LAND at LONGSIGHT ROAD, LANGHO Design and Access Statement

LAND AT LONGSIGHT ROAD, LANGHO Design and Access Statement

July 2014 2 CONTENTS

1.0 Scope and Purpose 2.0 Site Location 3.0 Movement 4.0 Topography and Landscape Character 5.0 Local Designations 6.0 Flood Risk and Drainage 7.0 Historic Development 8.0 Land Use and Facilities 9.0 Townscape Analysis 10.0 Site Visibility 11.0 Site Constraints 12.0 Site Features 13.0 Vision 14.0 Consultation 15.0 Masterplan 16.0 Urban Design Framework 17.0 Character Areas 18.0 Landscape Framework 19.0 Movement Framework 20.0 Conclusion

3 1.0 SCOPE AND PURPOSE

Introduction Process

1.1 This Design and Access Statement (DAS) has been produced by Planit-IE, 1.9 Preparing the Design and Access Statement follows best practice set out for Hallam Land Management in support of an outline planning application in various guidance and policy documents. for residential development at Longsight Road. The site boundary is defined within Figure 1. 1.10 This statement details the contextual relationship of the site with its surroundings, the national, regional and local policy context and the design 1.2 The DAS has been structured to provide a description of the key character process undertaken to establish the Urban Design Principles and Illustrative areas proposed within the development. Masterplan. The Masterplan doubles as the indicative layout to demonstrate the site’s capacity, functionality and detail. Scope In Conclusion 1.3 The purpose of the analysis is to ensure that any future development responds to local character, planning guidance and the aspirations of the 1.11 The masterplan indicates: community. 1. A layout which is driven by the site’s topography, surrounding landscape, townscape and existing resident’s amenity; 1.4 We have analysed the immediate site context as well as the surrounding 2. The development will become part of the natural environment into environment in order to fully inform the design proposals. which it’s placed, through substantial landscaped site boundaries and the creation of bio-diverse habitats and native planting; 1.5 The wider study area encompasses the settlement and surrounding 3. Space for the community to breathe, through the provision of easily neighbourhoods, their wider characteristics, influences and constraints, accessible open spaces, which offer space to play, discover nature and which will inform future development. interact with the existing community; 4. The ability for residents and visitors to navigate their way around the 1.6 The report draws the salient points from the analysis; highlighting development intuitively via the hierarchy of streets, lanes, semi-private the physical constraints that may impact on future development, and driveways and spaces; opportunities for transformational change. 5. Shared surface space for the streets, lanes and semi-private driveways, to provide a safe pedestrian environment; 1.7 This application is submitted in outline with all matters reserved except 6. Low carbon development to benefit from passive solar gain, good access. Any layouts and representations of the final scheme are, therefore, design and renewable energy technology to significantly reduce energy illustrative. demands; 7. The use of high quality, locally sourced and sympathetic materials and 1.8 The content of this report complies with the ‘Town and Country careful placing of built form to blend into its setting and be visually Planning (Development Management Procedure) Order 2010 (Article 8), unobtrusive. which requires Design and Access Statements to accompany most planning applications, Circular 01/2006 Guidance on changes to the development control system and CABE: Design and Access Statements - How to write, read and use them (2006).

4 2.0 SITE LOCATION

Site Location

2.1 The site is located in the settlement of Langho, in the Ribble Valley. Nearby cities include Preston (12 miles), Blackburn (5 miles), and the towns of Burnley (14 miles) and Clitheroe (6 miles).

2.2 The site is situated to the north of Langho and measures approx 5.4Ha.

2.3 The site is bounded by Longsight Road (A59) and arable land to the north. To the west the site is bounded by arable land; to the south is the railway station and railway line and Langho’s suburban neighbourhoods beyond. To the east is Northcote Road, which serves private residences.

2.4 The site topography falls towards the north by approx. 14m. A59

A666 Figure 1: Site Location

CLITHEROE Railway

Ribble Valley

LANGHO WHALLEY RIBCHESTER A59 0 100 200 meters LANGHO

A666 WHILPSHIRE GREAT BURNLEY HARWOOD

A677 PRESTON M65 ACCRINGTON BLACKBURN

5 3.0 MOVEMENT

Movement

3.1 The proposed primary access is off Longsight Road, (A59). The site approximately 5 miles to the south east of Whalley, 6.5 miles to the south of Clitheroe, 5 miles north of Blackburn, and connected to other local neighbourhoods and the M56 motorway.

Public Rights of Way

3.2 The surrounding area is designated as accessible countryside at the urban fringe and is accessible by foot and by cycle on a network of public rights of way and country lanes.

3.3 There is a public footpath located to the west of the site runing from the railway station towards the A59.

Cycle

3.4 National Cycle Route ‘Lancashire Southern Loop’ is located to the south of the site which serves Pendle, Blackburn, Burnley, Chorley and West Lancashire areas and can be accessed via the lightly trafficked Whinney Lane and York Lane. In addition, the A666 Whalley Road benefits from an on road marked cycle lane.

Public Transport

3.4 Langho railway station is accessible from within the site which has hourly services to Clitheroe and Manchester providing connections into the Figure 2: Movement wider national rail network, and therefore the site is highly sustainable.

There is a bus stop on Whalley Road (A666) by the railway station entrance, Site services stopping here include: 22, 155, 522, 620, 844, 856, 860, 862, 865, Public Rights of Way 280. Service 22 provides buses every 20 minutes Mon-Sat to Clitheroe, Blackburn and other settlements on the route. Service 280 also provides Strategic Vehicle Routes/A Roads hourly services to Skipton, Whalley, Clitheroe and Preston.

