BARROW LANDS COMPANY LIMITED
Barrow Proposed Residential Development of land to the west of Whalley Road, Barrow Design & Access Statement
July 2012 BARROW LANDS COMPANY LIMITED Contents 1.0 Introduction 4 1.1 Purpose of the Statement 4 1.2 Quality of Development 5
2.0 A Sustainable Vision For Barrow 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 22 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 Parameters of Development 45
7.0 The Illustrative Masterplan 49
8.0 Access 59
Scheme Appraisal and Conclusion 62 BARROW : Design and Access Statement
1.0 Introduction
1.1 Purpose of this Statement
This Design and Access Statement has been prepared on The Illustrative Masterplan is provided for information only. behalf of The Barrow Lands Company Limited in support It describes how the site may be laid out in accordance of the outline planning application for the residential with the Parameters Plan, applying the design principles development of 18.26 hectares (45 acres) of land on the identified in this Statement. This Illustrative Masterplan western side of Whalley Road in Barrow, Lancashire. is intended to demonstrate how it is possible to achieve It has been prepared by Levitt Bernstein architects, the densities and quantum of development envisaged masterplanners and landscape architects with input from and to show the design, type and character of residential David Lock Associates, Planning Consultants and the development envisaged for the site. Environmental Consultant team. Towards the end of this Statement, it considers the site’s The purpose of this document is to analyse the site in the relationship with its environment and surroundings in the context of Barrow and its surrounding area and to consider delivery of a contextual and quality framework for the how the proposal will relate in terms of the proposed mix development. of uses and quantum of development. This application is for outline planning permission with The outline application includes a Parameters Plan and the details of access submitted for approval at the outline Illustrative Masterplan. stage. Any layouts and representations of the final scheme are therefore submitted only for illustrative purposes. The Parameters Plan sets out how the new homes and associated development - will be located on the site, the access strategy, the amount of development and Levitt Bernstein July 2012 maximum heights. It describes the elements and sets out the principles for which planning permission is sought from the local planning authority. BARROW
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1.2 Quality of Development
Through a clear understanding of the context of the site a well considered framework has been prepared. This will lead to a successful high quality development that readily fits within its surroundings.
This Statement will consider the following:
• Site topography and relationship with the village centre
• Visual amenity
• Heritage and character of Barrow
• Movement in and around the village
• Environmental considerations
• Land use and amenities
This Design and Access Statement is submitted in support of the outline planning application and should not be read in isolation from the rest of the documentation submitted with the application. A full list of other documents is given in section 3.8 entitled Technical Analysis.
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2.0 A Sustainable Vision for Barrow
Barrow Land to the west of Whalley Road Design & Access Statement
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2.1 The vision for development
Development of the land to the west of Whalley Road, • Retain and improve access to the existing allotments will create a sustainable, well designed and high quality addition to Barrow. • Provide new on site open space and amenity play space Development of the 18.26 hectares or 45 acres of land will also help deliver wider benefits to the surrounding • Retain and improve as many of the existing trees and area. hedgerows as possible
• Promote sustainable development which makes best The overall development of this site provides the use of the existing facilities and local transport links opportunity to: • Provide new drainage infrastructure and a pumping • Address Barrow’s future housing requirement with a station for the benefit of both the new development and high quality design - led development existing housing in Barrow
• Provide a mix of housing types including larger • Provide improvements to Whalley Road, along its family housing and a significant number of starter length in Barrow, to reduce the number and speed of and affordable homes for rent on site which respect vehicles using it (subject to the approval of Lancashire and respond to the existing character of Barrow County Council, as local highway authority) A positive relationship between the built environment and the natural surroundings • The proposal includes a contract for the immediate • Deliver a comprehensive scheme which addresses the gift of 5 acres of free land to a social housing infrastructure requirements of Barrow through phased provider to provide 25 ‘low rent’ and 14 ‘shared development which further supports and sustains the ownership’ residential units on the site as part of vitality and future viability of the village the affordable housing benefits associated with the proposal • Deliver much-needed housing adjacent to the Borough’s principal strategic employment location at • Retain and improve the existing footpath network the Barrow Brook Business Village (Barrow Enterprise on site and beyond to ensure that the site is Park) better integrated with both the village and the countryside and opens it up for access for the wider The design principles examined and exemplified in this Design neighbourhood and Access Statement set out how this vision can be achieved. • Retain the existing Barrow Brook Field Biological Heritage Site alongside the railway line and adjacent to the western edge of the site PAGE 8 Encouraging walking and cycling through the new neighbourhood Communal growing areas A new neighbourhood complementing the existing development - in scale and character
Play areas for children Generous private and public open spaces PAGE 9 BARROW LANDS COMPANY LIMITED
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3.0 The Site Context
Barrow Land to the west of Whalley Road Design & Access Statement
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3.1 The Sub-Regional Context
The site is located along Whalley Road, Barrow and is situated approximately 4km from Clitheroe to the north and 1.75km from Whalley to the south and in the heart of the Borough of the Ribble Valley. The Ribble Valley is the largest district in Lancashire in terms of area comprising 224 square miles. There are good motorway links (M6 and M65) and an hourly train service to Manchester from Clitheroe, Whalley and other Ribble Valley stations. Barrow is connected to the 2 larger settlements by the former A59 which runs along the eastern edge of the site and the A671 which turns into Whalley Road and Settlements along the A59 then Clitheroe Road, as it approaches Whalley to the south. Clitheroe forms the major destination to the north of the Ribble Valley with Preston as the next large centre to the south west beyond the M6.
Further south, Manchester is the closest city centre to these smaller settlements.
Whalley Road lies on the bus route that links Barrow to Clitheroe, Whalley, Billington, Langho and Blackburn.
PAGE 12 The sub-regional context BARROW : Design and Access Statement
Clitheroe Golf Club 3.2 The Local Context
The site measures approximately 18.26 hectares Works, a two-storey office development, a large £2.9 Whalley Road1 or 45 acres in area. It lies between the railway line million warehouse occupied by Total Foodservice, Allotments 2 to the west and Whalley Road to the east. The a McDonald’s restaurant, Co-Operative petrol filling Barrow Brook runs close to its northern and western station and convenience store and the residential Biological Heritage 3 boundaries - crossing under the railway line to the development by Rowland Homes. Therefore there is Connecting back into the existing Barrow village Site Site north of the Biological Heritage Site. already a substantial amount of urban development
A59 in Barrow and more under construction. Barrow as an established industrial and residential settlement is experiencing growth within its existing The total site at the Barrow Brook Business Village context. Areas marked 1,2 and 3 on the adjacent plan measures about 50 acres (20 hectares), with detailed are areas of new residential and industrial/commercial planning permission for B1 office development development (either proposed or under construction) capable of accommodating up to 500,000 sq.ft in
Railway line Railway which will form an extension to the existing village - total. significantly enlarging the village and filling the gap between the A59 and Whalley Road. Therefore there is a significant amount of development both now and anticipated in the future It can be seen that the settlement at Barrow for Barrow, which is due to its history, context and comprises not only the existing dwellings (circa 400 strategic location close to the A59 and the adjacent homes) but also the Barrow Enterprise Park, which settlements of Clitheroe and Whalley. under the emerging Core Strategy would continue its The local context role as the borough’s principal strategic location for The application site will link the existing village and employment. This is a clear indication of the already the areas east of Whalley Road , including the 1 Total Food Service - new food distribution building urban and developed status of the settlement and the Enterprise Park, to the existing built and natural future role of Barrow in the quantum and distribution surroundings and the Barrow Brook’s edge to the 2 Proposed new residential development of development in the Borough. west. The site slopes towards the south western corner - and so, together with retention of the 3 Proposed new residential development The Barrow Enterprise Park includes the Barrow existing hedgerow along Whalley Road and other Brook Business Village (formerly Ribble Valley natural features will act to minimise any visual impact Enterprise Park), which currently comprises the Print on existing neighbouring housing.
