the fi nancial intervention, particularly those of a less commercial nature resources suffi cient to tackle all of its regeneration priorities involving the voluntary sector, e.g. some of the developments and is reliant on a range of other sources. However, it can assist within the Cathedral Precinct, and the implementation of public in the delivery of regeneration projects through the use of its realm works and open space enhancements. land and property assets. In the Cathedral Quarter, the Council Blackburn Cathedral Quarter Supplementary Planning Document July 2009 45

has substantial property assets, owning the Jubilee Street Zone, the existing Boulevard Bus Station and land and property along the Darwen Street and Church Street frontages to the Cathedral Precinct. The way in which the Council utilises these assets, e.g. through straight-forward disposal or in a partnership agreement, can have a major infl uence upon the realisation of projects and in successfully securing of the Vision for the area. In addition, the Council is supporting the scheme with a substantial contribution through its capital programme.

• Lottery Funds: The Big Lottery Fund has given outline approval for fi nance to be made available for the development of the ‘Youth Zone’ facilities on the corner of George Street and Pilkington Street. Some further specifi c elements of the Cathedral Quarter proposals may also be eligible for funding from the Heritage and Arts Lottery Funds, though funding is likely to limited in the foreseeable future owing to these funds having priorities elsewhere.

July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 46

PART 5 – The Way Forward and Form of Planning Application for Development Proposals Introduction Public Realm Boundaries to the site 5.1.1 This section of the SPD provides guidance for developers Welcoming environment in drawing up proposals for the redevelopment of the key Public and Private open space development sites. Movement and Legibility (Access) 5.1.2 The presumption is for each application to be submitted as Surrounding street patterns and layouts a detailed application with a Design and Access Statement Ease of movement for all users including impaired mobility (see below). Offi cers will negotiate on the basis of this SPD and the policies contained within the Blackburn with Darwen Sustainability Borough Local Plan, on all proposals prior to submission and will Secured by Design encourage early discussion between all key stakeholders and Use of sustainable forms of materials, energy use businesses. Diversity Design Statement Adaptability of the building/site

5.2.1 Major Applications need to be accompanied by a Design and Access Statement which should include the following points, as well as the range of information normally required:

1. A Vision Statement for the area. 2. Review of Local Plan Policy, National Planning Policy and other relevant best practice. 3. The development process, whether the development is to be phased.

Character Surrounding area; building form, massing, architecture, materials

Townscape What is the identity of the existing site Views in and out of the site Blackburn Cathedral Quarter Supplementary Planning Document July 2009 47

PART 6 - Contacts and Further Information Forward Planning and Transport Policy- 01254 585356 – be familiar with the relevant planning policy for the site - be familiar with any relevant SPD’s or SPG’s which apply to the Development Management - 01254 585960 site

Transport and Parking Strategies, ‘Pennine Reach’ and Public Details of how to request a pre-application meeting are on the Council’s Transport – 01254 585310 website at:

Building Control - 01254 844173 www.blackburn.gov.uk/server.php?show=ConWebDoc.30640

Environmental Health - 01254 222517 Site Purchase

Town Centre Regeneration - 01254 688048 Purchase of Council owned sites is through the:

Business Support - 01254 844123 Regeneration and Environment Dept. Town Hall King William Street Key stages to submitting a planning application Blackburn BB1 7DY 1. Select a suitably qualifi ed architect, with experience to deliver a development to the highest standards. (‘Non architect’ schemes T: 01254 585441 which produce generic or inappropriate development will not be acceptable). Highways and Transportation

2. Contact the Development Management Team for relevant This function is carried out by Capita Symonds Ltd. on behalf of the planning application forms or go on www.blackburn.gov.uk Council by:

3. The Council welcomes early discussions with developers. Before Capita Symonds a pre-application meeting is held it would be useful to have the Castleway House following: 17 Preston New Road Blackburn – a clear site area plan and covering letter of the proposals should be submitted before a meeting is held T: 01254 273482 July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 48

Advice on open space and landscaping can be obtained from: Advice about alterations to water courses should be obtained from the Environment Agency: Service Department Offi cer Regeneration and Environment Dept. Environment Agency Davyfi eld Road PO Box 519 Blackburn South Preston BB1 2LX Lancashire PR5 8GD T: 01254 585060 T: 01772 714043 Further detail about water supply, drainage and electricity supply on site can be obtained from United Utilities from whom consent should Telecommunications be sought before connections or alterations are made: BT United Utilities Telephone House Dawson House 170-175 Moor Lane Great Sankey Preston Warrington WA5 3LW 01925 237 000 PR1 1BA

E: [email protected] T: 01772 265314 BT New Sites: 0800 731 7208 Information and advice on gas supplies are available from Transco: Refuse Collection Transco North West Spa Road Regeneration and Environment Department Bolton Blackburn with Darwen Borough Council BL1 4SR Davyfi eld Road Blackburn T: 01204 545251 T: 01254 585001 Blackburn Cathedral Quarter Supplementary Planning Document July 2009 49

Network Rail www.breeam.org

Stephen Nowell Historic Environment Square One 4 Travis Street Darren Ratcliff e Manchester M1 2NY English Heritage Canada House Public Consultation 3 Chepstow Street Manchester The Council’s Statement of Community Involvement requires developers M1 5FW to carry out public consultation in advance of submitting a planning application. Advice on consultation can be obtained from: Design Review

Development Management or Forward Planning and Transport Policy Places Matter! Blackburn with Darwen Borough Council The Tea Factory Town Hall 82 Wood Street Blackburn Liverpool BB1 7DY L1 4DQ

T: 01254 585960 or 01254 585356 Blackburn Cathedral Representatives

BREEAM Assessment The Cathedral Offi ces A list of licensed assessors is available from the Building Research Church House Establishment: Cathedral Close Blackburn BRE BB1 5AA Garston Watford T: 01254 503090 WD25 9XX

T: 01923 664000 July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 50

Cathedral Architect James Sanderson c/o Cathedral Offi ces

Fabric Advisory Committee Chair- Richard Prest c/o Cathedral Offi ces

Further Information

Further information about Conservation and Design matters can be obtained from the Council’s Conservation and Design Offi cer and website: www.blackburn.gov.uk

