DESIGN and ACCESS STATEMENT the Former ALBERT MILL, SUNNYSIDE MILL & SUNNYSIDE WORKS

Halliday Meecham Architects

DESIGN AND ACCESS STATEMENT the former ALBERT MILL, SUNNYSIDE MILL & SUNNYSIDE WORKS

December 2012; 4291: 5.011 CONTENTS 1.0 INTRODUCTION

1.0 INTRODUCTION 2 1.1 The purpose of this application is to secure Outline Planning 2.0 PROJECT BACKGROUND 3 permission from Rossendale Borough Council (RBC) for the demolition of Sunnyside Mill and Sunnyside Works and the 4 3.0 SITE ANALYSIS redevelopment of the site including the area of the former Albert Location Mill for residential purposes (up to 49 dwellings) with access off Site Description Albert Street and Massey Croft. Access Land Ownership Arboriculture 1.2 The Design and Access Statement has been prepared in line with the requirements of Article 8 of the Town & Country Planning Heritage (development management procedure) (England) order 2010, Flood Risk guidance on information requirement and validation, published by Planning History the DCLG in March 2010; CABE’s guidance ‘Design and Access 4.0 THE DESIGN PROCESS 7 Statements; how to write, read and use them’. Key Design Considerations Key Design Drivers Planning Policy Design Principles Consultation 5.0 THE DESIGN 11 Amount Layout Scale Appearance Public Realm / Landscape Sustainability 6.0 ACCESS 16 7.0 SUMMARY 17

2 2.0 PROJECT BACKGROUND

2.1 The former Albert Mill site has been in the control of LPA receivers Leonard Curtis since mid 2009, when they were appointed by the site funders Allied Irish Bank (UK) Ltd following AIB exercising their security over the site originally in the ownership of DE and DH Lever LLP.

2.2 Leonard Curtis have since been actively pursuing a satisfactory disposal of the site which resulted in the appointment of a consultant team in early 2012 to review the disposal options for the site and to submit an Outline Planning Application for residential use.

2.3 As part of this strategy Leonard Curtis are seeking to purchase several adjoining parcels of land to maximise the site value and marketability which includes the adjacent Sunnyside Mill and Sunnyside Works, together with land to the southern boundary in the ownership of RBC. The former Albert Mill site and these adjoining parcels of land make up the red edge boundary submitted as part of this application. Fig 01, 02. Fig 01 Sunnyside Works / Sunnyside Mill

Fig 02 the former Albert Mill 3 3.0 SITE ANALYSIS Albert Street

Location Massey Croft 3.1 The site of the former Albert Mill, Sunnyside Mill and Sunnyside Works are situated within Whitworth, Rossendale, Lancashire (postcode OL12 8PJ) grid reference SD 883 174, located to the west of Market Street and to the south of Albert Street. Fig 03. Market Street

Site Description

3.2 The site is bounded to the north by residential housing, to the east by Market Street (A671), to the south by amenity grass land (including a multi use games area) woodland and scrub and to the west by further residential housing and woodland. The River Spodden, in the most part culverted, runs across the site from the west to the south east.

3.3 The site previously comprised a series of factory warehouse units, the majority of which have now been demolished (Albert Mill). There Fig 03 Aerial Photograph is one semi derelict building to the eastern boundary (Sunnyside Works) and a redundant mill facing Market Street (Sunnyside Mill). Debris and hard standing covers a large proportion of the site. Fig 04.

3.4 The site extends to just over 1.45 ha (3.58 acres) of which 1.01 ha (2.49 acres) is under the control of Allied Irish Bank (refer to Land Ownership).

Albert Mill

Sunnyside Mill

Sunnyside Works

Fig 04 Existing Site

4 Access

3.5 Vehicular access to the site has historically been provided via an access road to the south of Albert Street situated to the west of Albert Street’s junction with Market Street. This route is currently the sole vehicular access to the site. Fig 05, 0.6.

Land Ownership

3.6 The majority of the land for which planning approval is being sought is in the ownership of Allied Irish Bank (AIB Group (UK) Plc).