B Roads

Bus Route

Railway

National Cycle Network 0 1km 2km

6 4.0 TOPOGRAPHY AND LANDSCAPE CHARACTER

Topography and Landscape Character Forrest of Bowland Southern Fringe 4.1 Lancashire County Council’s Landscape Character Assessment defines the landscape type as ‘Undulating Low- land Farmland’ and lies within the character area known as ‘Lower Ribblesdale’.

4.2 Lower Ribblesdale is described as follows: Pendle “This area forms the southern valley side of the Ribble, Hill between Copster Green and Gisburn, on the lowland fringes of Pendle Hill. It is a particularly well settled area and provides a corridor for communication routes along the Ribble Valley”. Lower Ribble Valley

Lower Ribblesdale

Figure 3: Topography and Landscape Character

KEY Site - 50m Mellor Ridge 50 - 100m 100m - 150m 150m - 200m 200m +

0 1km 2km Landscape Character Area

7 5.0 LOCAL DESIGNATIONS

Local Plan Designations

5.1 The proposals map from the adopted Ribble Valley Districtwide Local Plan (1998) sets out the various policy allocations and designations within the area and the relevant landscape designations are shown in Figure 3.

5.2. This shows that the site falls outside the Green Belt which extends to the south and east of the site and is bounded by the railway line. In addition, the site is not located in a protected landscape area such as a National Park, Area of Outstanding Natural Beauty, or any other locally protected area. 1 5.3. Furthermore, there are no Listed Buildings or Conservation Areas close to the site. The nearest Listed Buildings are: 1. Chapel of St. Leonard, Grade I 2. Mytton Fold Farmhouse, Grade II 3. Rileys Farmhouse, Grade II 3 2 4. Lower Woodcock Farmhouse, II

4 Figure 4: Local Designations

Site

National Cycle Route

Borough Boundary

Ancient Woodland

County Biological Heritage Site

Public Parks and Gardens

Conservation Area

Green Belt

Scheduled Ancient Monument

0 1km 2km Langho Settlement Boundary

8 6.0 FLOOD RISK AND DRAINAGE

Flood Risk and Drainage

6.1 A Preliminary Drainage Strategy has been carried out by Resource and Environmental Consultants Ltd (April 2014).

6.2 The report concludes: • The site is not within the flood risk area. • Surface water will be discharged into watercourses bordering the site at a minimum discharge rate of 36.87 l/s. • Attenuation storage will be provided for the 1 in 100 year plus climate change storm event. • Attenuation storage will be provided in the form of ponds, swales and oversized pipes. An approximate storm water attenuation volume of 900m3 will be required. • Surface water storage will be dispersed (not within a single drainage feature); run-off volumes for the 1 in 100 year event will be managed on site; run-off rates will not exceed Greenfield rates; drainage infrastructure will be accessible for monitoring and maintenance and exeedence events of the proposed drainage system in excess of the 1 in 100 year event will be managed on site. • Foul discharge to public sewer will need to be agreed with United Utilities plc. • A Sewage Pumping Station will be required.

Figure 5: Flood Risk

Site Flood zone 2 is land that would flood between 1:100 and 1:1000 year event - River where built development is allowed subject to minimum floor levels. Flood Zone 2 Flood zone 3 is land that would flood up to a 1:100 year event - where there is no built Flood Zone 3 development allowed. Flood zone 1 is land not affected by the risk

0 1km 2km Flood Zone 1 of flooding.

9 7.0 HISTORIC DEVELOPMENT

7.1 A Historic Environment Assessment has been prepared by The Environment Partnership (T.E.P.)

Data Gathering 7.2 Data was gathered for all designated heritage assests within a 1km buffer from the boundary of the proposed development. Data has also been gathered for non-designated heritage assets within the site boundary and a 1km buffer as well as trends within the wider area that help with determining archaeological potential.

Designated Heritage Assets 7.3 There are no World Heritage Sites, Scheduled Monuments, Conservation Areas, Registered Battlefields or Registered Parks and Gardens within 1km of the site boundary. There are three Grade II listed buildings outside of the site, but within 1km of the site boundary. (shown in Figure 4)

Non-designated Heritage Assets 7.4 The National Monuments Record does not record any heritage assets within the site The map from the 1890s shows that the site has historically been The map from the 1930s shows that the growth of the village along boundary. The Lancashire Historic Environment Record does not record any heritage assets agricultural. The village of Langho sits at the junction of the railway Whalley Road and York Lane. The establishment of an Edwardian within the site. and Whalley Road. Within the site a tributary of Bushburn Brook estate at Kemple View to the west (now a care home). leads from the village along the edge of Green Nook Wood. Historic Map Regression 7.5 Historic Ordnance Survey mapping (figure 6) shows that the site is in agricultural use from 1847 until present. There is no evidence from historic mapping to indicate heritage assets with archaeological interest within the site boundary and consultation response from the Archaeological Officer at LCC has confirmed that no further archaeological recording is required.

The map from the 1970s shows that substantial suburban develop- The map from the 1990s shows that suburban infill reaches to the ments in Langho took place in the 50s and 60s and the addition of extent of the villages natural boundaries; a strip of woodland to the the large roundabout north of the village. west. To the east a golf course and hotel is established.