T: 01254 585846

Other useful links for information are: www.communities.gov.uk www.cabe.org.uk www.buildingforlife.org www.lancashire.gov.uk

Liability

The Council can accept no liability for any information supplied in this document and developers are strongly advised to satisfy themselves as to the situation. All costs of service diversion and new connections will have to be met by the chosen developer. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 51

Glossary

Abbreviation Term Description Abbreviation Term Description BREEAM BRE Environmental assessment applied to determine a building’s HRA Habitats Assessment of the potential eff ects of a proposed project Environmental environmental performance, which sets the standard for best Regulations or plan – either a Development Plan Document (DPD) or a Assessment practice in sustainable design. Assessment Supplementary Planning Document (SPD) on one of more Method sites of international nature conservation value referred to CFCE Cathedrals National statutory body which oversees works to cathedrals, as Natura 2000 sites. These sites include Special Protection Fabric their precincts, and the objects within them. Areas (SPAs) designated under the EU ‘Wild Birds’ Directive, Commission for Special Areas of Conservation (SACs) designated under England the EU ‘Habitats Directive’ and Off shore Marine Site (OMS). Ramsar sites designated under the International Wetlands CfSH Code for New national standard for sustainable design and Convention are also considered as part of the Natura 2000 Sustainable construction of new homes, which is used to assess the network. Homes sustainability of homes. The sustainability rating is based upon six distinct levels, which set out diff erent criteria that LB Listed Building These are buildings which have historic or architectural new homes will need to achieve. The Code for Sustainable merit and are designated as Listed Buildings to protect these Homes replaces the EcoHomes assessment. important features. Listed buildings are subject to more stringent planning controls. CAA Conservation A detailed analysis of the underlying qualities of the Area Appraisal Conservation Area. LDD Local The LDF consists of a ‘portfolio’ of Local Development Development Documents which will provide and deliver the spatial D&A Statement Design Design and access statements provide the link from general Document planning strategy. LDDs are likely to comprise a mix of and Access development principles to fi nal detailed designs. This Development Plan Documents (DPDs) and Supplementary Statement statement is prepared to accompany an application to Planning Documents (SPDs), together with a Statement of explain how a proposal has been considered, to ensure that Community Involvement (SCI) and Annual Monitoring Report there is a clear understanding as to what is appropriate and (AMR). feasible for the site in its context. It should clearly explain and justify the design and access principles that will be used to LDF Local New system for planning, introduced by the Planning and develop future details of the scheme. Development Compulsory Purchase Act 2004, which replaces existing Framework Local Plans currently prepared under the Town and Country DPD Development Part of the ‘portfolio’ of documents which make up the Local Planning Act 1990 (as amended). Plan Document Development Framework. These form the development plan for the local authority and include the Core Strategy, as well LP Local Plan Old style development plan which is being replaced by as Site Specifi c Allocations. Local Development Framework. The Local Plan sets out the strategic framework for the use of land and contains detailed GI Green Green infrastructure is the network of multi-functional open policies and specifi c proposals for development. Infrastructure spaces, woodlands, wildlife habitat, parks and other natural areas, which sustain clean air, water, and natural resources Pennine Reach PENNINEREACH is a proposed dynamic, new bus service and enrich their citizens’ quality of life. designed to improve the public transport network between Accrington and Blackburn via , , Clayton-le-Moors and Oswaldtwistle and between Accrington, Blackburn and Darwen. PPG Planning Policy Central Government publication under the old planning HMR Housing Market A government initiative designed to tackle the problems Guidance Note system outlining further guidance and good practice on a Renewal caused by failure in the private sector housing market in parts particular planning topic. of the Midlands and Northern England. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 52

Abbreviation Term Description

PPS Planning Policy Previously known as Planning Policy Guidance Notes these Statement set out the Government’s land use planning policies for England under the new planning system. They are a material consideration in determining planning applications, and generally supersede development plan policies if they are of a later date. SA Sustainability A method of assessing a plan to fi nd out whether it is likely Appraisal to promote a sustainable pattern of development, and where possible, avoid or mitigate any signifi cant social, environmental or economic eff ects. SPD Supplementary Part of the ‘portfolio’ of documents which make up the Local Planning Development Framework under the new planning system. Document They provide supplementary information in respect of the policies in the Development Plan Documents. SUDS Sustainable Systems which are designed to reduce and manage the Urban Drainage environmental impact of surface water run off . Systems TPO Tree An order made by a Local Planning Authority in respect Preservation of trees or woodlands. The principal eff ect of a TPO is to Order prohibit the cutting down, uprooting, topping, lopping, wilful damage, or wilful destruction of trees without the LPA’s consent. Use Class Use Class Order The Use Class Order categories diff erent types of land use in to a series of Use Classes which are universally adopted by the planning profession. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 53

Appendix 1: Statement of Community Involvement 1.1.1 The planning system has been substantially reformed to embed specifi c focussed planning guidance for the Cathedral Quarter community responsive policy-making at its heart and to make based on and supplementing existing statutory policy. It is contributing to the achievement of sustainable development a therefore important that the views of those who are stakeholders statutory objective. The new spatial planning system exists to in the area, and of those with other business, social and deliver positive social, economic and environmental outcomes, environmental interests in both the Cathedral Quarter and the and requires planners to collaborate actively with the wide range wider Borough, are canvassed and where appropriate of stakeholders and agencies that help to shape local areas and refl ected in amendments to the draft SPD. deliver local services. 1.1.4 The Town and Country Planning (Local Development) (England) 1.1.2 Supplementary Planning Documents (SPD) relate to a ”parent” Regulations 2004 set out the full list of local and national statutory planning document, in this case the Blackburn with organisations which must be consulted in preparing SPDs. Darwen Borough Local Plan which was adopted in April 2002. This includes representatives of regeneration, environmental They are intended to expand upon policy or provide further and health interests, service and infrastructure providers and detail to policies in the Development Plan Documents but do not voluntary and statutory bodies concerned with disadvantaged have development plan status. The Blackburn Cathedral Quarter groups in the community. SPD supplements and recommends changes to the policies of the adopted Local Plan. It also sets out the parameters against 1.1.5 The regulations require the Council, as local planning authority, which any proposals will be assessed to assist in the delivery of to decide which of these might be aff ected by the Blackburn the key aspirations for the area. Following adoption, the SPD Cathedral Quarter SPD and provide appropriate opportunities will be a material consideration in the assessment of planning and methods for their views to be taken into account. In addition, applications in the area and will also be a consideration in the adequate provision for the representations of the general public, preparation of the Local Development Framework. and particularly those on whom the SPD proposals might impact, must be made. 1.1.3 The Blackburn Cathedral Quarter Supplementary Planning Document (SPD) relates to an area in the southern part of Consultation undertaken in connection with the draft SPD Blackburn town centre which will be the subject of a number 1.1.6 Recognising this and the value that the knowledge, resources of regeneration initiatives and projects which will bring about and information of all stakeholders, landowners, tenants, the renaissance of an area of mixed uses based around the residents and employers/employees can contribute to realising Cathedral, with considerable potential for further enterprise and the latent potential of the Cathedral Quarter has meant employment development. While some of these proposals are that community engagement and consultation has been independent of the SPD and capable of being brought forward fundamental in the production of this SPD. This has been carried without it in place, the objective of the SPD is to provide more out in a variety of forms: July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 54

