Design and Access Statement Proposed Residential Development

Design and Access Statement

Proposed residential development Land at Wiswell Lane, Whalley

Gary Hoerty Associates Suite 9 Grindleton Business Centre The Spinney Grindleton Clitheroe BB7 4DH 01200 449700

Our Ref: VHLP/778/2532/KH

Contents

1. Site Location 2. Planning Policies 3. Site Context 4. The Design 5. Conclusion

1. Site Location

The site is located on the north-eastern edge of Whalley, approximately 10.5 km to the northeast of Blackburn and 4.3 km south of Clitheroe. The surrounding area to the north, north-west and east is mainly open and agricultural in character. To the west and south it is more urban in character.

2. Planning Policies

The following policies are relevant to DME3 – Site and Species Protection the design of this proposed and Conservation development DME6 – Water Management DMH3 – Dwellings in the Open Development Plan countryside and the AONB DMB4 – Open Space Provision DMB5 – Footpaths and Bridleways Ribble Valley Core Strategy

Adopted 2014 Housing and Economic Development DPD The Ribble Valley Core Strategy was adopted in December 2014 and forms Approval was granted by Full Council the central document of the Local on 11 July 2017 to submit the HED Development Framework (LDF) for DPD to the Secretary of State and the document was formally submitted on Ribble Valley. Due weight should be 28 July 2017. The Examination in given to relevant policies according to Public took place in November 2018 their degree of consistency with the and January 2019. NPPF.

The DPD does not allocate the appeal One of the Council’s Strategic site for housing. This is subject of a Objectives, as set out at 3.12 in the representation, by the appellant, to the Core Strategy, is “to increase the plan. The Proposals Map sets a draft supply of affordable and decent homes settlement boundary for, inter alia, in the borough to help meet identified Whalley. The settlement boundary needs.” A further Objective at 3.13 does not include the appeal site. This seeks to “ensure a suitable proportion is subject of a representation, by the of housing meets local needs.” applicant, to the plan.

The following Key Statements are of National Planning Policy particular relevance to the design of this development: The main national planning policy EN2 – Landscape guidance is set out in the National EN3 – Sustainable Development and Planning Policy Framework (NPPF). Climate Change EN4 – Biodiversity and Geodiversity National Planning Policy DMG1 – General Considerations Framework (NPPF) DMG3 – Transport and Mobility DME2 – Landscape and Townscape Protection

The National Planning Policy Paragraph 127 sets out the aim of Framework says, in Paragraph 8, that planning policies to ensure that there are 3 overarching objectives to developments: achieving sustainable development. a) will function well and add to the These are an economic role overall quality of the area, not just for (contributing to the economy), a social the short term but over the lifetime of role (supporting communities) and an the development; environmental role (protecting and b) are visually attractive as a result of enhancing the natural and built good architecture, layout and environment). appropriate and effective landscaping; Paragraph 11 requires a presumption c) are sympathetic to local character in favour of sustainable development. and history, including the surrounding built environment and landscape setting, while not preventing or Section 5 is titled “Delivering a discouraging appropriate innovation or sufficient supply of homes”. Paragraph change (such as increased densities); 59 says: “To support the Government’s d) establish or maintain a strong sense objective of significantly boosting the of place, using the arrangement of supply of homes, it is important that a streets, spaces, building types and sufficient amount and variety of land materials to create attractive, can come forward where it is needed.” welcoming and distinctive places to live, work and visit; Paragraph 123 says that where there e) optimise the potential of the site to is an existing or anticipated shortage accommodate and sustain an of land for meeting identified housing appropriate amount and mix of needs, it is especially important that development (including green and planning policies and decisions avoid other public space) and support local homes being built at low densities, and facilities and transport networks; and ensure that developments make f) create places that are safe, inclusive optimal use of the potential of each and accessible and which promote site. It goes on to say that in these health and well-being, with a high circumstances: “...when considering standard of amenity for existing and applications for housing, authorities future users; and where crime and should take a flexible approach in disorder, and the fear of crime, do not applying policies or guidance relating undermine the quality of life or to daylight and sunlight, where they community cohesion and resilience. would otherwise inhibit making efficient use of a site (as long as the resulting Section 12 of the NPPF is headed scheme would provide acceptable “Achieving well designed places” living standards). Paragraph 124 says that: “The creation of high quality buildings and places is fundamental to what the planning and development process