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3.3 The Historical Context
The name Barrow derives not from the presence of 1895: The Whalley Abbey Printworks site was located an ancient burial mound, but from the Old English along the Barrow Brook - close to the mission church meaning ‘a grove of trees’. It seems likely that the on Whalley Road. The site included an extensive Printworks and later the village took their name from range of buildings, equipment, yards and three large Barrow Brook; in the nineteenth century they were water lodges or reservoirs. originally called Barrow Bridge after the bridge over the stream. 1914: The settlement feels more established with cricket grounds, filter beds and houses starting to 1895 1914 The village of Barrow is situated on what was, before develop at the junction of Whalley Road and the then the section was by-passed, the main A59 road named Barrow Lane (now Whiteacre Lane). from Preston to Skipton in Yorkshire. According to historical records, Barrow owes its existence entirely 1967 : The plan now shows established development to the large calico printing works, now demolished, along Whiteacre Lane. The Print works site still at its southern end. retains its location and the allotment gardens have been established on site. The Lamb Roe area in the The site of the old printing works is now Barrow south has developed into a recognisable cluster of Enterprise Park and is where the new Printworks destinations (Spread Eagle Farm and Corn Mill site) building is situated along with other existing industrial, along Whalley Road. retail, restaurant and other commercial buildings as described in Section 3.2 above. In short, the 1975: A well established plan shows a bigger reservoir Enterprise Park is the principal strategic employment than exists today. The Whiteacre School is developed location in the entire Ribble Valley, recognised as such along Whiteacre Lane. in the Council’s emerging Core Strategy.
The historic maps outlined opposite and referenced below illustrate the growth of Barrow along Whalley Road from the Printworks. 1967 1975
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Historical Maps
1983-89: By now edge of the Whalley Road part of Barrow is well developed - along the narrow street and the public open green space overlooked by the two storey Trafford Gardens housing block. The suburban - cul - de - sac developments started to develop along the eastern edge of the High Street section.
Residential development in the form of single plot 2 storey houses has taken over the Whiteacre Lane stretch, with the Whiteacre School now gone from this area.
The Whalley Abbey Printworks site which became an engraving centre has moved further south on Whalley Road and the reservoir has reduced in size along the eastern edge.
The proposed development follows the historical pattern of growth that has taken place on both sides of Whalley Road. It will allow for controlled, phased and planned growth in the short to medium term within Barrow to deliver the housing and other associated facilities necessary to sustain the historical evolution of the settlement.
1983-89 PAGE 15 BARROW : Design and Access Statement
3.4 Contextual Analysis
The adjoining diagrams explain the conditions 3. The area is presently car dominated with wide affecting the site’s context. As a village, Barrow is roadways forming major movement routes. The not as fully established as some of its neighbouring Whalley Road changes character as it narrows settlements, such as Clitheroe and Whalley. As down in the main built-up part of the village, with bus outlined above, Barrow started as a small industrial stops provided along its length through the village. settlement and the fortunes of the village and its A dedicated pedestrian pathway is desirable along people have been directly linked to those of the the Barrow Brook - one which would connect the industry which supported them. This industry has existing and new community and provide access Grain of the settlement Growth within the settlement changed and continues to evolve and with committed to the rich green edge of the woodland area and and future commercial, industrial and warehousing natural surroundings with views towards the attractive development at the Ribble Valley Enterprise Park, countryside within the Forest of Bowland Area of Barrow is going to see significant growth in the Outstanding Natural Beauty in the distance and the coming years, with new development sites proposed Clitheroe Golf Course closer to the north west. between Whalley Road and the A59. 4. The central section of Whalley Road in Barrow 1. The grain of settlement - the village area is covered has a special character - in that it provides an with a finer grain of houses along Whalley Road. attractive stretch of well presented terraced houses Some of the suburban development provides a with traditional stone facades - overlooking a narrow coarser grain within areas just off the Whalley Road. street. It now comprises a few local restaurants and Very large buildings set within significant parcels of the school building opens onto the street in the land lie along the eastern periphery - closer to the northern section. Unfortunately the last few decades A59. have seen the decline in local services and facilities in Barrow, with the loss of two public houses, shops 2. Barrow is to see significant growth within the and the post office since 1987. Further south, a few of coming years. Physically and geographically, this the houses have a similar appearance and character means an expansion of the settlement eastwards and to those to the north, which contribute to the local (with the current proposal) westwards- spanning the vernacular, separate identity and sense of place in distance between the railway line in the west and A59 Barrow. Transport and linkages Whalley Road in the east. The site is partly previously-developed land, with the old filter beds (north) and remains of the village sewage works (south-west). PAGE 16 BARROW : Design and Access Statement
The adjoining diagram shows the range of local Barrow Primary School facilities within the village of Barrow. Along Whalley Road - within the central section of the village, there are a few remaining local facilities and the Barrow Restaurants Primary School is located within the northern section Distribution warehouse of the street. Larger non residential buildings and an industrial site are located on the eastern and Mc Donald’s southern periphery of the settlement, respectively.
Railway Line Railway Most of the other major services and facilities are Petrol Station and located in Clitheroe to the north and Whalley to the Convenience store south.
With the increase in local population and density, there will be the potential to provide further local Office Park facilities within the village. It would be beneficial for these to be located along Whalley Road - for physical and visual accessibility. There is a convenience store at the roadside services in Barrow near to the A59, which serves local convenience shopping needs, but there is an opportunity for further facilities in Barrow to support new residential and commercial development taking place or proposed in the settlement. Office Park
Industrial Park
Facilities within Barrow
Whalley Road: central section Whalley Road: Barrow Primary School PAGE 17 BARROW : Design and Access Statement
3.5 Housing Typology Context Railway Line Railway
Historically, the village consisted almost entirely of 2. Larger - individual homes on individual plots, semi two rows of stone-built terraced houses, one on detached houses or shorter rows of houses with each side of the main road (Whalley Road) with generous front gardens and parking areas overlook the later addition of a terrace of Council houses to the street and contribute to the sense of place of the east of the road in the centre of the village and the area. then some modern houses and bungalows at its northern end. The suburban setting of the village 3. The semi-detached houses and cluster housing has developed at low to medium densities. There is a along some of the internal network of routes has range of different house types that together define the been the later tradition - providing homes along character of the village. The following diagrams and convoluted streets and cul-de-sacs. These are low site photographs demonstrate the location and mix to medium density developments. of housing typologies. The principle is that the historic core comprised terraces of housing with later, less The existing housing is built in a variety of materials dense development, moving away from the Whalley that; together also contribute to defining the essential Road frontage. character and identity of the village, including stone, brick and render. 1. The central section of Barrow - a well developed strip of terraced housing with distinct front gardens that overlook the narrower section of Whalley Road. This provides for a medium density development along this stretch.