• 100 Voices SPD Workshop • Places Matter • Stakeholder SPD Workshop • Town Centre Exhibition 1.1.9 The draft Supplementary Planning Document for the Blackburn • 100 Voices Newsletter Cathedral Quarter was approved by the Council’s Executive Board for consultation purposes on 18th December 2008. A 6-page leafl et 1.1.7 Blackburn Town Centre Neighbourhood Voices came together version summarising the key opportunities and proposals was on the 19th of August 2008 to comment on proposals for the subsequently prepared in the early part of 2009. Cathedral Quarter and the SPD. The evening was attended by 45 people including local residents and businesses, members of 1.1.10 Copies of the leafl et, together with a response form and a Blackburn Council and representatives from Maple Grove. The notifi cation letter were widely distributed to as many properties results of the workshop are set out in the Blackburn Town Centre as possible within the draft SPD boundary. This advised property Neighbourhood Voices Workshop Second event Draft Feedback occupiers of the draft SPD, the dates of the consultation period and Report and have been used to inform the development of the the way in which responses to the draft SPD could be made. The SPD. draft SPD and accompanying Sustainability Appraisal was available to view in the following locations from the 16th February 2009 to 1.1.8 On the 21st of August 2008 a range of stakeholders were invited 16th March 2009: to a similar event. A record of the main issues and comments has informed this document. The event comprised representatives • Town Hall, King William Street, Blackburn from: • Blackburn Visitor Centre, Church Street • Darwen Town Hall • Blackburn Cathedral • 1.1.11 Copies were distributed to approximately three dozen national • and local organisations already on the Council’s Development • Telereal Plan database. Interested parties already on the Council’s contact • Lancashire Constabulary database from earlier consultation and correspondence were also • Environment Agency sent a copy of the leafl et, response form and notifi cation letter. • Lancashire United Ltd / Transdev Councillors for all of the Borough’s wards were each sent a copy of • Stagecoach North West the leafl et and copies of the full draft SPD were made available in • Cathedrals Fabric Commission for England each party group room. The draft SPD, Sustainability Appraisal and • English Partnerships on-line response form were available on the Council’s website. The • Elevate East Lancashire four week period of public consultation was from 16th February • Design and Heritage Pennine Lancashire to 16th March 2009. Briefi ngs were also given to the Executive Blackburn Cathedral Quarter Supplementary Planning Document July 2009 55

Member and Lead Members for Regeneration. • Jones Lang LaSalle • Lancashire Constabulary 1.1.12 A total of 15 responses were received on the consultation • draft. Full details are provided in the Schedule attached. Many • Natural England respondents were broadly supportive of the SPD and the overall • Network Rail vision. Detailed comments are set out in the following pages. • Northern Rail Ltd. • NWDA 1.1.13 These issues have been taken into account in preparing the fi nal • Paul Butler Associates Supplementary Planning Document for the Blackburn Cathedral • Places Matter! Quarter. A schedule which summarises all comments received, • Rossendale Transport Ltd. together with the Council’s response and the action being taken, • Stagecoach North West is attached. The following schedule lists all organisations who • Steven Abbott Associates were sent a copy of either the full draft Supplementary Planning • Telereal Document or the summary consultation leafl et: • Transdev / LUL • The Mall Corporation • 4NW • Twentieth Century Society • Arts Council England NW • Victorian Society • Blackburn Cathedral Chapter • Wm. Morrison Supermarkets Plc • Blackburn Cathedral Developments • Blackburn Chamber of Trade • Blackburn Civic Society • Blackburn with Darwen Disabled Access Group • CABE • Cathedrals Fabric Commission for England • Daniel Thwaites Plc • Design and Heritage Pennine Lancashire • Elevate East Lancashire • English Heritage • Environment Agency • Giff ord • Government Offi ce for the North West • Homes and Communities Agency July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 56

Comments Action Required Government Offi ce North West (GONW) The document does not make specifi c reference to The strategic and local policy context is reviewed in section 1.3 of the document, but it is acknowledged that the policies that it is supplementing. In general the the development guide and design guide sections of the report do not make specifi c reference to the Local Plan text only references the Local Plan Policies but there is policies. no reference to the policies in sections relating to the Development Zones or Design Guidance. It is accepted that when the LDF is introduced the SPD will need to be revisited and reviewed accordingly.

There is a need for further clarity on the planning process Need to cross reference to the Conservation Area Appraisals and Design Guidelines produced by Paul Butler as when the LDF is introduced the SPD will not be able Associates to demonstrate the design / conservation principles that development will need to adhere to. to be carried forward so will need to be reviewed and revised accordingly.