should achieve.”; and that “Good have the highest status of protection in design is a key aspect of sustainable relation to these issues”. development, creates better places in which to live and work and helps make Paragraph 180. Sets out the aims of development acceptable to planning policies to “ensure that new communities.” development is appropriate for its location taking into account the likely Paragraph 170 sets out the aim of effects (including cumulative effects) of planning policies to contribute and pollution on health, living conditions enhance the natural and local and the natural environment, as well environment by “protecting and as the potential sensitivity of the site or enhancing valued landscapes,….in a the wider area to impacts that could manner commensurate with their arise from the development. In doing statutory status or identified quality in so they the development plan” should: …….. identify and protect It also sets out the need to “recognise tranquil areas which have remained the intrinsic character and beauty of relatively undisturbed by noise and are the countryside, and the wider benefits prized for their recreational and from natural capital and ecosystem amenity value for this reason; and limit services – including the economic and the impact of light pollution from other benefits of the best and most artificial light”. versatile agricultural land, and of trees and woodland”

Paragraph 172 advises that: “Great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Beauty, which

3. Site Context

The site and its surroundings/ Built environment The application site is situated approximately 1.2km from the centre The site lies adjacent to the north of the village of Whalley where there is eastern end of the built up area of a wide range of shops and services Whalley. which are accessible by walking or cycling. The northern and eastern site boundaries are defined by the A59 and Landscape character by the A671. The junction between the A59 and the A671 to the northeast of The Landscape and Visual Assessment the site comprises a large ‘at-grade’ (LVIA) accompanying this application roundabout with associated signage summarises the landscape context and and street lighting. Both the A59 and the landscape sensitivity of the site as the A671 are substantially screened follows: from the site by semi-mature " The study area as a whole is fairly trees/plantation alongside the attractive, particularly towards Pendle highways Hill, which lies within the Forest of Bowland AONB and towards Whalley The southern site boundary is enclosed Nabb, a prominent area of high ground by a group of mature trees (Oak, to the south of Whalley. However, the Beech, Alder, Hawthorn, site itself, which is separated from the Sycamore, and Ash) alongside Wiswell surrounding countryside by the A59 Lane. The trees provide an attractive and the A671, is perceived as being buffer between the less attractive, due to the background site and the recently constructed traffic noise. The site is not subject to housing development to the south any statutory landscape protection i.e. (Bennetts Close). it is not within a National Park, AONB, Special Landscape Area, or Green Belt. A residential development of five large Furthermore, there are no designated detached dwellings has recently been cultural assets within the immediate completed on the opposite side of vicinity. Wiswell Lane to the application site, The site is not publicly accessible and planning application 3/2014/0993, due to its enclosed nature contributes known as Bennetts Close. A large very little to the amenity of the detached dwelling - The Mullions – and surrounding area.." its garden extend along most of the south western boundary of the site.

In terms of landscape characteristics,  It comprises gently undulating the LVIA advises that The site lies pasture, currently grazed by within ‘National Character Area 33, cattle. Bowland Fringe and Pendle Hill’  The site is currently accessed by two field gates off the A671 and The Bowland Fringe and Pendle Hill Wiswell Lane. National Character Area describes the  The site levels vary between 82 area as “a transitional and 72 m AoD. landscape that wraps around the dramatic upland core of the Bowland Historic Context Fells, underpinned by  Early edition OS maps indicate Carboniferous geology. Over half of the land has been in permanent this NCA, along with the Bowland Fells, agricultural use since 1844. makes up the Forest  The site was previously three of Bowland Area of Outstanding separate fields, although today Natural Beauty”. the site is a single field, with an isolated row of mature oak trees Land immediately south of the site lies within ‘National Character Area 35, Transport and connectivity Lancashire Valleys’ which broadly  The proposed development site consists of the wide vale of the rivers is located on the edge of Calder and Ribble and their tributaries, Whalley in the existing semi running northeast to south-west rural area. between Pendle Hill, the Bowland Fells  The topography is relatively flat and the Southern Pennines. in nature. The walk catchment extends to cover the local The Landscape Strategy for Lancashire residential areas thus useable by identifies the site as lying within the a wide catchment area. ‘Undulating Lowland Farmland LCT5’  There are existing pedestrian and the ‘Lower Ribble LCA 5c’. routes in the vicinity of the site that will assist the accessibility Key features of the site of the site for pedestrians.  The site can be considered as The key features of the site and its being very well served by the locality are also identified in the LVIA cycle network and is therefore and can be summarised as: highly accessible by cycle.  The site is reasonably accessible Landscape and topography by bus.  The site is approximately rectangular, measuring roughly Ecology 190m by 250m.  A detailed arboriculture assessment has been

