Primrose Meadows (formerly known as Dawson House) Design and Access Statement to support a full planning application for two dwellings

Date May 2018 Ref. BHNW037 /DAS v2 Introduction to Site Planning History

The site already benefits from reserved matters / full approval for residential development of 147 dwellings. These are dated 31st March 2017 (ref 2016/29329) and 18th April 2017 (ref 2016/29330). Both consents have been implemented.

Due to issues pertaining to longer term tree protection, we have decided to lose a plot in the north-eastern corner of the site. The trees were originally proposed for removal but following public consultation it was agreed to retain them.

In summary the proposed changes are:

• Plot 106 Weston deleted • Plot 105 Easton substituted with a Lewis house type (a type plotted elsewhere on the scheme) • Plot 104 Oakwood replaced with a Priestley house type • Plot 107 - no change the parking and fence lines are as per the full planning permission ref 2016/29330 The Site

The site from A57 Road

The Wider Site

Figure 2 - Location of the site in the wider area

Figure 3 - Site Location Plan A57 Liverpool Road

12 Introduction to the Site Site Context Summary

This Design and Access Statement accompanies the Regional Context Location in the wider area planning application for two detached dwellings, parking and landscaping. The site is in close proximity to The site is located off Liverpool several high schools including Great Road approximately 5km to the west of Sankey High School, Penketh High It has been prepared in accordance with guidance as set Warrington. The site is located centrally from School and St.Gregory’s Catholic High out by the National Planning Policy Framework. junctions 7 and 8 of the M62, with the School. motorway providing further connections to the M6. Mary Ann Meadows recreation park, Dakota park, Sankey Valley park and The site therefore has easy access Sankey recreational ground provide to a range of destinations including: recreational facilities in the nearby Warrington, , Runcorn, . locality. There is easy access to facilities in Warrington Town Centre The site is also close to Warrington town centre with a range of shops in the centre. where there is a range Westbrook retail area is approx of local facilities and services. 2.7miles from the site which also provides everyday amenities. As well as the strategic road connections, the site is close to a range of bus services along A detailed plan of local facilities is Liverpool Road. provided on the following page (Fig 4). Location in Warrington Figure 2 shows the extent of the site for this application. The site is located a short distance (approx 5km) from the The National grid reference for town centre of Warrington. the approximate centre of the scheme is SJ 55288 88985.

Site History The site was previously occupied by United Utilities.

Site Location & Context The site is situated to the western boundary of the borough between Warrington and St. Helens.

To the west and south of the site is open countryside.

To the north and east of the site lies existing residential development circa 1945. Train Station

Key

Place of worship Library

Educational Fire Station

Recreation Leisure Centre

Post office Business Park

Community Centre Police Station

Parks/Playing fields

Figure 4 - Local Amenities Plan

14 0 Chapter Header Chapter Sub Header

The Site

Key A57 road to Warrington Bus Stops

Figure 5 - Existing Transport and Movement Figure 6 - Immediate Urban Grain surrounding the Site

Local Vernacular

18 Appraising the Context Local Character Urban Grain The existing urban grain is characterised by a diverse range of residential houses with local facilities such as schools that serve the residential properties integrated within these areas.

The development of this area spreads along The site, now known as Primrose Meadows, is situated off A57 Liverpool the A57 out towards Warrington. Road. This route becomes the main route to Warrington town centre Figure 6 shows a plan which and provides connection to Whittle Avenue which in turn leads to indicates the existing urban grain. Westbrook retail park. Local Vernacular A full assessment of the local vernacular has Sankey station is approximately 1.2km to the north west of the site been undertaken which in turn has informed which is accessible via bus services. the development proposals.

Figure 5 indicates the existing transport and movement routes. The local area has a varied character and a mix of architectural styles. The use of brick detailing, tudor boarding, tile hanging and varying window and door styles are evident.

The existing residential areas that surround the site have a mix of dwelling types from relatively to modern brick dwellings to older Local Architectural Language properties built from around 1945.

Directly on Shorwell Close the houses are detached properties, 2 storey in nature in a mix of architectural styles. Predominantly the local area presents detached and semi detached properties which display a range of modern interpretations of traditional architectural styles.

Topography The site covers an area of approximately 5.67 hectares. It is relatively flat with a mound towards the north of the site. Development Objectives

Design • To create an attractive pedestrian residential neighbourhood using design Proposed Layout guidance set out in Manual for Streets. Good design is about creating places that are people friendly, are appropriate in their context, and enhance the urban and • To create an attractive green landscape environment. The Government is committed to gateway to the development. delivering sustainable development (NPPF) and encourages • To create a sense of place local planning authorities to promote economic development. which includes character It promotes urban regeneration to improve the well-being of areas with reference to the communities, improve facilities, promote high quality and local architectural language. safe development and create new opportunities for people • To provide a mix of dwelling living in those communities. types that will satisfy local need and enhance the profile of the area as a whole.

• To provide sensitive and robust solutions to the Design Overview Design relationship between existing and proposed dwellings. The application results in the Scale • To provide new and improve following changes to the existing pedestrian links. approved layout:

The dwellings are two storey. This is the same as what has To create a well-informed • • Plot 106 Weston deleted Gateway to the development already been approved. The scale of the development attractive neighbourhood, continues to respond to the local area and remains in not dominated by the car. • Plot 105 Easton substituted keeping with the existing properties. with a Lewis house type (a type plotted elsewhere on the scheme) • Plot 104 Oakwood replaced with a Priestley house type • Plot 107 - no change the parking and fence lines are as per the full planning permission Design ref 2016/29330

Landscaping These have the effect of moving the proposed plots away from The hard and soft landscaping is an important element of the the existing trees and houses proposals, particularly in helping to create a sense of place. and thus reducing its impact. This application is supported by a scheme by a fully qualified Landscape Architect. Particular emphasis is placed on the use of native plants and trees so as to help create ecological enhancements and eventually a development that sits comfortably into its surroundings. Summary Conclusion

The scheme provides a suitable alternative to the current reserved matters permission that continues to exhibit best practice and respects its context and surroundings.

Bellway Homes has a proven track record of providing excellent quality aspirational housing supported by extensive landscaping and a commitment to design quality.

The development will provide homes which will improve the outlook and design of the current layout and provide a more sympathetic development as it will help ensure the longer term retention of the trees.

The development will create a sensitive and robust solution to the relationship between existing and proposed dwellings.