Paragraph 3.2.5 – it is unclear what the second bullet adds to paragraph I of Policy HD11 (Development in and adjacent to Conservation Areas). There is a need for clarifi cation as to how the SPD will deliver imaginative, well designed and sustainable mixed use development, sensitive to Cathedral setting. There is a lack of information on the source and An appendix will be added setting out further details of all documents referred to within the SPD. availability of documents referred to in the SPD. Information needs to be included setting out who produced relevant documents, when they were published and where they can be accessed from. Paragraph 0.3.2 – there is a need for a fuller explanation Given the document’s status as a consultation draft, the additional level of detail on the consultation process was with regards to the Statement of Community intended to be incorporated within the fi nal draft SPD. Involvement (SCI). The existing Appendix 1 will be supplemented with further information with regards to the recent consultation process. It is recommended that a glossary of terms and It is agreed that a glossary would assist the reader and provide clarity on the terminology used within the document. abbreviations is included for clarity. An appendix will be added to provide clarity on all the terminology referred to within the SPD. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 57

Comments Action Required Reference needs to be made to the Sustainability In paragraph 0.3 the document does make a brief reference to the fact that a Sustainability Appraisal has been Appraisal, its role and how it has been used to inform the prepared but it is agreed that this element of the document should been strengthened to explain the role of the SA production of the SPD. and how it has specifi cally infl uenced the SPD.

The text in part 1 of the SPD will be expanded upon to demonstrate how the SA has infl uenced the SPD, drawing out some of the key recommendations to emerge from the SA. There is a need to expand the text relating to Part 1 of the guide already sets out some important background information and paragraph 1.1.2 defi nes the SPD background information i.e. the specifi c issues that the objectives. SPD will need to address. The SA is suggested as a useful point of reference. The SPD will be related more closely to the SA and will draw out the more specifi c issues that the SPD will need to address. There is a need for a detailed explanation regarding how The boundary for the SPD was initially established through the brief for the competition for the Cathedral Quarter the boundary for the SPD was determined masterplan. This boundary was arrived at following preparation of the Cathedral Precinct Masterplan, as it was recognised that there were increased opportunities which if brought forward would help to realise the potential of the wider Cathedral Quarter. Paragraph 0.2.2 will be expanded upon to explain how the boundary for the SPD was defi ned. There is a need for greater use of photographs / sketches It is recognised that selected imagery included within the initial draft SPD was inappropriate and could be used to to illustrate aspects of design. All photographs should greater eff ect to demonstrate design aspects. More appropriate imagery will be selected and existing images will be accompanied by captions. be reviewed and replaced where necessary.

It is suggested that annotated plans would be useful to All plans will be clearly annotated to ensure that plans are easy to interpret for the reader. highlight or emphasis features referred to in the text. All plans should include street names, key buildings, key and north arrow. Natural England Disappointing that there is little mention of Reference will be made to the North West Green Infrastructure Guide and part 3 of the document will be amended incorporation of Green Infrastructure (GI) which can to refl ect consideration of green infrastructure principles contribute to so many benefi ts for sustainability – reference should be made to guidance in North West Green Infrastructure Guide. Important to adopt some of the principles embodied in the GI approach. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 58

Comments Action Required Reference should be made to section of Lancashire Reference will be made to the Lancashire Biodiversity Action Plan in table 1. Biodiversity Action Plan which refers to urban habitats. National biodiversity policies are also important. The Biodiversity Duty requires Councils to have regard to biodiversity. Need to refl ect and illustrate how the SA has informed Part 1 of the guide already sets out some important background information and paragraph 1.1.2 sets out the SPD the SPD. objectives.

The SPD will need to relate more closely to the SA and draw out more the specifi c issues that the SPD will need to address. English Heritage Would benefi t from a pull out larger map with street Figure 2 shows the Cathedral Quarter within its Town Centre context. Will consider making this larger and names and places. The SPD has not been adequately incorporating further detail as necessary. placed in the context of wider town centre (movement patterns and regenerative benefi ts / linkages) Reference to the maximum number of fl oors for each Remove fi gure 9. Provide more specifi c detail under the section Views, vistas and enclosure. block on p28 is considered inappropriate and too ambiguous. We advise that key views of the Cathedral from outside Will provide an additional views analysis plan from outside the SPD area. the SPD area should be identifi ed and protected in line with our comments on the SA/SEA draft scoping report. Commitment to hold a design competition (in respect Para 3.2.3 second bullet point will be amended to include that a specifi c brief for this phase of development will be of development to face the Cathedral) is not mentioned drawn up by BwDBC, the developer and CABE. in SPD. EH would be pleased to support BwDBC and the developer it the formation of a suitable competition brief for this phase of development. The SPD is lacking in methodologies and processes to Para 3.2.1 (1st, 3rd, 4th and 8th bullet point) and para 3.2.9 mention how a mix of activity generating uses can promote grain, animation, intimacy and specifi cally promote animation. Will consider how the Cathedral Precinct can also accommodate public art and spaces for cultural and arts activity within the cathedral quarter cultural activity. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 59

Comments Action Required A fi gure ground map would be useful to illustrate the A fi gure ground plan is provided on p27 (fi gure 8) but will be annotated to illustrate where the main changes in the current poor edge defi nition and leakage of public open area’s historic fabric have occurred. space.

It would be useful to refer to NWDA’s Creating Will include Creating Inspirational Spaces within Table 1 and other documents as necessary. Inspirational Spaces document on p12, there are also a number of appropriate CABE and CABE Space documents that could be inserted in your table. Figure 6 on p22 is not very convincing in isolation from Will amend as per comments. Maple Grove indicative layout plans. Why not include the less design specifi c yet space defi ning layout plans (at a small scale). Section 3.2.5 is not precisely clear or explicit and could Section 1.2 appraises the special character of the Cathedral Quarter and will be amended to include reference to usefully be supplemented. The defi nition of the area’s articulated roofscapes. Section 3.2.5 will be bolstered with more explanation and better imagery. local distinctiveness and particularly the area’s broken and articulated roofscapes might usefully be mentioned. We are not convinced the benchmark images used on p30 each refl ect the language used within the text.

The section referring to demolition of buildings should Will refl ect and check on section 3.2.6 in regards to PPG 15. follow government guidance set out in PPG15. We acknowledge that in order to achieve an extended Section 3.2.6 will be revised to refl ect on these comments. Cathedral Precinct that the listed wall, railings and possibly Victoria statue may be aff ected by change, we advise that the heritage, landscape and archaeological impacts could usefully be identifi ed and potential mitigation processes set out within the SPD. Environment Agency Paragraph 1.3.7 – there is no direct reference to local It is acknowledged that this policy has been omitted from the list of Local Plan policies referred to in paragraph 1.3.7. fl ood risk policy. Policy ENV 2 ‘Flood Protection’ needs to The document will be amended to incorporate this additional policy. be identifi ed. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 60

Comments Action Required Paragraph 2.2.11 – the watercourse should be used as Paragraph 2.2.11 will be amended to refl ect these concerns. an asset and retained as a feature of any development proposal. This should be promoted in paragraph 2.2.11 with new development creating opportunities for new open space and an enhanced riverside environment.