Housing Typologies within Barrow High Street character - terraced housing with traditional stone facades
Individual housing and some terraced housing contributing to street edge
Suburban setting of individual and terraced housing along estate roads and cul-de-sacs
Non residential buildings PAGE 18 5 Railway Line Railway 6 3 1 2
1
4 2
3 4
Identifying typical housing typologies within Barrow
1. Oakfield along Whalley Road - a semi detached home 2. Individual homes with generous deep front gardens 3. A short terrace with well defined front gardens, as defensible space 4. Individual homes within the internal suburban setting 5. A terraced block of 2 storey houses 6. Cluster housing - around cul -de -sac parking court 5 6
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3.6 Visual Analysis
1 2 3 As part of the analysis of Barrow, its natural and separating the homes- provide a glimpse into the built character has been assessed. The images deep back gardens from the street. opposite show the range and variety of built form and landscape in the village. In summary, there is 5. The High Street with rows of houses and front a wide range of architectural styles for the existing gardens along the central main road, creating a housing stock, though most are of a generally similar pedestrian friendly edge. scale of one or two storeys. However, there are other instances of two and a half or three storey buildings 6. Individual homes, built in similar stone work to in Barrow. Our assessment concludes that these two the older houses. key aspects define the village character and act as the driver for future development. 7. Old stone walls form continuous boundary walls to terraces along Whiteacre Lane. As part of the visual analysis, the images illustrate how the variety of housing types give different characters 8. Old terraces open onto the public open space to parts of the village. along Whalley Road - imitating the scale of the 2 storey housing across the street, but with simpler 4 5 6 1. Terraced houses - with no defensible space to detailing. the homes, creates an intimate environment along the street edge. 9. More recent developments with new housing turning their backs to roads and streets with back 2. Short rows of two storey houses with deep front gardens facing onto open green spaces. garden spaces provide a more suburban feel to the street.
3. Houses clustered around internal parking courts located - off the Whalley Road.
4. Individual houses on plots with driveways
7 8 9
PAGE 20 Whalley Road, Barrow
PAGE 21 4
1 8 9
3 2 6
7 5 The photographs in this section were taken in Spring 2010. The design framework is sensitive to the site, the settlement and the surrounding landscape character.
An ecological/habitat survey, tree survey and landscape appraisal are submitted with the application and should be read in conjunction with the information contained in this Design and Access Statement.
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3.7 Site Photographs
1. View into the site from along Whalley Road. A 1.5 - 2m 5. View looking west into the natural surroundings of 1 2 3 high hedgerow runs along most of the eastern edge of the site and the countryside beyond - towards the the site. Barrow Brook edge.
2. Existing tracks through the site - some of these are 6. Cattle grazing in areas around the allotment historic footpaths/ bridleways which will be maintained gardens to the north of the application site. within the wider design and access framework for the proposed development of site. 7. The allotment gardens - edge conditions and overlooking into this area should be improved as 3. Residential development along Whalley Road. part of the new development framework for the site.
4. Entrance gateway to site, showing directions to Whalley 8. The continuous hedgerow along Whalley Road, to the south and Clitheroe to the north. (eastern boundary of the site).
9. The existing footpaths/bridleways through site.
4 5 6
7 8 9 View looking west from along the existing tracks on site PAGE 23 BARROW : Design and Access Statement
3.8 Technical Analysis Railway Line Railway
The site has been assessed and reviewed from a • Transport Assessment (Vectos Limited) Woodland Area technical perspective to understand the opportunities • Travel Plan Framework (Vectos Limited) and any constraints to the proposed development • Utilities and Infrastructure Statement (Rutter of the site. Johnson) Allotments Barrow Brook A number of technical reports have been commissioned and accompany this outline planning From the review of this information and from a number application. The following reports have been of site visits, there are a number of key physical aspects Biological prepared: that will influence any future development proposals Heritage Site for the land west of Whalley Road, Barrow. These are • Air Quality Report (Martin Environmental highlighted in the following diagrams in this section of Solutions) the Statement. • Arboricultural Assessment (Bowland Tree Consultancy) This section provides a summary of the technical • Archaeology Assessment (CgMs) issues, in helping to outline the constraints and • Draft Heads of Terms S106 agreement (David opportunities on site. More detailed information is Lock Associates) provided in the individual reports referred to above. • Phase 1 Habitat Survey including Protected Green linkages leading into Species Surveys (ERAP) the natural surrounds The adjoining diagram shows how future residential • Flood Risk & Drainage Assessment (Rutter Johnson) development will be accommodated on the site and • Landscape Assessment (David Lock assimilated in relation to its natural features - such as Associates) retaining existing valuable trees, hedgerows, footpaths/ • Noise Assessment (Martin Environmental bridleways and making green linkages along movement Solutions) routes, into the natural surroundings and countryside • Phase 1 Site Investigation/Ground Conditions bordering the site. Future development and its connections into the natural surroundings Report (CapitaSymonds) • Planning Statement (David Lock Associates) • Renewable Energy/Sustainability Assessment (Iceni Projects Limited) • Statement of Community Involvement (David Lock Associates)
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Aerial view of site, looking north
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Ecology and Landscape Woodland Area
The ecological survey report prepared by ERAP ecological for these species (and other species of bird), in conjunction Allotments to be retained consultants provides a detailed understanding of the with the development proposals, are detailed in the ERAP Line Railway ecological, biodiversity and nature conservation status of report. Barrow Brook the land. To summarise some of the key aspects: 6. Measures to ensure the protection of the integrity of the 1. The Barrow Brook Field Biological Heritage Site (BHS) minor wildlife corridors (habitat connectivity) around and must be retained and enhanced as part of the long term through the site both during construction and subsequent development of the adjoining land to the west of Whalley operation of the site are described in the ERAP report. Road. Barrow Brook Field 7. The measures outlined in Section 5 of the ERAP report Biological Heritage Site 2. The site contains mature trees and hedgerows. work towards full compliance with the key principles of Hedgerows are listed as a UK BAP Priority Habitat. Government guidance in the new National Planning Policy Where possible, all important hedgerows and associated Framework in relation to nature conservation, the aims mature trees will be retained. Where it is not feasible and objectives detailed in the publication ‘Planning for to retain a hedgerow, compensatory hedgerows, trees Biodiversity and Geological Conservation: A Guide to Good and supplementary planting along existing hedgerows Practice’, local planning policy and guidance provided in composed from native species will be incorporated into the UK and Lancashire Biodiversity Action Plans. the landscape planting. 8. The report suggests that the principle of the development 3. No bat roosts have been detected during the proposals is feasible and acceptable in ecological terms. comprehensive bat surveys. Twenty-three trees are Mitigation and compensation for the protection of the locally assessed to have features with suitability for use by roosting designated BHS site, habitats and protected species, bats. Precautionary actions, in accordance with standard where required, is also entirely feasible. The development guidelines, to be applied during felling or pruning works , of the site will provide a significant opportunity to enhance are detailed in the report by ERAP. and improve local biodiversity through habitat protection and restoration, enhancement, landscape planting and 4. The nocturnal emergence surveys identified a significant habitat creation. Ecological ,biodiversity and nature conservation status of the site Pipistrelle bat commuting route with an east to west alignment along the row of trees in the centre of the site. It The implications set out in this report have been taken Trees and main bat commuter routes to be retained is recommended that this route is protected and conserved. into consideration in masterplanning the site and have influenced the landscape strategy that utilises and 5. Three species of Principal Importance status have been enhances the existing features. recorded at the site. Actions to protect and create habitats PAGE 26 BARROW : Design and Access Statement
Heritage Context
