Local Plan Part 2: Site Allocations and Development Management Policies Statement of Consultation Regulation 22 (1) (c)

Part 1 of 3

June 2014

CONTENTS

Section

Page numbers

Introduction 3

Background 4

Overview of key stages of consultation on the plan and policy development 5

Regulation 18 consultations: Preparation of a Local Plan 6

• Information gathering and preparation of Issues and Options 6

• Internal workshop – May 2011 8

• Community Engagement at Ward Solution Meetings –

July-September 2011 8

• Issues and Options consultation - July – September 2012 10

• Consultation on potential housing development sites –

February-May 2013 12

• Site allocations 16

• Draft Development Management Policies 19

Appendices

1. List of Local Plan consultees

2. Internal workshop. Tasks, group feedback and key findings – May 2011

3. Engagement at Ward Solution meetings July-September 2011: Notes from meetings

4. Summary of representations to questions included in issues and options paper and actions taken – July 2012

5. Summary of representations relating to general issues of concern in issues and options paper and consultation on potential housing development sites – July 2012/February-May 2013

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6. Summary of representations relating to site specific issues of concern: issues and options paper and consultation on potential housing development sites – July 2012/February-May 2013

7. Maps to illustrate the target areas for distribution of resident invitations to consultation events – February-May 2013

8. List of consultees to update on site specific land availability – May-June 2013

9. List of consultees on draft Development Management policies

10. Summary schedule of representations relating to Development Management Policies – July- August 2013

11. Summary schedule of representations relating to Development Management Policies – August 2013

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INTRODUCTION

1. This statement has been prepared to meet the requirements of Regulation 22 (1) (c) of The Town and Country Planning (Local Planning) (England) Regulations 2012 in relation to the Council’s Local Plan Part 2: Site Allocations and Development Management Policies. The purpose of the statement is to provide a summary of the Council’s consultation process, feedback and outcomes for the production of the Local Plan. In accordance with the legislative requirements the statement sets out the following information:-

• Who has been consulted; • How they were consulted; • A summary of the main issues raised in response to the consultation; • How the issues raised have been actioned/taken into account in the Publication Edition of the Local Plan.

2. This statement (Part 1 of 3) was made available as a supporting document to the consultation on the Publication Edition of the plan which took place over 6 weeks from Monday, 27 January 2014 to Monday, 10 March 2014.

3. During the Publication consultation period the Council discovered that a small number of representations made during the previous consultations (February – May 2013) had not been fully recorded. An addendum to this statement (Part 2 of 3) has been prepared to include these and provide copies of the consultation material.

4. Following the consultation at Publication stage a corresponding statement will be prepared setting out the consultation process, how many representations were received together with a summary of the main issues raised in the feedback. This will form Part 3 of the Statement of Consultation.

5. All 3 parts of the Statement of Consultation, together with all representations received at from the Publication consultation, will form part of the Submission documentation (Regulation 22 documents) to the Secretary of State for consideration at the independent examination of the plan which will be managed by a Planning Inspector.

6. The Publication Plan was prepared in accordance with the Council’s Statement of Community Involvement (adopted August 2006) and the supporting plan document ‘Statement of Community Involvement Note – January 2014’.

7. The 2006 Statement of Community Involvement (SCI) confirms the Council’s commitment to community engagement and sets out how it will engage with all sections of the community including residents, statutory consultees and other stakeholder groups in the planning process including the production of the Local Plan. The 2014 statement confirms the changes to legislation and regulations which have been put in place since the SCI was adopted and sets out the implications of these changes to the preparation of the Local Plan Part 2, in particular the requirements for consultation. This is referenced in the background document ‘Statement of Community Involvement Note – January 2014.’

8. The Publication Edition of the Local Plan was approved for consultation by Council Forum in November 2013.

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BACKGROUND

9. The Publication Edition of the plan combines local planning policies on strategic site allocations and Development Management policies. The document firstly sets out a series of core policies to address the key issues that every development needs to address such as location, impact and appearance; the following chapters are structured in the order of the thematic spatial interventions included in the Core Strategy: -

• Spatial Intervention 1:(Employment) Land supply for business development in higher value sectors • Spatial Intervention 2: (Housing) Quantity, quality and mix of housing • Spatial Intervention 3: (Public facilities) Range and quality of public facilities • Spatial Intervention 4: (Environment) Protecting and enhancing the environment • Spatial Intervention 5: Quality of Place • Spatial Intervention 6: Access to jobs and services

10. The policies in the plan will apply to every development proposal that requires planning permission.

11. The site allocations sections of the plan contain detailed, site specific policies and development considerations for individual sites and will operate alongside the Development Management policies which set out general policies to guide development.

12. Once adopted, the Site Allocations and Development Management Policies document together with the Core Strategy (adopted January 2011) and the Joint Lancashire and Minerals and waste Development Framework Core Strategy DPD (February 2009) and Joint Lancashire Minerals and Waste Local Plan (Site Allocation and Development Management Policies Part One and Part Two(adopted September 2013)) will form the development plan for the borough.

13. The Local Plan Part 2 has been in preparation since mid- 2010. During its preparation, as noted in ‘Statement of Community Involvement Statement – January 2014’ amended regulations came into force on 06 April 2012; amendments included the introduction of a duty to cooperate, reflecting the provisions of the Localism Act 2011 and a revision of the reference numbers relating to each part of the plan preparation process.

14. With reference to Regulation 38 regarding ‘Saving’ of work previously carried out in accordance with previous regulations the consultation completed prior to April 2012 (compliant with Regulations 25 of the 2004 Act) is considered to be compliant with Regulations 18 of the 2012 Regulations. On this basis the consultations noted in this statement will be referred to with reference to the current 2012 regulations.

15. As noted above this statement is one of a number of documents that will be submitted to the Secretary of State alongside the Regulation 22 Submission Plan. Other relevant Submission and supporting documents will include: -

• The sustainability appraisal (SA) report. The SA process has been carried out alongside the development of the Publication Edition of the plan and has informed its content including consideration of the consultation feedback;

• The duty to cooperate statement setting out how the Council has engaged with certain bodies identified in the Act including neighbouring authorities and national governmental organisations such as the Environment Agency/Network Rail and the

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Highways Agency on strategic and/or cross-boundary matters in the preparation of the plan; and

• Technical work on plan deliverability/viability and supporting evidence including an updated version of the Strategic Housing Land Availability Assessment (SHLAA), Plan Viability assessment, a Green Belt Study, Employment land Review, a Local Highways Impact Study and a Level 2 Strategic Flood Risk Assessment.

OVERVIEW OF KEY STAGES OF CONSULTATION ON THE PLAN AND POLICY DEVELOPMENT

16. Consultation has been an integral part of the preparation of the Local Plan and has been carried out to date, in a number of stages in the plan making process, as noted below in Table 1.

17. The Council tends to treat the statutory requirements as minimal obligations. It is committed to engaging with all who may be affected by and /or have expressed a wish to be involved with the preparation of plans that include their homes/neighbourhoods and the borough generally. The Council acknowledges that consultation is a 2- way process and made a commitment to all involved with this plan making process that it will feedback to residents to set out its response and the actions taken in relation to community/stakeholder feedback. More detail is provided in the following section.

18. It should be noted that consultation on the site allocations and Development Management policies elements of the plan has on some occasions been carried out separately as recorded below in Table 1. This is in part a reflection of the particular interests of the consultees involved in each of the strands of the plan i.e. we found that generally residents were much more interested in the site allocations, specifically the potential housing allocations. The Council’s response has been to provide additional opportunities for consultation/engagement with local communities on the issues of concern to residents.

Table 1: STAGES OF CONSULTATION

STAGE CONSULTATION Site DM Engagement Dates Allocations Policies REGULATION 18 Preparation of a local plan

(Previously Regulation 25 of the Planning and Compulsory Purchase Act 2004) Information gathering and preparation of Issues and Options

• Call for Sites (CFS) January-March 2011 • Internal workshop with Members and key May 2011 officers. • • Series of area based workshops/Ward Solution July- Meetings. September 2011 • • Feedback to community and community May 2012 organisations

Consultation on Issues and Options paper • • Publication of issues and options paper July 2012 ‘Delivering the Targeted Growth Strategy –

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Table 1: STAGES OF CONSULTATION

STAGE CONSULTATION Site DM Engagement Dates Allocations Policies Site Allocations and Development Management Policies Issues and Options – July 2012’. • • Drop-in sessions and exhibitions including bus July- tour around villages September 2012

Consultation on potential • Series of area based consultation events. February-May housing development Feedback was provided in July 2013 to all who 2013 sites attended /provided written feedback

Update on site specific • Mailing to 92 consultees to request any May-June information updates on availability of the put forward in the 2013 call for sites in 2011

Draft Development Management policies • Consultation /workshop on draft Development July – August Management policies 2013 • Consultation /workshop on draft Development August – Management policies September 2013

REGULATION 19 Publication of a local plan

Consultation on • • Statutory 6-week consultation. 27 January – Publication Local Plan 10 March (pre-Submission Please note: 2014. consultation) This forms Part 3 of the Statement of Consultation

19. Each key stage of consultation is discussed in more detail in the following section.

REGULATION 18 CONSULTATIONS: PREPARATION OF A LOCAL PLAN

20. The Publication Plan includes site allocations and a set of Development Management policies that will be used in determining planning applications. As noted above and in Table 1 consultation on each of these strands of the plan did on occasion take place separately. The following will track this as presented in Table 1 i.e. on the occasions when the 2 strands were combined in a consultation activity the summaries of representations are combined and when not the summaries are site allocation or Development Management policies specific.

21. Going forward to the Publication stage the statutory 6-week consultation will be undertaken on the combined, single document.

• INFORMATION GATHERING AND PREPARATION OF ISSUES AND OPTIONS

22. Information on sites for development had been gathered from various sources over a number of years and continued during the plan preparation process.

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23. A call for sites exercise, to support the updating of the Council’s Strategic Housing Land Availability Assessment (SHLAA) and in turn the preparation of the Local Plan, was carried out for a 7-week period between 25 January and 11 March 2011. A Call for Sites form and covering letter was posted to approximately 640 consultees on the Local Plan consultation list. Recipients were asked to put forward sites for development, redevelopment or protection. The majority of the responses related to sites already recorded in the SHLAA. 13 additional sites were identified for development or redevelopment as listed below.

1. Harrison Street

2. Land between Whalley Banks, Duckworth/Galligreaves Streets and Dale/Thomas Streets, Blackburn

3. Land at 7-13A Richmond Hill, Tontine Street, Blackburn

4. Land at junction Hollins Grove Street/Blackburn Road, Darwen

5. Land off Vale Street, near to junction with Tockholes Road, Darwen

6. Land at Higher Avondale Road/Owlet Hall Road/Woodbank Avenue, Darwen

7. Canterbury Street, Darwen

8. Land at Taylor Street, Blackburn

9. Land adjacent to Lower Eccleshill Road

10. Cheetham Farm, Green Arms Road, Chapeltown

11. Standhill Farm, r/o 53-95 Glenshiels Avenue, Hoddlesden, Darwen

12. Land on west side Bolton Road, Edgworth

13. Sandy Bank Road, Edgworth

24. At this same time a planning agent had initiated preliminary discussions with the Council relating to land at Yew Tree Drive in the proximity of an area identified in the Core Strategy as ‘attractive areas suitable for executive housing’.

25. The 14 sites were added to the list of potential development sites.

Consultees

26. Appendix 1 sets out the consultees included on the Local Plan consultation list. This includes statutory bodies/ neighbouring authorities/landowners/developers/residents and community groups/planning agents and other professional bodies i.e. all persons/groups/agencies identified as statutory consultees together with everyone who provided written feedback on the plan and/or has asked to be included/kept informed on the preparations and future consultations relating to the Local Plan.

27. Please note that this list has been used for a number of consultations over the plan making timeframe to date (October 2013). The list provided in Appendix 1 is our current version including any deletions/additions made over the plan making process since January 2011.

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• INTERNAL WORKSHOP – May 2011

28. In May 2011 an internal workshop was held with Councillors and key Council officers including representatives from Housing, Planning, Education, Corporate Policy and Environmental Services. The purpose of the workshop was to raise awareness of the plan making process and the input that would be needed from other council departments; to identify and consider the strategic options that would support delivery of the Core Strategy; and to provide information on suitable sites.

Consultees

29. 54 officers /Councillors were invited to the workshop; 32 attended.

Consultation process

30. The format of the workshop involved 4 groups each discussing and providing feedback on the following questions:-

- What strategic options need to be considered/consulted on?

- Which strategic option do you prefer?

- Which sites will be prioritised under this option?

31. The workshop tasks, feedback from the groups and key findings are provided in Appendix 2. Please note that CIL was also discussed at this workshop. However the Council is not preparing a CIL Charging Schedule at the moment.

• COMMUNITY ENGAGEMENT AT WARD SOLUTION MEETINGS (July-September 2011)

32. The Council was keen that residents and community groups should have an opportunity to make an input/influence the issues to be considered and addressed in the plan early in the plan making process. Through July to September 2011 a series of consultation events/workshops were held in local neighbourhoods at Ward Solution Meetings (WSM).

33. WSM are now an integral part of the Council’s neighbourhood engagement structure, are chaired by an elected member and take place on a bi- monthly cycle in most of the 23 wards. However in July 2011 they had been newly introduced to communities and in some areas there was an element of hesitation amongst residents regarding their expectations and their input to these meetings. Acknowledging this, every effort was made by planning officers and the neighbourhood community based officers to present an accessible format for engagement; further detail of the consultation process is noted below.

Consultees

25 This consultation was primarily targeted at residents and local groups. The consultation/workshops were publicised on the homepage of the Council’s website, in the Lancashire Evening Telegraph and through posters displayed in wards by the Community Officers. The ward solution meetings, venues and agendas were also publicised by the Neighbourhood Teams.

Consultation process

26 The consultation was included as an agenda item at each Ward Solution Meeting. It was structured as a workshop and was designed to be interactive, with residents being asked to identify sites in their local area on a map that they would like to see developed/redeveloped or

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protected from development. Residents were also encouraged at the WSM to discuss any other planning issues of concern and or interest and their thoughts on how facilities and services in their area could be improved .At this time the Council was considering setting up a CIL Charging Schedule and intended to use this feedback to inform how communities would like to see the monies spent their local area. The Council is not introducing a CIL charge on development at the moment.

27 Planning officers attended 16 of the 23 Ward Solution Meetings. The remainder were facilitated by Community Officers (CO). A briefing session and toolkit was prepared for the Neighbourhood Managers and Community Officers which included notes on the background to the Local Plan, purpose and format of the consultation together with a box of materials such as maps, coloured stickers, posters and leaflets/hand-outs for each area (East Blackburn, West Blackburn and Darwen and Rural).

28 The consultation programme including a list of the venues is provided below.

Table 2: CONSULTATION AT WARD SOLUTION MEETINGS – JULY-SEPTEMBER 2011

Date Ward Location Time

JULY 2011

Wednesday 20th Corporation Park Revidge Hub 6.30pm

Monday 25th Wensley Fold Bank Top Centre 6.30pm

Monday 25th Shear Brow Revidge Fold Church 6pm

Tuesday 26th Turton/Tockholes Barlow Institute

AUGUST 2011

Monday 1st Roe Lee Trinity United Church 7.15pm

Tuesday 2nd Queens Park Guide Village Social Club 7pm

Wednesday 3rd Little Harwood Little Harwood Community Centre 6pm

Wednesday 3rd Beardwood/Lammack Lammack Church 6.30pm

Thursday 4th Earcroft Earcroft Children’s Centre

Tuesday 9th Sunnyhurst/Sudell New Methodist Church

Wednesday 10th Marsh House Borough Pub

SEPTEMBER 2011

Thursday 1st Whitehall Bolton Road Methodist Church

Monday 5th Highercroft Roman Road Community Centre 6pm

Monday 5th Bastwell 5.30pm

Tuesday 6th Audley Chester Street Mosque 6pm

Wednesday 7th Livesey/Pleasington Feniscowles School 6.30pm

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Table 2: CONSULTATION AT WARD SOLUTION MEETINGS – JULY-SEPTEMBER 2011

Date Ward Location Time

Wednesday 7th East Rural Carus Centre, Hoddleston

Wednesday 7th Shadsworth/Whitebirk St Oswald Church 6pm

Wednesday 14th Mill Hill Ward Mill Hill Community Centre 6.30pm

Wednesday 14th Fernhurst Ward Fernhurst Hotel 6.30pm

Thursday 15th Ewood Ward Ivy St Community Centre 6.30pm

Monday 19th Meadowhead Greenfield Community Centre 6.30pm

Feedback

29. Whilst every effort was made to encourage residents to become involved attendance and the extent to which residents engaged with the planning issues at this stage was mixed and did vary across the wards.

30. Appendix 3 provides the notes from the meeting which summarises the comments and issues of concern. These were used to inform the development of the next stage – the preparation of the issues and options consultation paper.

• ISSUES AND OPTIONS CONSULTATION (July-September 2012)

31. In July 2012 the Council issued an issues and options consultation paper ‘Delivering the Targeted Growth Strategy – Site Allocations and Development Management Policies Issues and Options: July 2012’. The key influences on the content/strategic direction of this document included:-

. Consultation feedback to date;

. The Core Strategy and its strategic framework for transformation, economic and housing growth across the borough;

. Considerations of deliverability taking into account the impact of the recession, the end of external funding, the borough’s development market and the need to establish private sector investment confidence;

. The Government’s agenda for localism, economic and housing growth and a more light touch planning system as outlined in its National Planning Policy Framework (NPPF);

. The shift towards a development management approach i.e. a more proactive and positive approach to development, and;

. The intention to provide additional detail and guidance on a number of topics via a supporting set of Supplementary Planning Documents.

32. The issues and options document set out a series of planning issues for the borough and different ways – the options - in which these could be addressed to deliver attractive and sustainable development.

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33. The format of the consultation document was structured around the six spatial interventions identified in the Core Strategy, as noted above. For each of the six headings the document set out: -

• Issues in relation to allocating and designating sites; • Consultation questions and in some cases options in relation to site allocations and designations. For housing allocations the options took the form of ‘bundles’ of sites representing different scenarios including ‘delivery-led’/’urban-led ‘and ‘regeneration led’; • Issues in relation to Development Management policies, and; • Consultation questions and in some cases options in relation to Development Management policies.