Paragraph 3.2.7 – there is no reference to Sustainable The design guide section will be reviewed and reference will be made to refl ect SUDS in the section containing the Drainage Systems. Methods such as porous paving Sustainable Design principles detailed in part 3 of the document. should be encouraged. In this context it is suggested that the paragraph is amended to refl ect SUDS as a potential option in the SPD. Paragraph 3.2.12 – strong concerns expressed regarding The guidance in part 3 relating to the River Blakewater will be revised to refl ect these concerns, replacing paragraph the wording of the section referring to the EA easement 3.2.12 with the recommended text. as in its current form. Need to replace text in paragraph 3.2.12 with ‘Under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws, the prior written consent of the Environment Agency is required for any proposed works or structures in, under, over or within 8 metres of the edge of the retaining wall/culvert of the River Blakewater. Developers cannot assume that our consent will be forthcoming, and must therefore contact the Environment Agency at their earliest opportunity to discuss site specifi c proposals’.

Given the fl ood risk issues, any redevelopment of a site in this area would need to satisfy the requirements of PPS25, including the Sequential and Exception Tests. Contact with the Environment Agency to discuss fl ood risk should be included as an advisory note with the SPD. Northwest Regional Development Agency It is important to seek the views of ‘Places Matter’ for It is recognised that Places Matter will be an important body to consult and for that reason their views have been advice on design and the promotion of high quality sought on the initial draft of the SPD. Table 1 will be updated to refl ect Places Matter – urban landscapes. Reference to Places Matter – Creating Creating Inspirational Spaces. Inspirational Spaces should be included in Table 1 on page 12. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 61

Comments Action Required Places Matter! There is a need to understand and illustrate in the It is agreed that a general overview plan would assist the reader. There are a number of high level views which document how the Cathedral Quarter fi ts in with the should be refl ected on this plan. These include the views gained from the railway platform, the canal tow path rest of Blackburn, clarifying the connections with and on account of the change of level, important views can be gained from behind the cinema. Figure 2 will be surrounding areas. There is a need for a general revised to clearly illustrate how the Cathedral Quarter connects to surrounding areas. In particularly the Mall will be overview plan that describes routes, views, landmarks indicated on this plan and the proposed market site redevelopment for the new bus station will be shown. Rather etc. and connections through the area. than producing a separate plan as suggested, fi gure 2 will also be used to indicate key landmarks, views etc. and the shading will be removed from this plan to ensure that it does not obscure from the identifi ed features. Document should be better structured to ensure user Development Zones will be removed and other diagrams and text used to convey the same principles. friendly document. Development Zone Guide diagrams lack cohesiveness and have too much information in the key. A larger diagram incorporating all 3 development zones was suggested as splitting out the development zones fails to give a good overview of the aspects of the entire area. Benefi cial to demonstrate the hierarchy of such issues in a series of diagrams, distinguishing between glimpsed views and signifi cant or key views. Figure 10 should be revised to incorporate other In terms of fi gure 10, the Conservation Area appraisals clearly established what buildings and features were of buildings which are worthy of retention but which have historic and architectural value. Figure 10 will be amended to include the listed railings, Cathedral gateway at the not been identifi ed e.g. historic warehouse building. top of Church Street and the Old Bank listed building on Darwen Street.

More historic plans of the area should be included as Rather than including additional historic plans, fi gure 8 will be annotated to illustrate where the main changes in the fi gure ground plans to demonstrate how townscape area’s historic fabric have occurred. This will pick up on the fact that Church Street is now set back considerably from features have been damaged. its original form. At present there are elements of the 2008 urban grain which have been omitted from this plan and will therefore be amended in the revised draft of the SPD. There is no diagram analysing pedestrian movement or It is agreed that there needs to be a plan illustrating how people move through, into and around the area. how the area relates in movement terms to the leisure Figure 6 (Sense of Place) will be revised to incorporate these suggested changes. off er. A diagram illustrating the hierarchy of streets in the area would be especially useful and should be incorporated. It is essential that the SPD demonstrates how people move through, into and around the area. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 62

Comments Action Required There is a confl ict in the document in terms of identifying Reference to building heights on fi gure 9 will be removed and the guide will advise that no development is built key views and proposing new development. Views from higher than the Cathedral Eaves. the Cathedral in addition to those of the Cathedral need to be considered. Whilst recognised that there are aspirations to extend It is acknowledged that the green of the Cathedral should extend into the public realm and accepted that at present the green of the Cathedral into the public realm to the this issue is poorly defi ned in the SPD. Figure 6 will be amended to refl ect these concerns. east of the Cathedral this seems to be poorly defi ned in the SPD. The SPD should explore the possibility of new buildings to the east of the interchange square to help enclosure and provide the opportunity for a new green public space. The station interchange zone should be a celebrated arrival point. Suggested whether the table 1 be included as an A broad overview of the strategic and local policy context will be included in section 1.3 and table 1 listing the appendix. planning documents, programmes and strategies will be included as an appendix. As the text throughout the SPD will be related explicitly to the Local Plan policies, further detail explaining the specifi c policies listed in paragraph 1.3.7 will be incorporated in the form of a table. Consideration should be given to indicate new public Landscape Projects have produced a landscape and public realm strategy for Blackburn Town Centre which sets out realm materials. general principles and guidance on the choice of materials. Reference will be made in part 3 to the guidance contained within the landscape and public realm strategy produced for the Town Centre. An implementation section is needed to outline how It is agreed that an implementation section would be of considerable value to the document. the publicly funded elements of the scheme are to be An additional section will be added to the SPD containing information in relation to the funding of projects and phased, a maintenance and management plan included suggested sequencing of projects. The Freckleton Street SPD will be used as a point of reference. and areas of fl exibility should be clearly identifi ed. Blackburn Cathedral Concern raised that zoning plans may be mis-interpreted The plans will be revised. as indicating areas of comprehensive new build. Guidelines for the design of new buildings and their Indicative building heights will be removed and the policy section of the document will be strengthened. massing are weak, particularly in relation to the zones shown in fi gure 9 and the accompanying text. Some of the view corridors are too narrowly drawn and Figure 7 represents the same view corridors established in the Cathedral’s own masterplan, therefore this will not be do not fully represent the signifi cant view from the revised. railway station building towards the Cathedral. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 63

