Land to the East of Clitheroe Road Design and Access Statement

February 2011 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Whalley

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PAGE 2 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Contents

1.0 Introduction 4 1.1 Purpose of the Statement 4 1.2 Quality of Development 5

2.0 Sustainable Vision For Whalley 7 2.1 The Vision for Development 8

3.0 The Site Context 11 3.1 The Sub-Regional Context 12 3.2 The Local Context 13 3.3 The Historical Context 14 3.4 Contextual Analysis 16 3.5 Housing Typology Context 18 3.6 Visual Analysis 20 3.7 Site Photographs 23 3.8 Technical Analysis 24 3.9 Site Constraints 30 3.10 Site Opportunities 32

4.0 Planning Context 35 4.1 Planning Context 36

5.0 Responsive Framework 39 5.1 The Design Process 40

6.0 A Designed Response 45

7.0 The Illustrative Masterplan 49

8.0 Access 67 1.0 Introduction

1.1 Purpose of the Statement The Illustrative Masterplan is provided This Design and Access Statement has for information only. It describes how the been prepared on behalf of Commercial site might be laid out in accordance with Estates Group (CEG) in accordance with the parameters plan, applying the design CABE Guidelines and in support of an outline principles identiﬁ ed in this Statement. This application for development of the land to illustrative plan is intended to demonstrate the east of Clitheroe Road (otherwise known that it is possible to achieve the densities as ‘Lawsonsteads’) in Whalley. It has been and quantum of development envisaged, prepared by 5plus Architects with input and to express the type and character of from Indigo Planning and the environmental development envisaged for the site. consultant team. Towards the end of this Statement it The purpose of this document is to analyse considers the site’s relationship with its the site in the context of Whalley and environment and surroundings in the delivery consider how the proposal will relate in terms of a contextual and quality framework for of the proposed mix of uses and quantum of development. development. This application is for outline planning The outline application includes a parameters permission with details of access submitted plan and Illustrative Masterplan. for approval. Any layouts and representations of the ﬁ nal scheme are therefore only The parameters plan sets out how different illustrative. land uses will be located on the site, the access strategy, the amount of development and maximum heights. It describes the WHALLEY elements for which Planning Permission is sought. LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

1.2 Quality of Development

Through a clear understanding of the context of the site and engagement with the local community a well considered framework has been prepared. This will lead to a successful high quality development that readily ﬁ ts within its surroundings.

This Statement will consider the following:

› Site topography and relationship with the village centre › Visual amenity › Heritage and character of Whalley › Movement in and around the village › Environmental considerations › Land use and amenities

The Design and Access Statement is part of a suite of documents submitted in support of the application and should not be read in isolation. For a full list of other documents, please refer to the section: 3.8 Technical Analysis.

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Land to the East of Clitheroe Road Design and Access Statement 2.0 A Sustainable Vision for Whalley LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

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2.1 The vision for development

Development on the land to the east of › retain and improve the existing footpath Clitheroe Road will create a sustainable, well network to Spring Wood and beyond to designed, and quality addition to Whalley. ensure the site is better integrated with both the village and the countryside; Bringing into use this parcel of land will also › provide new on-site open space and help deliver wider benefi ts to the surrounding amenity play areas; area. › promote sustainable development which Overall this site provides the opportunity to: makes best use of existing services, facilities and local transport links; address Whalley’s future housing 2. Improved education provision › › deliver a comprehensive scheme which requirement with a high quality design- 3 addresses the infrastructure requirements led development; of Whalley through phased development, › provide a mix of housing types including which further supports and sustains the family housing and a signifi cant vitality and viability of the village; and number of starter/affordable homes on- › provide a contribution to meeting site which respect the existing character Whalley’s housing needs and those of the of the village ; wider Ribble Valley area. › facilitate delivery of a new single-form Entry (210 pupil) primary school to The design principles examined and address current and future education exemplifi ed in this Design and Access requirements in Whalley; Statement set out how this vision can be › provide a new nursing care facility to achieved. meet future forecasted growth in the elderly population;

1. Improved access through the woodland 3. Quality residential in keeping PAGE 8 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

4 5 6 8

4. Typical design style 5. Typical design style 6. Typical design style

7. Housing set in parkland settings 8. Outdoor recreational opportunities PAGE 9

Land to the East of Clitheroe Road Design and Access Statement 3.0 The Site Context LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

3.1 The Sub-Regional Context 2[XcWTa^T

Whalley is located in the Ribble Valley, between Clitheroe, Blackburn and Burnley. The location of Whalley on the train line, between Clitheroe and Blackburn, provides links to Preston, Manchester, and sets Whalley as a good sustainable location to accommodate further growth. FWP[[Th

In terms of the latest Census information from 2001, the total residential population of the Borough is 53,954 and in 2009 was estimated to be just below 60,000.