The site excludes but lies adjacent to the Barrow Brook assessed as having a low potential for remains of Field Biological Heritage Site (BHS) designated for the all periods except for possible Medieval agricultural presence of marshy grassland and representative of activity, which would be of at most local importance. Lowland Meadows Priority Habitat. However, previous topographical research in the Ribble Valley has identified a high potential for the The BHS will be retained untouched by development landscape within which the site sits to contain in its entirety but it is within the control of the Barrow prehistoric, Romano-British and Medieval remains. Lands Company Limited (the applicant). The proposals The discrepancy between the two assessments may will secure a significant opportunity to restore the be due to a lack of fieldwork in the vicinity of the site. Barrow Brook Field Biological Heritage Site BHS to unimproved species-rich grassland. This will be achieved by the implementation of appropriate In light of the above, and based on recommendations management which will enhance and protect the from the Lancashire Archaeology Service in relation quality of the locally designated site over the long- to another recent planning application to the Local term. Planning Authority within the immediate locality of the proposed development site, it is considered that There will be no impact on any designated sites or there is likely to be the requirement for a geophysical undesignated sites of national or regional importance. survey of the site, with possible further limited trial trenching (depending upon the nature of the results) A desk-based archaeological/heritage assets as a condition should planning consent be granted. assessment undertaken by CgMs has established that there are no designated assets (Scheduled Until this baseline information is available it is Monuments, Listed Buildings, Registered Parks not possible to indicate whether changes to the and Gardens or Registered Battlefields) or recorded illustrative master plan will be required to deal with undesignated archaeological assets within the any archaeological interests that may be present on development site boundary. There are also no records the site. of prehistoric activity within the site or the wider study area. The evidence for Roman activity is focused on the line of the Roman Road c. 750 m to the west of the site. Some eroded ridge and furrow was visible within the site during the site visit. The site has been
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Drainage and Flooding
According to the Environment Agency’s flood map, will be catered for by the upgraded capacity at the Line Railway the site is not located in an area deemed to be at treatment plant. This FRA demonstrates that the Barrow Brook significant risk of flooding. A Flood Risk Assessment foul water pump station that is required for the final (FRA) has been separately prepared for the site by overall development will be utilised for the pre 2016 Rutter Johnson. Further information on flood risk can development to provide detention storage volume be found in this document. and pump control resulting in no increase in foul water flow to the Treatment Works. This will provide Sustainable Urban Drainage Systems (SUDS) added off-line storage volume for peak storm flows It is intended to include SUDS at the site. British in this partially combined sewer that benefits the Geological Survey information indicates the site to existing sewers upstream of the development site. lie on Till over Clitheroe Limestone Formation and This has been accommodated within the illustrative Hodder Mudstone Formation. This indicates that the masterplan for the site. ground conditions represent a relatively impermeable near surface ‘drift’ deposit over the more permeable solid rock deposits. Summary
SUDS options have been separately reviewed and are The proposal does not result in any negative flood presented within the Flood Risk Assessment (Rutter impact or increased flood risk on the site or on Johnson). It is likely that the site will include a network its direct surroundings; the proposals create a of underground gravity drains, open watercourses, sustainable surface water drainage system all of swales and wetland areas discharging to the Barrow which align with and fully satisfy Government advice. Brook watercourse. The foul water discharge criteria are fully satisfied for development pre 2016 and for the final development Foul Drainage completion post 2016. A public sewer runs across the site parallel to Whalley Road. The FRA demonstrates that the foul water flows generated by the proposed development satisfies United Utilities Plc’s criteria that for any development Network of proposed SUDS and other drainage networks - leading to the Barrow Brook pre-mid 2016 there is no increase in foul water flow to the Treatment Works; development after mid 2016
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Ground Conditions and Orientation
66.5m
Railway Line Railway The contour map shows the natural slope of the Given the anticipated geological conditions, it is site - with levels dropping by 10m (approx) towards considered likely that shallow spread foundations Barrow Brook the west and 16m (approx) towards the south west would be feasible for future low-rise housing; section of the site. though this should be confirmed through intrusive investigation. There is the possibility for locally The natural contours of the site maintain views variable conditions which would require foundations towards the open surroundings through the new to extend to greater depth; these include historic residential development. ponds and current hedgerows and trees.
76.5m The site’s topography has informed the orientation of In general, and in consideration of typical controls the buildings and service runs/ roads across the site. employed in developments, no geo-environmental aspect of the site has been identified that should Ground conditions preclude it from residential development. The initial appraisal of the site undertaken by Capita Symonds is that there is only a low risk to identified 60.5m receptors from contamination.
Natural contours of the site - higher in the east, sloping down westwards
View looking east from along the existing track on site
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3.9 Site Constraints Woodlands
Whalley Road
From the technical analysis set out in part 3.8 of Footpaths/ Bridleways - the site is crossed by Allotments this Statement, the constraints of the site have both public footpaths and bridleways. These will been summarised here below and on the adjoining be retained and enhanced as part of the proposed Barrow Brook diagram. development and the new network of streets and spaces. Line Railway Contours - the development should take account of Biological the changes in levels across the site, with levels falling Allotments - the existing allotments are a vital part of Heritage across the wider site area - providing views out into village life. They will be retained alongside the new Site the surroundings and across the site from existing development with improved access to them, and their Hedgerows to be retained properties on the eastern side of Whalley Road. security will be improved as part of the development. The new homes will overlook streets surrounding this Hedgerows to be retained Trees and hedgerows - there are a number of quality central green communal space. mature trees and established hedgerows along the boundaries and running through the site. The Drainage – the development will need to take into development should aim to retain as many of these account the sewer which crosses the site and also natural elements as possible in order to maintain the have a satisfactory relationship with the proposed site’s character as much as possible. drainage arrangements.
Boundaries - established woodland on its northern boundary, the Barrow Brook Field Biological Heritage Site to the west; and hedgerow along the Whalley Road frontage should be respected and maintained as part of the development. The Whalley Road hedgerow provides screening to the existing housing opposite. Heights along this boundary should be kept to single storey, to preserve privacy and maintain the site’s relationship to the road frontage.
Site constraints
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The hedgerow running all along Whalley Road on the eastern edge
The Allotments and access road leading into the area Existing horse riding tracks through site
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3.10 Site Opportunities
Woodlands
Whalley Road
Having reviewed the constraints, the following The allotments are a major asset to support the diagram illustrates the opportunities that this site development of this site and will be retained and offers: enhanced - with improved access and overlooking Allotments Entrance gateway of this central open space, which could become a Barrow Brook Improve pedestrian access with east/west linkages communal - social space for the whole community Line Railway through the site - to help connect the Enterprise to enjoy. Park and areas east of Whalley Road to the Barrow Gateways providing visual access Brook’s edge and countryside beyond. Providing well defined gateway spaces and Biological into the new development access points into the new development - these Heritage Make new green linkages and connections through will be located along Whalley Road in the east and Site the site. The opportunity lies in creating a series of specific green gateways on the periphery of the new open spaces that are interlinked around a network neighbourhood, into the surrounding areas, will be of green - tree lined streets and avenues. just as crucial to help define the area and create connections into its surroundings. Entrance gateway The open spaces could be treated as formal and informal public open spaces to provide a range of hierarchical spaces like pocket parks providing door step play areas, smaller intimate parks and larger Gateways providing visual access open spaces along the major routes through the into the new development new development.