Consultees

34. Appendix 1 sets out a list of the people invited to submit representations.

Consultation process

35. The consultation process was carried using a combination of the following methods:-

• The document and all supporting material were made available on the Council’s website. Contact details were provided for anyone needing further information and comments could be returned on line via an electronic representation form; • Notices were placed in the local press (Lancashire Telegraph and the Bolton News) to inform people of the arrangements for the drop-in sessions and exhibitions; • Feature article was included in the Council’s free newspaper ‘The Shuttle’ distributed throughout June to all households across the borough informing the community of the purpose of the consultation and the planned events. The included a questionnaire – the same questionnaire as available at the exhibitions and drop in-sessions – for people to complete and return; • Letters were sent to all included on the Local Plan consultation list, approximately 640 consultees; • Posters were displayed in key public locations across Blackburn and Darwen including the town halls/libraries/market/The Mall shopping centre/colleges and supermarkets; • Copy documents were available in both town halls and main libraries; and • A number of drop-in sessions and exhibitions including village exhibition bus tours were held across the borough. The drop-in sessions and public exhibitions, including the bus tours contained a number of display boards setting out the Core Strategy’s vision, the need for more detailed plans and policies to realise this vision over the Core Strategy time period to 2026 and the issues this raised that needed to be addressed in the Part 2 plan. The consultation document was available to view at the exhibition, copies of the exhibition material were available to take away and questionnaires - the same as printed in the Shuttle and accessible on-line – were handed out to all consultees. Two or three members of staff attended each of the events to answer any questions and in many cases to outline the content of the consultation document and the next steps in the preparation of the plan.

36 The list of the consultation venues is provided in Table 3 below.

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Table 3: ISSUES AND OPTIONS CONSULTATION EVENTS JULY 2012 - PROGRAMME OF EVENTS

Date Event location Time

Drop in sessions: Monday 16th July Blackburn Library meeting rooms 1 & 2 2-7pm Tuesday 17th July Darwen Library Theatre café/bar 2-7pm

Public exhibitions: Monday 9th July Blackburn Market 10am-4pm Friday 13th July Darwen Market Atrium 10am-4pm

Village exhibition bus tours: Tuesday 24th July Barlow Institute, Edgworth 10am-1pm Chetham Arms pub car park, Chapeltown 1.30-2.30pm Ranken Arms pub car park, Hoddlesden 3-5pm

Wednesday 25th July Butlers Arms pub car park, Pleasington 10am-12 noon Roddlesworth Visitor Centre/Vaughn’s café 12.30-2.30pm Tockholes Black Dog Inn car park, Belmont 3-5pm

37. At this stage 188 written responses were received. The main issues raised are noted together with the continuing consultation through February-May 2013 in the next section of this statement (Consultation on potential housing development sites – February-May 2013).

38. A summary of the feedback and the outcome has been documented and is provided in the schedules included in Appendices 4, 5 and 6.

39. Appendix 4 sets out the feedback received and actions taken –in terms of how the comments have been taken in account the content of the Publication Edition plan - with regard to each of the questions included in the issues and options consultation document.

40. The general and site specific comments made on completed questionnaires are included in Appendices 5 and 6:-

- Appendix 5: Summary of representations relating to general issues of concern in issues and options paper and consultation on potential housing development sites – July 2012/February-May 2013

- Appendix 6: Summary of representations relating to site specific issues of concern in issues and options paper and consultation on potential housing development sites – July 2012/February-May 2013.

• CONSULTATION ON POTENTIAL HOUSING DEVELOPMENT SITES (February-May 2013)

41. Following the issues and options consultation held in July 2012 a significant number of residents and elected members commented that they had not been aware of the events and

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were frustrated that they had not been able to input into the preparations of the plan. The majority of concerns related to the future, potential housing development across the borough. The Council acknowledged that attendance had been low and agreed that consultation needed to be extended to provide additional opportunities for community engagement at this stage in the production of the plan.

42. Whilst there was a time gap between the completion of the consultation events carried out in July 2012 and the commencement of a series of 14 events in February 2013 the consultation has altogether been regarded as a single exercise in terms of the outcome, its influence on the content of the Publication Edition of the plan including both site allocations and policy development.

Consultees

43. The targeted consultees were principally residents in the areas surrounding the potential site allocations. Other stakeholder groups including statutory bodies had been involved and had had the opportunity to respond to the previous consultation process on the issues and options paper. It was not considered necessary to contact them again. All comments at this issues and options stage have been recorded together in the schedules at Appendices 4, 5 and 6, as noted above.

44. Over 11,000 invitations with details of all consultation events were sent out in the post to households surrounding the potential development sites. The maps at Appendix 7 indicate the target areas for distribution of this mailing; - 1. Blackburn 2. Darwen and Hoddlesden 3. Tockholes, 4. Belmont Village and Edgworth/Chapeltown

45. The boundaries for the mailing were agreed in discussion with the Neighbourhood Teams and local elected members.

Consultation process

46. The consultation process was carried out using a combination of the following methods: -

• A series of briefings were held with neighbourhood officers and elected ward members to inform the consultation process including the identification of suitable venues/drafting and distribution of leaflets and attendance at the events; • Letters were sent to all statutory consultees, agencies, developers, interested parties and members of the public on our mailing list of people who had asked to be kept informed of progress including future opportunities for consultation on the plan; • A copy of the exhibition material and a comments form – the same as available at the events - were made available on the Council’s website. People were offered a number of choices regarding the return of their feedback including on-line/via post or at the events; • 11,259 leaflets/invitations to the events were posted out to residents in the areas surrounding the proposed residential development sites. The ‘target area’ for the posting was agreed in discussion with the local neighbourhood teams and the elected ward members. In some areas residents and/or members printed additional copies of the invitations and distributed these by hand. Refer to Appendix 7 for the distribution areas; • Posters were displayed in key public locations within the neighbourhoods close to the proposed development sites/events and at the events to make people aware of future events; • A press briefing was organised with the Lancashire Telegraph’s local government reporter;

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• An article was included in the Council’s free newspaper ‘The Shuttle’ distributed to all households across the borough informing the community of the planned consultation events; • A series of 14 drop-in sessions /exhibitions were held across the borough, including the villages. The exhibition consisted of a number of display boards setting out the housing related issues that need to be addressed in the plan to achieve the Core Strategy ‘s vision and housing targets/an explanation of the considerations and challenges to delivery in the current market and maps showing the potential development sites across Blackburn and Darwen. Copies of the exhibition material and comments forms – the same as available on line – were handed out to all consultees. A minimum of three members of staff attended each of the events to answer any questions and in many cases to outline the content of the consultation document, the next steps in the preparation of the plan including how consultation feedback would be taken into account and how the Council intended to feedback to residents.

47. The consultation programme including a list of the venues is provided in Table 3 below. The material available at each event was the same and residents were encouraged to attend any event if the drop-in session in their area was not convenient.

Table 3: CONSULTATION ON POTENTIAL HOUSING DEVELOPMENT SITES FEBRUARY-MAY 2013 – PROGRAMME OF EVENTS

Events Sites Event time/location

1 Belmont Village 5.30-7.30 Tuesday, 26 February Black Dog Inn, Belmont Village

2 Edgworth/Chapeltown 5.30-7.30 Wednesday, 27 February Barlow Institute, Edgworth

3 Golf Club (2 sites) 5.30-7.30 Tuesday, 05 March Golf Club, Beardwood Brow, Blackburn 4 Paterson Street/Alaska/William 5.30-7.30 Thursday, 07 March Street/Highfield Ivy Street Community Centre, Ivy Street, Blackburn Road/Infirmary/Griffin 5 Queen’s Park/Haslingden Road (2 6.00-8.00 Wednesday, 13 March sites)/Blackamoor Road Blackburn Central High School with Crosshill, Haslingden Road

6 Roe Lee Mills and land behind up 6.00-8.00 Monday, 18 March to Knowles Arms/Royshaw Pleckgate High School, Pleckgate Road 7 Gib Lane/Sappi/Voith/Albion 3.30–7.30 Friday, 22 March Mill/Moorgate/Bridge/Pioneer Mills/ Greenfields Community Centre, Green Lane, Eclipse Mill Blackburn

8 Parsonage Road/Brownhill 5.30–7.30 Tuesday, 09 April Drive/Bank Hey Lane St Gabriel’s Church, Brownhill Drive, Blackburn

9 Rugby Club/Ramsgreave 5.30 - 7.30 Thursday, 18 April Drive/Yew Tree Drive Blackburn Rugby Club, Ramsgreave Drive, BB1 8NB 10 Hoddlesden 5.30-7.30 Tuesday, 23 April Carus Centre, 3 Queen Street, Hoddlesden

11 Bailey’s Field/Pole Lane/Cranberry 6.00-8.00 Monday, 29 April

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Lane/Jack’s Key/ Sough Road Darwen Vale High School, Blackburn Road, Moorlands School/Robin/Shorey Darwen Bank/Premier and Progress Mills 12 West Darwen 4.00 – 7.30 Wednesday, 08 May Derwent Hall

13 6.00–8.00 Thursday, 16 May Darwen Vale High School, Blackburn Road, Darwen

14 Tockholes 5.30–7.30 Tuesday, 21 May Tockholes Village Hall, Tockholes,

48. Over 1100 people attended the events.

49. The Council has received 239 written responses.

50. Together with the responses received in July/September 2012 the Council has received 427 written responses to the consultation on the issues and options.

51. The main issues that arose in July 2012 and February-May 2013 included:

• Concerns regarding the impact of development particularly on greenfield sites; • Constraints to development on particular sites; examples included. incidence of localised flooding, access difficulties, oversubscribed local facilities such as schools/doctors; • Questioning of the demand/need for the proposed scale of new housing when employment opportunities are declining and so many houses remain unsold for long periods; • View that brownfield sites should be prioritised over greenfield and before urban extensions are considered; • Need for complementary investment to support growth agenda; examples included in local facilities, the town centres, jobs and business development and renovation/reuse of empty properties, and • Desire to protect the surrounding countryside/access to the countryside for the benefit of established residents.

52. A summary of the main representations received and an indication of how these comments have been taken into account in the Publication Edition of the plan is set out in in Appendix 5 and 6: -

- Appendix 5: Summary of representations relating to general issues of concern in issues and options paper and consultation on potential housing development sites – July 2012/February-May 2013.

- Appendix 6: Summary of representations relating to site specific issues of concern in issues and options paper and consultation on potential housing development sites – July 2012/February-May 2013

53. The specific housing sites included in Appendix 6 are as follows: -

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1. Belmont Village and surrounding area 2. Edgworth and surrounding area 3. Blackburn Golf Club, Blackburn 4. Griffin/Paterson Street/Alaska-William Streets/Highfield Road and Infirmary, Blackburn 5. Haslingden Road (including Fishmoor and Blackamoor Roads), Blackburn 6. Roe Lee, Blackburn 7. Gib Lane (including west of Gib Lane and east of Heys Lane)/Sappi (including Stockclough Lane)/Voith/Albion/Moorgate/Bridge/Pioneer and Eclipse Mill, Blackburn 8. Parsonage Road, Blackburn 9. Brownhill Drive Blackburn 10. Blackburn RUFC and land north of Ramsgreave Drive (including Yew Tree Drive and Preston New Road), Blackburn 11. Bailey’s Field/Ellison Fold , Darwen 12. Pole Lane, Darwen 13. Former Moorland School, Darwen 14. Kirkham’s Farm/Cranberry Lane/Jacks Key, Darwen

54. Appendices 5 and 6 both include a column headed ‘Council response’. As part of the desire to keep the community involved in what many residents considered a lengthy plan making process the Council made a commitment to residents that it would provide feedback following completion of the consultation events and prior to the consultation on the Publication Edition of the plan. In July 2013 we mailed out a leaflet ‘A New Local Plan for Blackburn with Darwen’ that summarised by topic the general issues included in the written feedback together with a Council response to all residents who attended/provided written responses/completed comments forms. A document providing the Council’s response to site specific issues was made available on the Council’s website.

• SITE ALLOCATIONS

Update on site specific information (May-June 2013)

55. During May-June 2013, to complete the updating of the SHLAA and to support the ongoing site specific assessments for allocations, a further information gathering/consultation exercise was carried out with the people/organisations who had responded to the call for sites in 2011. Its purpose was to gain updated and/or any new information on site availability in particular to establish that land is either available now, or is likely to be available at a specific point in time.

56. The majority of responses related to identified sites. However a few further site suggestions were received which have now been included in the SHLAA update; these are noted below.

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1. Land to west side of Bolton Road, Turton

2. Land at Fickle Hall Farm

3. Land at corner of Bedford Street and Parkinson Street

4. Land off Whinny Lane, Blackburn

5. Land off Pleasington Lane, Pleasington, Blackburn

57. 4 of these sites (1, 3, 4 and 5) have subsequently been accessed as non-starters in terms of their availability for housing development as they are either below the site size threshold used in the SHLAA or are contrary to policy – the land off Whinney Lane is located in the Green Belt.

Consultees

58. Appendix 8 sets out the list of consultees including individuals and agencies invited to provide feedback. These were principally people who had previously contacted the Council regarding sites for inclusion in the Local Plan site allocations.

Consultation process

59. Letters and a pro-forma were sent to all consultees included on the list in Appendix 8 to complete and return.

HOUSING Site allocations

60. An overview of the methodology that has been used to identify and select the housing sites contained in the Publication Edition plan is provided in a supporting site selection topic paper ‘Approach to the Selection of Housing Allocations.’

61. In summary as set out in the site selection topic paper all site suggestions made throughout the various stages of consultation and plan preparation process have been considered in updating the Council’s Strategic Housing Land Availability Assessment (SHLAA). This has provided an up-to-date assessment of each sites suitability, availability and achievability – the key indicators of a sites’ deliverability.

62. The up-to date assessment has also enabled a detailed housing trajectory to be developed based on the potential land supply and to demonstrate that the targets within the Core Strategy remain achievable. The identification of specific sites within the housing trajectory was restricted to sites with a development potential of 50 dwellings or more, so that the process focussed on strategic issues. A windfall allowance has been applied below this level. Whilst applying a minimum size threshold of 50 dwellings for identification within the housing trajectory, it was also necessary to consider which of these sites should be allocated within the plan.

63. The NPPF does not require the allocation of all of the specific sites which will form part of the housing supply. However, para 47 does state that there is a need to ensure that Local Plans identify key sites which are critical to the delivery of the housing strategy over the plan period. Furthermore, para 157 states that Local Plans should allocate sites to promote development and flexible use of land, bringing forward new land where necessary, and provide detail on

Page 17 of 21

form, scale, access and quantum of development where appropriate. On this basis the following criteria were used to appraise potential allocations:

• Key sites which are critical to the delivery of the housing strategy over the plan period:

o Key GROWTH sites - all housing developments outside of the urban area boundary (or village boundaries);

o Key REGENERATION sites - within the urban boundary and rural regeneration sites • Sites where it is necessary to provide specific details on form, scale, access and quantum of development

o Sites where it is necessary to deliver / coordinate specific infrastructure (i.e. require policy guidance on form of development to ensure infrastructure provided);

o Those which will provide for a specific identified need, particularly that for older people (i.e. promotion of a specific development type).

64. The findings of the updated SHLAA and consultation responses were then reviewed to make a professional judgment about which sites satisfied the criteria.

65. For those sites identified for allocation, policy wording has been developed to ensure that the main development considerations are identified based on issues which emerged during the consultation and plan preparation process. In parallel, detailed site allocation proformas were prepared to provide for the reasoned justification for allocations (these are attached to the site selection topic paper).

EMPLOYMENT Site allocations

66. The employment land allocations have been informed by the process and outcome of updating the Council’s Employment Land Review. (ELR)

67. Conclusions from the 2009 Employment Land Review were used to understand the supply and demand for employment land and underpin policies in the Core Strategy. A commitment was made in the Core Strategy to consider the future allocation of employment sites through subsequent Development Plan Documents i.e. Local Plan Part 2.

68. An updated ELR was completed in September 2013. This analyses employment land demand, supply and need to 2026 and was informed, in part, by the 2012 Development Markey Study carried out for the Council by GH Regeneration and Jones Lang LaSalle, which itself informed the employment sites and policy options which were put forward in the 2012 issues and options paper.

69. Consultation with stakeholders is a key part of the ELR process. This has included discussions with commercial developers and Council representatives, with the comments helping to inform the construction of a qualitative picture of employment land viability in the borough. In addition, the 2012 Development Market Study provided an assessment of development market conditions across the borough, including whether a selection of proposed housing and employment sites were realistic and deliverable in light of market conditions. Sites were attributed scores according to an assessment matrix which consisted of a checklist of key factors that influence development viability, and led to the selection of a range of sites which were put forward in the 2012 issues and options paper. This assessment method was extended to all employment sites in the borough, to enable sites to be compared and contrasted according to score and therefore development viability.

Page 18 of 21

70. At the conclusion of the ELR process, a draft copy of the document was sent out to neighbouring authorities, the county council and the Lancashire Enterprise Partnership. In addition, the sites considered for employment allocations were assessed as part of the Sustainability Appraisal.

71. Three of the potential sites which were identified for employment at issues and options stage were not taken forward in the Publication Edition:-

• Blackamoor Road was not deliverable for employment development due to the requirement for a new link road.

• Lower Darwen Paper Mill and Sappi have been identified as 'Development Opportunities' to offer flexibility for mixed uses (residential and/or employment) to come forward.

72. A key issue for the selection of employment sites was to ensure that sites of the correct typology were available. A range of typologies were defined in the Core Strategy (CS2: Typology of Employment Land); every employment site was categorised in the ELR according to these typologies. This categorisation, alongside the viability scores, enabled the selection of a portfolio of available development land (as explained in the Publication Edition) which could accommodate different types of businesses at every stage of their growth, and should also allow the market to create modern business environments. With this in mind, sites were selected to provide a supply of good quality, ready to develop land for employment, which are supported by a flexible and positive policy framework.

• DRAFT DEVELOPMENT MANAGEMENT POLICIES – July-September 2013

73. As noted above in Table 1: ‘Stages of Consultation’ consultations on the Development Management (DM) policies did on occasion take place discretely in July and September 2013.

74. The DM Policies have been created in accordance with the plan-making objectives set out in the NPPF, and aim to deliver each theme of the Core Strategy. The Publication Edition plan includes a set of 12 core policies followed by more specific policies grouped into chapters following the thematic format of the Core Strategy.

75. The structure and content reflects the Council’s objective to have a relatively simple, high level, flexible policy framework with significantly fewer policies than can be found in the current Local Plan (Blackburn with Darwen Borough Local Plan (adopted April 2002)), and to provide a set of policies that will actively support development in coming forward. The intention is to provide more detailed guidance on a range of topics via a supporting suite of Supplementary Planning Documents including for example Housing Delivery, Green Infrastructure, Developer contributions, Issues relating to development and people (Policy 8) and Town character studies.

76. A draft version of the DM Policies was produced for consultation in July 2013 following consideration of feedback received in relation to the issues and options and potential housing development sites consultations in 2012 and 2013.

Consultees/consultation process

77. Letters were sent to 34 people including statutory agencies, planning agents and neighbouring authorities inviting them to attend a consultation workshop in July 2013 to discuss the draft document. 16 stakeholders attended the workshop; each of the draft policies was discussed. Stakeholders were also encouraged to provide their views in writing after the event.

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78. Appendix 9 sets out a list of the people invited to the workshop.