The main settlements in the Borough 1da][Th are deﬁ ned in the local plan as Clitheroe, Longridge, Whalley, Wilpshire and Billington with Whalley representing the third largest settlement.

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Motorway A Roads Other Roads Railway lines Watercourses Ribble Boundary Sub-Regional Context PAGE 12 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

3.2 The Local Context

Whalley sits on the banks of the River Calder It also extends to include the re-development at the heart of the Ribble Valley and is one of of the Calderstone Hospital site, to the west Lancashire’s most attractive and fascinating of the village centre. The extension to the areas. It has a range of supporting services, village proposed as part of this application is facilities and community infrastructure. located to the east of the existing centre, and is much closer to the centre, its services and Whalley is central to a cluster of smaller local the public transport network . settlements including Barrow, Wiswell, and Billington. The diagram to the left highlights As a result of the size of Whalley and the the importance of Whalley in this context. collection of other inhabitants around the outskirts, Whalley has excellent services and acts as the local centre for its rural hinterland. Whalley is deﬁ ned as a Key Service Centre.

Whalley

Other adjacent villages

Local Context PAGE 13 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

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3.3 The Historical Context

Whalley emerged as early as the 600’s and has gradually expanded to a population today of more than 3,000.

The historic maps outlined here show the growth started adjacent to the river, and has gradually spread North and West over time. Whalley Abbey and Church are located within this original historic core.

As the diagrams demonstrate, Whalley has 1. 1818 Map 2. 1829 Map grown continuously and will continue to grow. 3 4

The proposed development will allow for controlled and planned growth in the short to medium term; this will help to underpin planned improvements in services and enable people to come and live in the settlement that currently cannot afford to. This will make it a viable centre for the long term and support the sustainability of the area. 4. View from Clitheroe Road towards Wiswell Whalley is historically signiﬁ cant and has 5 four Scheduled Ancient Monuments in close proximity to the centre of the village; three of these are outlined on the adjacent diagram, the fourth sits outside of the ﬁ gure. Please Scheduled Ancient refer to the separate Heritage Statement for Monument more information on the assessment of these features.

3. 1848 Map 5. View of Whalley Abbey PAGE 14 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

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Historical Maps

1. 1892 Map 2. 1932 Map

3 4 Diagram 5 clearly shows the growth of Whalley, and how the settlement has slowly grown North and surrounded the Lawsonsteads Land.

The Lawsonsteads land is the next natural extension.

1829 Outline

1848 Outline

1955 Outline

2010 Outline

3. 1955 Map 4. 1975 Map 5. 2010 Map PAGE 15 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

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3.4 Contextual Analysis

The following diagrams show the local These physical barriers together with context of the site in terms of the urban the topography of the land and visual grain, the settlement boundary, the transport constraints act as defensible barriers to network and the conservation area. By further expansion into the countryside and reference to each of these, the proposed coalescence with neighbouring villages. framework can be sensitively constructed. There is therefore scope for the settlement 1. Urban Grain boundary to be revised to include this site The historic growth of Whalley has radiated whilst ensuring development remains within from it’s core. The centre has remained the wider physical boundaries and maintains intact with local retail provision along King Whalley’s existing village character. Street. This continues to represent the heart 3 4 of the community. 3. Transport Connections Whalley is well served by public transport The most recent developments in central with its own bus and train stations providing Whalley include The Sidings, Abbey Fields links to Clitheroe, the wider Ribble Valley area and Woodlands Drive. and beyond into Preston and Manchester.

2. Settlement Boundary 4. Conservation Area The expansion of the settlement boundary is The conservation area shown in green was deﬁ ned also by the transport infrastructure of extended recently to include a number Whalley, sandwiched between the railway to of the buildings adjacent to the site. The the west and the A671 to the east. conservation area has been taken into consideration to ensure that its character is preserved.

PAGE 16 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

5. Whalley as a Service Centre Whalley is identiﬁ ed as a Key Service Centre The adjacent diagram shows the range of in the Local Development Framework. It has services that support Whalley’s deserved

Bus / Cycle Routes a range of shops, services and facilities and place as a Key Service Centre.

Primary Bus Routes is a vibrant settlement which also serves its Cycle Routes on Road wider rural hinterland. Whalley beneﬁ ts from a railway station and Proposed Cycle Route a bus station, as well as a range of shops and Railway Line In preparing proposals for the site, it is services. This reinforces Whalley’s status Primary Road Network

Train Station important to understand the local context as an appropriate location for some of the Bus Station and any site speciﬁ c issues in order to additional housing growth provision for the develop a comprehensive masterplan. Ribble Valley.