Figure 6: Historic Development

10 8.0 LAND USE AND FACILITIES

Land Use and Facilities

8.1 The land uses in the area are highlighted on Figure 7.

8.2 Figure 7 highlights the facilities that are accessible within 5 minutes walking distance from the site’s access points. This is shown by a simple ‘walking isochrone’ that creates a catchment area of easy accessibility. Key facilities are: • Hairdresser Takeaway Pub • Hotel/Restaurant Pharmacy B • Petrol Station/Shop • Restaurant/Bar • Hotel • Petrol Station/Shop Hotel • Bus stops • School • Post Office • Train Station B • Doctors Surgery

B D Hairdresser B Takeaway Restaurant/Bar Pharmacy

P Figure 7: Land Use and Facilities Hotel B Site Railway Station

Convenience Store School B Bus stop Residential Place of worship/community centre Business Children’s Day Nursery B Shop P Post Office

Playground Amenity Space M Medical Centre Golf Course D Doctors surgery 0 1km 2km Waste Recycling Centre Walking Isochrone

11 9.0 TOWNSCAPE ANALYSIS

Settlement Character Cluster Farmstead Village A group of buildings in a rural setting, A group of agricultural and industrial A settlement of piecemeal growth often 9.1 The following pages analyse aspects of local townscape. Figure 8 gives an overview a variety of house types with some buildings with a farm house or cottages in a arranged around a central green with a of predominant settlement types in the Ribble Valley. At this scale it is useful to see agricultural buildings. rural setting. variety of house types. settlements in terms of their form; how they are arranged and how they sit together within the landscape.

Langho Copster Green

Linear Suburban A row of buildings along an arterial route, a A homogenous extension to a village or variety of house types with some other uses; town a single house type often arranged in public houses and shops. cul-de-sacs. Wilpshire

Figure 8: Settlement Character

12 9.0 TOWNSCAPE ANALYSIS

Local Character Areas Whalley Road Langho post-war suburbs York Lane/Whalley Old Road This is typical of historic roads that pass Much of the town has been developed in Large late Victorian and Edwardian semi- 9.2 Figure 9 gives an overview of character areas around the site. While the predominant through rural areas and along which villages the post-war period with semi and detached detached houses characterise this area, type is the post-war suburban development that makes up most of Langho, Whalley Road and towns have grown over time. In the two storey houses and many bungalows. fronting on to the street, with some set in and the Rual Lanes offer interesting precedents to draw from due to the variety of house centre of Langho these are strips of compact These are arranged in cul-de-sacs and large grounds. types they contain and the way they transition from rural to urban settings. and high density terraces forming a strong closes, with large front gardens and minimal building line with back-of-pavement boundary definition. frontages. These are predominantly late Victorian and two storeys. Larger in scale are Edwardian houses, semi-detached and in short terraces, other with front gardens. Further from the centre are a mix of early and late 20th century semi, and detached Contemporary Developments houses, two storey houses and bungalows, Recent residential growth has been placed at lower densities stretching along the off Whalley New Road, with a cul-de-sac roadside with greater set-backs. of semi-detached houses and three storey townhouses.

Rural Lanes Surrounding Langho are many rural lanes that are characterised by their informal nature. Properties are often from a variety of periods; early Victorian cottages are small in scale; detached, semi and short terraces are placed at the back-of-pavement. Farmhouses and ancillary buildings are also common. Detached houses from the 19th and 20th centuries are often well set-back.

Figure 9: Local Character Areas

13 9.0 TOWNSCAPE ANALYSIS

Village Character that create its character can strongly inform our design principles. These include: 9.3 The semi-rural townscape of Northcote Road and village • Informal lanes leading from a main road. characteristics of Copster Green in particular reflect the • Lanes as shared-spaces where pedestrians and motorists sympathetic integration of the rural valley landscape and semi negotiate priority through eye-contact. rural townscape. • A variety of plot sizes and house types and sizes. • Loose perimeter blocks (not cul-de-sacs or closes). 9.4 The village of Copster Green has an arrangement of buildings • Properties over-looking a linear public green space. and green space that can be a useful precedent for new • Informal building-lines and various lengths of front gardens. development at Langho. While Copster Green has a lower density • Minimal boundary treatments; low stone walls, hedgerows. Properties over-looking a linear public green space than would be appropriate for the site, the essential elements

Minimal boundary treatments; low stone walls, hedgerows

short terrace

semi-detached linear green Predominantly low and modest scale houses

detached

Informal lanes leading from a main road, as shared-spaces where pedestrians Figure 10: Village Character Variety of house types and sizes and plot sizes. and motorists negotiate priority through eye-contact.

14 10.0 SITE VISIBILITY

10.1 This section presents views from locations (figure 11) where the application site may be most visable according to the topography of the area.

Figure 11: Site Views

15 10.0 SITE VISIBILITY

View 4 View 9

View 6 View 10

View 8 View 11

16 10.0 SITE VISIBILITY

View 12 View 15

View 13 View 16

View 14 View 17

17 10.0 SITE VISIBILITY

18 11.0 SITE CONSTRAINTS Landscape Character

19 Land off Longsight Road,11.0 Langho: Preliminary SITE Ecological CONSTRAINTS Appraisal Technical 10Surveysth April 2014

5.0 Extended Phase One Habitat Map of Survey Area site are bats, mature trees, and the woodland Biodiversity is to be enhanced throughout the areas adjacent to the site. Bats inhibit roosts site through the provision of the SuDS system, adjacent to the site and currently both commute creating a green corridor through the centre of Figure 12: Habitat Survey and feed over the site. The development the site. masterplan shows clearly that all the trees, which lie mainly to the periphery, are to be retained and Provided all the recommendations in relation to protected within the development layout’ bats are followed, it is unlikely that bat species will be adversely affected by the proposed ‘The masterplan shows that there will be a breach redevelopment.’ in the northern hedgerow, needed to provide an access road. This hedgerow was less important 11.4 In addition, the masterplan has been tested to bats, and the loss of this section will be partly against route protection zones. compensated by the filling in of the existing field gate to the east of this section. Appendix 1: Tree Location Plan