Portions of the site are owned by Howard Russell Nixon; Malcolm Fig 06 and Jane Giles; Graham Jones, Kenneth Ingham and George Rainford c/o Richardson Law Ltd; David Alletson, Steven Alletson, Ian Alletson, Philip Alletson, Stanley Alletson, Evelyn Alletson; and RBC (refer to Site Ownership plan; 4291- (9-) 07- B) and Fig 06. Fig 05 Existing access from Market Street Arboriculture

3.7 There are no tree preservation orders inplace within the site boundary.

3.8 An Arboricultural Survey has been undertaken by Scott Fitzgerald in August 2012 which identified that “5.2.1 ..... the majority of surveyed trees have a relatively short safe useful life expectancy.....”. Fig 07.

Fig 07 Ownership

5 Heritage Assets

3.9 Having reviewed the English Heritage National Heritage list for England, it is understand that there are no designated Heritage Category U Includes Trees assets in close proximity to the site. The closest asset is the Grade of very low quality that offer II listed Methodist Church on Market Street. Fig 09. little or no amenity value Category B Includes trees Flood Risk of Moderate quality and amenity value 3.10 The Geo-Environmental Desk Study (Scott Hughes) identifies the site is located within Flood Zone 3 (high risk) from the River Category C Includes trees of low quality and amenity Spodden. Fig 10. value Planning History Fig 08 Tree Survey 3.11 We understand the recent planning history in respect of the site and its immediate surroundings include:

• 2012/0252 – Change the existing industrial use to housing, demolish existing buildings and construct new access – Withdrawn 01.11.2012.

• 2004/783 – Erection of multi-use ball court (800m²) with 3m high steel fencing, tarmac base and access paths, low retaining walls and steps, 4 no. x 6m high lighting columns. Temporary site container and heras fencing during construction – Approved 22.12.2004.

3.12 There are eight other applications dating from 1981 to 1987 which have expired, and five land charges entries on the site.

Fig 09 Heritage Assets

6 4.0 THE DESIGN PROCESS

Design Constraints

4.1 Key to the resolution of the design process has been the response to 4 key design constraints: 1000 Year flood zone • Levels

• Flood Plain

• Easements 100 Year flood zone • Access

4.2 A large proportion of the site lies within a ‘bowl’ which reflects

the topography associated with the course of the River Spodden. Fig 10 Flood Risk There is a 6m drop from the access point to the north, off Albert Street, to the lowest part of the site, and a rise in level of 6m up to the footpath to the south of the site. Fig 11.

4.3 On the east-west axis there is a drop into the site from Market Street of 10m, and the site rises up to the footpath to the west boundary by 4m. Fig 11.

4.4 The proposed site profiles have been carefully modulated to ensure a balance of ‘cut and fill’, to establish gradients which comply with national standards and ensure privacy and overlooking criteria have been considered. Refer to 4291- (9-) 03 and (9-) 04.

4.5 The site is located within Flood Zone 3 (high risk) from the River Spodden (ref. Geo-Environmental Desk Study).

4.6 The Flood Risk Assessment states that the post development site does not increase the risk of flooding both upstream and downstream.

Fig 11 Sections

7 4.7 A new flood wall will protect all properties well beyond the 1000 year storm event.

4.8 Buildings will be raised above the enhanced flood levels of the Easement River Spodden by 600mm.

4.9 In effect the re-development area can be classed as located in Flood Zone 1 (low risk). Easement 4.10 Two easements are required within the site boundary. The Environmental Agency requires an 8m easement to one side of the River Spodden for access. Fig 12. River Spodden

4.11 To the western boundary a 1200mm diameter sewer runs north to south. United Utilities require an easement width of 5m either side of the centre line of the sewer. Fig 12. Fig 12 Easments 4.12 Access to the site will be via the existing access road to the south of Albert Street, situated to the west of Albert Streets junction with Market Street. This existing route will be upgraded. Refer to the Transport Assessment, CBO Transport and Fig 13.

4.13 Exit from the site will be via a new connection to the turning head to the south of Massey Croft. Fig 13.

Fig 13 Access

8 Key Design Drivers Design Principles

4.14 The key design drivers which underpin the proposals are: 4.16 The design principles which have underpinned the proposals include: • establish linkages with the immediate environment • providing a place with its own identity which respects the • maintain views out of and into the site principles of the local vernacular and built form.

• create links to public open space • ensuring that public and private spaces are clearly distinguished.