79. 14 stakeholders provided comments during and after the July 2013 workshop. A summary of the representations and the Council response is set out in Appendix 10.

80. This feedback informed the preparation of a revised draft of the DM Policies which was produced for consultation in August 2013. The revised draft was again circulated to the consultees listed in Appendix 9 with a request for further comment.

81. A further 10 written responses were received. These were considered alongside issues raised by the interim Sustainability Appraisal report relating to DM policies and together have informed the development of the Publication Edition plan.

82. Appendix 11 sets out a summary of the representations received in August 2013 and the Council response which has informed the Publication Edition set of Development Management policies.

83. The particular themes that stakeholders raised included:-

• Widespread support for the simplified structure and concise number of policies.

• Several stakeholders were keen to ensure that policies should not add unnecessarily to the financial burdens on development.

• Stakeholders felt that policies should be positively worded - seeking positive improvement rather than merely managing harm.

• Stakeholders had a clear view that the DM Policies should be consistent with the NPPF.

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APPENDIX 1: List of Local Plan Consultees

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

Organisation Position First name Surname

53 Degrees North Usman Hafejee A & A Building Solutions Ltd. A & K Solutions Ltd. Andrew Swain A.L.H. Design Services A.N. Designs Ltd. Asif Neki A+Studio L.M. Tugwood AAMIR Design Ltd. Abbey Inet Ltd. Managing Director AC Joinery and Building Andrew Crotty Accrington Road Community Association Chairman Keiran Kareem Acland Bracewell Surveyors Limited Director Paul W. Smith ACME Studios Housing Association Ltd. Jonathan Harvey Action on Hearing Loss Adam Building Design Services Mohammed Adam Adams Holmes Associates Carol Horlock Adams Holmes Associates Liz Reese ADB Emily Gardiner ADM Design Andrew Morgan ADS Rafiq Mogra AEDAS Building Consultancy Leanne Elkin Age Concern Blackburn and Darwen Pauline Walsh Age UK Ainscough Strategic Land John Brooks Ainscough Strategic Land Rachael Ainscough Ainsworth Lord Estates Alan Kinder Associates Alexandra West Sales and Lettings Alison Roland Town Planners Ltd Alison Roland AMEC E&I Ltd on behalf of National Grid Robert Deanwood Anchor Trust Housing Association Ancient Monuments Society Anglezarke Parish Meeting Clerk Peter Smellie Architectural Consultancy A.L. Tomlinson Arcus Consulting LLP Bobby Chakravarthy Arley Homes Land Executive Gareth Jarvis Arlington Securities Arriva Northwest Artech Design

Page 1 of 16 APPENDIX 1: List of Local Plan consultees

ATC Construction Design John Schofield Athertons Chartered Surveyors John Atherton Atkins Global (on behalf of NOMS) Audley and Queen's Park Community Association B & E Boys Ltd. Associate Property Director Barry Dean Lancashire County B.T.C.V. Field Officer Regeneration Badenoch & Clark Division Eddie Reed BAE Systems Property & Planning Mr Mapple Property l & lS Bailey Dyson Richard Dyson Community Bank Top Community Association Development Officer Banks Developments Information & Charlotte Burgess Records Team Barlow Institute Barlow Rowland Barratt Homes A. Brown Barratt Manchester Ltd. Barry Watson Davies Barton Willmore Claudia Hawkins Barton Willmore Partnership Partner Dan Mitchell Barton Willmore Partnership Nathan Smith BBC Radio Lancashire Station Manager BE Ltd. Chris Wilson Beardwood Design Ltd. Peter Holgate Bellway Homes Planning & Development Division Bellway Homes Ltd Belmont Village Association David Bateson Belthorn Village Committee Chair Jason Slack BHRV Health Care NHS Trust Director of Estates Blackburn & District Blind Society Mike Latham Blackburn & District Enterprise Trust K. Whittaker Blackburn & District Trades Council Ian Gallagher Blackburn Chamber of Trade Rita Wakeley Blackburn Citizen Blackburn Civic Society Secretary Richard B. Prest Blackburn College Principal Blackburn Conservative Association Blackburn Groundwork Trust Executive Director Blackburn Labour Party Blackburn Natural History Society Tony Culverhouse Blackburn Record Exchange P. Vaughan Blackburn Rovers Community Trust Community Office Gillian Kinloch Blackburn Rovers F.C. Nick Hall Blackburn with Darwen Borough Ewood Caravan Site Council Liaison Officer Paul Rea Blackburn with Darwen Council for Voluntary Service

Page 2 of 16 APPENDIX 1: List of Local Plan consultees

Blackburn with Darwen Friends of Martinda the Earth A. le Blackburn with Darwen Learning Disability Partnership Board Bloor Homes North West Strategic Lane Director Stephen Barlow BM&E Naveed Sharif BM&E Shirin Haji BNP Paribas Real Estate Planner - Development & Residential Consulting Paul Forshaw Development Manager Bolton Council (Planning Strategy) Simon Godley Bolton College Robin Mackereth Astles Bolton News News Editor Elizabet Bootstrap h Taylor Bootstrap Graham Jones Bovis Homes Sally Smith Bovis Lend Lease Ltd. Bradshaw Gass and Hope LLP Mark Head Bray Singleton Partnership Samant BREEAM Centre BREEAM Technical ha Borley Consultant: Government Focus Brian A. Cass Bridgewater Meeting Room Trust Bridgfords Briery Homes Karen Wright Brindle and Hoghton Parish Councils Tony Harkness British Geological Survey British Telecom District P.R. Officer Bruton Knowles Tony Jemmett Building Plan Services John Manley Bury Metropolitan Borough Council Business Link East Lancs Buttress Fuller Alsop Williams Architects Neal Charlton BwD Youth M.P. Amjad Rashid C3S Projects Ltd Tim Healy CA Planning CA Planning Guy Evans Cable and Wireless CALA Homes (Yorkshire) Limited Peter Lord Calder Design Associates Campaign for the Protection of Tony Duckworth Rural England Campaign for the Protection of Rural England (Lancs) Campaign Land Ltd Carl Morris Campbell Driver Partnership CAMRA Campaigns Manager Capita Symonds Assistant Planner Emily Roberts

Page 3 of 16 APPENDIX 1: List of Local Plan consultees

Capita Symonds Head of Architecture Richard Halstead Capita Symonds Surveyor Nick Garsrud Carnegie Design Solutions Ltd. Cartwright & Gross Simon Miles Cass Associates Graham Trewhella Cassidy and Ashton Dan Thorpe Castleland Ltd. Michael Lewis CB Richard Ellis CC Gladding Archictects Chris Gladding Central Lancs Steven Brown Centre for Ecology and Hydrology Centre Traders Association Secretary Chadwick Dryer Doug Chadwick Child Action North West Children & Families Representative John Tempest Chorley Borough Council Head Of Planning Services Chris Thomas Ltd. Church Commissioners for England Joanna Loxton Citizens Advice Bureau Bureau Manager Civil Aviation Authority Clearview Home Improvements Linda Hardicker Cliff Walsingham & Co. Coal Authority Chief Planner/Principal Planner Rachael Bust Colliers CRE Marc Hourican Colliers CRE Adam Pyrke Colliers International Senior Planner Wendy Sockett Community Network (Older People's Forum) Development Officer Mike Madigan Compass Architectural Consultants Lukman Vika Connexions Careers Advice Conservative Association (Ross. & Secretary Darwen) Cornell Group Kelly Dewhurst Corporate Architecture Ltd. Stevie Hart Council for British Archaeology Chairman Peter Carrington Council For The Protection Of Rural England Planning Officer Jackie Copley Council For Voluntary Service Garth Hodgkinson Country Land and Business Association Douglas Chalmers Countryside Properties Plc Cowan Co. Ltd Stephen Eccles Crown Estates Crown Paints Ltd Graham Haworth Cunnane Town Planning CXL Lancashire Ltd D.P.D.S. Researcher Diane Bowyer D.P.P. Daisyfield Residents Association S. Bailey Daniel Thwaites Managing Director

Page 4 of 16 APPENDIX 1: List of Local Plan consultees

Darnton EGS Richard Smith Darwen Chamber of Trade Denise Gee Darwen Coach Services D. Russell Darwen Community Association Community Development Officer Darwen Local History Society Dot Waring Darwen Shop and Business Eileen Guy Association Rebecc Darwen Town Council Clerk to a Hay Darwen Valley Community Centre David C. Smith Architects Ltd. David Haworth Architectural Design Service David Wilson Homes North West Planning Manager De Pol Associates Ltd. Alexis De Pol DEFRA Department for Culture Media and Sport Department for Transport Department for Transport Rail Group Department of Health Secretary of State Derbyshire Gypsy Liaison Group on behalf of the National Federation of Gypsy Liaison Groups Design Council CABE Diocesan Board of Finance Mary Smith Diocese of Blackburn Secretary M. Wedgeworth Diocese of Salford Board of Administration Secretary Divisional Police Headquarters Community Safety Department Doctors Connect Drivers Jonas Deloitte DTZ Hamish Robertshaw DTZ Debenham Thorpe DTZ DebenhamTie Leung John Brooks DTZ Development Consultancy Duckworth's Estate Agents Duerden Design East Lancs Chamber of Commerce Chief Executive Mike Damms c/o Hobkirk Sewing Peter Hobkirk East Lancs Chamber of Trade Machines East Lancs Deaf Society Eccleshill Parish Council Chair Sue Crosdale E-den Sales and Lettings Edward Symmons ELCID Project Manager Aileen Evans Infrastructure & Service Electricity North West Limited Development Manager Ian Povey Electricity North West Limited Phil Snape Elliot Maunders Homes Emerson Group Planning Dept. Helen Hartley

Page 5 of 16 APPENDIX 1: List of Local Plan consultees

English Golf Union English Heritage in the North West Regional Planner Emily Hrycan Entwistle Design Services Melanie Entwistle Entwistle Green Environment Agency Philip Carter Enza Paul Westhead Equality and Human Rights Commission Eric Wright Construction Mark Servanti Ethnic Minorities Development Michael Madigan Association (EMDA) Ethnic Minority Health & Social Care Forum Abdul Piracha Evans Vettori Robert Evans Ewood Community Association Brian Todd Farleys Solicitors FFT Planning Steve Staines Fields in Trust Firstplan Ross Kilgour Kimberl Fisch Design Ltd. ey Bloor Flanagan Design Associates Anthony Flanagan Forestry Commission England Area Director Keith Jones Foxx Limited Francis Bradshaw Partnership Simon Preugschat Francis Roberts Architects Freight Transport Association Reform Project and Friends Families and Travellers Traveller Law Fusion On Line Ltd. Beverley Butler G L Consultancy Graeme Luxton G.L. Hearne David Brown G.L. Hearne Laura Kettle G.L. Hearne Graham Lamb Geo Lancashire (Lancashire RIGS Keith Williams Group) George Wimpey Georgian Group Gerald Eve Partner, Head of Building Consultancy Michael Robinson Gerald Eve Louise Armstrong Gerald Eve LLP James Wickham GF Sectional Buildings GHA Gary Hoerty Gladman Developments John Chorlton Gleeson Homes North West Good and Tillotson Ltd. Graham and Brown Andrew Graham Graham Anthony Associates Graham Salisbury Graham Bolton Planning Partnership Graham Schofield Associates Stephen Stringer Great Places Housing Group

Page 6 of 16 APPENDIX 1: List of Local Plan consultees

Green Lane Community Centre Green Party R. Field Greenhalgh and Williams Paul Flood Greys Inn Estates Group Glenn Algar Catherin Griffin Park CP School e Clayton-Young GSS Designs Glynn Sewell McGoug GVA Grimley h GVA Grimley Rob Peters Gypsy Council Halsall Lloyd Partnership Hammond Suddard Hampshire Helmn HCA Health and Safety Executive Health and Safety Executive Heritage Trust NW John Miller Higham & Co. Highways Agency Hilary's Hindle & Jepson Chartered Accountants Hindley Design Services HJ Banks Erica Phoenix Hobkirk Sewing Machines Peter Hobkirk Home Builders Federation Hourigan Connolly Director Marc Hourigan HOW Planning Emma Singleton HOW Planning Jon Suckley HOW Planning LLP Principal Planner Richard Barton Howard Cross Building Design Consultant Howard Cross Humphreys Teal Partnership Nigel Teal Hutchinson 3G UK Limited Hyndburn Borough Council Simon Prideaux Ibbotson Construction ID Planning Richard Irving Idox Software Ltd. IMD Associates Independent Telephone Services Indigo Planning Bernade Woods tte Ingham Yorke Chartered Surveyors Daniel Fowler (For Lord Aliving Inpartnership Insignia Projects Ltd. Clive West Integer Ltd Chris Bracewell Irlam Mowbray Belinda Regional Director Ivy Street Community Association B. Booth IWA Architects

Page 7 of 16 APPENDIX 1: List of Local Plan consultees

J & S Travel J. Dearden Jonatha J. Hadfield Engineering/Surveying n Hadfield J. Hancock & Associates J. Hancock J.J. Taylor J.Wareing & Son (Wrea Green) Ltd Jacqueline Michael & Co. James Whitehead Janet Dixon Town Planners Ltd Janet Dixon JASP Planning Consultancy Ltd. Simon Pemberton Jones Day Angela Turner Jones Lang LaSalle Adam White Grenvill Joseph Jackson & Sons e Hartley JTS Partnership Stephen Lower JWPC Stuart Booth Kashmiri Association Keepmoat Homes North West Khalid Khan Associates Khalid Khan King Sturge LLP Frazer Sandwith Kirkwells - town planning and Director Michael Wellock sustainable development consultants Knight Frank Emma Latimer Lambert Smith Hampton Claire Norris Lancashire Constabulary Chief Superintendent Bob Eastwood Lancashire Council Of Mosques Ibrahim Masters Lancashire County Archaeology Service Environment Directorate Peter Iles Lancashire County Council Environment Directorate Phil Megson Lancashire County Council Environment Directorate Richard Sharples Lancashire County Council - Strategy and Policy Group Environment Directorate Lancashire Economic Partnership Economic Development (LEP) Manager Peter Thomas Head of LEP Co- Lancashire Enterprise Partnership ordination and (LEP) Development Kathryn Molloy Lancashire Fire Brigade Lancashire Local Nature Ann Selby Partnership Lancashire Police Authority Chief Executive Lancashire Telegraph News Editor Landmark Information Group Ltd. Stephen Irving Langtry Langton Architects Peter Gallagher LARA HQ Motor Recreation Development Officer Lawn Tennis Association Facility Development Mark Fishery Manager Lawson Margerison Partnerships Lea Hough & Co. Richard Prest Lea Hough & Co. David Bailey Lea Hough & Co. Daniel Hamer

Page 8 of 16 APPENDIX 1: List of Local Plan consultees

Legal Services Commission Partnership Support Stella Rew-Dixon Officer Les Gooding Design Ltd Les Gooding Les Stone Architectural Consultancy Liberal Democrats Lidl UK Matt Jones Little Harwood Community Centre Livesey Parish Council Rory Needham Lloyd Evans Pritchard Ltd. Chloe Mather Local Dialogue S. Hanley Lovell Johns Richard Hunt Lovell Partnerships North West Region Lucite International UK Ltd. Kevin Leith M & M Coaches I. Iqbal M.J. Gleeson Group Plc Makin Architecture Manchester Property and Chris Stroud Development Mansell McDermott Homes Andrew Darbyshire MCK Associates Matthew King MDA Managing Director Dale Stokes Mellor Parish Council C. McDonald Mid Pennine Arts Creative Director Nick Hunt Mill Hill Community Association Community Development Officer Miller Homes Strategic Land Manager David Ruffley MJM Design Services ML Planning Services Ltd. Melanie Lawrenson MLL Telecom Ltd Mobile Operators Association c/o Mono Consultants Modulus Associates Barry McMahon Morris Homes Mortimers Estate Agents Mosaic Town Planning Mosaic Town Planning Leon Armstrong Mse Designs Michael Ellerton N.W. England Forest District Nathaniel Lichfield & Partners Jenny Hill Nathaniel Lichfield & Partners (on behalf of) Marks and Spencer National Air Traffic Services (NATS) ATC Systems Sacha Rossi Safeguarding Engineer Environment and Land National Farmers Union NW Region Use Advisor Helen Little National Federation of Builders National Grid (Gas) Planning Manager Lorna Millington Land & New Homes Nationwide Estate Agents Division Natural England Consultation Service Neil Pike Architecture Ltd. Neil Pike

Page 9 of 16 APPENDIX 1: List of Local Plan consultees

Network Rail Town Planning Team LNW Diane Clarke Newhey Loft Conversions NHS Blackburn with Darwen Director Of Public Health Dominic Harrison Consultant in Public NHS Blackburn with Darwen Health Gifford Kerr NHS Blackburn with Darwen Capital & Estates Michael Ellerton NHS Blackburn with Darwen Public Health Shirley Goodhew Development Manager Nick Evans Architects NJL Consulting Mark Saunders NJL Consulting Katya Samokhvalova

Norden Primetime Community School Operations Centre Manager Joanne Vost North Turton Parish Council NorthCountry Homes Group Ltd. Paul Stock Northern Box and Packaging Co. A. Shuttleworth Ltd. Northern Counties Housing Association Northern Rail NPower Renewables Developer Andrew Bower O2 UK Limited Office of Government Commerce Older People's Forum Development Officer Older People's Forum Community Network Mike Madigan Development Officer One 2 One Personal Communications Ltd Orange PCS Ltd Orbit Group Our Lady of Perpetual Succour R.C School Business Manager Sharon O'Brien Primary School P.C.E. Designs P. Entwistle Partek Design Services Ltd. Phil Robinson Paul Butler Associates Paul Smith Design Services Peacock and Smith Malcolm Walker Peel Design Partnership Nigel Peel Peel Investments North Ltd. David Thompson Jonatha Pegasus n Vose Persimmon Homes Lancashire John Jackson Petty Chartered Surveyors Joey Lauder Pilkington Construction Gareth Pilkington PJ Livesey Group Ltd. Sally Gunning Places for People Plan-Draw Planning and Development Network Andrew Walker Planning Bureau Ltd. Planning Inspectorate Alison Ingham Planning Potential