undertaken by Bowland Tree there are four within the wider Consultancy and outlines the area. The closest ‘Whalley existing species and their Cistercian Abbey’ lies over 1.12 condition in detail. The trees km from the site. present on site have been  The Wiswell Conservation Area assessed as BS 5837 categories lies approximately 400 m to the A, B C and U. All trees are northeast of the site, beyond the subject to tree preservation A671. orders (TPOs).  The Whalley Conservation Area  To accompany the arboricultural lies approximately 760m to the assessment an Ecological southwest of the site. Appraisal has been undertaken  There are no Listed Buildings by Envirotech, ecological within or near the site, although consultants. This outlines the there are a number of Listed existing habitats and species Buildings within Wiswell village. and recommends a series of The closest Wiswell Shay Cross measures. The appraisal (Grade II Listed) lies concludes that the majority of approximately 400m northwest the site is occupied by semi- of the site and Vicarage House improved grassland and offers (Grade I Listed) lies few opportunities for native approximately 560m from the species, while the vegetation to site, towards the centre of be cleared has a low ecological Wiswell. significance in the area. The report goes on to recommend Tree Preservation Orders the protection of trees and  Details of Tree Preservation additional landscaping on the Orders (TPOs) within the site site boundary, which will boundary are provided in the promote structural diversity in ‘Arboricultural Constraints both the canopy and at ground Appraisal, prepared by Bowland level and will encourage a wider Tree Consultancy Ltd, July variety of wildlife to use the site 2018. than is currently the case. It is  The woodland at the southern also noted that bats are present end of the site adjacent to in the area, however there was Wiswell Lane is subject to a no conclusive evidence of blanket TPO. protected species occupying the site or the surrounding areas. Public Rights-of-Way and Recreational Routes Heritage  There are a number of public  There are no scheduled rights-of-way (PRoW) within the monuments within the site but

wider area, although there are Agricultural Land Classification none within the site.  According to the 1:250,000  The nearest PRoWs (Footpaths scale Agricultural Land 3-47-FP6 and 3-47-FP11), cut Classification Map ‘North West across the A59/A671 junction to Region ALC002’ (Refer Figure the north of the site, although 5), the farmland, within which the paths appear to be the site is located, is Grade 3 infrequently used. ‘Good to Moderate, (No  There are two way-marked distinction is made between recreational routes which cut sub-grades 3A, 3B or 3C). through the wider area: Regional Cycle Route 91 passes

along Wiswell Lane to the south of the site, and The Lancashire Witches Walk, a long-distance footpath between the village of Barrowford and Lancaster, passes approximately 660m south east of the site, at its closest point.

4. The Design

Key design principles  To achieve a development that is 'landscape-led', with fully The key principles underlying the integrated green infrastructure. development of the design for this development are: Below we will explain how these  To achieve a sustainable principles have informed the development that is well development of the design of the integrated with the existing development. settlement of Whalley.  To ensure that the development sits well in the existing landscape and with its neighbours.  To achieve a high quality design delivering a mix of house types and sizes, including detached and semi-detached properties, with 2, 3 and 4 bedrooms.  To ensure that the design is based on local character and incorporates local materials.  To ensure that the design is based on 'best practice principles'.  To provide a safe and attractive environment with pleasant streets and pedestrian routes, as well as excellent connectivity into, out of and across the site.  To ensure that the design results in a place which is accessible for all.  To ensure that crime and the potential for crime are discouraged.  To ensure that the development is sustainable and contributes to combating climate change.

The evolution of the Masterplan

Stage 1: The preliminary sketch masterplan - This initial sketch combines all of the constraints identified on site and the potential opportunities the site has such as developable areas, tree retention, potential areas for drainage, pedestrian connections etc. This sketch establishes a development structure, potential vehicular access point, and public open space. This helped inform the initial discussions within the design team over the development of the site going forward.