Comments Action Required The document needs to off er a fl exible framework Noted to allow appropriate responses to commercial and government-led initiatives. Para 0.2.2 – the southern boundary is defi ned by George Paragraph 0.2.2 will be revised to refl ect these new boundaries. Street and the western boundary includes Pilkington Street. Para 1.3.10 – suggest further bullet point is added to Will consider how the Cathedral Precinct can also accommodate public art and spaces for cultural activity. read ‘Enhance the role of the Cathedral in social cohesion and spiritual leadership, and as a centre of excellence for the arts. Para 2.2.6 – suggest further bullet point is added to This paragraph sets out the key features of the new bus interchange and would therefore not be appropriate to read ‘to improve inter connectivity but maintain choice, include supplementary bullet points as part of this paragraph. particularly for those with mobility problems, to retain and improve car/taxi drop-off facilities’. Provision for drop-off by private car users also needs to be incorporated. Various text amendments Will amend as comments. Need for better exemplar photographs or images on The existing images will be replaced by more appropriate photographs, drawing particularly upon the example of page 23. Suggested that the computer generated Princesshay in Exeter. image on page 25 should be removed as the quality of the new building shown is very poor. More appropriate case studies illustrating positive and negative examples include Bristol, Coventry and Birmingham. Oxford and Cambridge cited as good examples of modern architecture alongside historical buildings, including the use of high quality and appropriate materials. Photographs on page 30 are inappropriate and do not represent good quality design. Pages 37, 38 and 39 should be supplemented by photographs from the Cathedral masterplan to aid understanding of the diagrams. Clergy Court has been approved as 5 storeys and Mitre Noted. Court as 6 storeys. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 64

Comments Action Required Figure 11 needs to be full page in size for clarity of Figure 11 will be enlarged to fi t a full page of the document. reading. Elevate East Lancashire Concern that there is a lack of specifi c detail regarding An additional section will be added to the SPD containing information in relation to the funding of projects and how the SPD will actually be delivered. More detail suggested sequencing of projects. The Freckleton Street SPD will be used as a point of reference. should be included relating to delivery, timescales and risks etc. Blackburn Chamber of Trade Comments relate to the proposed closure of Railway The Council understand the concerns raised but such issues do not fall within the scope of the SPD and will be dealt Road and the impact on retailers along Darwen Street. with through other means i.e. the Town Centre Transport Strategy. Morrison’s Comments relate to the proposed closure of Railway The Council understand the concerns raised but such issues do not fall within the scope of the SPD and will be dealt Road and the impact on retailers. with through other means i.e. the Town Centre Transport Strategy. Hobkirk Sewing Machines Ltd. Comments relate to the proposed closure of Railway The Council understand the concerns raised but such issues do not fall within the scope of the SPD and will be dealt Road and the impact on independent retailers along with through other means i.e. the Town Centre Transport Strategy. Darwen Street. Private individual Need to enhance the off er of the evening economy. The SPD will encourage a mix of uses for the Cathedral Quarter including leisure development, which it is hoped will Need to enhance perception of safety especially in the strengthen and promote the evening economy. evenings. Private individual Need to tackle issues of litter and anti-social behaviour. Comments noted. Private individual Need to consider measures which focus upon enhancing The SPD will encourage a mix of uses for the Cathedral Quarter including leisure development, which it is hoped will the off er of the evening economy. strengthen and promote the evening economy. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 65

Comments Action Required Private individual Comments relate to the Blackburn Boulevard and the As part of the Pennine Reach scheme, the market site is being looked at to see if it can accommodate the bus need to create a central building with improved facilities station. for public transport users. Need for a better interchange to link to the railway station. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 66

Appendix 2: Summary of Changes from Sustainabilty Appraisal 2.1.1 The Sustainability Appraisal confi rms that implementation and additional party wall/fl oor insulation in order to ensure that of the Cathedral Quarter SPD will generate a number of noise generated from commercial premises does not exceed a sustainability benefi ts. Generally the SPD performs well against Noise Rating of NR25 in dwellings. the SA objectives and will have positive long term eff ects for sustainability. As the SPD has progressed through the • Introduce design guidance related to the siting of storage relevant stages of plan preparation the results of the SA have and refuse areas, to minimise any associated noise and odour been suitably integrated to inform production of the SPD and impacts on sensitive uses such as residential development. the fi nal SPD has appropriately incorporated some of the key recommendations of the SA. • Undertake improvements which seek to enhance the quality and function of existing open space. 2.1.2 As highlighted through the SA, whilst there are a number of individual elements of the SPD that are acknowledged as being • Instigate wider investigation into the highway network. positive, it is important to consider the relationships between the diff erent land uses proposed, as when combined and considered • Implement traffi c calming measures to reduce the speed cumulatively they create signifi cant positive impacts. To ensure of traffi c through the area. that these signifi cant positive impacts are able to be secured, one of the key recommendations of the SA was to ensure that • Undertake improvements to improve the effi ciency of the developments were carefully designed, phased and their delivery transport interchange. appropriately timed. As a result this prompted the need for inclusion of an implementation section within the SPD. • Introduce design guidance related to the design quality of new development. 2.1.3 Although the SA highlighted a number of positive impacts of the SPD, it also revealed a number of potential negative impacts that • Encourage replication of traditional detailing in could arise, although as confi rmed in the SA report the majority new development where appropriate and ensure careful of these potential impacts can successfully be mitigated against. consideration is given to the choice of materials to ensure that As a result the recommended mitigation measures which are new development is complementary to its surround. listed below have been incorporated into the fi nal SPD. 2.1.4 As the SA process has closely informed the preparation of the • Introduce design guidance requiring commercial SPD, it has helped to ensure that the SPD is the most appropriate development to consider measures such as insulating of the means to help realise the Council’s long term aspirations for façade of the commercial premises, ensuring doors are kept the Cathedral Quarter and deliver sustainable change, which closed, introducing mechanical ventilation and air conditioning respects its special historic and architectural character. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 67