Entrance gateway
Site opportunities
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Allotments well overlooked and integrated as part of the new development
Swales and other natural drainage systems integrated with the street network Opportunity to make connections to Whalley Road and the surrounding context
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4.0 Planning Context
Barrow Land to the west of Whalley Road Design & Access Statement
PAGE 35 BARROW : Design and Access Statement
4.1 Planning Context
The outline planning application is for a residential-led requirement for the Core Strategy (2008-2028) of development comprising a mix of housing including 200 dwellings per annum but there is credible and family and affordable homes, along with associated robust evidence to indicate that this figure should development including access and drainage works. be much higher. In addition the Council’s Strategic The proposed development would comprise up Housing Market Assessment (SHMA) produced in to about 504 dwellings. The mix of housing has 2008 identifies a clear need for affordable housing not been fixed but there will be range of dwellings across all areas of the Borough, with a need to deliver including bungalows, semi-detached properties, 264 new affordable dwellings per annum across the some terrace/linked houses, a few apartments and Borough as a whole if it is to meet housing needs. larger family houses. The Council’s Strategic Housing Land Availability Assessment (2008) indicates that the site is suitable The statutory development plan for the area includes and deliverable within 6+ years. Finally, the Council is the Regional Spatial Strategy (North West of England unable to demonstrate an up-to-date 5 year supply Regional Plan) and the ‘saved’ policies of the Ribble of housing land. Valley Districtwide Local Plan. The Regional Plan is due to be abolished by the Government and the Government advice – most recently in the National Local Plan is considerably out-of-date. The emerging Planning Policy Framework (NPPF) – indicates that Core Strategy will shape development in the Ribble where a local planning authority cannot demonstrate Valley over the next 15-20 years and has reached an up-to-date 5 year supply of deliverable sites Preferred Option stage. then favourable consideration should be given to a proposal for housing having regard to the policies The Core Strategy Generation of Alternative in the NPPF. The NPPF is up-to-date and reflects Development Strategy Options document (2011) current planning objectives and should be given considered a range of 8 possible options, one of significant weight in support of the in-principle policy which included a large scale development of about imperative to release more suitable and deliverable 1950 homes (Option E) at Barrow, on land to the east housing sites immediately to meet housing need and west of Whalley Road including the current site. (both affordable and market housing need). The Core Strategy is still at a relatively early stage and therefore only limited weight can be given to it. Ribble Valley Borough Council has identified a housing
PAGE 36 BARROW : Design and Access Statement
The proposed new development will provide high - Improvements to existing pedestrian links from quality housing that will help meet future housing Whalley Road to the open fields and Barrow Brook’s needs in Barrow and the wider Ribble Valley. It will edge in the west provide for a number of significant benefits including: - Promotion of sustainable development making use - Provision of high quality residential accommodation of and investing in existing services and facilities on a sustainable green field site - Housing near to jobs at the Barrow Enterprise Park, - Help meet the Council’s housing requirements in economic growth and employment associated with the short and long term the construction of the development
- Deliver a range of sizes and types of housing - Preserve and enhance the Barrow Brook Field including family homes Biological Heritage Site for future generations and to enhance the local ecological systems in and around - 30% affordable housing comprising a mix of units the area typologies, sizes and tenures The site is located within a short distance of the - Immediate offer of 5 acres of free land to a social shops and facilities on Whalley Road, near to the housing provider to deliver much-needed affordable roadside services alongside the A59 and on a public housing for those in housing need in the village and transport route. The development of this sustainable surrounding area site can be achieved in a sensitive manner and deliver significant benefits to the wider community. - Provision of bungalow housing to help address the requirements of a growing elderly population
- Clear potential for self-build housing as part of the development
- Provision of a range of public open spaces comprising a mix of play areas and meeting spaces, supplemented by additional landscaping
- Proposed improvements to address problems associated with through-traffic in Barrow
PAGE 37 BARROW LANDS COMPANY LIMITED
PAGE 38 BARROW LANDS COMPANY LIMITED
5.0 A Responsive Framework Barrow Land to the west of Whalley Road Design & Access Statement
PAGE 39 BARROW : Design and Access Statement Woodlands
Whalley Road
Allotments
5.1 The Design Process Barrow Brook Railway Line Railway Biological Heritage Site The Illustrative Masterplan for the land to the west of Taking on board the constraints and opportunities for the Whalley Road, Barrow, has been developed and evolved site, an initial layout was developed, see Diagram 2. over the past two years. There have been meetings with the Council Officers to discuss the nature of the proposals. This layout provided for a main access into the site at This section shows the evolution of the design proposals the T junction of Whalley Road and Whiteacre Lane. as it has been influenced by other factors. The mature existing woodland and natural environment was retained and would underpin any new landscaping The initial brief for the site was for a residential-led high within the proposed development. It would also promote Diagram 1 quality proposal, that was sensitive to the unique setting connections, protection and walking routes. New open and the character of Barrow village. The design process spaces and play areas were identified within the site and also needed to consider the impact of the development at key pedestrian gateways on the site, to protect the open on village life and the options for possible improvement nature of the site whilst providing useful amenity space (e.g. traffic calming) of Whalley Road along with access for all. Woodlands into the site. The hedgerow along Whalley Road is retained, augmented Initial site appraisals established the need to retain key with sympathetic tree planting using native species to retain natural features on the site, mature trees, hedgerows the appearance of this boundary as a green buffer from ,allotments and the Barrow Brook Field Biological Heritage Whalley Road and the existing homes opposite. Allotments
Site that frame the development site boundaries and run Two additional parcels of land have been set aside to Line Railway Barrow Brook through the site. Together with the desired retention of accommodate new United Utilities equipment, a detention allotments, a reduced developable area was identified, tank and foul water pumping station to serve the existing see Diagram 1. village and any proposed new development. Biological Heritage The Council’s Strategic Housing Market Assessment (2008) Site refers to the need for 2,3 and 1 bedroom homes. For the 30% affordable housing to be provided, 60% were to be 2 Bedroom homes and 40% to be 3 bedroom homes. Our analysis suggests that the site is capable of supporting upto 504 dwellings.
PAGE 40 Diagram 2 BARROW : Design and Access Statement
A traffic survey undertaken in 2010 showed that up to 70% of the cars and lorries using Whalley Road drove through the village to destinations beyond. The Transport Assessment submitted with the application has identified scope for improvements to Whalley Road, which could Barrow Brook High Street - narrow,well contained assist in reducing non-essential through traffic. The section of the road proposed works would include new signage to divert traffic, and speed tables/ traffic calming to slow traffic to 20mph around the school. This is, however, subject to the approval Key northern entrance into site of Lancashire County Council, the local highway authority.
The adjoining diagram shows an extract of the possible traffic calming proposals suggested for Whalley Road, which if approved by the County Council would be funded by the development for the benefit of all essential road users and people living in the village.
The proposed development respects the site, the nearby Biological Heritage site, existing historic hedgerows and footpaths, and adjoining housing. The proposals set the residential buildings back from these features to allow a green buffer adjacent to each of them. Key entrance from Whiteacre Lane A tree survey has been undertaken by Bowland Tree Consultancy to understand the quality of the trees within the site and around the edges. The proposed Illustrative Masterplan layout of the new homes and streets has been set out to mitigate the impact of the proposed development on these key elements and seeks betterment where possible. Key entrance from Whalley Road
Conceptual sketch plan showing traffic calming junctions along Whalley Road PAGE 41 BARROW : Design and Access Statement
5.2 Sustainability
A Renewable Energy/Sustainability Assessment produced Whilst the proposed development already performs well by Iceni Projects Limited has been submitted with the against the sustainability objectives, further potential outline planning application. This includes an appraisal enhancements could be considered at the detailed design of the proposed development against key sustainability stage in respect of: objectives. In summary the development presents a significant opportunity to make a positive contribution to sustainability –– Biodiversity: Native planting is used in the for the reasons set out in the assessment produced by Iceni landscaping of the scheme taking into account Projects Limited. the long term effects of climate change;
The sustainability aspirations of Ribble Valley Borough –– Energy: Energy efficiency, low carbon renewables and energy strategy including, for example, that Council will be achieved through the following aspects of That consideration is given to the use of solar hot the development proposals: water for the residential dwellings; –– Utilisation of sustainable design and construction –– Materials: The potential for use of certain methods, including the Code for Sustainable sustainable construction materials such as Homes (Level 3); timber may be negated by sanitary requirements; –– Lifetime Homes and Building for Life principles –– Water consumption and water conservation: see Assessment –– Improvement of the existing footpath network and improved access to the countryside; –– Materials and Waste: see Assessment –– New on-site open space and amenity play areas; –– Secured by Design: The principles of secured by design could be integrated into the proposed –– Preservation of Barrow Brook Biological Heritage development including consultation with the local Site; Architectural Liaison Officer.