• open up the culverted river • creating attractive and clearly defined public and semi public areas with links to recreational areas. • reinforce the established landscape hierarchy • providing an access and movement strategy that is convenient, • establish an urban framework which is unique, suitable to its legible and creates attractive routes. setting and respects the immediate environment • providing a legible layout that creates a clear image and is easy Planning Policy to understand 4.15 To reference the proposals in respect to both the Regional Strategy • a layout which offers opportunities for change, can be adaptable and the Local Development Framework, refer to the Planning Policy and has the capacity to be extended Compliance Statement (Euan Kellie Property Solutions, December 2012). • providing building footprints which can accommodate a variety and choice of dwelling types

9 Consultation

4.17 Refer to the Statement of Consultation, Euan Kellie Property Solutions, December 2012, which identifies that... ‘during the consultation process the proposed site layout has changed on a number of occasions to reflect comments made by statutory and non-statutory consultees.’

4.18 Whilst a number of comments were made during the public consultation process regarding access to the site, there are no proposed changes to the access as outlined in the Transport Statement which identifies that:

• the proposals will have no material impact on traffic flows on the local highway network.

• the additional traffic associated with the proposed development will have no material impact on road user safety at the A671 Market Street / Albert Street junction or in the Hall Street / Massey Croft area.

4.19 Whilst a number of comments were made during the public consultation process regarding access to the site, there are no proposed changes to the access as outlined in the Transport Statement which identifies that:

• the proposals will have no material impact on traffic flows on the local highway network.

10 5.0 THE DESIGN

5.1 The application is to secure Outline Planning permission, therefore the final details of the design do not form part of the application, however certain parameters have been established: Which include demolishing Sunnyside Mill and Sunnyside Works. Fig 14.

Amount

5.2 The objective is to provide a range of dwelling types which will accommodate locate need and demand.

5.3 The residential footprints therefore have the capacity to accommodate a variety of types and sizes of accommodation.

5.4 The proposed density of 36 dwellings per ha provides a total number of 49 dwellings with a mix of 13 x 2 bed, 2 storey houses and 36 x 3 bed, 3 storey houses Refer to drawing 4291- (9-) 02- A. Fig 15. Fig 14 To be demolished

Fig 15 Proposals

11 Fig 16 Scale

12 Layout 5.8 Each mews court contains between 5 to 10 properties with the entrances and frontages of the properties facing onto a shared 5.5 The residential layout is constrained by the River Spodden (the integrated pedestrian / vehicular surface. Fig 18. existing culverted section of the river is to be exposed) and the associated easement to the River edge, the principle access points 5.9 Privacy distances of 20m have been established between principle off Market Street and Massey Croft, and the easement running habitable rooms. north to south to the west of the site. 5.10 In some cases privacy distances have been relaxed in respect of 5.6 Sunnyside Mill and Sunnyside Works are to be demolished. Fig 14. the distance between the principle window to a habitable room and a blank wall to 11m, in these cases the principle living space is at 5.7 A principle access route has been established running east-west, first floor level and windows will be provided to gable ends where north of the River, this is serviced from Albert Street, off this route applicable. Fig 19. four mews courts are accessed, two of which bridge the River. Fig 17.

Fig 17 Access Fig 18 Frontages Fig 19 Privacy Distances

13 5.11 Within the mews courts where principle habitable rooms will be to the rear of the dwelling at first floor level, privacy distances between houses of 14m to 16m have been established. Fig 19.

5.12 To be able to provide a commercially viable residential development we advocate the land owned by RBC to the south of the site (currently designated as Green Belt by way of Rossendale’s 1995 Local Plan Policy D.3 which, at present, forms part of the adopted Core Strategy) and land adjacent to the access onto Massey Croft be released. Fig 20.

Scale

5.13 The layout is designed with considerable care towards the existing scale off the immediate residential environment. Fig 20 RBC Land Ownership

5.14 Dwellings are designed as simple rectangular shells with pitched roofs, and are arranged in terraces of two to four properties with building heights varying between 2 and 3 storeys. Fig 16.

Appearance

5.15 Elevational treatments would be designed with a clear contemporary architectural identity to evoke, but not replicate, dwelling forms and layout arrangements traditional to the area.