Appendix 3: Spatial Planning Documents, Programmes and Strategies

NATIONAL Securing the Future Delivering UK Sustainable Development Strategy (H.M. Government, Planning (Listed buildings and Conservation Areas) Act 1990 (Department of the The Stationery Offi ce) Environment) http://www.defra.gov.uk/sustainable/government/publications/uk-strategy/ http://www.england-legislation.hmso.gov.uk/si/si1990/Uksi_19901519_en_3.htm Sustainable Communities Plan Building for the Future (ODPM) Better Places to Live by Design: A Companion Guide to PPG3 (ODPM) http://www.communities.gov.uk/publications/communities/sustainablecommunitiesbuilding http://www.communities.gov.uk/publications/planningandbuilding/betterplaces PPS1: Planning Policy Statement 1: Delivering Sustainable Development (Department of PPS 12: Planning Policy Statement 12: Creating strong, safe and prosperous Communities and the Local Government) communities through Local Spatial Planning (Communities and Local Government) http://www.communities.gov.uk/publications/planningandbuilding/planningpolicystatement1 http://www.communities.gov.uk/publications/planningandbuilding/pps12lsp PPS 3: Planning Policy Statement 3: Housing (Communities and Local Government) PPS 6: Planning Policy Statement 6: Town Centres (Communities and Local Government) http://www.communities.gov.uk/publications/planningandbuilding/pps3housing http://www.communities.gov.uk/publications/planningandbuilding/pps6 PPS 9: Planning Policy Statement 9: Biodiversity and Geological Conservation (ODPM) PPG 13: Planning Policy Guidance 13: Transport (ODPM) http://www.communities.gov.uk/publications/planningandbuilding/pps9 http://www.communities.gov.uk/publications/planningandbuilding/ppg13 PPG 15: Planning Policy Guidance 15: Planning and the Historic Environment PPG 16: Planning Policy Guidance 16: Archaeology and Planning (Department of the (Department of the Environment) Environment) http://www.communities.gov.uk/publications/planningandbuilding/ppg15 http://www.communities.gov.uk/publications/planningandbuilding/ppg16 PPG 17: Planning Policy Guidance 17: Planning For Open Space, sport and Recreation PPS 25: Planning Policy Statement 25: Development and Flood Risk (Communities and (ODPM) Local Government)

http://www.communities.gov.uk/publications/planningandbuilding/ http://www.communities.gov.uk/publications/planningandbuilding/pps25fl oodrisk planningpolicyguidance17 Building In Context: New Development in Historic Areas (CABE and English Heritage) A Historic Environment: A Force for Our Future (Department for Culture, Media and Sport)

http://www.cabe.org.uk/publications/building-in-context http://www.culture.gov.uk/reference_library/publications/4667.aspx/ Power of Place – The Future of the Historic Environment (English Heritage) Heritage Counts North West (English Heritage) http://www.english-heritage.org.uk/server/show/nav.001002005002001 http://www.english-heritage.org.uk/hc/server/show/nav.10739 Planning for Town Centres: Guidance on Design and Implementation Tools (Communities Guidance Note 4 - Procedures For Major New Developments at Cathedrals (Cathedrals and Local Government) Fabric Commission For England (CFCE))

http://www.communities.gov.uk/publications/planningandbuilding/planningtown http://www.cofe.anglican.org/about/cathandchurchbuild/cathedralsguidance/index.htm Biodiversity Strategy for England (Defra) http://www.defra.gov.uk/wildlife-countryside/biodiversity/action-uk/e-biostrat.htm July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 68

REGIONAL Making It Happen: The Northern Way - Creating Sustainable Communities in the North The North West of England Plan Regional Spatial Strategy to 2021 West http://www.gos.gov.uk/gonw/Planning/RegionalPlanning/ http://www.communities.gov.uk/publications/citiesandregions/creatingsustainablenorth Northwest Regional Economic Strategy 2006 Creating Inspirational Spaces 2007 (Places Matter) http://www.nwda.co.uk/publications/strategy/regional-economic-strategy-200.aspx http://www.placesmatter.co.uk/programmes/creating-inspirational-spaces Streets for All: North West (English Heritage) Lancashire Biodiversity Action Plan, particularly Urban Habitat Plans 2008 http://www.english-heritage.org.uk/server/show/nav.10765 http://www.lancspartners.org/lbap/urban_habitat.asp Elevate East Lancashire Strategic Plan. North West Green Infrastructure Guide 2008 (North West Green Infrastructure Think Tank) http://www.elevate-eastlancs.co.uk/main/Library/Downloads http://www.greeninfrastructurenw.co.uk/resources/GIguide.pdf Lancashire Economic Strategy http://www.lancashire-ep.org.uk/html/strategic_activity/les.php LOCAL Blackburn with Darwen Local Plan Blackburn with Darwen Housing Strategy 2005 – 2008 http://blackburn.devplan.org.uk/document.aspx?document=17&display=contents http://www.blackburn.gov.uk/upload/pdf/Housing_Strategy_2005_-_2008.pdf Blackburn Town Centre: Investing in the Future – Blackburn Town Centre Strategy for Blackburn Design Guide SPD and associated Blackburn with Darwen Colour Study 2003 – 2008 http://www.blackburn.gov.uk/server.php?show=ConWebDoc.25718&setPaginate=No http://www.blackburn.gov.uk/server.php?show=ConWebDoc.1228 A plan for the future of Blackburn Town Centre Blackburn with Darwen Borough Council Local Transport Plan 2 2006 - 2011

http://www.blackburn.gov.uk/upload/pdf/03968_REG_BBTownCent_Lft_v6.pdf http://www.blackburn.gov.uk/server.php?show=ConWebDoc.22943&viewPage=2 Blackburn Town Centre Parking and Transport Strategy (Consultation Document) http://www.blackburn.gov.uk/upload/pdf/Final_document_-_transport_and_parking.pdf Blackburn Cathedral Quarter Supplementary Planning Document July 2009 69