Page 10 of 16 APPENDIX 1: List of Local Plan consultees

Pleasington Parish Council E.L. Smith Pleckgate Residents Association Brian Rees Plot of Gold Ltd. Robert Taylor Preston & Western Lancashire Racial Equality Council Primrose Holdings Gary Thompson Private Hire Authority Moham Khan med N Proctors PSSC The Canal and River Trust Area Planner, North West Alison Truman and North Wales Quadra Solutions Ltd R.S.P.B. Northern England Office Tim Young R.T.E. Fabrications RA Design & Project Management Raheny Management Services Rail Property Ltd. Ramblers Association Secretary Ramsgreave Parish Council P. Mulrooney Rapley's Town Planning Rapleys LLP Department Neil Jones Ratcliffe Architectural Services Mervyn Ratcliffe Ratcliffe Groves Partnership Rayson Wilshaw Estate Agents Redrow Homes (Lancashire) Redwater Group Regenerate Land and Property Officer Gail Roe Renewable UK Kate Adderley RFT Project Management Ltd. Steve Hobson Ribble Valley Borough Council Chief Planning Officer Rivington Parish Council Clerk Olive Fisher Road Haulage Association Robinson Architects Catherin Robinson Design Group e Robinson Roger Tym and Associates Roman Road Community Centre Rossendale & Darwen Labour Party Secretary Rossendale Borough Council Borough Engineering And Planning Officer Rossendale Transport Ltd. Interim Managing Director A. Nuttall and Operations Director Royal Estates Joseph Keller Royal Mail Group Ltd. Royal Mail Letters District Head Postmaster RPS Planning & Development D. Proctor RT Design Rowles Rural Futures (North West) Ltd. Rural Scheme Rural Solutions on behalf of R. Hindle Blackburn Rugby Club Salford Community Housing

Page 11 of 16 APPENDIX 1: List of Local Plan consultees

Association Salisbury Hamer Commercial Samlesbury and Cuerdale Parish P. Mulrooney Council Sanderson Weatherall LLP Emma Hulley Sanderson Weatherall LLP Surveyor Corporate John Goodchild Services Savills Housam Ms Rebecca SBS Architects Scheme Designs Ebrahim Karolia School Governors Rep. Angela Aspinall Seddon Homes Ltd. Sedgwick Associates Paul Sedgwick Frances Seymour Harris Architecture ca Holloway Shadsworth Neighbourhood Centre Signet Planning Jamie Pyper Sinclair Knight Merz Society for the Protection of Ancient Buildings Director Of Development South Ribble Borough Council & Planning Speer Dade Planning Consultants Roy Speer Sport England NW Spring Architects Steve Fitch St Wilfrid's C of E High School and Technical College Head Teacher David White Stagecoach Northwest C. Bowles Stanton Andrews Neil Andrews Steven Abbott Associates Alastair Skelton Stewart Ross Associates Laura Ross STL Stonham North Housing Association Storey Homes Storey Sons and Parker Storey SSP Andrew Bowe Story Homes Strutt and Parker Planning Assistant Jo Lovelady Studio E Architects Mark Phillips Suburban Studios Ltd. Mark Dennett Suburban Studios Ltd. Joanna Meehan Sunderland Peacock Duncan Isherwood Taylor Design Taylor Wimpey NW Strategic Planning Peter Ryan Manager Taylor Young Paul Sheppard Taylor Young Peter Taylor Taylor Young David Hagan Telecom Securicor Cellular Radio Ltd Terence O'Rourke Plc The Community Centre The Co-operative Group Ltd Retail Planning Liaison Anne Elliott

Page 12 of 16 APPENDIX 1: List of Local Plan consultees

Manager The Disabled Persons Transport Advisory Committee The Fowler Partnership Keith Fowler The Intelligent Design Centre John Dickinson The Interfaith Forum The Mall Corporation Ltd. Managing Director Mark Bourgeois Shopping Centres The Mall Shopping Centre L. Jones The Theatres Trust Rose Freeman The Vinden Partnership Tidy Britain Group North West Region Tockholes Parish Council G. Foster Tom Pate Design Transdev/LUL Commercial Development Director David Wilson Transport 2000 Lancashire Secretary Traveller Law Reform Project Trevor Dawson & Co. Chartered Caroline James Surveyors Senior Partner TriCad Solutions Ltd Mark Drummond TriCAD Solutions Ltd. Adam Derbyshire Turley Associates Will Kumar Turley Associates Rory Davis Turnbull Tweedale Planning & Design Twentieth Century Society Twin Valley Homes (Together Glen Finch Housing Group) Twin Valley Homes (Together Wendy Malone Housing Group) UCLAN Project Engineer Charles Romijn IsWindTech Project United Utilities Property Manager Dave Sherratt Urban Vision Partnership Limited Associate Planning Janette Findley Consultant Valli Architectural Services Sheraz Valli Valuation Office Group Valuation Officer Vernacombe Associates Victorian Society Viridis Wind Turbines Ltd Matthew Jackson Vodafone Limited Voluntary Health & Social Care Forum Age Concern Pauline Walsh Wainhomes NW Ltd. Senior Land Manager Iain Fowler Walton & Co. Office Manager Vicky Richards Warburton Associates Ward Hadaway Wardell Armstrong Neil Riding Wates Construction Watson Stirrup Westbury Homes Jane Dickman Westbury Homes Jenny Daly

Page 13 of 16 APPENDIX 1: List of Local Plan consultees

White Lady & New Horizons B. Whitehead Disabled Transport White Young Green Whitehead & Co. A. Whitehead Whittaker Design Lee Hollinworth Wildlife Trust for Lancashire Manchester and North Merseyside David Dunlop William Thomas Estate Agency Wilpshire Parish Council L. Lund Wilson Bowden Developments Withnell Parish Council Bernard Golding Wood Associates WYG Yate And Pickup Bank Parish Yvonne Booth Council Young Peoples Services Your Move J. Duxbury David Ainsworth Edward Aspin Robert Atkins M.E.P T. Atkinson Jason Barton Sayid Bawla Frank Belshaw Jake Berry MP S.J. Bialecki Harry Blackwell Howard Bland S. Boocock A. Brown Neil Cameron Mr Cameron J. Chambers Eric Chambers Mick Cochayne Steve Connell Alan Cross Patricia Da Silva Chris Davies M.E.P. John Duckworth Kevin Ellis Philip Errington Mr Fairweather Henry Feilden Raymon d Fish Mr Fleck T.K. Fox Moham med Ghafoor Mr Gillatt

Page 14 of 16 APPENDIX 1: List of Local Plan consultees

S Gormley P. Griffin D. Hartley David Haworth Stuart Hayman R Heeks Trevor Hobday D. Holt P. Hoole Yasmin Hussain Carolyn Jepps Peter Jepson Robert John Jopling Sajjad Karim M.E.P. Stephen Kay Mrs Kennedy Younus Khan David Knowles Alice Knowles Darren Kovacs Mr Lahen Brian Lehan David Liversidge Mr Livesey M. Lohan Mr Lund Mike Markham Mrs McBride Arlene McCarthy M.E.P. Marion McCumskay Kim McInery IS & K McInery David McLean Mrs Mercer Joe Monks Keith Murray Mr Nolan A. Nuttall Nigel Nuttall Paul Nuttall M.E.P. C. Oley Mr Patel Maxine Philbin Kevin & Karl Pover Ian Price Mr Quinn S. Ramwell Jason Riding

Page 15 of 16 APPENDIX 1: List of Local Plan consultees

Karen Riding S. Rothwell Mr Royale Mike Ryan Lynda Ryder S. Salind Jon Sanderson Shiraz Shardar H. Spacey Mr Stamp Les Stone Sue Stott D. Stratford Jack Straw MP Mr Taylor Hossein Varzandeh Margare t Walsh Alan Walsh A. Wanless Pauline Ward J. Whitehead Frank Whittaker A. Whittam D. Wild Mr Williams Glynn Woon

Page 16 of 16 APPENDIX 1: List of Local Plan consultees

APPENDIX 2: Internal workshop. Tasks, group feedback and key findings – May 2011

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

Site Allocations and CIL Workshop 26th May 2011 Meeting Room A 12:30 – 16:00

Summary of Event

Purpose of workshop: The purpose of the workshop was to engage with key Council officers and councillors on the early preparation of the Site Allocations and Development Management Policies DPD and the Community Infrastructure Levy.

The aim of the workshop was to build on information gathered at the previous workshop held in October 2010 and to encourage stakeholders to consider how sites should be selected for allocation, how priorities should be set (i.e. how the Core Strategy should be implemented on the ground), and which sites should be allocated for development in light of this. The workshop was also intended to raise awareness of the Community Infrastructure Levy (CIL) and gather initial thoughts as to how CIL spending should be prioritised in the Borough.

Attendance: In total 54 Officers/Councillors were invited to the workshop, and 32 attended. A broad range of officers attended from various sections including housing, planning, education, corporate policy and environmental services.

Format of workshop: Attendees were assigned to four groups. An introductory presentation was delivered by Rea Psillidou, who outlined the overall purpose of the workshop, and introduced the tasks to be undertaken by the groups during the site allocations part of the workshop. An overview of current thinking on the criteria that will be used to assess site suitability was also provided, to show the factors that will be taken into account in the allocation of sites, and the reasons for this. For the second portion of the workshop Elizabeth Brigden presented an introduction to the Community Infrastructure Levy, and introduced the workshop task of discussing priorities for CIL spending.

Tasks:

For the Site Allocations part of the workshop, the groups were asked to consider 3 questions:

1. What strategic options need to be considered/consulted on?

A number of options were presented as suggestions, which were based on different emphases and interpretations of the Core Strategy’s Targeted Growth Strategy. These included: ‘Growth’, ‘Regeneration’, ‘Delivery’ and ‘Accessibility’ and represent different options for the types of sites that could be allocated. Attendees were asked to offer their opinion on these as suitable options on which to consult in the ‘Issues and Options’ paper, and to suggest any additional options.

2. Which strategic option do you prefer?

Page 1 of 5 APPENDIX 2: Internal workshop. Tasks, group feedback and key findings – May 2011.

Attendees were asked to discuss and come to an agreement in their group as to which of the options they felt to be most appropriate for the Borough and to give reasons for this.

3. Which sites will be priorities under this option?

After deciding upon a preferred option for site allocations, groups were tasked with selecting a set of housing sites for the next 5 years, and then the longer term, which fit with the option they had chosen. Sites were marked on the maps and information collected at the previous October 2010 workshop was made available and used to assess sites’ suitability for development.

CIL Task: Groups were presented with a set of 19 cards, each with a different infrastructure priority written on, e.g. M65, local roads network, community facilities, green infrastructure etc. Groups discussed the various priorities and were asked to collectively agree on the top 5 infrastructure priorities for the Borough that they felt CIL funding should be directed towards. This judgement was to be based upon the preferred option they had chosen in the previous task, and the infrastructure needs that would arise from the associated selection of sites.

Findings:

The key findings from the workshop are shown in the table overleaf.

Page 2 of 5 APPENDIX 2: Internal workshop. Tasks, group feedback and key findings – May 2011.

Group 1 Group 2 Group 3 Group 4 What options to consider? The options presented were generally Would not be keen on progressing a accepted as suitable for use in the solely ‘deliverability’ option. Instead a issues and options consultation balance between growth and although it was questioned in reality regeneration would be the preferred whether a single option could be option – we want to attract more taken forward or whether a hybrid affluent people into the Borough approach would be required. whilst at the same time meet the needs of existing residents within inner urban areas. Which is your preferred option? Group 1 prioritised a ‘deliverability’ The group decided that the most Growth in urban areas to facilitate Group 4’s preferred option was a emphasis for the first 5 years due to appropriate option would be an regeneration of town centres, balance between growth and the challenging market conditions in appropriate balance of growth and employment sites and economy. regeneration, as it was agreed that the Borough. It was considered that a regeneration. This option would neither growth nor regeneration can focus on delivery may stimulate the capitalise on opportunities for growth Attractive sites should be released to be pursued in isolation. One option market and help create conditions for in upper market and executive established developers who can then may undermine the other if don’t give inner urban regeneration after 5 housing, particularly suited for higher fund improvements to infrastructure. both options equal weight. The group years, as it is unlikely that sites in the wage workers and commuters. The agreed that due to difficult market inner urban area will be viable within need to continue regeneration efforts Growth sites should attract people to conditions at present it will be difficult the first 5 years. Within the ‘delivery’ in inner urban areas at the same time live in the Borough. to achieve growth in the short term. option it was felt that there should be was also noted. Infrastructure will be a serious a focus on executive housing sites. consideration in facilitating growth. It was commented that there is a need to attract higher wage earners through a better housing offer but that this must also be complemented by investment in the town centre, particularly the night time economy, to improve the area’s desirability. Which sites? For the first 5 year period the group Group 2 began by looking for This group split the first 5 years into The group selected a range of growth selected sites that are all within the attractive growth sites within the two phases. Sites selected for and regeneration sites for the first 5 urban area boundary. The sites urban area. From this exercise it was development in the first two years year period, all located within the selected were those considered most agreed that the supply of sites were all located in the Haslingden Rd urban boundary, except for the deliverable in the early years and identified suggests that we will not area. commencement of an urban comprised of mid market sites and a need to allocate ‘growth’ sites outside extension in the Gib Lane area. The few upper market/executive housing of the urban boundary for upper For the 2-5 year phase a mixture of selection contains a number of

Page 3 of 5 APPENDIX 2: Internal workshop. Tasks, group feedback and key findings – May 2011. sites. Only 4 of the selected sites lie market/executive housing in the first 5 sites were selected in inner regeneration sites within the inner within the inner urban areas, which years of the plan. The group then Blackburn, Northern outer urban urban area of Blackburn, including the reflect the emphasis on deliverability. proceeded to identify sites for the first areas of Blackburn (inc safeguarded Griffin area. For the 6-10 year period the vast 5 years within the urban area that had land NE edge Blackburn) and also the majority of selected sites were also more of a regeneration emphasis and urban (not inner urban) area of The group identified a number of sites within the urban boundary, with one focussed on mid market housing on Darwen, and two sites outside the for the period beyond the first 5 years. safeguarded site being selected (NE brownfield sites. urban boundary (Pole Lane and These sites were generally growth edge Blackburn) and another partly Spring Meadows). sites and the selection includes some lying outside the boundary (Moorland The group then identified a set of safeguarded land sites e.g. east School). longer term housing sites geared For the period beyond the first 5 Darwen, and also an urban extension towards growth. The majority of years the group selected sites at Gib Lane. these sites are located outside of the focussed towards growth within urban area Blackburn’s urban boundary, and a range of sites within the inner urban area of Blackburn. CIL priorities? The top 5 priorities for CIL funding The top 5 priorities for CIL funding The top 5 strategic priorities for CIL The top 5 strategic priorities for CIL were considered to be: were considered to be: funding were considered to be: funding were considered to be:

1) Local Road Network 1) Local Road Network 1) Skills  Local Road network 2) Primary School Provision 2) M65 2) Local Road Network (in  Improve capacity of M65 3) Rail Services/Facilities 3) Public Transport and particular Haslingden Road)  Primary schools 4) Open Space Provision and Sustainable Travel Facilities 3) Public Transport and  Skills and training Improvements 4) Primary Schools Sustainable Travel Facilities  GP provision 5) = Broadband 5) Community Facilities 4) Primary School Provision =Sports Facilities 5) Cultural Facilities Broadband was highlighted as a problem in rural locations, however The local road network was The highways network was Also, public realm works and face GP provision was viewed as more of considered of paramount importance, considered particularly important as lifting were considered to be a priority across the Borough. as without an effective network, sites an effective network will be crucial in important as a specific A significant amount has already won’t come forward. unlocking development and making neighbourhood level priority. been invested in public transport e.g. new housing attractive to commuters. Pennine Reach therefore it was viewed as less of a priority. It was questioned whether CIL could be used for site remediation/site assembly in order to prepare and bring forward sites for development.

Page 4 of 5 APPENDIX 2: Internal workshop. Tasks, group feedback and key findings – May 2011.

KEY FINDINGS

Preferred Option The general consensus from the workshop was that in allocating housing sites, an appropriate balance between growth and regeneration should be achieved. It was agreed that there is a need for upper market and executive housing in order to attract higher wage earners to live in the Borough, whilst at the same time addressing regeneration needs in the inner urban areas. The difficult market conditions were acknowledged as presenting a significant challenge to the delivery of both regeneration and growth housing sites in the short term. One group therefore prioritised ‘deliverability’ as a key criterion for selecting sites for the first 5 year period, in an attempt to stimulate the market.

Key Sites All the groups acknowledged that upper market and executive housing will play an important role in achieving economic growth and a more balanced housing market. Each group therefore identified a range of suitable ‘growth’ sites for delivery within the first 5 year phase. The vast majority of these sites were identified within the existing urban boundary, suggesting that there should not be a need to allocate sites outside of the boundary within the first 5 years.

Key ‘Growth’ sites for first 5 year period identified by more than one group:

Site SHLAA ID Yield Within present urban boundary: Roe Lee 178,179,181 166 Blackburn Golf Course Practice 270 169 Ground Sough Road, Darwen 301 76 Eclipse Mill 182 52 Rear Revidge Road 45 52 Haslingden Road Various: 125, 289, 38, 26, 257, ~ 1000 154, 175 Sappi n/a unknown Outside present urban boundary: Parsonage Road 188 117

Key ‘Growth’ sites for first 5 year period identified by only one group:

Site SHLAA ID Yield Within present urban boundary: Progress Mill 279 120 St Wilfrid’s playing fields 204 164 Mill adjacent to Dewhurst St 229 66 Moorland School site 171 244 Outside present urban boundary: Pole Lane 190&277 146&148 Gib Lane n/a 250+

Page 5 of 5 APPENDIX 2: Internal workshop. Tasks, group feedback and key findings – May 2011.

APPENDIX 3: Engagement at Ward Solution meetings July-September 2011: notes from meetings

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

Engagement at Ward Solution Meetings

July – September 2011

Notes from Meetings

Page 1 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Key to coloured dots

Housing

Employment

Retail

Other

Protect from Development

Corporation Park 20th July 2011 Revidge Hub

Stickers:

Protect from development: Green stickers were placed on allotments, Corporation Park and playing fields.

Retail Orange stickers were placed in the New Bank Street Major Neighbourhood Centre area.

Development Management Issues:

 Shop fronts don’t comply with local housing image.

 Previous permissions given to takeaways on New Bank Road which were not welcomed by local residents.

 Overlooking extensions not welcome and should be enforced.

CIL Issues:

Page 2 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Residents’ ranked their CIL priorities:

Community Facilities x 1 3 1 x x Primary School Provision 4 x 2 x x Surface Water Drainage x 3 4 3 Open Space Provision and 5 x 5 5 Improvements Public Transport & Sustainable x 1 1 Travel facilities Community Safety 2 5 2 GP Provision 3 x x Local Road Network 2 4 Social Care 2 5 Broadband 3 x Sports Facilities x x Climate Change 1 M65 4 Skills 4 Cycling Provision x Green Infrastructure Linkages Rail Services/ Facilities Cultural Facilities Flood Defences

Page 3 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Wensley Fold 25th July 2011 Bank Top Centre

Housing Housing on end of row along Buncer Lane (south end)

Retail

The Wrangling

Shear Brow 25th July 2011 Revidge Fold Church Stickers:

Other

The Nash playing fields – for a community centre.

Corner of Oozebooth Terrace and Northfield Road – potential site for a community centre.

St Mary’s College playing fields – residents feel more parking is needed for the college.

Comments:

 Want a community centre in the ward.