–– Creation of a significant number of temporary jobs during the construction phase.
PAGE 42 Helping to create a sustainable society BARROW : Design and Access Statement
Summary of design process:
The design framework for this site has evolved and has been influenced by the response to the site constraints and opportunities. The resultant framework is of high quality, allowing a sensitive scheme to come forward.
The Illustrative Masterplan framework set out in the next section of the Design and Access Statement takes into account all of the issues discussed in this section, and shows how the development could come forward.
The initial framework developed a solution which augmented the existing landscape through the site whilst planning development to sit within the existing topography, effectively layering development.
Public open space is therefore integrated throughout the site.
This has in turn driven the conceptual development of the framework to introduce an axis of development which not only addresses any technical issues but also reinforces the existing urban grain.
Pedestrian routes are encouraged through the site to connect up the public open spaces and augment the existing paths that cross the site.
Initial concept drawings showing an integrated design approach PAGE 43 BARROW LANDS COMPANY LIMITED
PAGE 44 BARROW LANDS COMPANY LIMITED
6.0 Parameters of Development Barrow Land to the west of Whalley Road Design & Access Statement
PAGE 45 BARROW : Design and Access Statement
Parameters of Development
Our overall approach to the development is to work with the strong existing landscape and ecological features on Approach The heights of buildings fronting onto Whalley Road, the site and add a sympathetic landscape framework that builds upon these strengths. situated opposite the existing residential development The following table specifies the range of sizes for the typologies of homes The proposal is for up to 504 new homes (falling within around Whiteacre Lane and along Whalley Road itself Use Class C3), including affordable housing, with new have been proposed as single storey bungalows to Use Quality Type Maximum Maximum Width Maximum Depth vehicular and pedestrian accesses, possible traffic calming minimise their impact on existing development although Height/Storey on Whalley Road, on-site landscaping, formal and informal it is inevitable that views into the site will change as a result Height open space and associated infrastructure works. The of the proposed development. Residential 504 homes Bungalows 6 - 8m 7 - 15m 7 - 15m application is submitted in outline with all matters reserved 1 storey for further approval with the exception of access, for which The overall approach to the development is to work with Detached 8 - 10m 10 - 13m 8 - 10m detailed approval is sought at this stage. the strong existing landscape and ecological features on 2 storey the site and add a sympathetic landscape framework that Semi-detached 8 - 10m 8 - 10m 8 - 10m The proposals therefore present a series of parameters builds upon these strengths. 2storey relating to the proposed mix of uses, overall quality and zones of development with the potential height of the Quantity of development Terraced 8 - 10m 8 - 10m 10 - 15m buildings. A parameters plan has been submitted as part 2 storey of the application. The residential area with associated open space and Apartments 12 - 15m 10 - 15m 10 - 15m landscaping is approximately 18.26 hectares, providing 504 3 storey Development is to follow this parameters plan or dwellings will deliver a residential density of approximately development framework plan, which can be controlled 27 dwellings per hectare. by a planning condition unless agreed otherwise with the Note 1 – Typical residential heights based on approx. 3025mm floor to floor heights plus roof Local Planning Authority.
The parameters plan seeks to give maximum flexibility for the provision and distribution of the residential development across the whole site, whilst indicating the principle of the ‘urban’ structure of the development (i.e. the framework and possible layout of streets and routes) and the urban grain (i.e. the general location, arrangement and design of development blocks, plot arrangement and green infrastructure).
PAGE 46 BARROW : Design and Access Statement
Whalley Road
Allotments
Biological Heritage Site
Residential development - 11.22ha
Public open spaces - 2.8ha
Allotments and Biological Heritage Site 2.38ha
Pump Station 0.1ha PAGE 47 BARROW LANDS COMPANY LIMITED
PAGE 48 BARROW LANDS COMPANY LIMITED
7.0 Illustrative Masterplan Barrow Land to the west of Whalley Road Design & Access Statement
PAGE 49 BARROW : Design and Access Statement
The Illustrative Masterplan Woodlands
Whalley Road
The application for the development of land to the west of 1. Gateways: Barrow Brook Park Allotments
Whalley Road, Barrow is in outline only, except for means The main gateway into the development is to be sited to Line Railway of access. The Parameters Plan seeks approval for the preserve the existing hedgerow along Whalley Road, and to quantum of uses, the general siting of uses on the site maximise the continuation of the frontage. The secondary and points of access. gateways lead into the routes along existing tracks that serve the allotments and the fields to the south of the site. The Illustrative Masterplan provides information on all Park the various design and development aspects of the site. 2. Orientation Biological Park The site will be developed to include the provision for the The existing lines of the hedgerows, adjacent allotments Heritage Pump Station following: and areas of woodland on the site have historically defined Site the setting out of the site. The new road layout and hierarchy - Up to 504 dwellings will be developed on the site, of green spaces provide visual connections between these including 30% or about 151 affordable homes – to meet historical elements and further strengthen the relationship Park local housing needs. with the site. Whitacre Lane Park - As part of the Green Strategy, there are a number of 3. Boundaries proposed open spaces varying in character and scale. The boundary edges are defined by existing hedgerows These will form part of the green linkages network that will and mature vegetation in part. Where this occurs, they help create strategic east to west linkages through the are maintained as a green buffer. New planting of mature wider site - connecting the existing village on the east of species enhance this setting and provide additional green Whalley Road to the natural surroundings and the Barrow buffers to minimise the visual impact of the development. Brook’s edge in the west. New house footprints are pulled away from the boundaries to create a natural buffer.
PAGE 50 The illustrative masterplan BARROW : Design and Access Statement
4. Legibility Amount and Layout: The main street through the site from the primary access Park Whalley Road
Primary route point off Whalley Road offers a legible spine through the Overall Approach: The layout included in this section is development whilst minimising any impact on existing for illustration only and is not submitted for approval. It landscape. A secondary loop road distributes traffic around illustrates how the development could come forward, Conceptual section showing the sloping site towards the west- housing is well integrated with open spaces to provide shared the site, feeding off local streets - placed to work around subject to a future reserved matters application. recreational spaces within the development the existing landscape and routes/ hedgerows through the site, with additional landscape features and elements to The layout places the lower buildings, along the eastern help create visual linkages through the site. boundary to Whalley Road, set back and behind the existing hedge to minimise the visual impact. 5. Paths Existing footpaths and bridleways are to be retained through The semi detached houses and terraces are a maximum the site. Access to the allotments is to be improved. of two storeys in height and follow the natural slope across the site. They are sensitively positioned to sit naturally 6. Views within the existing and enhanced landscape setting, and The existing hedge along Whalley Road would be retained avoid building over the sewers serving the two new utility
Whalley Road and improved. New homes behind it would be set back facilities. The main foul sewer serving the new foul water behind a pedestrian priority access road and would be pump station has been located under the new street along built at a lower level than the houses that overlook the the alignment of the existing track that runs east- west site. Many of these have been proposed as bungalows across the site so as to work with, rather than compete to meet particular housing needs. Thus, the views across with the existing site conditions. Apartment blocks are kept Conceptual section showing the sloping site towards the west- housing on site is provided to allow views into the hinterland from the Whalley Road for existing residents will change, but the to a maximum of three storeys, located to mark key focal the higher Whalley Road edge long distance views through the new neighbourhood - into points and strategic vistas - helping to make the Illustrative the surrounding landscape will be maintained. Masterplan legible.