Figure 13: Tree Survey

elements of badly degraded but formerly bio- Ecological Appraisal SE581/H/01/LH diverse habitats’.Page 16 www.solumenvironmental.com 11.1 The Preliminary Ecological Appraisal carried out by Solum Environmental (10th 11.2 The masterplan produced for the April 2014), states that: proposed development has aimed to retained ‘In general, the variety of habitat types at features highlighted as having ecological this site mean that the site currently has low significance. to medium ecological value. The improved grassland field has limited biodiversity and 11.3 Solum Preliminary Ecological Appraisal has been damaged by livestock grazing. and Bat Activity Report conclude: However, the woodland (Green Nook) and northern hedgerow offer higher value in both ‘There are no presence on site of great crested the flora and fauna they support although newts, reptiles, otters, badgers or water vole. they fall outside the application boundary. A bat survey was undertaken. The stream valleys and drainage ditches to the eastern and western boundaries support ‘The major ecological considerations for this 20

12.0 SITE FEATURES

Site Features

12.1 Figure 15 illustrates key features of value within the site, and around the immediate site boundary. The site is primarily open pasture used for grazing, but comprising a strong landscape structure of medium sized field patterns divided by a drainage ditch and limited examples of remnant hedgerows with hedgerow trees. Langholme Farm house 12.2 There is a ‘parkland’ character to the site and the neighbouring fields, created by the large stand-alone oak and elder trees. The landform is undulating with a fold cutting across the centre of the site. Green Nook Wood

12.3 The eastern boundary is defined by a ditch with hedgerow trees and several rear gardens of properties along Northcote Road.

12.4 The western boundary is also defined by a fold in the landform running along a culverted watercourse with a line of mature trees and some hedgerow. Figure 15: Site Features Site 12.5 The length of the southern boundary is defined by the railway line and includes the pedestrian access to the village through the underpass, along Culverted Watercourse with the strong urban influence of the station platform. PROW Footpath 12.6 The northern boundary is defined by the A59 and includes the Topography hedgerow and a fence. Trees fields with Railway 12.7 The Historic Environment Assessment by TEP (May 2014) has assessed ‘parkland’ character the archaeological significance of the site and states that while the Developed Edge undulation across the site may relate to a histoic ridge and furrow system it views is of low heritage significance. Similarly, while hedgerows coincide with the Pedestrian A Road boundaries depicted on historic mapping and are indicative of historic field tunnel pattern they are of low heritage significance. The LVIA has defined them Lane as landscape components of value, and therefore we have retained them Railway Noise because of the character they can add to the development.

21 13.0 VISION

Figure 16: Containment Figure 17: Landscape Figure 18: Character Areas

• The site sits within a frame of existing infrastructure and • Extending the existing woodland to provide additional amenity and • The Gateway area establishes the rural nature of the development development that provides strong containment: visual buffer. at the entrance. • To the north - Longsight Road. • Integrating with the Parkland character of the neighbouring fields • The Longsight Road area relates to the wider development context • To the east - development on Northcote Road and along Whalley at the south of the site. of the A59. Road. • Ensuring landscaped links to the ‘Woodland Edge’ throughout the • The Green Lane area provides the focus of the development • To the south; the railway and Langho town. development. influenced by rural lanes. • To the west Green Nook Wood is a strong natural feature providing • Using SUDS to store surface water and create amenity. • The Brook Lane relates to the brook and tree line along the eastern containment of the site and new woodland planting can enhance edge. Site this boundary and improve containment to the west. • The Woodland Lanes relate to the Green Nook Wood and have a Woodland extension more rural character. Site Parkland connection Site Development Landscape links Gateway Woodland SUDS Longsight Road New boundary planting Existing trees and hedgerows Green Lane Woodland Lanes Brook Lane Parkland Edge

22 13.0 VISION

Figure 19: Movement Figure 20: Development Blocks Figure 21: Density

• Vehicle access is from Longsight Road to the north of the site. • The layout of development is shaped by the landscape • There is a density gradient along a SE-NW axis. • The primary road (‘Green Lane’) runs through the site. constraints. • The blocks of greater density (>34 dph) are placed against the • Secondary roads lead from the Green Lane. • The blocks are designed as perimeter blocks with outward existing neighbouring properties; along Northcote Road and the • Semi-private drives lead from the secondary roads. facing properties at the edge and private gardens in the interior. railway. • Pedestrian access is from the tunnel under the railway which • The blocks with less density (< 34 dph) are placed against the leads to Whalley Road. Site woodland. • Two proposed footpaths run though the centre of the site, and Landscaping along the eastern boundary. Site • A high quality shared space with parking serves as a park-and- SUDS Blocks of greater density ride with the pedestrian connection to the railway station. Development blocks defined by stronger building-lines Site New trees Blocks of less density with more informal boundaries Vehicular Access Car Park Pedestrian Access Existing footpath Roads New footpath Railway Station