North Turton & Tockholes 26th July 2011 Barlow Institute

Residents were hesitant about undertaking the exercise in the event that it could be misinterpreted as residents wanting development in their area. All the residents present were from Edgworth and all felt that the area should not be developed as the local services, facilities and road network are currently severely limited.

Some residents expressed concern about the future status of Green Belt areas and the retention of current boundaries.

Page 4 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Residents decided to flip chart their priorities for their area. These were identified as:  Undertaking a village appraisal in conjunction with the Parish Council as a mechanism to inform planning with a broader perspective.  Transport – it was agreed that highways and public transport are to be discussed with residents at a subsequent meeting with relevant officers.  Assurance that current Green Belt boundaries will be upheld.  Retention of Conservation Areas.  Retention of the village identity.  Retention of local businesses and services.  Retention of the Barlow Institute as a focal point for the village.  Recognition that the ward of North Turton & Tockholes is split into definitive areas, each with their own individual identity.

Roe Lee 1st August 2011 Trinity United Church Stickers:

Other

Designate land between Ramsgreave Drive and railway as common land.

Comments:

 Cycle Lane needed from Roe Lee into the town centre.

 Use stone if possible for houses.

 Affordable Housing, part ownership, possible later able to buy.

 No offices to be built here – plenty of empty ones all over Blackburn.

 Recycling Centre wanted.

Queens Park (Guide) meeting 2nd August 2011 Guide Village Social Club

Meeting only attended by residents from Guide area –no one from Queens Park area.

Traffic was raised as a major issue on Haslingden Road.

Page 5 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Residents felt there has already been enough development in Guide so don’t want any further development. Residents pointed out that there are already lots of empty units in the area.

A further meeting was arranged to discuss the issues as many residents weren’t aware of this meeting.

Little Harwood 3rd August 2011 Little Harwood Community Centre Stickers:

Protect from development: Green Belt to north and west of urban area.

Allotments on Philips Road.

Sports area opposite St Stephen’s C of E Primary School.

. Willow Street where it meets Beardsworth Street (already part of new housing development?) space should be protected from development

Blackburn cemetery.

Employment Employment area bounded by Whitebirk Drive.

Wellfield Mill

Blue sticker corner of Whalley Old Road and Daisy Lane (old working men’s club).

Open space/playing fields off Whitebirk Drive, opposite junction with Whalley Old Road.

Housing Land between Clarendon Road east and Laburnum Road (just western side?)

Next to old men’s working club, Whalley Old Road/Peter Street

Other

Adjacent to 39 Whalley New Road.

Mixed

Page 6 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Corner site bounded by Laburnum Road and Providence Street. (already being developed for housing)

Bastfield Mill

Land off Whalley New Road (East Lancs Coachbuilder Site).

Comments:

 Money should be put forward to help regenerate the area. This has long been promised.

 Once the infant school building (St Stephen’s Church of England school?) is empty. No new homes should be built on the land. This area is too built up already.

 Repair or remove play area (post it note near Clarendon Road East).

 Cob Wall an eyesore. Needs urgently to be renovated.

 Back of Oval World needs cleaning. Too much fly tipping. And traffic Calming.

Beardwood/Lammack 3rd August 2011 Lammack Church

Due to low attendance (4 residents) the interactive session with maps, stickers etc was not run. Instead a brief discussion of issues took place.

Comments:

 Residents felt that there is not really any room for developments in Beardwood as it’s already very developed.

Earcroft 4th August 2011 Earcroft Children’s Centre

No comments.

Sunnyhurst/Sudell 9th August 2011 New Methodist Church Page 7 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Stickers:

Protect from development: Open space alongside Borough Road, and on Bold Venture park.

Allotments on Hollins Grove Street.

Open space behind 1‐15 Owlet Hall Road.

Open space next to Darwen Vale school, on corner bounded by Moor Lane and Knowle Lane. (in Green Belt in Local Plan)

Open space along Chapels and Chapels Brow. (protected open space in Local Plan).

Behind houses on Westfield Avenue and Manor Road (countryside area in Local Plan).

Open space to west of Robin Bank Road. (protected open space in Local Plan).

Employment Lidl site on Duckworth St.

Orchard Mill.

Land between railway and Goose House Lane (Business and Industrial Development Area in Local Plan).

Open space on corner of Nelson Street ad Frederick Street.

Housing Red stickers were put on The Darwen Vale School site at Holden Fold, suggesting the site for housing in the future.

Site of former flats on Wood St (part of Queen St/Hindle St redevelopment).

Land bounded by Tockholes Road, Hope Street and Vale Street.

Industrial/employment area on Blackburn Road (Bottom Croft Mill)

Mill on Hollins Grove Street.

Land near Dobson Street/Nelson Street, adjacent to River Darwen.

Comments:

 Moors and Sunnyhurst Woods and Bold Venture Park. All protected. Keep protected! Page 8 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Sunnyhurst/Sudell (Second set of maps) 9th August 2011 New Methodist Church Stickers:

Protect from development: Fields to NE of Roman Road (NE of junction with Punch Bowl pub).

Darwen Vale playing fields.

Housing Land at corner of Knowle Lane and Moore Lane. (currently Green Belt)

Land at corner of Chapels and Chapels Brow. (currently protected open space)

Land at corner of Winterton Road St James’ Crescent.

Other

Sports ground to east of Darwen Vale school – what for?

open space off Lloyd Street

Uncompleted housing site off Dove Lane.

Comments:

 Existing Core Strategy to remain intact.

Marsh House 10th August 2011 Borough Pub

No comments.

Guide Meeting (additional) 17th August 2011

Protect from development: 1‐3

Haslingden Road is a catchment area for the reservoirs, the drainage developments on Eurogarage site suggests there are already problems – more

Page 9 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

development, possibly more problems.

3.

Leaving a green buffer between business and housing and ensuring a wildlife corridor.

4‐8.

Any more development, residential or commercial will only add to the already disastrous traffic congestion leading to the M65 bearing in mind the location of the hospital both for the increase in traffic attending and visiting and emergency vehicles going to A&E.

9‐13

Protect from any development. A large proportion of existing new commercial/industrial buildings still unoccupied therefore there is no necessity to build more.

10

Already turned down for development owing to the close vicinity of motorway.

14

New school being built on Haslingden Road will greatly add to already congested roads.

Other 2. Guide/Fishmoor reservoirs are a breeding ground for wild birds and sanctuary for rare species.

1. Pedestrian crossing suggested near top of School Lane near junction with Blackburn Road and roundabout. Pedestrian crossing much needed since weight restrictions on Grain Road and opening of M65 – big increase in traffic.

Comments:

 No houses to be built or estates. Crime is low but will increase if estates are built.

 Green buffer zone is needed to disguise buildings from road view.

Development Management Issues:

 Buildings should be designed discreetly and blended in with surroundings.

Page 10 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

 Policies should consider the amount of traffic and litter than any development would generate.

 Would the roads hold the capacity for site vehicles that will be travelling on the road – is this referring to construction site traffic?

 Also, the height of the development should be taken into consideration (should not be too high and not more than 2 storey)

CIL Issues:

 Some residents felt that money collected from developers could be used for better play facilities.

 Some residents said that no money was wanted, neither was any development. They felt that development was not needed.

 Some residents also strongly thought that money should go to a better bus service (e.g. to Darwen).

Whitehall 1st September 2011 Bolton Road Methodist Church

“No change” wanted.

Higher Croft 5th September 2011 Roman Road Community Centre

No comments

Bastwell 5th September 2011

Attendance too low to run item.

Audley 6th September 2011 Chester Street Mosque Stickers:

Page 11 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Housing Nottingham Street, Pringle Street and Ripon Street area

North Road corner

Land behind Ripon Street

Comments:

Queen’s Park is about the only green space left for recreation in the area.

Shadsworth & Whitebirk 7th September 2011 St Oswald Church

Stickers:

Protect from development Open space bounded by Worcester Road, Surrey Road, Hereford Road and Devon Road.

Land between Staffa Crescent and Haslingden Road.

Open space around Shadsworth Leisure Centre

Open Space behind Arran Avenue

Open Space and play area on corner of Rothesay Road and Bute Road

Land behind Our Lady and St John RC High School

Open space/play area behind Shetland Close

Housing Newfield School?

Open space at corner of Audley Range and North Road

Employment

Behind buildings on corner of Burnley Road and Thornley Avenue

Bus depot off Whitebirk Road

Land on Carluke Street

Page 12 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Land bounded by Sett End Road North and Partnership Way

Mixed

Land behind Shadsworth Children’s Centre

Junction of Ayr Road and Ballantrae Road

Land to south of allotment gardens

Land to north of bus depot on Whitebirk Road.

Comments:

 Keep Shadsworth Leisure Centre open.

CIL Issues:

Residents chose their top 3 priorities:

Infrastructure Votes

Education and skills for work 5 Child education 5 Community facilities 4 Communications network/broadband 3 GP provision 3 Community safety 3 Public transport 2 Sports facilities 2 Parks and open spaces 1

Livesey/Pleasington 7th September 2011 Feniscowles Primary School

Residents declined to take part in the activity.

East Rural 7th September 2011

Exercise not undertaken at meeting.

Page 13 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Fernhurst 14th September 2011 Fernhurst Hotel

Planning item was not run at this meeting as it was considered it would be too contentious.

Mill Hill 14th September 2011 Mill Hill Community Centre Stickers:

Protect from development Feniscliffe Playing Field

Housing Land at corner of Aqueduct Road and Spring Bank Terrace

Retail

Land at corner of Queen’s Terrace and New Wellington Street

Mixed Land bounded by railway line, New Chapel Street, Mill Hill Street and Queen Victoria Street – housing, retail and employment.

Comments:

 Want housing rather than industrial.

 Cut down pollution and heavy industry.

CIL Priorities:

Residents completed forms and selected their top 5 priorities.

Community Facilities x 2 2 x x Open Space Provision and Improvements x 1 5 x Sports Facilities 4 x x Community Safety x 1 Social Care 3 x Public Transport & Sustainable Travel facilities x x Surface Water Drainage 3 Skills 4 Green Infrastructure Linkages 5 Page 14 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Local Road Network x GP Provision x Primary School Provision x Broadband Climate Change M65 Cycling Provision Rail Services/ Facilities Cultural Facilities Flood Defences

Ewood 15th September 2011 Ivy Street Community Centre

There was not enough time to cover the item at this meeting as the agenda over‐ran.

Bastwell/Brookhouse 16th September Additional meeting with community group

Stickers:

Protect from development Allotments off sycamore Road – Protect allotments but a lot of maintenance needed to make it look more attractive – looks very scruffy.

Open space off Wimberley Street

Open space/play area on corner of London Road and Calder Street

Mixed Industrial Site between Logwood Street and Holly Street

Very unattractive building – car park needed, also children’s play area.

Land on corner of Plane Street and Beech Street

Structure has been up for a large hall for years – nothing done with land. Could also be a car park.

Land at junction of Bangor Street and Norwich Street.

Small supermarket e.g. Tesco Express, Sainsbury’s. Employment opportunities from this as well.

Corner of Whalley New Road and New Mill Street. Page 15 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

Very unattractive area. Need shops and stores, affordable houses, car park.

Corner of Brookhouse Lane and Boyle Street.

These buildings are very old and unattractive – need to be knocked down. Shops and affordable housing could be built on site.

Land above garages on Whalley Street

The grass area above the garages is a hotspot for dumping rubbish. This land could be made into quite a nice seating area or dug out and levelled to make more car parking space. This would reduce the number of mice and rats.

Other

Part of Brookhouse Primary School grounds

The land at the bottom of the football pitch could be flattened and turned into car parking spaces.

Open land between Whalley Range and Baywood Street. Could be used for car parking spaces – this will stop people parking on double yellow lines on Whalley Range.

CIL Issues

Residents brainstormed about how they feel CIL money could be spent on improving their neighbourhood.

 Grants for community groups.  Solar power panels for houses.  More green spaces.  Resurface roads (too many potholes)  Cable – Calder Street  More lighting (to reduce drug crime) e.g. around Bangor Community Centre  Improve outside of houses – some houses did not receive grants and do not make the area look nice e.g. Maple Street.  More parking.  Trams service  More zebra crossings near schools and mosques.  Street events in Summer or key times of year e.g. Christmas  Cycle and walking routes (not along main roads)  Improved play areas  More CCTV cameras  Improved drainage.  Provision for holidays e.g. family outings

Page 16 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

 Regular street cleaners.

Meadowhead 19th September 2011 Greenfield Community Centre

Protect from development: Bunker’s Hill Wood

Land to west of Gib Lane

Feniscliffe Playing Field

Land at corner of Tower Road and Hillcrest Road

Housing Land between 353 Livesey Branch Road and St John Vianney Church

Land off Anglesey Street

Land behind Bentham Close, adjacent Moorgate Street

Land on corner of Tewkesbury Street and Shorrock Lane

Land on corner of Meadowhead Close and Brothers Street

Land on St Francis’ Road (currently residential home?)

Page 17 of 17 APPENDIX 3: Engagement at ward solution meetings July‐September 2011

APPENDIX 4: Summary of representations to questions included in issues and options paper and actions taken – July 2012

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

The Issues and options paper included a series of questions relating to the development of more detailed policy intended to manage future development. The paper was structured to reflect the spatial interventions in the Core Strategy as noted below

Introduction

The urban boundary and village envelopes

SPATIAL INTERVENTIONS

1. Land supply for business development in higher value sectors

2. Quantity, quality and mix of housing

3. Range and quality of public facilities

4. Protecting and enhancing the environment

5. Quality of place

6. Access to jobs and services

APPENDIX 4: Summary of representations to questions included in issues and options paper and actions taken – July 2012

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

Spatial Intervention 4: PROTECTING AND ENHANCING THE ENVIRONMENT

Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question 6.1 JWPC on Response made with particular reference to school campus on Meins Noted behalf of Road, Blackburn. Westholme As referred to in the representation the NPPF does not require School Would like to see a policy included in the Local plan. Acknowledge that the Local Plan to identify major development sites in the Green NPPF does not require the plan to identify ‘Major developed sites within the Belt. Green Belt’. School is not confident that development at the school, as covered in saved policy RA4:’Identified major development sites in the The Council considers that it is not necessary to have a separate Green Belt’, will be supported by local plan policies if the existing policy is policy relating to development at Westholme School on their removed. Meins Road site; Core Policy 3: ‘The Green Belt’ provides sufficient guidance to consider any future development Westholme School needs flexibility within any future designation of the site proposals by the school. and/or policy to deliver any changes/alterations needed to the school’s operational and building footprint.

6.1 Environment In relation to development/redevelopment of major sites in the Green Belt Noted Agency (EA) only those parts of the site that do not have any existing ecological value or ecological corridors within them should be considered. There should be no EA have been involved in the process of determining site net loss of biodiversity value or habitat features and any new design should allocations and the development and refinement of the include linking ecological networks and enhancing ecological features, such Development Management policies included in the plan; refer to as the removal of culverts to restore open watercourses. Appendices 10 and 11.

Page 1 of 32 Appendix 4 Spatial Intervention 4: Protecting and enhancing the environment

Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question The Council considers that provision for the protection, enhancement and management of ecological assets is covered in Core Strategy Policy 15: ‘Protection and enhancement of ecological assets’, publication Plan Core policy 9: Development and the environment (sections on green infrastructure, habitats and species and environmental enhancements) and Policy 40: Integrating green infrastructure with new development. Biodiversity and ecological networks are addressed by Core Policy 9 which aims to ensure that the relationship between new development and the environment is managed, and that the right balance is always struck between environmental concerns and other factors. Policy 40: Integrating Green Infrastructure with New Development provides additional detail. Detailed matters will be taken into account on a site by site basis at the Development Management stage.

6.1 Wildlife Trust No comment on principle of including a policy. Noted for Lancashire, Manchester Identify a range of development considerations for Springside Works to the Springside Mills has been allocated for housing development; and south of Belmont Village. refer to Policy 16/18 Springside Works. The Wildlife Trust’s Merseyside comments were taken into account as part of the process to With regard to other listed sites. Not aware of any designations which may select housing sites; refer to ‘Approach to the selection of be impacted by development. Any potential issues relating to components housing sites’. of the ecological network should be addressed and cross-referenced to the plan’s environment policies. The policy sets out the development considerations that need to be taken into account in scheme detailing including proximity to Longworth Clough Site of Special Scientific Interest.

6.1 JASP Planning This representation was made with particular reference to Greenbank Noted Consultancy Terrace, Lower Darwen. Ltd for River The policies relating to particular allocations set out the Note that the requirement to make provision for Major Developed Sites has development considerations that need to be taken into account

Page 2 of 32 Appendix 4 Spatial Intervention 4: Protecting and enhancing the environment

Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question Street Assets been superseded by NPPF. in the design/preparation of scheme proposals and at the LLP planning application stage. Policy is not necessary unless there are specific proposals relating to individual sites.

6.2 JWPC Ltd for Response made with particular reference to land at Horden Farm adjacent Noted. Witton Estates to Gib Lane, Blackburn. The plan has not allocated any land in this area for development In context of providing a longer-term strategy for the area agree that land beyond the plan period; refer to Policy 4: Land for development not considered for inclusion within Green Belt or allocated for development beyond the plan period. The Council considers that the plan’s within the plan period should be safeguarded for future development. allocations and policies make adequate provision to meet However there needs to be flexibility within the plan to enable the housing needs and balance the opportunities for development safeguarded site to be brought forward during the plan period if the need with the need to protect the countryside. arises. The safeguarded policy should therefore provide criteria for the land to be developed. Land surrounding Horden Farm has been allocated for housing development; refer to Policy 16:9 – Land west of Gib Lane, Blackburn. The policy sets out the development requirements including the production of a masterplan covering the whole site and taking into account the site covered by Policy 16/10 (land west of Heys Lane) and land to the south of Broken Stone Road. Refer to the ‘Green Belt Study (September 2013)’, ‘Green Belt Position Paper (January 2014), Landscape Appraisal of Three Locations in Blackburn (January 2014) which sets out the landscape considerations in this locality. Urban Vision Response made with particular reference to land in the Gib Lane area, 6.2 Partnership Blackburn. Noted Ltd for The plan has not allocated any land in this area for development Castleland Ltd Support principle of safeguarding land at Gib Lane for development beyond beyond the plan period; refer to Policy 4: Land for development and the plan period. Castleland consider the land offers considerable potential beyond the plan period. The Council considers that the plan’s landowners of for development in a sustainable location. allocations and policies make adequate provision to meet adjoining sites housing needs and balance the opportunities for development in Gib Lane with the need to protect the countryside. area, Blackburn. Two sites in the Gib lane area (on the north side of Broken Stone

Page 3 of 32 Appendix 4 Spatial Intervention 4: Protecting and enhancing the environment

Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question Road) have been allocated for housing development. Refer to Policy 16/9: Land west of Gib Lane, Blackburn and Policy 16/10 Land east of Heys Lane. The land to the south of Broken Stone Road will remain a Countryside area/Green Belt land. This area is not connected to the urban area and is of a distinct landscape character which the Council considers should be protected from development. Refer to the ‘Green Belt Study (September 2013)’, ‘Green Belt Position Paper (January 2014), Landscape Appraisal of Three Locations in Blackburn (January 2014) which sets out the landscape considerations in this locality.