Services / Facilities

Community Centre’s

Education Facility

Supermarkets 6 7

Dentists

Doctors / Health Centre’s

Hospital

Restaurant

Library

Nursery

Sports / Leisure

Pharmacy / Opticians

Post Ofﬁce

Public House

Ofﬁce / Warehouse

Hotels

Residential Care 6. Entrance to Whalley Railway Station 7. Whalley high street Key Services Diagram PAGE 17 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

3.5 Housing Typology Context

As part of the research into the character The following diagrams show the densities of Whalley, housing typologies have been and typology analysis and some photographic reviewed. Whalley does not consist of just examples of each. The housing stock is one type or style of housing, but a full range; constructed from a range of materials, smaller terraced properties, semi-detached including stone, red brick and pebble-dashed and a number of large detached properties. treatments.

In general terms, the historic core to the Additionally there are a few mock timber and south is the most dense and contains the render fi nished properties in the locality of largest number of terraced dwellings, whilst the Abbey. the larger detached plots are located furthest to the north. The middle ground between the The principle remains that the denser two has a large number of semi-detached residential areas are located to the south of properties. As with any settlement there the village near the high street, and towards are exceptions to this rule, and organic in-fi ll the north, detached properties. development has provided some variation to this. The site is well placed to benefi t from a full mix of typologies. This principle is something that should be maintained when considering the layout of the masterplan framework, with a more dense layout to the south.

Denser Terraces

Medium Density

Low Density Detached

Broad Analysis of housing typologies PAGE 18 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

1 2 3

1 -3. Large detached properties

4 5 6

Lowest Density Average Density

Highest Density

4-6. Variety of Semi-detached

7 8 9

Terraced Housing Semi-Detached Housing Detached Housing

7-9. Selection of terraces Distribution of housing typologies PAGE 19 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

1 2 3

3.6 Visual Analysis

As part of the analysis, the character of The images adjacent show the range and Whalley has been assessed. A full Historic variety of built form in the village. Environment Assessment has been 1. War Memorial. Clitheroe Rd 2. Viaduct built in 1876 3. Typical new housing on Clitheroe Road undertaken and included as supporting The summary of the assessment is that information to the application. although these historic assets are of 4 5 6 importance in the context of the village, with The residential component has been the exception of the character of the Whalley discussed in the previous section. In addition CA, they should not have a direct impact on Whalley contains a number of other features, the design of the scheme. including the Church, the Abbey remains and the Viaduct.

4. King Street 5. St Mary’s Church 6. Whalley Railway Station

7 8 9

7. Glimpse of the site from Clitheroe Road 8. The Industrial Park 9. Property adjacent site. PAGE 20 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

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10 7

2 8 9

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3.7 Site Photographs

The photographs set out in this section show The site is also bounded by six feet hedging the site and surrounds at the end of August to Clitheroe Road with views into the site 2010. from Clitheroe Road difﬁ cult to achieve. The framework should consider opening up the 4 5 6 The site itself is not located in the Green frontage to allow deeper views into the site. Belt, nor is it an ‘Area of Outstanding Natural Beauty’ (AONB) or featured as a Site of A full ecological and habitat survey is Special Scientiﬁ c Interest (SSSI). The extent included in support of this application where of Spring Wood is however visible from a more detail of the landscape can be found. number of locations, and the framework should be sensitive to this visual feature in the landscape.

7 8 9 10

PAGE 23 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

3.8 Technical Analysis

The site has been reviewed from a technical In particular the landscape character of the perspective to understand opportunities and site is crucial to ensuring the scheme is in constraints associated with development. keeping with the area. There is a zone of natural landscaping running along the stream A number of technical reports have been route, and up the hill containing the tree belt. commissioned and they accompany this This area is examined in detail in the Phase outline planning submission. The following 1 Habitat Survey. This area is highlighted on reports have been prepared:- the adjacent diagram within the green dot- dashed line. › Transport Assessment; The gradient of the site is also critical, shown › Flood Risk Assessment; on the adjacent contour diagram (Page 25). › Utilities Assessment; Each contour shown represents a ﬁ ve meter height increase, with approximately a 28m › Heritage Assessment; rise across the site (west to east). › Phase 1 Habitat Survey; › Preliminary Assessment of Ground Additionally the Hawswater Aquaduct Conditions; runs under the site. We have discussed development adjacent to this with United › Tree Survey; Utilites and the Utilities Report sets out › Travel Plan Framework; appropriate set off distances from this for development. › Renewable Energy; and › Sustainability Statement. More detailed information is available in the individual reports. From the review of this information, and from a number of site visits, there are some key physical aspects of the site highlighted in the adjacent diagrams.