23 13.0 VISION

Vision 13.8 A key driver was the desire to reduce the visual impact from users of key views). the adjacent public footpath as well as from distant views to the south east. 13.1 The intention is to create a new high quality sustainable residential This would be achieved by: 13.12 The whole landscape framework provides opportunities for SUDS and neighbourhood. The development would be of the highest design water retention. SUDS are fed from rills and swales placed within the central quality, creating a sense of place by focusing on local distinctiveness and • Relating a denser development formation closer to the existing green finger running alongside the ‘Green Lane’. This would enhance the sympathetically crafted into the landscape. developed areas of Langho; the railway line and Northcote Road; connection between the neighbourhood and the surrounding Landscape. • The extension of woodland planting along the site’s western and In addition, the landscape elements within the ‘Woodland Lanes’ terminate 13.2 The level of quality will be controlled through the design principles eastern boundaries; the vistas along the lanes, enhancing the legibility of the neighbourhood. promoted within the document. • Retaining a linear finger of open space within the centre of the site (figure 17: Landscape) to assist in visually breaking up the development and marking the 13.3 The new addition to Langho will sensitively grow beyond the physical changes in character, between the more compact the looser areas. 13.13 Certain buildings, by their form and orientation, will nestle into the boundary of the railway line into the more gentle slopes of the Ribble • Opening up views through the western edge, through courtyards and neighbouring ‘Woodland edge’ and responding sensitively to distant views. Valley, while remaining south of the A59 (figure 16: Containment). The lanes, and mitigating against the impact through utilising rural building The buildings provide an example of how development can be knitted into aim is to create a positive transition between the urban edge and open typologies. more visually prominent areas in a harmonious manner. countryside, using a spatial form which feels part of Langho, and responds to the adjacent character of Northcote Road. This can be achieved by Fusing Landscape and Townscape The Village Character responding to the local townscape, landscape, topography and views. 13.9 The creation of character areas where townscape and landscape are 13.8 The overall layout of the proposals follow a simple and legible village 13.4 As highlighted in the townscape analysis (page 13) there are several intertwined, and are very much part of the wider landscape (figure 18: structure, based around the following drivers: local character areas within Langho. The core has a strong urban character, Character Areas). The character areas include: with suburban development surrounding it. Beyond the railway line • The ‘Gateway’ which establishes the rural nature of the development at a) The landscape fold, hedgerow and copse being retained within residential character becomes semi-rural, as noted along Northcote Road. the entrance. the central linear open space, which creates a focal point to the new • ‘Longsight Road’ relates to the A59 by creating a green buffer between neighbourhood; 13.5 Analysis of settlement types in the surrounding district (page 12) has the road and the new street. shown that sensitive built development takes the form of village clusters • The ‘Green Lane’ provides the spine of the development influenced by b) Responding to the density and pattern of Whalley Road as it moves laid out along country lanes and knit into the established landscape rural lanes and includes a linear green space with SUDS. through the settlement of Langho and changes to a more rural in character; framework of the valley: wooded streams/brooks; topography; and field • The ‘Brook Lane’ relates to the brook and tree line along the eastern (figure 21: Density) patterns. edge. • The ‘Woodland Lanes’ relate to Green Nook Wood and have a more c) Extension of the woodland from Green Nook Wood, along the western 13.6 The semi-rural townscape of Northcote Road and village rural layout. site boundary and across the site’s frontage with Longsight Road. This characteristics of Copster Green in particular reflect the sympathetic • The ‘Parkland Edge’ relates to the site’s western boundary, with would help to define a stronger landscape edge; knit the proposals into integration of the rural valley landscape and semi rural townscape. These development blocks open toward the parkland character of the the landscape; mitigate against the visual impact of development from are the principle influences we have drawn upon in the process of design. neighbouring fields. travelling views along Longsight Road, as well as creating an amenity resource for local residents. 13.7 On this basis, there are two clear principles/design concepts that have 13.10 The formulation of these areas begins with the premise that developed: development should be softened and woven into the landscape fabric of 13.9 The ‘Lanes’ though the site would become more rural in character the area. towards the western side of the site along the ‘Woodland’ and ‘Parkland’ 1) Character areas should be created that fuse townscape and landscape in edges. (figure 19: Movement) a positive manner; and 13.11 Moreover, the residential neighbourhood embraces the surrounding landscape through its outward looking edges. By wrapping new planting The masterplan principles are defined within the following pages. 2) The development should retain a village character. around the outer edge of the development, in the form of the ‘Woodland Edge’, a transitional zone is created between the neighbourhood and the surrounding landscape (transitional in the sense of it being perceived from