Stage 2: Illustrative Masterplan - The illustrative masterplan has been developed based on feedback from the design team, such as incorporating a landscape buffer along the western boundary to respect the setting of the existing dwelling at the site boundary, increasing development area where possible, provide an emergency vehicle connection onto Wiswell Lane as well as a vehicular loop to improve connectivity through the site, pedestrian connection through the site and a safe crossing point over the A671 as well as establishing key junctions and focal buildings within the layout.

Use and amount of development

The application site measures The development will be easy to approximately 5.77 ha. The illustrative navigate, with a clear hierarchy of masterplan shows a net residential streets and a fully integrated network development area 3.47 ha. With the of pedestrian routes. This framework remainder comprising Public open will provide a choice of interconnecting space including SUDS basin and routes which will be easily identifiable landscaping. through the use of key nodal features and other key spaces within the

layout. The illustrative Masterplan demonstrates that the site could New pedestrian routes will connect to accommodate up to 125 dwellings, existing ones, to allow pedestrians dependent on the final layout. access into, out of, and through the

site. It is intended that the development would provide a variety of market The development will be 'landscape- housing, with a likely combination of 2 led', with the incorporation of green and 2 and a half and 3 storeys. There routes and the creation of a series of would likely be a mix of 2, 3 and 4 public green amenity spaces, which bedroom accommodation. will help break down the mass and

visual prominence of the built form The development would include within the development. affordable housing, at a level, type and size to be agreed with the council. The It is vital that the scheme is easy to design of the affordable housing would move through, and for that reason a be consistent with the market housing. logical framework to the development

parcels is adopted. Layout

The layout will be based on a single The design will follow best practice in access point off the A671. The street terms of place making, including: network will comprise a primary' loop road, with secondary cul de sac roads  creating strong corners off it.  the use of building orientation and variations in orientation to This 'traditional' street network will provide variety and identity result in a series of clearly defined  careful use of building scale housing blocks. Block sizes will vary, and mass to add interest to the allowing the development to have an streetscape 'organic' appearance.  use of appropriate building materials and colour

Scale of Development Landscaping

The scale of the development Enhancing the green infrastructure responds to the characteristics of the within the site will help integrate the site and its context. development better into the

surrounding landscape and adjacent The proposed development would residential areas. reflect this context, with most houses either 2 storey, 2.5 or 3 storey. Integrating green routes and the

creation of a series of public green Appearance amenity spaces will help break down Whalley has a variety of forms of the mass and visual prominence of the housing, reflecting its historical built form within the development. development. Our intention is to create a wider network of green routes and establish There are therefore a variety of a series of strong landscape features. traditional design 'indicators' in terms of plan form and materials throughout This response will not only break down the town. The proposed development the mass of any development, but will reflect these. The houses will could also benefit the biodiversity therefore be essentially 'traditional' in credentials of the site. Interlinking design, without being 'pastiche'. A wildlife corridors would provide combination of modern and traditional foraging routes/ habitats for birds, building materials will ensure the bats and small mammals along with provision of high quality housing, built providing amenity benefits for the to modern standards, with a high level public. of energy efficiency and use of renewable energy, whilst at the same Access time retaining a connection with local character. The application is accompanied by a Transport Statement which examines The detailed design will achieve this the potential transport impacts of the through an analysis of street proposed development. The full details character, built form and materials. of the layout and access are ‘reserved’, The detailed design will use a simple to be dealt with at a subsequent palette of high quality building detailed stage in the event of outline materials, with colour and boundary planning permission being granted. details providing a coherence to the The Masterplan demonstrates that development. sufficient parking can be provided for each dwelling.

The accompanying Transport Statement concludes as follows:  The scheme accords with local and national policy to site development with linkages to other attractions to reduce trips and share trip movements.  The site has a sustainable edge of settlement location and the layout accords with good practice.  The location has no capacity or safety issues are expected to arise with the adjacent route to the site; as such the scheme would have little or no impact on the local network.

All houses will meet building regulations in terms of accessibility into and within the property.

5. Conclusion

The proposed development, as set out in this application and its accompanying documentation, including the illustrative Masterplan, shows an initial outline of a layout which will create an attractive residential development complementing the surrounding area.