PAGE 51 BARROW : Design and Access Statement
7.1 Amount and layout
Amount: Housing The illustrative layout is based on the following indicative The Illustrative Masterplan shown provides for the following mix of housing: in the realisation of this mix and is shown for guidance only; - 133 apartments (1 and 2 bedroom) further detailed analysis is to be undertaken. - 51 bungalows (2 bedroom) - 263 semi detached and detached houses (2 and 3 Total units provided: 504 bedroom) Affordable provision of 30%: 151 - 57 terraced town houses (4 bedroom) A detailed breakdown is provided in the previous section.
Mix of Residential As outlined in section 2.5 of the Statement, the housing typologies of Barrow have grown historically from a denser core of terraced housing to lower density detached and semi detached housing, moving north and south along Whalley Road. The approach to the Illustrative Masterplan for the land to the west of Whalley Road - by utilising the same typologies - is consistent with this.
The adjacent diagrams show the possible distribution of housing typologies, with lower - less dense housing along Whalley Road, and denser terraces interspersed in streets House types and mainly around open spaces - giving them a sense of 2 Bed detached and semi detached houses enclosure, with semi detached housing to give variety and 2 Bed bungalows individuality to each street. 2 Bed terraced houses 2 Bed apartments (2 storey blocks) 1 Bed apartments (3 storey blocks) 2 Bed apartments (3 storey blocks) 4 Bed houses
PAGE 52 Layout showing house types PAGE 53 Park Whalley Road Primary route 7.2 Scale The overall scale of development is a low density - 1 to 2 storey housing along a network of primary and secondary routes
Building heights
The 10-16m slope across the site allows the visual impact of the development to be minimised from Whalley Road and the existing homes opposite, by including bungalows to this frontage but set back with the predominantly two storey semi detached and terraced houses to then follow the 1 to 2 storey houses Park 1 to 2 storey houses natural gradient of the land, away from Whalley Road. The small number of three storey apartment blocks, are to be set within the heart of the site where they can be screened by the existing mature vegetation and other buildings.
The sections opposite show how the parameter plans would allow development to come forward in a sensitive manner.
1 to 2 storey houses Park 1 to 2 storey houses Sections taken through park area - showing low scale and density of development - along well contained streets and public open spaces Whalley Road
The low scale of development - 1 and 2 storey houses works well with the sloping site . 3 storey flatted blocks are located at PAGE 54 strategic corners within the framework Woodlands BARROW : Design and Access Statement
3
Allotments Railway Line Railway
Barrow Brook
2 The visual impact of the development has also been Hedgerow 5 - Through site east- west assessed from other key vantage points from which a clear length - 180m view of the site can be seen due to the mature landscape height - 2 - 2.5m Whalley Road that defines its boundaries. A vegetation and habitat map width - 1.5m was produced for the site and all hedgerows surveyed Hedgerow 6 - Southern Boundary in accordance with the Hedgerows Regulations 1997 length - 345m methodology. height - 2m Biological These are summarised below: width - 1- 1.5m Heritage Site 1 4 Hedgerow 1 - along Whalley Road Hedgerow 6- Southern edge length - 430m length - 215m height - 1.5 - 2m height - 2 - 2.5m width - 1m width - 4m
Whitacre Lane Hedgerow 2 - around the allotments 5 length - 310m There will be similar short and long range views where there height - 2 - 2.5m is minor visual impact. However, these are in keeping with width - 1 - 1.5m the character of Barrow and other new developments. 1 Hedgerow 3 - N/Wsite In conclusion whilst there are some minor visual impacts on length - 65m the immediate short range views and some long distance height - 4m views, these are in keeping with the character of the area. width - 1 - 1.5m The overall visual impact of the development is insignificant from the major view points around the village. 6 Hedgerow 4 - Boundary with Barrow Brook Field length - 215m height - 2 - 2.5m width - 4 - 5m
Hedgerows to be retained PAGE 55 BARROW : Design and Access Statement
7.3 Landscape Pocket park Allotments
The landscape treatment of the development is fundamental 4. Retention and enhancement of existing mature tree belt. and an integral part of the proposals to ensure that the character of Barrow is retained and any visual impact 5. New tree lined main street through the development Whalley Road minimised. promoting a visual and physical link from Whalley Road to Barrow Brook Field Biological Heritage Site. Almost all the existing mature vegetation and mature Park trees have been retained on site and incorporated within 6. Pedestrian routes and linkages to the adjacent fields Biological Heritage Site Park proposed park spaces, squares and sidewalk spaces along and footpath network, lined with trees alongside new green routes. spaces and gateways.
The resultant framework provides the opportunity to 7. Informal arrangement of green open space within the enhance the diversity of native species and wildlife corridors. development for relaxation, formal and informal play. A hierarchy of spaces sits alongside a strategic green network The adjoining diagram shows how the landscape sits within of primary and secondary routes - all interconnected to Main park the final framework. encourage walking and cycling within the area.
1. Frontage of the site with 1.5- 2m high hedge to 8. Landscape buffer provided to all other boundaries. Whalley Road maintained with additional native species The allotments will be retained and enhanced with retention Pocket park added where appropriate - to highlight gateways and key of the hedgerows around it, and well defined entrances into entrances into the area. the communal green space.
2. Existing hedgerows and footpaths through site maintained and enhanced with additional native species.
3. The woodland area to the north has been maintained and provides a natural green buffer as an interface between the housing and its natural surroundings.
PAGE 56 Open spaces and landscape BARROW : Design and Access Statement
7.4 Appearance
The final appearance of the development on this into district character areas utilising the main facing site will be subject to more detailed discussions materials, stone, brick and render, to define the areas. with both the Local Planning Authority and the Roof materials and profiles should also be in keeping community at the reserved matters stage. However with those found on the existing housing in the village. it is recognised at this stage that the development must seek to preserve and enhance the character of The following visualisations set out the possible Barrow whilst delivering much-needed housing and differing character of different parts of the Illustrative affordable homes. Masterplan depending upon their location and the unit typology involved. A variety of housing and forms The character of Barrow has been analysed and with a variety of materials is therefore thought to be described in section 3. appropriate to ensure that the new development does not prevent a uniform appearance. The character of The vision set out in section 2 sets out the aim to Barrow shows organic and piecemeal growth with deliver a quality residential development, designed distinctiveness to each. The inclusion of a number and built to a high standard with attractive of clearly identifiable character areas and styles landscaping, which this site and the village deserves. within the overall framework is consistent with the Barrow has a rich palette of materials which allows vernacular of Barrow. These would be developed in the new development on this site to be broken down conjunction with the detailed design.