24 14.0 CONSULTATION

THE CONSULTATION PROCESS 14.6 This report provides evidence of the pre-application consultation which has been undertaken by the application to assist in informing and 14.1 The approach adopted was designed to ensure that consultation was shaping the proposals set out in the accompanying planning application. suitably sufficient as to inform the design process, whilst also providing sufficient information about the proposal to enable people to engage intel- 14.7 Good practice advice relating to pre-application public consultation ligently. It is also important that the proposed consultation be meaningful, requires the use of tools and techniques which support the engagement i.e. ensure the local community have a say on elements of a scheme which of the wider community. It encourages the use of different approached to they can realistically influence, and aspects can be changed altered or ‘reaching out’ which in turn encourage balanced, representative and inclu- moved. The approach should be inclusive, raising awareness across a wide sive responses. As this report demonstrates, a range of approaches, tools area, through different media and ensuring that there are different ways in and techniques have been used and have resulted in a range of different which responses can be made. It is also important to monitor engagement views being expressed by those who have engaged in the process. in terms of the geography and demography and to consider how, if significant gaps are found, they could be addressed. 14.8 Leaflets were delivered to residential and commercial addresses within Langho. The leaflet contained information on the proposals and the web- Leaflet Drop site address; along with information about how local residents could make 14.2 On Friday 27th June, HLM distributed approximately 950 leaflets to their views known. The leaflet included a freepost response form to encour- each household in Langho. The leaflet detailed the proposals, the website age feedback and to ensure that as many people who wanted to could address and provided the opportunity for residents to comment using a respond in an efficient manner. FREEPOST comment slip attached to the leaflet. 14.9 Since then, 42 Freepost forms were received as a result of the con- Project Website sultation, together with 5 responses received via the website. This level of 14.3 A website with additional detailed information went live on the day the engagement clearly demonstrates that local people have been effectively leaflets were distributed. The site also included a comments form where engaged at the pre-application stage. responses could be submitted electronically or alternatively residents could download and print a leaflet and return it using the FREEPOST reply com- 14.10 Turning to the responses received; these demonstrate the breadth ments form. The aim of this website was to provide further information of views and concerns held within the local community. Each response following receipt of the leaflet should residents want to view further infor- received has been read and considered. The issues raised have been identi- mation about the proposals. fied and recorded. Each separate issue has been treated as equally important and has been considered in terms of how and if the scheme should Monitoring Engagement change in response. Whilst each response has been properly considered, it 14.4 In order to see if the consultation had reached out to the wider com- is not possible to make changes which will satisfy everybody and particu- munity those responding to the consultation were asked to help by com- larly those responses that question the very principle of the development pleting monitoring information. The comments forms, freepost response proposed, which will be determined through the formal planning applica- forms and the website asked for information relating to gender, age group tion process. Section 4 sets out the issues raised and how each of these and location in relation to the site. have been taken into account; where this has not been considered appropriate, a reason has been provided. SUMMARY AND CONCLUSIONS 14.11 It is clear from the above that the process of pre-application has been 14.5 The current planning application is the result of public engagement a constructive one, engaging with local people, capturing a wide range of with the local community. In developing the approach to pre-application different views, with the outcomes forming a key input to the design and consultation, the applicants have taken on board the guidance in the development process and the shaping of the final application. Ribble Valley Statement of Community Involvement together with other sources of advice on good practice in public engagement.

25 15.0 MASTERPLAN

Illustrative Masterplan 5

15.1 Figure 22 provides the indicative masterplan, which reflects the principles identified in 1 section 13 and the parameters within section 17. The key elements of the masterplan are de- 7 6 scribed below: 9 1. Extending the existing woodland to provide additional amenity and visual buffer. 2. Views from the development to the parkland character of the neighbouring fields. 3 3. Ensuring landscaped links to the woodland edge throughout the development. 4 1 4. Using SUDS to store surface water and create amenity. 3 5. The Gateway area re-establishes a boundary hedgerow and a wildflower meadow. 6. The Green Lane is the primary road with a single footway. 8 7. All secondary residential lanes are shared surface streets. 12 8. The eastern edge has a footpath and increased buffer planting. The Woodland Lanes relate to the Green Nook Wood and have a more rural layout comprising character similar 9 3 to Copster Green.

9. The blocks are designed as perimeter blocks with outward facing properties at the edge and private gardens in the interior. 7 10. Improvements to pedestrian access. 6 11. Parking to serve the railway station. 1 7 12. A linear green space within the centre of the site marking the changes in character and creating a focus for the development, again similar to Copster Green. 4

1 3

9 2

10 Figure 22: Illustrative Masterplan

0 25 26 50 meters 15.0 MASTERPLAN

Illustrative Sections

27 16.0 URBAN DESIGN FRAMEWORK

Urban Design Framework Character Areas Overview

16.1 The application seeks outline planning permission including means The development is organised into six character areas. These help create of access. The area of the site is 5.4 Ha. The scheme proposes 4 Ha of distinctive character by shaping the built form and landscape. residential development with up to 132 new family homes. The remaining 1.4 Ha will be a mix of formal and informal public open space.

Urban Structure/ Continuity and Enclosure/Safety and Security 16.2 The masterplan provides a strong village structure.

16.3 The residential streets have been designed to reflect key characteristics of the local townscape. (Refer to section 9.0 for details)

16.4 Consideration has been given to defining, enclosing and activating the public realm. All public spaces have been designed to be defined and overlooked by the surrounding buildings to ensure safety and surveillance.

16.5 There is also a clear definition between public and private space through the use of hedges, walls and fences. The majority of the houses will have defined frontage gardens, that create defensible space.

Density 16.6 An average net residential density of approximately 34 dph can be achieved across the site. This overall density provides a mix of character areas and building typologies with thier own variable density. The proposed density is consistent with local examples of significant quality, described in the Townscape Analysis (Section 9). Site

Scale Gateway 16.7 The masterplan proposes development of no more than 2 storeys in Longsight Road height in order to create an enhanced visual and landscape impact. Roof form would vary however, within the typologies outlined in the following Green Lane pages, to provide variety and interest within the street scene. Woodland Lanes

Mix Brook Lane 16.8 An indicative residential mix is provided below: Parkland Edge 12% 4 Bed; Figure 23: Character Areas Overview 67% 3 Bed; 21% 2 bed.

28 17.0 CHARACTER AREAS

The ‘Gateway Area’ is located at the NE part of the site, marking the vehicular entrance, and Gateway the transition from Longsight Road to the Primary Road with a rural characteristic.

Townscape Principles: • Houses orientated along the street to maintain a positive frontage and therefore natural surveillance over the streets and green space. B • Private front gardens will be typically 2-3m. Short set backs or direct frontage onto the street helps to define a sense of enclosure/overlooking. B • A variety of garden sizes, predominantly narrow to minimise the impact of parked cars. • Within the hierarchy of streets, this is the widest of the streets in order define its position as the transition between Longsight Road and the Primary Road. • Incorporating a two-way carriageway with a footway on one side, street trees and a shared driveway. Figure 24: Gateway Character Area • Appropriate use of corner turn units to provide surveillance on both streets on which it is positioned. • Key building principles include a mix of housing to aid legibility, and to reflect the mix of housing types found in the local area. • Roof forms should vary within the character area to provide visual interest within the streetscene and include a mix of single pitched roofs and gables reflective of local content. • Materials should reflect those found in the local area and could include: Local Stone; Brick; Render or other materials appropriate to the local area.