6.3 JWPC Ltd for Response made with particular reference to land at Horden Farm adjacent Noted. Witton Estates to Gib Lane, Blackburn. Agee that there is no merit in extending the Green Belt Do not support extension of Green Belt designation northwards from M65. boundary. This is supported in the ‘Green Belt Study – 2013’ and ‘Green Belt Position Paper – January 2014’. Consider Broken Stone Road would provide a defensible boundary if the designation/boundary is amended. The Council is confident that Policy 5: Countryside Areas is sufficient to manage/protect these areas in the vicinity of Gib 6.3 Urban Vision Response made with particular reference to land in the Gib Lane area, Lane/Broken Stone Road/north of M65. Partnership Blackburn. Ltd for Castleland Ltd Not supportive of an extension of the Green Belt boundary northwards from and the M65 to cover land not allocated or safeguarded in the plan. Consider landowners of the objectives of the Core Strategy do not justify an extension or align with adjoining sites the NPPF’s criteria of exceptional circumstances, which would support a in Gib Lane change to Green Belt boundaries. area, Blackburn Not Tockholes Confirm commitment to preservation of the Green Belt. Parish Council (PC) Noted referenced Parish Council would like to see status extended northwards crossing Broken Stone Road

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question and over southern part of Gib Lane to the top of the ridge. Consider this would limit housing development and retain the open skyline as seen from The Green Belt boundary has not been re-drawn to include north Tockholes. of M65.The Council considers there is no merit in extending the Green Belt boundary and is confident that Policy 5: Countryside PC would also like to an extension in the southern area of the village in the Areas is sufficient to manage/protect these areas in the vicinity area currently designated as a ‘Countryside Area’. of Gib Lane/Broken Stone Road/north of M65 from urban development pressures. The development of the allocated sites to the north of Broken Stone Road, including in particular land between Broken Stone Road and the ridge will be managed in accordance with Policies 16/9: land west of Gib Lane and 16/10: Land east of Heys Lane. The policies set out the masterplanning work required before planning consent is granted for development on any part of the site. The masterplanning work will be informed by the development considerations included in the policy which specifically sets out landscape matters and by the conclusions of the ‘Landscape appraisal of three locations in Blackburn’ including Broken Stone Road. With regard to land to the south of the village the Council similarly feels that Policy 5 is sufficient to protect the area from development pressures. The Core Strategy only indicated consideration of a revised boundary north of the M65. It has not carried out a strategic review of the Green Belt and therefore it was beyond the remit of this plan to review the Green Belt boundary. Additionally Policy 17: ‘Housing development in Tockholes’ has been included in the plan to enable residential development that supports the changing needs of its community. It sets out the position for housing development that would not normally be acceptable in the Green Belt.

Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.4 Noted

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question LaSalle for Ramsgreave Drive. Ainscough The Policies Map identifies the key elements of Blackburn with Strategic Land Do not object to not showing designated ecological sites on Proposals Map Darwen’s Green Infrastructure (Policy 38: Green Infrastructure and Blackburn provided an up to date record and consolidated record is on the Adopted Policies Map). Ecological and other Rugby Union signposted/referenced within the plan. designations are not be shown because periodic reviews of such Football Club sites can lead to changes that render the Adopted Policies Map out of date. This may create uncertainty for both developers and decision-makers. Lists and maps of designated sites will be held as part of a Supplementary Planning Document on Green Infrastructure, which can be updated more readily and frequently to reflect changes. 6.4 Environment County Heritage sites and Local Sites should be identified somewhere in Noted Agency the plan. If not included on the Proposals Map consider preparation of a Supplementary Planning Document, which can be updated more easily on The Policies Map identifies the key elements of Blackburn with a more frequent basis. Darwen’s Green Infrastructure (Policy 38: Green Infrastructure on the Adopted Policies Map). Ecological and other designations are not be shown because periodic reviews of such sites can lead to changes that render the Adopted Policies Map out of date. This may create uncertainty for both developers and decision-makers. Lists and maps of designated sites will be held as part of a Supplementary Planning Document on Green Infrastructure, which can be updated more readily and frequently to reflect changes. The Wildlife Do not agree to not showing County Biological Heritage Sites and Local 6.4 Trust for Sites on the Proposals Map. Consider omission would not be in conformity Noted Lancashire, with NPPF (para 117). The Policies Map identifies the key elements of Blackburn with Manchester Darwen’s Green Infrastructure (Policy 38: Green Infrastructure and North Consider that the inclusion of the local ecological networks on the on the Adopted Policies Map). Ecological and other Merseyside Proposals Map would provide more certainty to applicants of the designations are not shown because periodic reviews of such constraints and opportunities that need to be taken into consideration in sites can lead to changes that render the Adopted Policies Map scheme proposals. Do not consider updating of information is a difficult out of date, creating uncertainty for both developers and

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question task; information is readily available. decision-makers The Adopted Policies Map is the visual representation of the Plan and is changed only when a revised plan is published. . Lists and maps of designated sites will be held as part of a Supplementary Planning Document on Green Infrastructure, which can be updated more readily and frequently to reflect changes. 6.4 Lancashire Agree with not showing locally-designated sites on the Proposals Map. Noted County Council Consider it will be necessary to list nationally designated sites and provide The Policies Map identifies the key elements of Blackburn with Archaeology details on how information on locally designated sites can be obtained. Darwen’s Green Infrastructure (Policy 38: Green Infrastructure Unit on the Adopted Policies Map). Ecological and other designations are not be shown because periodic reviews of such sites can lead to changes that render the Adopted Policies Map out of date. This may create uncertainty for both developers and decision-makers. Lists and maps of designated sites will be held as part of a Supplementary Planning Document on Green Infrastructure, which can be updated more readily and frequently to reflect changes.

JWPC Ltd for 6.5 Witton Estates Response made with particular reference to land at Horden Farm adjacent Noted. to Gib Lane, Blackburn. The land surrounding Horden Farm has been allocated for Note that client’s site should not be considered within a more detailed residential development: refer to Policy 16/9: Land west of Gib policy to manage type and amount of development in rural areas not in Lane. The site will form an extension of the urban area.. The Green Belt. policy sets out the development considerations that will need to be taken into account in preparing scheme proposals.

DEVELOPMENT MANAGEMENT ISSUES

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question JWPC for The 6.6 Slack and Response made with particular reference to Premier Mill, Darwen. Noted 6.6/1 Timms Group Support single overarching policy in principle. Consider this would provide Policy 9 - ‘Development and the Environment’ has been included of SIPPS certainty to developers. as an over-arching core environment policy in the Publication Edition, which applies to all proposals and allows all environmental issues to be considered simultaneously. It provides clear criteria relating to climate change, green infrastructure, habitats and species, water resources and trees. The potential environmental impacts of development are also addressed within individual policies which provide more detailed criteria regarding the key environmental considerations relating to specific aspects or types of development, such as Policy 8: ‘development and people (addresses man made environmental issues such as noise and air pollution); Policy 11 ‘Design’; Policy 36 ‘Climate Change’; Policy 37 ‘Wind Turbines’; and Policy 40 ‘Integrating Green Infrastructure with New Development’. JWPC Ltd for 6.6 Witton Estates Response made with particular reference to land at Horden Farm adjacent Noted to Gib Lane, Blackburn. 6.6/1 Policy 9 - ‘Development and the Environment’ has been included Support single overarching policy in principle. Consider this would provide as an over-arching core environment policy in the Publication certainty to developers. Edition, which applies to all proposals and allows all environmental issues to be considered simultaneously. It provides clear criteria relating to climate change, green infrastructure, habitats and species, water resources and trees. The potential environmental impacts of development are also addressed within individual policies which provide more detailed criteria regarding the key environmental considerations relating to specific aspects or types of development, such as Policy 8: ‘Development and people (addresses man made environmental issues such as noise and air pollution); Policy 11 ‘Design’; Policy 36 ‘Climate Change’; Policy 37 ‘Wind Turbines’; and Policy 40 ‘Integrating Green Infrastructure with New Development’.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.6 LaSalle for Ramsgreave Drive. Noted Ainscough Policy 9 - ‘Development and the Environment’ has been included Strategic Land Support a simplified approach via a single, overarching environment policy. However, measures of what will be acceptable will need to be clearly as an over-arching core environment policy in the Publication and Blackburn Edition, which applies to all proposals and allows all Rugby Union defined. If too many issues are open to interpretation it could result in an adversarial planning system that creates uncertainty and delays. environmental issues to be considered simultaneously. It Football Club provides clear criteria relating to climate change, green infrastructure, habitats and species, water resources and trees. The potential environmental impacts of development are also addressed within individual policies which provide more detailed criteria regarding the key environmental considerations relating to specific aspects or types of development, such as Policy 8: ‘development and people (addresses man made environmental issues such as noise and air pollution); Policy 11 ‘Design’; Policy 36 ‘Climate Change’; Policy 37 ‘Wind Turbines’; and Policy 40 ‘Integrating Green Infrastructure with New Development’. 6.6 Environment If the Council decides to use a single environment policy it will need to Noted Agency clearly define those aspects/parts of the environment it is seeking to protect from development and/or prevent from impacting on development. Policy 9 - ‘Development and the Environment’ has been included as an over-arching core environment policy in the Publication A single policy could be over-simplified and open to interpretation, but Edition, which applies to all proposals and allows all equally it could offer flexibility. environmental issues to be considered simultaneously. It provides clear criteria relating to climate change, green infrastructure, habitats and species, water resources and trees. The potential environmental impacts of development are also addressed within individual policies which provide more detailed criteria regarding the key environmental considerations relating to specific aspects or types of development, such as Policy 8: ‘development and people (addresses man made environmental issues such as noise and air pollution); Policy 11 ‘Design’; Policy 36 ‘Climate Change’; Policy 37 ‘Wind Turbines’; and Policy 40 ‘Integrating Green Infrastructure with New Development’.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question 6.6 The Wildlife Not supportive of a single overarching environment policy. Noted Trust for Lancashire, Welcome an integrated approach in principle. However have concerns The Core Policies set out the unacceptable impacts on people Manchester relating to offsetting of biodiversity loss against other environmental assets. and environmental assets that should all be avoided or mitigated and North Consider environmental assets are not equivalent and a ‘lumping’ approach by development. Merseyside risks diverting attention from the integration of the environmental, social and economic components of sustainable development. Policy 9 - ‘Development and the Environment’ has been included as an over-arching core environment policy in the Publication Concerns would be alleviated if this issue could be satisfactorily addressed Edition, which applies to all proposals and allows all and delivered via a Supplementary Planning Document on sustainable environmental issues to be considered simultaneously. On development. balance, this approach was selected because the policy provides clear and accessible criteria relating to climate change, green infrastructure, habitats and species, water resources and trees. The potential environmental impacts of development are also addressed within individual policies which provide more detailed criteria regarding the key environmental considerations relating to specific aspects or types of development, such as Policy 8: ‘development and people (addresses man made environmental issues such as noise and air pollution); Policy 11 ‘Design’; Policy 36 ‘Climate Change’; Policy 37 ‘Wind Turbines’; and Policy 40 ‘Integrating Green Infrastructure with New Development’. An SPD on Green Infrastructure is to be produced, to provide further clarity in relation to all aspects of Green Infrastructure including open space and ecological networks. 6.6 Lancashire Supportive of option 6.6/2. Noted County 6.6/2 Council Consider a single policy would not be able to deal comprehensively with all Policy 9 - ‘Development and the Environment’ has been included Archaeology the issues. as an over-arching and comprehensive core environment policy Unit in the Publication Edition, which applies to all proposals and allows all environmental issues to be considered simultaneously. On balance, this approach was selected because the policy provides clear and accessible criteria relating to climate change, green infrastructure, habitats and species, water resources and

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question trees. The potential environmental impacts of development are also addressed within individual policies which provide more detailed criteria regarding the key environmental considerations relating to specific aspects or types of development, such as Policy 8: ‘development and people (addresses man made environmental issues such as noise and air pollution); Policy 11 ‘Design’; Policy 36 ‘Climate Change’; Policy 37 ‘Wind Turbines’; and Policy 40 ‘Integrating Green Infrastructure with New Development’. 6.6 CBRE for Confirm that any policy should ensure that significant emphasis is placed Noted United Utilities on the need to ensure new development does not increase the potential for surface water flooding. It should include a requirement that new Policy 9 (Development and the Environment) within the Local development is designed to reduce the impact of flooding and to protect Plan Part 2 Core Policies contains a requirement for existing residents within the surrounding area. development to demonstrate that it has taken full account of issues relating to climate change (including flood risk), either through the development itself, or causing an increase in the level of risk from the effects of climate change in another location. Development will be required to demonstrate that it will not be at an unacceptable risk of flooding. In addition, the policy states that any development with the potential to create significant amounts of new surface water run-off will be expected to consider, and wherever possible implement, options for the management of the surface water at source. Policy 36 (Climate Change) requires all development to be located so as to minimise its susceptibility to predicted effects of climate change over the lifetime of the development. The Council will take account of issues including the development’s susceptibility to flooding.

JWPC for The 6.7 Slack and Response made with particular reference to Premier Mill, Darwen. Noted 6.8 Timms Group Do not support inclusion of noted issues within the plan as strict policies; In order to achieve sustainable development without imposing

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question of SIPPS plan should encourage identified types of approach relating to strict/onerous requirements on developers, an over-arching 6.12 environmental measures and/or building practices. Consider these policies environment policy has been included as a core policy within the 6.13 may cause developers uncertainty of cost implications; details referred to Publication Edition – Policy 9 (Development and the are best delivered through other regimes for e.g. building regulation and/or Environment), which applies to all proposals and allows all 6.16 construction techniques. environmental issues to be considered simultaneously. Together 7.2 with Policy 8:’Developemnt and People’ these policies set out the unacceptable impacts on people and environmental issues 7.3 that should all be avoided or mitigated by development allowing developers to respond in the most appropriate fashion fro the site. At the same time Core Policy 7: ‘Sustainable and Viable Development’ and Core Policy 11:’ Design’ takes a flexible approach to securing sustainable, viable development that improves the economic, social and environmental conditions of the area. The policies indicate how the Council will be proactive in working with developers to bring schemes forward. The policies set out sustainability objectives, without prescribing solutions, allowing developers to bring forward the best solution for the site.

6.7 JWPC Ltd for Response made with particular reference to land at Horden Farm adjacent Noted Witton Estates to Gib Lane, Blackburn. 6.8 In order to achieve sustainable development without imposing Do not support inclusion of noted issues within the plan as strict policies; strict/onerous requirements on developers, an over-arching 6.12 plan should encourage identified types of approach relating to environment policy has been included as a core policy within the 6.13 environmental measures and/or building practices. Consider these policies Publication Edition – Policy 9 (Development and the may cause developers uncertainty of cost implications; details referred to Environment), which applies to all proposals and allows all 6.16 are best delivered through other regimes for e.g. building regulation and/or environmental issues to be considered simultaneously. Together 7.2 construction techniques. with Policy 8:’Developemnt and People’ these policies set out the unacceptable impacts on people and environmental issues 7.3 that should all be avoided or mitigated by development allowing developers to respond in the most appropriate fashion fro the site.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question At the same time Core Policy 7: ‘Sustainable and Viable Development’ and Core Policy 11:’ Design’ takes a flexible approach to securing sustainable, viable development that improves the economic, social and environmental conditions of the area. The policies indicate how the Council will be proactive in working with developers to bring schemes forward. The policies set out sustainability objectives, without prescribing solutions, allowing developers to bring forward the best solution for the site.

Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.7 LaSalle for Ramsgreave Drive. Noted Ainscough 6.8 Not supportive of policies that impose a requirement to achieve specified In order to achieve sustainable development without imposing Strategic Land strict/onerous requirements on developers, an over-arching and Blackburn exemplar standards. Consider these would be overly restrictive and may dis-incentivise developers or landowners from bringing their sites forward. environment policy has been included as a core policy within the Rugby Union Publication Edition – Policy 9 (Development and the Football Club Plan should encourage environmentally sustainable development and Environment), which applies to all proposals and allows all make provision for individual sites to be assessed on their merits. environmental issues to be considered simultaneously. Together with Policy 8:’Developemnt and People’ these policies set out Policy should acknowledge that there may be circumstances where non- the unacceptable impacts on people and environmental issues compliance of a proposal is outweighed by other benefits. that should all be avoided or mitigated by development allowing developers to respond in the most appropriate fashion fro the site. At the same time Core Policy 7: ‘Sustainable and Viable Development’ and Core Policy 11:’ Design’ takes a flexible approach to securing sustainable, viable development that improves the economic, social and environmental conditions of the area. The policies indicate how the Council will be proactive in working with developers to bring schemes forward. The policies set out sustainability objectives, without prescribing solutions, allowing developers to bring forward the best solution for the site.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question The Plan acknowledges there may be circumstances where the public benefit of the development clearly outweighs the harm caused. In such situations the Council will seek to secure mitigation measures and/or a financial contribution from the developer

Environment Representation Includes an addendum of ways new development can 6.7 Agency benefit the environment and an appendix including information on the Noted current ecological status of watercourses on or adjacent to the proposed An SPD on Green Infrastructure will provide additional guidance allocations. on how development might provide environmental enhancements. Note there is a duty for everyone to comply with the objectives of the Water Framework Directive. (The Lancs GI Strategy has no status.) New development should adhere to the Lancashire Green Infrastructure Plan

6.7 The Wildlife Consider there is a risk of conflation between multi-functional ‘Green Noted Trust for Infrastructure’ and a purpose specific district wide ‘Ecological Network’. Lancashire, Core Policy 9: Development and the Environment and Manchester Consider the Council should require every design/layout to have regard to supporting Policy 40: Integrating Green Infrastructure with New and North the existing ecology and ecological functioning of the proposed Development acknowledges Green Infrastructure and Ecological Merseyside development site and its surroundings and seek to retain and secure the Networks as discrete entities. effective management of as much semi-natural habitat as is practical to contribute to the maintenance, restoration and enhancement of the district’s ecological network. . 6.7 Lancashire Positive benefits to developers need to be emphasised. Noted County 6.8 Council An SPD on Green Infrastructure will provide additional guidance on how development might provide environmental 6.9 Archaeology Unit enhancements 6.7 HOW Panning Representation made with particular reference to Sappi site, Blackburn. Noted

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question LLP for 6.8 Aeternum Acknowledge that protecting the environment is important. Suite of policies Core Policy 7: Sustainable and Viable Development and Core needs to ensure that development is deliverable and not hindered by cost Policy 11: Design takes a flexible approach to securing 6.12 Capital and Taylor Wimpey implications of onerous policies that can impact on scheme viability. sustainable, viable development that improves the economic, 6.13 social and environmental conditions of the area. The policies set Supportive of a flexible approach that allows for a site-by-site assessment. out sustainability objectives, without prescribing solutions, 6.16-6.18 Reference should be made to requirements outlined in Building allowing developers to bring forward the best solution for the Regulations site. Core Policy 8: Development and People and Core Policy 9: Development and the Environment set out the unacceptable impacts on people and environmental assets that should all be avoided or mitigated by development allowing developers to respond in the most appropriate fashion for the site. 6.7 HOW Panning Representation made with particular reference to Moorgate Mill, Moorgate Noted LLP for HB Street, Blackburn. 6.8 Villages and Core Policy 7: Sustainable and Viable Development and Core Acknowledge that protecting the environment is important. Suite of policies Policy 11: Design takes a flexible approach to securing 6.12 Bolderstone (Chesterfield) needs to ensure that development is deliverable and not hindered by cost sustainable, viable development that improves the economic, 6.13 LLP implications of onerous policies that can impact on scheme viability. social and environmental conditions of the area. The policies set out sustainability objectives, without prescribing solutions, Consider there needs to be flexibility in policies seeking to reduce the allowing developers to bring forward the best solution for the effects of climate change to allow developers to adopt different approaches site. as long as the end result assists in achieving identified objectives. Core Policy 8: Development and People and Core Policy 9: Development and the Environment set out the unacceptable impacts on people and environmental assets that should all be avoided or mitigated by development allowing developers to respond in the most appropriate fashion for the site. 6.7 JASP Representation made with particular reference to Greenbank Terrace Noted Planning, (former Lower Darwen Paper Mill), Lower Darwen. 6.8 Town Planning Core Policy 7: Sustainable and Viable Development and Core Not supportive of policies that require environmental measures/standards Policy 11: Design takes a flexible approach to securing 6.9 and Development as an absolute. Consider that any measures that add to the cost of sustainable, viable development that improves the economic, 6.12 Consultancy construction may have an impact on scheme viability in marginal markets social and environmental conditions of the area. The policies set

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question for River and consequently on delivery. out sustainability objectives, without prescribing solutions, 6.13 Street Assets allowing developers to bring forward the best solution for the LLP Consider these environmental considerations should be encouraged. Note site. that many of the measures referred to are administered by other legislation, such as Building Regulations which negates the need fro further controls Core Policy 8: Development and People and Core Policy 9: via the Local Plan. Development and the Environment set out the unacceptable impacts on people and environmental assets that should all be avoided or mitigated by development allowing developers to respond in the most appropriate fashion for the site Whilst many environmental measures are controlled by other legislation such as Building Regulations, there is a need for planning policy on the issue to ensure that sustainable development is delivered and to provide clarity for developers in accordance with the NPPF.