Diagram of green and linking opportunities within the site PAGE 24 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Site Boundary 5m Contours Streams / Site Drains Line of underground Aquaduct Public Footpaths Sensitive boundaries Existing Trees on site

Diagram indicating site contours in 5m intervals (highest to the east) Existing well used footpaths through the site. PAGE 25 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Ecology and Landscape

An initial habitat survey has been undertaken › Bat roost assessment. which has conﬁ rmed the presence of bats › Bat activity survey. on site, which are protected under European Legislation. The site is primarily improved pasture which

A full tree survey has also been undertaken has low ecological value. However, the site which confi rms the presence of Tree boundaries have ecological value and Preservation Orders (TPOs) and the sensitive concern. The stream and associated relationship of the site to Spring Wood, which riparian woodland to the south has been is designated as Ancient Woodland in the the highlighted as supporting important fl ora and adjacent diagram, taken from the Tree Survey also provides a signifi cant bat commuting and Ribble Valley District-wide Local Plan. route for common pipistrelle and soprano pipistrelle bats. A number of trees in this

The site is primarily improved pasture ﬁ elds. area also have the potential to support bat roosts. The woodland to the east is Spring Other habitats include streams, riparian

woodland, broad-leaved woodland, mature/ Wood which is an ancient woodland and

veteran trees, hedgerows and marshy is also a Biological Heritage Site. There are

grassland. The site is divided into two Natural also species-rich hedgerows on site, some of Areas: Lancashire Plains and Valleys to the which are classed as “important’ under the

south and Forest of Bowland to the North. Hedgerow Regulations.

Survey work carried out to date includes: The implications of these surveys have been taken into consideration in masterplanning › Extended Phase 1 survey. the site, in particular, opportunities to utilise existing features as part of the landscape Water vole survey. › strategy, i.e. retention of as many existing

› Badger survey. trees and maximise opportunities for

ecological preservation and enhancement. › White-clawed crayﬁ sh habitat assessment. › Hedgerow assessment.

Tree survey from Appendix 5 of the Tree Survey PAGE 26 N.B. Trees and Vegetation outside of the site boundary are indicative only. LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Conservation Area Grade I Listed Heritage Context Grade II* Listed

Grade II Listed Given the number of heritage features within The desk based assessment has the wider Whalley area an archaeological demonstrated that the site was probably part and heritage based assessment has been of the open fi eld system around the medieval undertaken. This has involved consulting village and there is potential for the below with the National Monuments Record (NMR) ground remains of medieval agricultural and the Lancashire Historic Environment activity, specifi cally within the northern fi eld, Record (LHER) to ascertain details of to survive. designated heritage assets of relevance to the site. The study has confi rmed that the site There will be no impacts on any designated contains no known un-designated heritage sites or undesignated sites of national assets however there are a number elsewhere or regional importance. However, the within Whalley. development site is situated adjacent to the Whalley Conservation Area and the location The Whalley Conservation Area is located and extent of public greenspace will need to to the south-west of the site and includes be designed so as to minimize any potential properties on Clitheroe Road and Brookes adverse affect on its setting. Lane. Its character is based on tightly packed narrow streets and lanes with a There is limited potential for unrecorded predominance of historic buildings. Sensitive prehistoric and Roman remains as well views are identifi ed and there are none as medieval to post-medieval settlement towards the site, the nearest being a view remains to survive within the proposed north along King Street. Any impacts on development. In order to more fully evaluate the Conservation Area have been carefully this potential, a geophysical survey of the considered and built into the framework. previously undisturbed areas within the site is initially recommended so that the results A total of 57 heritage assets were recorded can inform whether further archaeological within the study area of the Heritage works/mitigation strategies are necessary. Assessment. These include four scheduled monuments and 30 listed buildings, but no registered parks and gardens or registered battlefi elds.