Landscape Principles • The boundary with Longsight Road is reinforced with new hedgerows and new trees. • The area inside the site to the NE is maintained as open and a wildflower meadow is planted to create a definite natural character as part of the overall landscape enhancement and mitigation. • Front gardens to be defined by hedges and walls.

Illustrative Section

29 17.0 CHARACTER AREAS

The ‘Longsight Road’ Character Area is primarily defined by the green buffer that creates Longsight Road the interface with Longsight Road itself. Behind that a secondary residential street with shared surface creates access to the properties facing northwards. A

Townscape Principles • The use of corner-turn units, with continuous frontage. • Housing set back a minimum of 6.5m to accommodate a front garden and/or frontage parking. • Continuous building line - parking to be screened within the envelope of the building line. A • A variety of building styles and sizes- Terrace and semi detached properties which bring variety to the streetscene. • Building materials to respond to those found locally. These could include a mix of local stone, brick, with some elements of painted brick, and slate roofs. Figure 25: Longsight Road Character Area • Typically single pitched roofs orientated towards the street, with some variations. Differing ridge heights will create visual interest and accommodate a range of house types.

Landscape Principles • Retention of existing landscape features value, including mature trees and hedgerows along Longsight Road. • Provision of new planting integrated with existing to bolster the green buffer. • Using SUDS to store surface water and create amenity.

Illustrative Section

30 17.0 CHARACTER AREAS

The ‘Green Lane’ Character Area is primarily defined by the green finger that forms the Green Lane focus of the development. This also marks the change in character and provides amenity.

Townscape Principles • The use of corner-turn units, with continuous frontage. • Private front gardens will be typically 2-3m. Short set backs or direct frontage onto the street helps to define a sense of enclosure/overlooking. • Continuous building line - parking to be screened within the envelope of the building line, with some front courtyard parking. • A variety of building styles and sizes; terrace and semi detached properties variety to the streetscene and define difference in character. • Building materials to respond to those found locally. These could include a mix of local stone, brick, with some elements of painted brick, and slate roofs. • Typically single pitched roofs orientated towards the street, with some variations. Differing ridge heights will create visual interest and accommodate a range of house types. C C Landscape Principles • Retention of existing landscape features value, including the mature tree. • Provision of new additional isolated trees. • Utilisation of the historic ridge and furrow landscape feature. • Using SUDS to store surface water and create amenity.

Section C-C

Figure 26: Green Lane Character Area Illustrative Section

31 17.0 CHARACTER AREAS

The ‘Brook Lanes’ Character Area is primarily defined by the green buffer that creates the Brook Lanes interface with rear gardens of properties along Northcote Road. Secondary residential street with shared surface runs along the eastern boundary, and includes a strip of planting and a footpath.

C Landscape Principles C • Retention of existing landscape features value, including mature trees. • Provision of new planting integrated with existing to bolster the green buffer. • Pedestrian routes. • To avoid compaction and minimise construction depth adjacent to the existing trees the Access road within the root protection area is to be designed as an open textured, porous surface installed onto a geotextile mat. All works to be completed in accordance with BS:5837:2012 and the detail design to be agreed with LPA prior to installation.

Section C-C

Figure 27: Brook Lanes Character Area

Illustrative Section C-C

32 17.0 CHARACTER AREAS

The ‘Woodland Lanes’ Character Area is primarily defined by the mature trees in which it Woodland Lanes sits. Secondary residential streets and semi-private drives and courtyards with shared surface define the blocks, giving access to the properties.

Townscape Principles • The use of corner-turn units, with continuous frontage. • Private front gardens will be typically 2-3m. Short set backs or direct frontage onto the street helps to define a sense of enclosure/overlooking and an informal character. • An informal building line - parking to be screened within the envelope of the building line. C • Predominantly semi-detached and detached properties, with informal orientation C create a rural character. • Building materials to respond to those found locally. These could include a mix of local stone, brick, with some elements of painted brick, and slate roofs. • Typically single pitched roofs orientated towards the street, with some variations. Differing ridge heights will create visual interest and accommodate a range of house types.

Landscape Principles • Enhancement of existing woodland. • Provision of new planting integrated with existing to bolster the green buffer.

Figure 29: Woodland Lanes Character Area

Illustrative Section C-C

33 17.0 CHARACTER AREAS

The ‘Parkland Edge’ Character Area is primarily defined by its relationship with the Parkland Edge neighbouring countryside with a parkland character. The interface between the two will be existing trees and minimal new planting. Behind that, a secondary residential street with shared surface creates access to the properties facing northwards.

Townscape Principles • The use of corner-turn units, with continuous frontage. • Private front gardens will be typically 2-3m. Short set backs or direct frontage onto the street helps to define a sense of enclosure/overlooking. E • Continuous building line - parking to be screened within the envelope of the building line. • Predominantly semi-detached and detached properties, without formal orientation create a rural character. D • Building materials to respond to those found locally, which could include a mix of local stone, brick, with some elements of painted brick, and slate roofs. • Typically single pitched roofs orientated towards the street, with some variations. Differing ridge heights will create visual interest and accommodate a range of house types. D Landscape Principles E • Retention of existing landscape features of value, including mature trees and Figure 30: Parkland Edge Character Area hedgerows that separate the site from the neighbouring field.