5.16 The main external materials would be brick and stone with thin leading edge roof tiles.

Landscape

5.17 A landscape structure has been suggested which retains the existing trees within the site boundary identified as ‘trees of moderate quality and amenity value’ in the Arboricultural Report, this structure is supported by new tree cover which reinforces the pedestrian linkages between the north of the site with the public

open space to the south. Fig 21 Fig 21 Landscape Structure

14 Sustainability 5.26 The development will naturally assist in local resistance to climate change. The site layout including gardens and an increased soft 5.18 The new dwellings will be heated using either gas boilers or district landscaped area, reduces water run-off on site due to a reduction heating from centralised gas-CHP plant, depending on the cost / in hard-standing post development. The flood mitigation designed benefit in terms of carbon reduction and payback period offered by to the river frontage also reduces on-site risk from Zone 3 (High) CHP. Biomass will not be considered for the development, due to to Zone 1 (low). concerns surrounding supply, as well as concerns that the domestic use of this type of fuel could be problematic. 5.27 Although the existing site is located in Zone 3, the flood mitigation designed to the river frontage reduces the risk to that of a low 5.19 The gas boilers / district heating are likely to be bolstered by a flood risk area, zone 1. Again, this assists in the resilience of the small provision of solar thermal, or photovoltaic cells per dwelling, development to climate change. to provide either low carbon hot water or electricity, where required to meet Building Regulations Part L requirements. 5.28 The increased soft landscaped area post development provides a form of natural soakaway. Impermeable surface area on site is 5.20 The development is located close to bus stops on the A671, a main greatly reduced by the development plan. link road through Rochdale, Bacup and Rawtenstall. 5.29 In terms of water efficiency, the specification will incorporate low 5.21 As well as the heating systems and potential LZC technologies flush WC’s, with an effective flush volume of 4.5l or less, as well described above, the development will employ good u-values, and as flow restricted taps and showers, and smaller sized baths. maximise the potential for natural daylight. Kitchen taps will also be specified as water saving types. Water butts will be provided in gardens to provide a source of recycled 5.22 In terms of water efficiency, the specification will incorporate low rainwater for irrigation. flush WC’s, with an effective flush volume of 4.5l or less, as well as flow restricted taps and showers, and smaller sized baths. Kitchen taps will also be specified as water saving types. Water butts will be provided in gardens to provide a source of recycled rainwater for irrigation.

5.23 The development will include only natural ventilation and cooling, with no active, mechanical systems to be provided.

5.24 The development does not encroach onto peatlands, being in a previously developed, residential area.

5.25 Gardens and surrounds will be planted appropriately to the local area, with native tree species specified.

15 6.0 ACCESS

6.1 The access and movement strategy provides convenient, legible and attractive routes and places for pedestrian, cyclists and vehicles.

6.2 The development is planned to form an extension to and a close relationship with the existing residential area and the village of Whitworth.

6.3 The Transport Statement identifies:

• The site is situated in an existing residential area with good pedestrian links to the wider pedestrian network and Market Street (A671).

• The Route 92 Rochdale – Whitworth – Britannia cycleway runs Fig 22 Car parking immediately to the west of the site along Massey Croft providing a direct link into Whitworth Town Centre.

• Bus services in the area provide regular services between Rochdale and Accrington.

6.4 The proposal provides the potential to incorporate a wide range of house types to meet the needs of the wider community.

6.5 Access to dwellings is comprehensive with convenient access from public transport, by foot and cycle or car.

6.6 The development proposals will meet the requirement of legislation for access with all accommodation accessible at grade.

6.7 200% parking provision has been provided with parking arranged in house, in curtiledge or adjacent to individual properties. Refer to drawing 4291- (9-) 01- A and Fig 22.

6.8 Each of the four mews accommodate turning heads to facilitate service vehicles.

16 7.0 SUMMARY

7.1 The site is redundant, partly demolished and currently occupied by two semi-derelict buildings.

7.2 The site has been promoted by RBC for almost two decades as a suitable location for development.

7.3 The site recently been identified by RBC as one that is considered to be deliverable for housing development.

7.4 The proposals will comply with a number of policy requirements outlined in the Regional Strategy.

7.5 The proposals have been subject to a lengthy and detailed consultation process.

7.6 The proposals mitigate key site constraints including Flood Risk, Easement and Access.

7.7 The proposals provide a range of dwelling types which accommodate local need and demand.

7.8 The layout is designed with care in relation to the scale of the immediate residential environment.

7.9 The design proposals provide a place with its own identity which respects the principles of the local vernacular and built form.