Conservation Area and signiﬁ cant buildings / structures PAGE 27 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Drainage and Flooding

According to the Environment Agency’s (EA) A second watercourse fl ows in a westerly fl ood map the proposed development site direction through the site. The ample is located outside the 1 in 1,000 year fl ood easements provided adjacent to the outline and is therefore defi ned as being watercourse will provide ecological benefi ts situated within Flood Zone 1. Flood Zone 1 and allow access for maintenance purposes. is defi ned as having less than a 1 in a 1,000 annual probability of river or sea fl ooding A third watercourse fl ows in a southerly in any year. All uses of land are appropriate direction through the site. Redevelopment in this zone, however, developers are of the site will ensure that the integrity of encouraged to seek opportunities to reduce the fl ood defence embankment along the the overall level of fl ood risk through the right bank is maintained and is bolstered layout and form of the development, and use where necessary. The embankment will of sustainable drainage techniques. be maintained within a public open space area. The ample easements adjacent to the The site has been the subject to a Flood Risk watercourse will provide ecological benefi ts Assessment (FRA) and discussions with and allow access for maintenance purposes. the EA are continuing in order to develop a strategy for dealing with surface water arising New access roads across some of the from the development. A diagram of the watercourses will be required. The culverts initial fl ood analysis work is shown adjacent will be designed to accommodate the 1 in and highlights areas where residential 100 year fl ow including an allowance for development should be avoided. United climate change with appropriate freeboard. Utilities, the local sewerage undertaker, The details will be agreed with the EA at the has also been consulted on the proposed design stage. development in relation to the foul sewerage network. The site has not been identifi ed as being at risk of fl ooding from groundwater, pluvial, A watercourse fl ows in a southerly direction sewer or highways sources. The FRA provides just outside the east boundary of the site. a holistic approach to drainage in accordance Along one section, the right bank diminishes with and satisfying the requirements of such that the bed levels are only a short PPS25. distance below site levels. Initial Flood analysis work PAGE 28 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Ground Conditions and Orientation

Whilst the site is greenﬁ eld, a desktop ground Based on published geological information, investigation has been carried out. This takes it is considered that there is a negligible into consideration a number of site factors risk of mining affecting surface stability. No including the impacts of the Haweswater quarrying is known to have taken place on Aqueduct which runs from east to west the site, although former clay and sand pits across the site and also existing utilities. This are known to have been located within 500m along with the site’s topography has informed of the site. For more information refer to the orientation of the buildings across the the Ground conditions report submitted to site and also existing utilities. accompany this application.

Aqueduct

Location of Haweswater Aquaduct under the site PAGE 29 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

3.9 Site Constraints

From the technical analysis outlined Sensitive Boundaries: On most of the west previously, the constraints of the site can be boundary of the site, existing residential summarised. The adjacent diagrams set out properties should be respected, with the the following constraints: appropriate set off distances and enhanced screening. Heights in these areas should Contours: The development should take note be kept to two storeys in keeping with the of the height change across the site and the adjacent properties. views to Spring Wood. Development should work with the contours, and roads should Adjacent Conservation Area: In addition to work with these elements to maintain a the sensitive boundaries highlighted above natural setting to the development. some of the site boundary is co-located on the conservation area boundary, see earlier Stream: The lines of the existing streams section on Heritage Context. should be retained and enhanced. The habitat and ﬂ ooding issues associated with these are Existing Trees: There are a number of outlined in the accompanying reports. quality mature trees on site which should be retained. These are largely at the perimeter Aquaduct: The line of the aquaduct should of the site. The development should seek to be respected and will be retained, with an retain as many trees as possible. appropriate easement.

Public footpaths: There is a public right of way crossing the site adjacent to the tree belt leading to Spring Wood. This will be retained and enhanced.

Diagram of site constraints PAGE 30 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Site Boundary 5m Contours Streams / Site Drains Line of underground Aquaduct Public Footpaths Sensitive boundaries Existing Trees on site

Diagram of site constraints with contours coloured The streams through the site. PAGE 31 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

3.10 Site Opportunities

Having reviewed the constraints, the adjacent images look at the great opportunities this site presents to connect the site and more useable greenspace to the village centre, with short walking distances.

The site promotes sustainable development with good links to the rail, bus and cycle networks.

The development offers potential to improve the existing footpath network and improve access to the countryside, in particular Spring Wood

The development offers potential to complete the frontage to Clitheroe Road in keeping with the character of Whalley. Green enhancements Desired movement The site also offers opportunities for formal Net Developable area and informal public open space to increase Public Open Space the different types of outdoor space available to the whole community. This would Site Boundary complement existing spaces within Whalley. 5m Contours Streams / Site Drains Line of underground Aquaduct Public Footpaths Sensitive boundaries Existing Trees on site

Diagram of opportunities PAGE 32 LAND TO THE EAST OF CLITHEROE ROAD: Design and Access Statement

Diagram showing the opportunities to improve linkage between the village and countryside. The great opportunity to link the community adjacent to this site PAGE 33

Land to the East of Clitheroe Road Design and Access Statement 4.0 Planning Context