Illustrative Section D-D

Illustrative Sections 34 18.0 LANDSCAPE FRAMEWORK

Landscape Framework

18.1 The provision of open space within the masterplan has been provided as part of the overall design approach of providing strategic buffer spaces and interfaces, as well as high quality shared spaces and community greens, which could incorporate attenuation and play facilities. On this basis, the indicative masterplan results in the provision of a generous amounts of open space (1.4 Ha) which is considered to be policy compliant with the Public Open Space SPD Nov 2004.

18.2 The approach to play would be to utilise the landscape by providing formal/informal and naturalistic play elements within the green spaces.

General Design Principles

18.3 The landscape framework emerges from the following design principles:

1. Utilise green spaces to provide Sustainable Urban Drainage; 2. Retain existing trees of ecological value and contribution to the distinctive local character; 3. Creation of a liner green space at the centre of the development; 4. Creation of a strong visual and physical green links, in the form of green fingers, which link together the green spaces, and which draws the adjacent planting/landscape character into the site; 5. Creation of hierarchy of spaces and variety of open space types, to add interest, aid legibility and establish/define Linear green space character. Parkland Edge 6. Drawing the parkland edge into the development. Green buffer strip Wildflower meadow

Square (with parking) Pocket play space (NEAP)

Green space incorporating SUDS Figure 31: Landscape Framework

35 19.0 ACCESS AND MOVEMENT FRAMEWORK

Access and Movement Framework Primary Residential Street

19.1 The approach to access and movement for the masterplan has been 19.4 The principal access into the site is off Longsight Road with pedestrian developed by the following principles: and cyclist only access from the Railway Station tunnel. The primary street comprises 2 footways along its length (minimum 1.8m). The future design of • Fluid vehicular and pedestrian access and movement within the site this road can be detailed to balance pedestrian and vehicular movement. and the surrounding area; • Uninterrupted and significant areas of Public Open Space (POS); Residential Shared Streets • A clear hierarchy and legibility between the various streets. 19.5 These are streets with equal pedestrian and vehicle priority. Within 19.2 The access and movement diagram (Figure 32) illustrates the overall these streets two way movement is always permitted, but pinch points movement framework across the site. The following section is not and gateways could restrict movement to one vehicle only. There are no exhaustive; please refer also to the Transport Assessment supporting delineated separate footways, although there is space for a dedicated document prepared that accompanies this submission. pedestrian route, in order to increase awareness of drivers to pedestrians and cyclists the whole street is treated as a single level surface. 19.3 The proposed hierarchy of access routes into and across the site are outlined below. Private/ Semi-private driveways

19.6 Driveways provide access to private dwellings only. They can be singular or shared semi-private driveways. The minimum width is 4.8m.

Pedestrian and Cycle Movement

19.7 The masterplan proposes to provide safe and secure pedestrian movement across the site through the provision of the following: Shared vehicular/cycle/pedestrian access point • The creation of shared surfaces and equal pedestrian priority streets, to slow traffic. Pedestrian/cycle access point

Primary residential street 19.8 There is the opportunity to connect to the wider pedestrian and cycle 6m carriageway with 2m footways on each side network beyond the boundary of the site. The masterplan seeks to create Residential shared streets 5.5m min width shared surface (potential pinch points) links to these networks. Private/semi-private driveway min 4.8m width Parking Standards Pedestrian route

Figure 32: Access and Movement Framework 19.9 Parking provision on the site will generally offer 2 spaces per house to comply with the requirements of the local planning authority. The layout of the site has been assessed for refuse collection, ensuring appropriate areas are accessible using a large refuse vehicle. A shared parking facility adjacent to the Railway Station has also been accommodated and illustrates the potential for 22 spaces.

36 20.0 SUSTAINABILITY

20.0 CONCLUSION

Testing against the NPPF principles of the site’s development, in accordance with local character and identity. 21.1 The scheme will now be tested against the key design requirements set out at paragraph 58 of the NPPF, which aims to ensure that developments: Create safe and accessible environments;

Will function and add to the overall quality of the area; 24.6 Appropriate attention has been given in the development of the masterplan to deliver a safe and accessible environment in terms of 21.2 The masterplan is based upon well established urban design sustainable transport links and pedestrian/cycle access. principles. They ensure that the neighbourhood will be legible, permeable, and connected. The needs of the pedestrian and vehicle will be balanced. Are visually attractive as a result of good architecture and appropriate The environmental impact will be addressed by sustainable urban landscaping; drainage. The number of residential units allocated to the developable area along with leisure and tourist based uses will support a lively 24.7 The provision of townscape ensures that a higher level of design neighbourhood, and providing suitable design principles are adhered to, quality will be achieved throughout the residential development, with will be compatible with existing commercial uses which surround the site. specific reference to fusing the townscape and landscape character areas to sensitively craft congruous additions to the urban/rural edge. Establish a strong sense of place;

21.3 The landscape setting of the adjacent fields with Parkland character has been a strong design driver throughout the development of the masterplan. The vision responds to the local landscape character, enhancing the existing features and qualities, supporting the strong sense of place.

Optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space) and support local facilities and transport networks;

21.5 The development areas of the site respond to existing site and landscape boundaries. Residential uses overlook green spaces, ensuring safety and security. The provision of a new residential neighbourhood is provided within close proximity to existing facilities; new and improved linkages will enhance the connections between the existing urban area and the park.

Respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

24.5 An extensive townscape and landscape analysis has been conducted, focusing particularly upon the inherent qualities and characteristics of local conservation areas. This has been a key driver in the masterplanning process and the formulation of townscape principles, which set out the