Appendix 4: Principal Planning Policies of the Blackburn with Darwen Borough Plan (April 2002)

Local Plan Policy Title Explanation Policy URB1 Urban Boundary Defi nes the Urban Boundary of the Borough, as shown on the Proposals Map, within which development will be concentrated. Policy ENV2 Flood Protection Restricts development that would increase the risk of fl ooding or be at risk of fl ooding. Also ensures adequate access is given to watercourses. Policy HD1 Visual Appearance of Development – General Considera- Sets general design principles for new developments in relation to criteria such as external tions materials, mass and height of buildings and townscape. Policy HD2 Protection of Important Public Views Restricts development which either obscures the public view of important buildings or intrudes into/onto important open areas. Policy HD3 Access for All Provides guidance on the design of developments to provide suitable external access and facilities for people with reduced mobility. Policy HD5 Crime Prevention Provides guidance on the design of developments for the creation of safe and secure environments. Policy HD6 Energy Conservation Provides guidance on the conservation and effi cient use of energy for new developments. Policy HD8 Existing Trees and Landscaping Provides guidance on the protection of existing trees and landscape in relation to new developments. Policy HD9 New Trees and Landscaping Sets criteria for the incorporation of appropriate landscape treatment for new built development. Policy HD10 Public Art Provides guidance for the creation and / or integration of works of art or craft into developments to contribute to their enhancement. This includes the use of thresholds to determine those schemes for which opportunities of public art will be sought. Policy HD11 Development in and adjacent to Conservation Areas Applies to the whole SPD area which is a conservation area. Sets principles for development in or adjacent to conservation areas in relation to townscape criteria such as standard of design and encroachment. Policy HD12 Alterations to Unlisted Buildings in Conservation Applies to the whole SPD area which is a conservation area. Sets principles for alterations to Areas unlisted buildings.

Policy HD13 Alterations to Listed Buildings Sets criteria for alterations to listed buildings which are described in paragraph 1.2.14. Policy HD14 Demolition of Listed Buildings and Demolition of Applies to the whole SPD area which is a conservation area. Sets criteria for the demolition of Unlisted Buildings within Conservation Areas listed buildings and demolition of unlisted buildings within conservation areas. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 70

Local Plan Policy Title Explanation Policy HD17 Locally Important Archaeological Remains Applies to paragraphs 1.2.15-1.2.16 of the SPD. States the circumstances under which planning permission would be granted for development that will have an unacceptable eff ect on remains of local architectural value. Policy HD18 Archaeological Evaluation, Excavation, Recording, Applies to paragraphs 1.2.15-1.2.16 of the SPD. States the circumstances under which a Removal and Preservation planning application would require an archaeological assessment or evaluation to be submitted as part of a planning application. Sets out the circumstances under which in-situ preservation is justifi ed or not. Policy H2 Development of Large Unallocated Sites Sets the criteria under which large unallocated sites (defi ned as 10 or more dwellings or 0.4 hectares or greater) for residential development will be permitted. Policy H4 New Residential Development Sets the criteria under which proposals for new residential development will be permitted, including visual appearance, townscape and transport guidance. Policy R1 Retail Development in Blackburn Town Centre Sets the criteria under which retail development will be permitted in Blackburn Town Centre including the allocation of sites. Policy R10 Restaurants, Cafes and Hot Food Take-Aways (Use Class Part 1i and part 2a of this policy apply to the SPD area. 1i and 2a state that permission will be A3) granted for Blackburn Town Centre with no hours condition imposed providing there is no signifi cant eff ect on residential amenity. Policy R11 Use of Upper Floors and Basements States that within Town Centres (which includes the SPD area), the use of upper fl oors and basements for non-retail uses appropriate to the centre will be acceptable provided that access to the proposal does not result in any loss of ground fl oor space or street frontage which would prejudice the future use of the ground fl oor or does not confl ict with any other policy or proposal in the Plan. Policy T1 Public Transport – Bus Services Encourages greater use of public transport, particularly buses by measures such as a bus priority programme, and possible incorporation of bus routes into developments plans. Policy T2 Public Transport – Rail Services Encourages greater use of rail as a means of travel. With regard to the SPD area the policy seeks improved access to Blackburn Station as a high quality interchange, and with bus services in the adjoining Boulevard Bus Station. Policy TRL3 Tourism and Commercial Leisure Development in the Sets the criteria under which tourism or commercial leisure development, including hotels Urban Area and conference facilities will be permitted in Blackburn Town Centre as defi ned on the Proposals Map. Policy EC8 Site Consideration Policy Sets the criteria under which business and industrial development will be permitted including amenity impacts, transport infrastructure and design layout. Blackburn Cathedral Quarter Supplementary Planning Document July 2009 71

Local Plan Policy Title Explanation Policy BTC6 Darwen Street / Blackburn Cathedral Precinct This policy identifi es specifi c uses which will be acceptable on sites within the SPD area. This includes the former Palace Theatre Site, Boulevard/Jubilee Street (now B.T. car park) and adjoining Telephone Exchange building. Possible uses include business, housing, leisure and institutional uses. Policy BTC9 Environmental Improvement The following areas in the SPD area are identifi ed for comprehensive programmes of environmental works to the public area and streetscape: Church Street, Darwen Street and Blackburn Cathedral Precinct. July 2009 Blackburn Cathedral Quarter Supplementary Planning Document 72

Blackburn with Darwen Borough Local Plan Proposals Map

Town Centre Boundary Policy R1

Proposed Orbital Route

Conservation Area Policy HD11

Environmental Improvement Corridors Policy ENV6

Environmental Improvement Street Policy BTC9

Environmental Improvement Areas Policy BTC9

Development Opportunities Policy BTC1-8

Primary Shopping Frontages Policy R3

Secondary Shopping Frontages Policy R4

Mixed Use Policy EC6

Greenspace Corridors Policy LNC4 Blackburn with Darwen Borough Local Plan Proposals Map Blackburn Cathedral Quarter Supplementary Planning Document July 2009 73 For further information please contact:

Forward Planning and Transport Policy Group Regeneration and Environment Department, Town Hall, Blackburn BB1 7DY Tel: 01254 585356 Email: [email protected]