Using a rich palette of materials and a range of specific design details to establish a distinct character for the settlement Providing high quality public realm - play spaces, streets and community spaces for residents of the settlement
PAGE 57 BARROW LANDS COMPANY LIMITED
PAGE 58 BARROW LANDS COMPANY LIMITED 8.0 Access
Barrow Land to the west of Whalley Road Design & Access Statement
PAGE 59 BARROW : Design and Access Statement
Access Paving treatment on road to highlight entrance to Primary Detailed highway access proposals are set out in the The traffic survey in 2010 that showed that over 70% of the School. accompanying Transport Assessment and illustrated on cars and lorries on Whalley Road drove through the village to drawing VN20066-05-07, which is submitted for approval. destinations beyond. As part of the proposed development a detailed package of traffic calming measures could be Vehicular access will be taken directly from Whalley Road, brought forward to alleviate inappropriate through travel which is the former A59 before it was bypassed some years by non-essential vehicles on the A59. A comprehensive Barrow Brook High Street - narrow,well contained ago. Pedestrian and cycle access points are also illustrated. scheme to include traffic calming measures, such as those section of the road illustrated in Plan 8 in the Transport Assessment, could The proposals will follow the existing site gradients and be brought forward through developer contributions. It is shall be no worse than they are for the current footpaths considered that initially works could include a new signage Key northern entrance into site that cross the site. As this detailed application relates to the strategy to encourage vehicle traffic to divert along more access arrangements only, information regarding internal principal routes in the area, as well as a table top plateaux levels is not yet available. However, the internal streets will to reduce vehicle traffic to 20mph around the school. be designed to comply with current DMRB, MFS and Local Authority standards to ensure safe means of access for A sensitivity assessment has been carried out as part of the disabled, service vehicles and refuse collections. Transport Assessment to demonstrate that key junctions within the vicinity of the site will continue to operate within The design of the internal roads will be the subject of their theoretical capacities during a future year assessment. reserved matters applications at the appropriate phase Raised junctions at key but will comply with the relevant local authority design The adjoining sketch plan shows an extract of traffic entrance gateways guidance with respect to disabled access, service vehicles calming proposals suggested for the Whalley Road. and refuse collections. There is currently only limited informal vehicle access Key entrance from Whiteacre Lane to the site. However all the new access points will be Traffic and Transport designed to meet current highway standards. Convenient pedestrian and cycle linkages to the local networks will Raised junction to slow To inform the illustrative masterplan and in particular to also be provided and access across the site and to the down traffic at entrance way assess the impact on the existing highway network and allotments retained. Whalley Road through Barrow, traffic surveys have been from Whiteacre Lane undertaken along with a detailed Transport Assessment. The site is well located for access to the bus stops. Within the site the following diagrams show the primary Key entrance from Whalley Road and secondary road infrastructure that could be brought forward in a future reserved matters application. PAGE 60 Conceptual sketch plan showing traffic calming junctions along Whalley Road BARROW : Design and Access Statement
Whalley Road
Woodlands
Barrow Brook Park Allotments Railway Line Railway
Park Biological Park Heritage Pump Station Site
Park Whitacre Lane Park
Gateways into development
Primary routes
Secondary routes
Tertiary routes Movement network PAGE 61 BARROW : Design and Access Statement
Scheme Appraisal and Conclusion
The proposal for Barrow has been developed in response • Use of the site for much needed residential to the characteristics of the site and its wider context. development, which also has the potential to This will ensure that the proposal will deliver a scheme deliver coordinated and sustainable patterns of that is not only of the highest design quality but is sensitive development. Providing residential development at to its locality, integrates well with its surrounding built and Barrow will enable this site to integrate effectively with the wider economic/employment growth natural environment, preserves and enhances the site’s aspirations for the settlement and contribute towards existing assets and creates the best possible place for its infrastructure improvements to be delivered as part new community. of this growth.
The following sets out how the design of the proposal, • The scale of development proposed allows important as explained in the DAS, responds to the physical, social contributions to be made towards infrastructure and economic factors affecting the site. This is provided improvements in the Ribble Valley and Barrow area in response to the requirements for Design and Access as well as improved transport and open space/play Statements to articulate how the physical, social and facilities that are essential to support the site and the environmental context is reflected in the design proposal wider area; and use. • The landscape framework for the proposal provides a substantial green infrastructure network that How the Physical Context is reflected in the Design Proposal seeks to protect and enhance the landscape and biodiversity value of the site; The physical characteristics of the site were considered from the outset to ensure that any special features of • The proposed development seeks to respond to the site’s natural context and environment were not only the existing topography of the site, which will help preserved but formed key structuring elements of the assimilate the development into the landscape and its scheme’s design. As a result, the indicative or illustrative surroundings, and have the benefit of protecting and proposal (it is an outline application seeking to establish enhancing the ecological value of the site as well as the principle of the proposed residential development creating a high level of environmental sustainability; of the site and access thereto) and parameter plans are considered to be the best design solution for the site and • The site is located adjacent to established residential this is demonstrated through a number of key features: areas and the proposal seeks to protect the residential amenity and character of these areas by
PAGE 62 BARROW : Design and Access Statement
restricting building heights and densities to reflect • The proposal includes the retention of the Biological those of neighbouring properties and by retaining Heritage Site and the allotments and proposes hedgerows and trees (with extra planting); enhancements along with new open space and play facilities on the site. These facilities will be accessible • The proposal does not affect any existing statutory and available to new and existing residents; they will landscape or other designations and is free also help support the social integration of the new from environmental or physical constraints to and existing communities; development. • The development has good accessibility, which will be improved, and connections to the rest of the How the Social Context is reflected in the Design Proposal village and the Barrow Enterprise Park will ensure that the proposal is one that integrates physically The edge of village location of the site, adjacent to two and socially with the rest of the village and the wider area. established residential areas of Barrow and alongside Whalley Road, has meant that creating a development • Providing a range of homes of various sizes and that will integrate well with the surrounding community has tenures, including affordable housing, that responds been a fundamental consideration in the design process. to local housing needs, meets the needs of all, and Being adjacent to the Borough’s principal strategic location will foster a balanced, mixed community. for employment (Barrow Enterprise Park) it is also important that the proposal contributes to and supports the wider How the Economic Context is reflected in the Design growth agenda for Barrow. The following key features Proposal demonstrate how this has been considered and addressed in the proposal: Whilst the proposal does not include any direct employment related development the scheme will make a significant • The development offers the opportunity to link contribution to the wider growth aspirations for Barrow homes with jobs and deliver about 150 affordable homes, including self-build and an offer of land and the Ribble Valley, supporting existing and planned to a Registered Provider to deliver such homes employment development at the Enterprise Park with immediately. This will encourage social interaction homes for employees and facilities for local residents. and inclusion and help support the local economy;
PAGE 63 BARROW : Design and Access Statement
The following demonstrates how the scheme supports Conclusion the economic status of the wider area: In light of the above, the proposal for Barrow is considered to • The proposal includes direct and efficient physical be the best design response for the site and in accordance connections to neighbouring areas and the with national, regional and local planning policies and Enterprise Park. This ensures that local employment guidance. Hence, it is concluded that in design, access opportunities are easily accessible and means and other terms the application should be considered that residents have opportunities of sourcing local favourably in the determination process. employment to reduce their need to travel out of the area;
• The proposal is a residential development that will provide a range of housing types and therefore will be able to accommodate a range of families and generations who will have the potential to fulfil a variety of employment opportunities. Therefore, the development will support a diverse range of employment opportunities that may be available in the local area;
• The development will provide construction and related jobs and will support local services and facilities, thereby providing additional or maintaining existing jobs and commercial enterprises.
PAGE 64 BARROW : Design and Access Statement
PAGE 65 BARROW LANDS COMPANY LIMITED
Levitt Bernstein
1 Kingsland Passage London E8 2BB
T: 020 7275 7676 F: 020 7275 9348 www.levittbernstein.co.uk