6.8 Environment Supportive of a strict policy requirement for new development to include Noted Agency (EA) environmental measures identified in para 6.21 (Issues and Options paper) and listed in EA response to question 6.7. Instead of imposing strict requirements for new developments to include specific environmental measures, Policy 9 (Development and the Environment) of the Publication Edition requires all development to ensure that there is no unacceptable impact on environmental assets or interests, and also encourages the exploration of opportunities to provide enhancements. Each site will provide different opportunities in terms of environmental measures, and flexibility is important as the availability of technology changes over time. 6.8 The Wildlife Acknowledge it would be impractical to adopt a ‘one size fits all’ policy Noted Trust for approach to the effective and efficient management of the ecological Lancashire, diversity within the local ecological network. Policy 40: Integrating Green Infrastructure with New Manchester Development requires all development that includes an element and North Advise that all but the most minor developments should be required to of green space to secure appropriate maintenance of the space Merseyside demonstrate that it has regard to the ecology of the site/area and its in the long term. position and function in the local ecological framework and its design/layout

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question reflects this. Instead of imposing strict requirements for new developments to Provide signposts to schedules of information relating to habitats and include specific environmental measures, Policy 9 (Development species of principal importance. and the Environment) of the Publication Edition requires all development to ensure that there is no unacceptable impact on environmental assets or interests, and also encourages the exploration of opportunities to provide enhancements. Each site will provide different opportunities in terms of environmental measures, and flexibility is important as the availability of technology changes over time. An SPD on Green Infrastructure is to be produced for Blackburn with Darwen, to provide additional information and clarity in relation to all aspects of green Infrastructure. It will address ecological matters and provide the necessary links to habitat and species information. 6.8 CBRE for UU encourages early discussion with potential developers as a means to Noted United Utilities ensure measures to enhance and protect the environment can be (UU) incorporated. Policy 9 (Development and the Environment) of the Local Plan Part 2 Core Policies requires that any development with the Use of sustainable drainage systems (SuDs) should be required where potential to create significant amounts of new surface water run- possible as a means of reducing surface water run-off rates. off will be expected to consider, and wherever possible implement, options for the management of the surface water at source. The policy also states that development will only be permitted where there is no unacceptable impact on environmental assets or interests, including but not limited to climate change (including flood risk), green infrastructure, habitats, species, water quality and resources, trees, and the efficient use of land. It also encourages the exploration of opportunities to provide enhancements. Each site will provide different opportunities in terms of environmental measures, and flexibility is important as the availability of technology changes over time.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question

Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.9 LaSalle for Ramsgreave Drive. Noted. Ainscough No single answer. Installation of environmental measures in new Whilst many environmental measures are controlled by other Strategic Land legislation such as Building Regulations, there is a need for and Blackburn development must have regard to individual site-specific circumstances and the availability/development of technology at any one time. planning policy on the issue to ensure that sustainable Rugby Union development is delivered and to provide clarity for developers in Football Club accordance with the NPPF. The Government’s objective is that planning should fully support the transition to a low carbon economy in a changing climate. In order to ensure compliance with the Local Plan, developers will be expected to include environmental measures as an integrated part of the project, identifying potential opportunities and associated costs alongside marketability benefits. Core Policy 7: Sustainable and Viable Development and Core Policy11: Design take a flexible approach to securing sustainable, viable development that improves the economic, social and environmental conditions of the area. The policies set out sustainability objectives, without prescribing solutions, allowing developers to bring forward the best solution for the site. Core Policy 8: Development and People and Core Policy 9: Development and the Environment set out the unacceptable impacts on people and environmental assets that should all be avoided or mitigated by development allowing developers to respond in the most appropriate fashion for the site.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question 6.9 Environment The environmental measures, which appear to be the most difficult for Noted. Agency developers to implement, include the protection of habitats and the enhancement of habitats. The aim of Core Policy 9: Development and the Environment and supporting Policy 40: Integrating Development with Green Infrastructure is to ensure that the relationship between new development and the environment is managed, and that the right balance is always struck between environmental concerns and other factors. Policy 9 provides clear and accessible criteria relating to climate change, green infrastructure, habitats and species, water resources and trees and allows each application to be considered flexibly on its own merits. An SPD on Green Infrastructure will provide additional guidance on how development might provide environmental enhancements. 6.9 The Wildlife Determined by the location and type of site and the scale of the Noted. Trust for development. Retaining or re-creating and managing ecological features Lancashire, may be more difficult than starting with a blank canvas but there can be Whilst many environmental measures are controlled by other Manchester marketability benefits for the developer. As well as to nature for its own legislation such as Building Regulations, there is a need for and North sake. Some rough costings for many natural environment capital and planning policy on the issue to ensure that sustainable Merseyside revenue cost are available from Natural England and the Forestry development is delivered and to provide clarity for developers in Commission. accordance with the NPPF. In order to ensure compliance with the Local Plan, developers will be expected to include environmental measures as an integrated part of the project, identifying potential opportunities and associated costs alongside marketability benefits. An SPD on Green Infrastructure will provide additional guidance on how development might provide environmental enhancements Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.10 LaSalle for Ramsgreave Drive. Noted Ainscough The Plan aims to ensure that the relationship between new

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question Strategic Land development and the environment is managed, and that the right and Blackburn Consider policy should acknowledge there may be circumstances where balance is always struck between environmental concerns and Rugby Union the loss of an ecological asset is outweighed by other benefits. other factors Football Club The Plan acknowledges there may be circumstances in which the public benefit of the development clearly outweighs the harm caused. In such situations the Council will seek to secure mitigation measures and/or a financial contribution from the developer 6.10 The Wildlife Reserve fuller comment to the policy wording, once available. Noted Trust for Lancashire, Welcome the approach in the proposed policy. However are uncertain how Core Policy 9: ‘Development and the Environment’ and Manchester much protection the proportionate approach would provide to locally supporting Policy 40: ‘Integrating Development with Green and North valuable habitats and whether all sections of the ecological network would Infrastructure’ take the proposed approach of protecting Merseyside be treated equally. designated habitats from unacceptable destruction or damage by development, the degree of protection being proportionate to the level at which the habitat is protected, and preventing further fragmentation of ecological networks. An SPD on Green Infrastructure will provide additional guidance on how development might provide environmental enhancements, as required by Policy 40. 6.10 Lancashire Agree with the approach set out in para 6.24 relating to the protection of Noted County habitats. 6.11 Council The proposed approach – of protecting designated habitats from Archaeology unacceptable destruction or damage by development, the Unit degree of protection being proportionate to the level at which the habitat is protected, and preventing further fragmentation of ecological networks - has been taken and is set out in Core Policy 9: Development and the Environment and supporting Policy 40: Integrating Development with Green Infrastructure

6.11 The Wildlife Reserve fuller comment to the policy wording, once available. Noted Trust for

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question Lancashire, Manchester Welcome the intent of this approach, but it is unclear if all protected species Policy 9 (Development and the Environment) of the Publication and North would be treated equally. Edition sets out the framework for consideration of protection of species, based on their importance. Merseyside Signpost to schedules of information relating to habitats and species of importance. An SPD on Green Infrastructure is also to be produced for Blackburn with Darwen, to provide additional information and clarity in relation to all aspects of green infrastructure. 6.12 Turley Response made with particular reference to Thwaites Brewery Site, Noted Associates for Blackburn 6.12/3 Sainsbury’s The plan sets out clear requirements for sustainable design to Option 6.12/3 is the preferred option. ensure that environmental sustainability is maximised in every development. This is considered to be the most appropriate This option provides the flexibility for development to meet current national approach rather than imposing CSH and BREEAM standards standards/guidance. which are subject to regular modifications. Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.12 LaSalle for Ramsgreave Drive. Core Policy 7: Sustainable and Viable Development and Core Ainscough Policy11: Design take a flexible approach to securing Strategic Land Consider policy should encourage sustainable development without sustainable, viable development that improves the economic, and Blackburn imposing unduly restrictive requirements on developers, for e.g. the social and environmental conditions of the area. The policies set Rugby Union achievement of exemplar standards. These standards are not administered out sustainability objectives, without prescribing solutions, Football Club by the Council and may change over the plan period. allowing developers to bring forward the best solution for the site. With Policy 36: Climate Change, the policies provide clarity for developers, in accordance with the NPPF and the 6.12 Environment Support inclusion of policy that requires developers to build to exemplar Government’s objective that planning should fully support the Agency Code for Sustainable Homes and BREEAM standards. Consider a transition to a low carbon economy in a changing climate. requirement to exceed current Building Regulations requirements will ensure development exceeds the minimum standards of sustainability. 6.12 McAteer Response made with particular reference to land at Gib Lane, Blackburn Noted. Associates Ltd (land to the rear of 393-423 Livesey Branch Road and 2-42 Gib Lane) 6.12/2 for landowners Refer to the ‘Plan Viability Report’; this supporting document of land at Gib Support Option 6.12/2. indicates that the plan policies do not impose any burdens that will impact on scheme viability. lane, Support the reduction of the carbon footprint of development. However Blackburn consider policy should not impose requirements which would impact on Core Policy 7: Sustainable and Viable Development and Core

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question scheme viability. Policy11: Design take a flexible approach to securing sustainable, viable development that improves the economic, social and environmental conditions of the area. The policies set out sustainability objectives, without prescribing solutions, allowing developers to bring forward the best solution for the site. Policy 7 sets out how the Council will work proactively with developers on scheme delivery. With Policy 36: Climate Change, the policies provide clarity for developers, in accordance with the NPPF and the Government’s objective that planning should fully support the transition to a low carbon economy in a changing climate.

6.12 The Wildlife Welcome the intent of such an approach. Noted Trust for Lancashire, Note concerns that although BREEAM includes a biodiversity section a Clear requirements in terms of sustainable design have been Manchester high score can be obtained without achieving a good score with regard to included in the Publication Edition, within Policy 11 (Design); to and North biodiversity. ensure that environmental sustainability is maximised in every Merseyside development. This is considered to be the most appropriate approach rather than imposing specific standards such as CSH and BREEAM standards which are subject to regular modifications. 6.12 Together Agree with Option 6.12/2. Noted Housing Group CSH and BREEAM standards have not been included in the Local Plan Part 2 as developments will have to meet these

HOW Planning Response made particular reference to Sappi Site and Moorgate Mill, requirements through Building Regulations. for Aeternum Blackburn Clear requirements in terms of sustainable design have been Capital and included in the Publication Edition, within Policy 11 (Design); to Taylor Wimpey Whilst protecting the environment is important, policies still need to ensure that development is deliverable and viable. Policies should therefore be ensure that environmental sustainability is maximised in every flexible and assessed on a site by site basis. development. This is considered to be the most appropriate

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question approach rather than imposing external standards which are JASP Planning Response made particular reference to Land at Greenbank Terrace, Lower subject to regular modifications. Consultancy Darwen Ltd on behalf Policy 9 (Development and the Environment) of the Local Plan These measures should be encouraged but not required as an absolute. of River Street Part 2 Core Policies requires development to demonstrate that it Assets LLP The government has made it clear that these are matters for other has taken full account of issues relating to climate change. In legislation, such as Building Regulations, and there is no demonstrable addition, Policy 36 (Climate Change) states all development need for any further controls should be designed with the aim of minimising its contribution to carbon emissions and climate change, both directly from the development and indirectly arising from factors such as travel to and from the development. The policy highlights that the Council

will be supportive of exemplar developments with high environmental performance. Policy 9 also considers the impact of development on biodiversity and the Borough’s ecological network. Policy 7 (Sustainable and Viable Development) of the Local Plan Part 2 Core Policies ensures the viability of development is considered. With Policy 36: ‘Climate Change’ the policies provide clarity for developers in accordance with NPPF and the Government’s objective that planning should fully support the transition to a low carbon economy in a changing climate.

6.13 Turley Response made with particular reference to Thwaites Brewery Site, Noted Associates for Blackburn 6.13/5 Sainsbury’s As new developments are likely to include a significant Preference for option 6.13/5. proportion of renewable energy in order to comply with evolving Building Regulations, specific renewable energy targets are not Consider policies relating to issues and options questions 6.12 and 6.13 included in Local Plan Part 2. Policy 36 (Climate Change) aims should be combined; the strategic objectives of the Council could be met by to be flexible but also to ensure that development is designed requiring all new development to meet the requirements of the Building with the aim of minimising its contribution to carbon emissions. Regulations.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question

Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.13 LaSalle for Ramsgreave Drive. Ainscough Strategic Land Not supportive of options 6.13/1-6.13/5. Consider these would impose and Blackburn onerous requirements on developers, which may dis-incentivise Rugby Union development being brought forward. Football Club Plan should encourage environmentally sustainable development and include flexibility to allow an assessment of proposals on an individual site basis including consideration of the availability/development of technology at the time. Policy should acknowledge that there may be circumstances where non- compliance of a proposal may be out weighed by other benefits. 6.13 Together Agree with options 6.13/1, 6.13/2 and 6.13/3. Housing Group Consider Option 4 can be difficult to achieve; very much influenced by the size of the development and the orientation of the units. Confirm targets should be set in the plan.

6.14 Environment Support this policy proposal. Consider policy could go further and include Noted Agency measures to increase the overall sustainability of the building, such as greywater harvesting and recycling. A retrofitting policy has not been included within Local Plan Part 2. It would only be reasonable for the Council to require this where it is part of the application under assessment. If the 6.14 JASP Planning Response made with particular reference to land at Greenbank Terrace retrofitting of renewable energy measures is needed in order to Consultancy (former Lower Darwen Paper Mill), Lower Darwen. mitigate other impacts, developers will still have this option and for River the flexibility to consider opportunities on a case-by-case basis. Street Assets Consider it unreasonable to require the retrofitting of renewable energy LLP measures to existing buildings when considering unrelated applications for minor developments.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question 6.14 Together Support inclusion of policy that requires retrofitting renewable energy Housing measures. Group

6.15 Environment Suggest an alternative option – to consider the environmental impacts of Noted Agency renewable energy schemes through the general environmental policy/policies referred to in question 6.6. The environmental impacts of renewable energy schemes can be considered against Core Policy 9 (Development and the Environment). Instead of relying on national policy and guidance alone, an additional specific policy is proposed in relation to Wind Turbines (Policy 37) to provide greater clarity for developers. 6.15 The Wildlife Advise they would like to see either a criterion-based local policy wording Noted Trust for relating to biodiversity or a cross reference to relevant local policy on Lancashire, habitats, species and the local ecological network. Within Policy 9 of the Core Policies (Development and the Manchester Environment), there is a section which provides protection for and North habitats and species of importance. The policy also states that Merseyside development that would result in the further fragmentation of, or compromise the function of, Blackburn with Darwen’s ecological framework will not be permitted unless a) the harm is significantly and demonstrably outweighed by other planning considerations; and b) an appropriate mitigation strategy can be secured. Additionally, Policy 37 (Wind Turbines) includes a requirement that any wind turbine development has no unacceptable adverse impact on a protected habitat or other feature of ecological importance, unless a) the benefits of the development clearly outweigh the harm caused, b) the development is designed to minimise the degree of harm, and c) the residual harm is mitigated or compensated for.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question 6.15 Lancashire Consider the impacts of large renewable energy developments are Noted County assessed reasonably well under present processes such as Environmental 6.15/1 Council Impact Assessment (EIA); option 6.15/2. The environmental impacts of renewable energy schemes (including smaller schemes) can be considered against Core 6.15/2 Archaeology Unit Express concerns that smaller developments are not always subject to Policy 9 (Development and the Environment). Instead of relying appropriate levels or qualities of assessment and analysis; further guidance on national policy and guidance alone, an additional specific would be useful; option 6.15/1. Suggest a co-operative approach in the policy is proposed in relation to Wind Turbines (Policy 37); this development of this guidance with other authorities and the County Council reiterates the environmental requirements relating to this form of would be beneficial and would provide more certainty for developers.. development in order to provide greater clarity for developers. Not CBRE for Request a policy which sets a presumption against the development of Noted referenced United Utilities wind turbines on land used for water catchment purposes which is also deep peat. Policy 37 (Wind Turbines) includes a number of criteria which need to be met for any wind turbine development. One of these requires that the development has no unacceptable impact on local hydrology or other below-ground considerations including safeguarded mineral resources. 6.15 Together Support option 6.15/2 Noted Housing Group The environmental impacts of renewable energy schemes can be considered against Core Policy 9 (Development and the Environment). Instead of relying on national policy and guidance alone, an additional specific policy is proposed in relation to Wind Turbines (Policy 37) to provide greater clarity for developers. Not Tockholes The Council should insist on a separation area for the locating of wind Noted referenced Parish Council turbines of a minimum of one kilometre from any building or dwelling to reduce the nuisance of flicker and noise. The Council does not see it as appropriate to impose minimum separation distances; separation distances are dependent on the circumstances of the proposal As highlighted by national policy, distance itself does not necessarily determine whether the impact of a proposal is unacceptable. Distance does play a part but other factors such as topography, the local environment and near-by land uses.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question Indicative separation distances between turbines and residential properties are given in the Council’s informal guidance document - Wind Turbine Development in Blackburn with Darwen: A Guide for Developers Policy 37: ‘Wind Turbines’ will ensure that factors including the amenity of neighbouring occupiers, noise, shadow flicker, reflected light or any other effect are considered in any wind turbine development.

Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.16 LaSalle for Ramsgreave Drive. Noted Ainscough 6.17 Consider the suggested options relating to an Allowable Solutions policy Policy 36 (Climate Change) includes the option to use Allowable Strategic Land Solutions as a means to ensure that a development complies 6.18 and Blackburn would impose onerous requirements on developers; requirement to achieve specified standards or make a payment to secure emissions reductions with required environmental standards. Specific options in terms Rugby Union of carbon saving initiatives are not defined within Local Plan Part Football Club would be unduly prescriptive. Cumulative impact of policy requirements on scheme viability needs to be considered. 2 as the Allowable Solutions framework is still evolving. It is expected that if introduced Allowable Solutions will be at national Plan should encourage environmentally sustainable development. level. Policy 7 (Sustainable and Viable Development) of the Local Plan Part 2 Core Policies ensures the viability of development is 6.16 The Wildlife Confirm preference for Route A; no views on whether Route A1 or A2 considered. Trust for would be preferable. 6.16/1 Lancashire, Manchester Advise it is possible to offset carbon through funding restoration of peatland and North as a carbon sink and store. Merseyside 6.16 Together Support options 6.16/1 and 6.16/2. Housing 6.16/1 Group 6.16/2

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question 6.17 McAteer Response made with particular reference to land at Gib Lane, Blackburn Noted Associates Ltd (land to the rear of 393-423 Livesey Branch Road and 2-42 Gib Lane) for landowners The Plan is not prescribing specific standards and instead allows of land at Gib Not supportive of prescriptive policies on energy consumption and developers to bring forward the most appropriate solutions to lane, renewable energy schemes being included in the plan. Consider such meet the Council’s objectives for sustainable and viable Blackburn policy requirements would impact on scheme viability. development. Similarly as new developments are likely to include a significant proportion of renewable energy in order to comply with evolving Building Regulations specific renewable energy targets are not included in Local Plan Part 2. The following policies aim to be flexible but also to ensure that development is designed with the aim of minimising its contribution to carbon emissions: Core Policy 7: ‘Sustainable and Viable Development’ and Core Policy 11: ‘Design’ addresses sustainability objectives. With Policy 36: ‘Climate Change’, the policies provide clarity for developers, in accordance with the NPPF and the Government’s objective that planning should fully support the transition to a low carbon economy in a changing climate.

6.17 JASP Planning Response made with particular reference to land at Greenbank Terrace Noted Consultancy (former Lower Darwen Paper Mill), Lower Darwen. 6.18 for River Policy 36 (Climate Change) includes the option to use Allowable Street Assets Do not consider the Council should adopt an Allowable Solutions Policy Solutions as a means to ensure that a development complies LLP until it is clear what the framework is within which a policy should work. with required environmental standards. Specific options in terms of carbon saving initiatives are not defined within Local Plan Part 6.17 Together Support inclusion of an Allowable Solutions policy. 2 because the Allowable Solutions framework is still evolving. It Housing is expected that if introduced Allowable Solutions will be at Group Consider this should include -installation of smart appliances/, PV panels/ national level. on site waste management,/retrofit of low/zero carbon technologies/ low energy storage solutions/ investment in district heating systems/ retrofitting/ low carbon cooling and energy storage.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question

Jones Lang Response made particular reference to Blackburn Rugby Club site on 6.19 LaSalle for Ramsgreave Drive. Noted Ainscough Plan does not need to make policy provision. The NPPF already provides Comprehensive policies have been included within Local Plan Strategic Land Part 2 in relation to flood risk and resilience, surface water and Blackburn adequate policy guidance in relation to climate change. The plan should avoid unnecessary duplication. drainage and water quality in policies 9 (Development and the Rugby Union Environment), 36 (Climate Change) and 40 (Green Football Club Infrastructure). The policies provide additional clarity to the relevant NPPF guidance rather than duplication.

6.19 Environment Policy should be worded to ensure that where the council is satisfied no Noted Agency alternative sites are available, development that has to be located in areas at risk of flooding is not at an unacceptable risk of flooding or will Core Policy 9 (Development and the Environment) requires exacerbate risk elsewhere. The policy should identify the specific development to demonstrate that it will not be at an measures identified through the Level 2 SFRA (Strategic Flood Risk unacceptable risk of flooding. Where appropriate this will include Assessment), which must be included to make development safe. a requirement to demonstrate that there is no sequentially preferable location in which the development could take place, Policy also needs to make provision to protect water quality through new and if necessary, that the development complies with the development. In addition to the use of SUDS via the provision of buffers Exception Test. Development with the potential to create between development and watercourses, the use of greywater recycling significant amounts of new surface water run-off will be expected measures and the diversion of surface water away from foul or combined to consider, and wherever possible implement, options for the sewers. management of surface water at source. The policy also states that development must avoid any

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question unacceptable impact on environmental assets or interest, 6.19 CBRE for UU supports the Council’s aspirations to reduce the impact of climate including climate change (including flood risk) and water quality. United change, particularly the issue of flooding. UU request that new Utilities(UU) development generates minimal discharge; surface water should be Policy 36 (Climate Change) requires all development to be managed at source and not transferred. designed with the aim of minimising its contribution to carbon emissions and climate change, both directly from the Connecting surface water to the public sewerage system is not a development and indirectly arising from factors such as travel to sustainable solution and should be discouraged. and from the development. Any sites’ natural discharge should be continued; if the existing surface In addition, it requires all development to be located and water does not have an existing natural solution and the land is prone to designed so as to minimise its susceptibility to the predicted flooding UU would question its suitability for development unless effects of climate change over the lifetime of the development. In acceptable mitigation measures can be agreed. making its assessment against this requirement the Council will Consideration should be given to green infrastructure and SuDs solutions. take account of issues including but not limited to susceptibility to flooding; availability of shade in public areas; incorporation of Request a specific policy on surface water to require development to measures to reduce unwanted solar gain during periods of hot comply with the surface water drainage hierarchy. The policy should:- weather; and incorporation of measures to reduce the need for - set out a requirement to reduce surface water discharges to the artificial heating and cooling of buildings, including during equivalent of a greenfield run-off rate on undeveloped sites and a extremes of temperature. significant reduction in surface water discharges on previously Policy 40 (Green Infrastructure) requires, where circumstances developed sites; permit, for all development to be designed to make a positive - require maximum use of porous paving, driveways and hard contribution to the Borough’s green infrastructure. standings. An SPD on green infrastructure will provide additional guidance 6.19 Together Adaptation measures to be promoted include flood resistance and on how development may provide environmental enhancements. Housing resilience measures and conservation of water. Group

6.20 Together Further adaptation measures to be considered include fabric first Housing approaches. Group

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question 6.21 Environment Consider that developers should already be factoring climate change Noted Agency impacts into their site specific Flood Risk Assessments. Policy 36 (Climate Change) requires all development to be located and designed so as to minimise its susceptibility to the predicted effects of climate change over the lifetime of the 6.21 The Wildlife Confirm support. development. In order for the Council to assess whether a Trust for development complies with this policy, developers will need to Lancashire, provide this evidence to accompany planning applications. A Manchester proportionate approach to validation requirements will be taken. and North Merseyside

CBRE for UU would like to add the following to their response for consideration in the Noted United Utilities preparation of the plan:- Core Policy 8 (Development and People) requires development - Regarding sewage treatment infrastructure. There is a need for to secure a satisfactory level of amenity and safety for this to be located remotely to reduce any detrimental impact on surrounding uses and for occupants or users of the development residential amenity. Potential amenity issues associated with itself, with reference to noise, vibration, odour, light, dust, other odour should be reflected in a general development management pollution or nuisance, privacy/overlooking, and the relationship policy alongside policies on nose/dust etc.; between buildings. - Request Environmental Health Authority are consulted on future Other issues highlighted by UU have been noted. developments adjacent to waste water infrastructure assets; - UU have a legal right of access to their assets. UU will not permit development over and/or near its infrastructure assets; - Ask to be kept informed of any waste management related development and/or planning application adjacent to large diameter trunk main. - Seek support of the Council in local plan and planning application processes to protect/secure land for future infrastructure requirements.

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Issues Respondent SUMMARY OF REPRESENTATIONS Council response/ACTION TAKEN and options question

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APPENDIX 5: Summary of representations relating to general issues of concern in issues and options (I/O) paper and consultation on potential housing development sites - July 2012 and February-May 2013

Local Plan Part 2: Site allocations and Development Management Policies

Regulation 18 consultations: Preparation of a Local Plan

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question EMPLOYMENT/ LAND SUPPLY FOR BUSINESS DEVELOPMENT IN HIGHER VALUE SECTORS/ ACCESS TO JOBS AND SERVICES

Lancashire In addition to detailed representations to individual i/o questions. With . County reference to LCC’s strategic objectives and wider corporate activities – in Council (LCC) particular – promoting sustainable economic growth/ improving roads and (Strategy & transport/protecting and improving our environment: - Policy)  Plan should give greater emphasis to retaining an advanced manufacturing base and the need to plan to support indigenous business expansion and high valued manufacturing. Consider this is needed to support delivery of LEP’s key priorities and the Lancashire Advanced Engineering and Manufacturing programme (in particular the Enterprise Zone (EZ), and;  Existing transport links between neighbouring key economic growth areas should be referenced and influence the selection of preferred allocation sites.

Concerns that development of executive homes in attractive/outer areas may lead to development in less accessible locations and an increase in car usage. Note that sites listed in ‘Delivery-led’ option seem contrary to aims of Core Strategy/outside ‘transport corridor focus for new development’.

Suggest policies relating to ‘Access to jobs and services’ should address the implications of the EZ designation to ensure that development that would support businesses and/or workers serving the EZ are not disadvantaged by the locations of new housing. Page 1 of 27 APPENDIX 5

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

ACTION TAKEN: Noted. Refer to Policy 13: Employment land allocations; Policy 16: Housing allocations; and Policies Map

The Plan recognises the importance of job creation particularly in key growth sectors. It makes adequate provision of development land to enable the establishment and growth of new and existing businesses. Engagement with the LEP has ensured that the Plan conforms to LEP’s key priorities.

The development of the East Lancs Transport Masterplan will improve connectivity within and outwith East Lancs, including connectivity to key economic growth areas.

It is necessary to develop outer areas to ensure sufficient deliverable housing land. This is not contrary to the Core Strategy transport corridor focus. Accessibility has influenced the selection of sites and has been considered as part of the Sustainability Appraisal. Policy 16 identifies 18 strategic housing allocations across the borough. The Policies Map indicates that Blackburn is the main focus for housing development. The allocated suites in north and western Blackburn including Housing allocations 16/1, 16/2, 16/3, 16/9 and 16/10 are particularly complementary to the EZ designation. Each of the site specific allocations include development consideration that will need to be taken into account as scheme proposals are prepared.

QUANTITY, QUALITY AND MIX OF HOUSING

HOUSING DEVELOPMENT

Tockholes Efforts to progress development on brownfield land should be prioritised Parish Council before considering any development beyond the existing urban boundary. Consider it important that inner areas are attractive, offer a choice of well- designed homes and provide an efficient transport network. ACTION TAKEN: Noted. Council agrees with this comment.

Refer to Policy 1: Urban boundary; Policy 2: Inner urban area: Policy 10: Accessibility and transport; Policy 11: Design; Policy 16: Housing allocations; Policy 18: Housing mix; Policy 40: Integrating green infrastructure with new development; and the Policies Map

Policy 1 and the Policies map confirm the proposed urban boundary changes around the Gib Lane area on the north side of Broken Stone Road. This reflects the release of land to the west Gib Lane and to the east of Heys Lane for development; refer to Policies 16/9 – land west of Gib Lane and 16/10 - Land east of Heys Lane. The site specific policies set out the development consideration that will need to be taken into account as scheme proposals are prepared. Initially a comprehensive masterplan is required for the whole of the area between Broken Stone Road and the existing built up area, including site 16/10 and taking into account the Pleasington Lakes site, south of Broken Stone Road.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question The Plan acknowledges the need for a combined approach to investment and improvement that delivers growth and the regeneration of the inner area. Policy 1 confirms that the urban area is the preferred location for development. Policy 2 confirms the inner urban area where regeneration is a priority. Policy 10 sets out the considerations for development to be located in areas that provide good access to public transport. Policies 11,16 and 40 identify the issues that need to be taken into account to in scheme detailing to ensure development is attractive, well designed and provides a choice of dwellings in particular family homes.

Tockholes Majority of Tockholes’ residents wish to see the village character, its local Parish Council facilities and surrounding countryside protected and significant development discouraged.

ACTION TAKEN: Noted. Refer to Policy 3: The Green Belt; Policy 5: Countryside areas; Policy 8: Development and people; Policy 11: Design; Policy 17: Housing development in Tockholes; Policy 35: Protection of local facilities; Policy 40: Integrating green infrastructure with new development and the Policies Map.

Policies 3 and 5 (read in conjunction with the Policies Map) confirms that the protection via Green Belt and Countryside Area status surrounding Tockholes remains in place.

The Plan acknowledges that Tockholes is a village. However it does not have an identifiable boundary and as such is ‘washed over by Green Belt’. The plan recognises that Tockholes does need to have the flexibility to provide for the changing needs of its community. Policy 17 sets out the circumstances which would influence favourable consideration of residential development proposals in the Green Belt surrounding Tockholes. This is complemented by Policies 8, 11 and 40. Policy 8 confirms the need for development to make a positive contribution to the elements of local areas that make them attractive, for example local character and sets out a range of issues which need to be addressed to ensure the development does not give rise to any adverse effects on people’s lives. Policy 11 sets out the Council’s design requirements. Policy 40 identifies the requirements relating to the integration of green infrastructure within all new development including connectivity with neighbouring sites.

Policy 35 responds to the need to retain local facilities, particularly in the rural area, and sets out how the Council will manage proposals for change and development relating to established local facilities. . Priority should be given to investment/development in the inner areas on • The overall approach in the Local Plan is for the majority of brownfield sites, the renovation of empty properties and existing stock and the proposed 9,400 houses to be on sites within the urban the kick starting of stalled schemes before any development takes place on area, mainly brownfield. The total capacity of the sites greenfield land. identified on the edge of the urban area is around 2,500- 3,000; hence the remaining 6,500-7,000 will need to be in the urban area. • However there are other factors that need to be taken into account, including:

Page 3 of 27 APPENDIX 5

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question - The need to be able to show that enough land is available and ready to be built on now, to meet our housing requirement for the next 6 years, and - The need to provide land for larger homes for families, which cannot be accommodated on many of the sites in our inner urban areas.  It is therefore not possible to put forward a policy that requires no green field sites to be released until all brownfield sites had been developed. Such a policy would result in planning permissions being granted on appeal, which would give the Council and local communities much less influence over the development.

ACTION TAKEN: Noted. The Plan acknowledges the need for a combined approach to investment and improvement that delivers growth and the regeneration of the inner area. Policy 1 confirms that the urban area is the preferred location for development. Policy 2 confirms the inner urban area where regeneration including the re-development of brownfield/previously developed land is a priority.

The Council is developing a toolkit of measures it can use to support the renovation of empty properties, promote development, and assist in situations where development has stalled. This will be put together in a “Housing Implementation Strategy” which is expected to be published along with the Publication edition plan. Tools the Council is considering include: - Setting up a “local delivery fund” funded by New Homes Bonus, contributions from developers of greenfield sites, and receipts from the sale of Council-owned land for housing; - Reviewing how the Council uses its own land – selling it for housing, entering into development partnerships / joint ventures, allowing developers to buy through staged payments, etc.; - Reviewing our own procedures to ensure that the Council is an easy partner for developers to work with, and; - Adopting a flexible approach to planning requirements while ensuring that we maintain quality standards.

At the same time it is important to be realistic about what the Council can and cannot achieve – some stalled sites have complicated circumstances, for example bankruptcy procedures, which the Council is not able to resolve.

The argument that brownfield/inner areas are not attractive or viable for new • Sites that have come forward, such as Mosley Street in development was challenged. That development is ongoing within the inner Blackburn and Queen Street in Darwen, have been area for e.g. at the Infirmary and at Mosley Street would indicate that supported by external grant funding from central government developers can be encouraged to build on these sites, can contribute to the which is no longer available. There are few or no sites in the regeneration of areas, make a profit and can include the provision of inner urban area currently progressing on a normal affordable (low cost) homes. commercial basis. • In order to meet the requirement in national planning policy

Page 4 of 27 APPENDIX 5

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question to demonstrate a supply of sites deliverable now, it will be necessary to plan for greenfield sites to come forward in the early part of the plan period. • This situation is expected to improve over time as the market becomes stronger. In addition the Council is working hard to identify a toolkit of measures to support the delivery of urban sites, including use of land that the Council owns, affordable housing contributions from developers of greenfield sites, and proactive support and assistance for developers in planning and bringing forward sites. ACTION TAKEN: Noted. Refer to Council response.

Alternative/additional development sites: what options have the Council • The Issues and Options consultation paper that was considered? Some options suggested include former factory and mill sites, prepared in Summer 2012 considered three overall strategic revitalising town centre living, and the conversion of empty office and options: - commercial buildings. - A regeneration-focused option concentrating solely on brownfield and other sites within the inner urban area; - A urban-based strategy relying entirely on sites within the urban area but with less of a focus on the inner areas; - A “delivery” strategy, which planned for the early release of greenfield sites outside the built-up area. • At this stage in our preparations of the Local Plan and assessment of potential site allocations for new housing we will consider all site/strategic options. ACTION TAKEN: Refer to Policy 16: Housing allocations; Policy 18: Housing mix; and Policies Map

Policy 16 identifies 18 housing development allocations and sets out the design considerations that need to be taken into account during the preparation of detailed scheme proposals. The package of sites will make a significant contribution and encourage investment to meet the Council’s housing agenda for growth and the regeneration of the inner urban area. Reference to the Policies Map shows that the 18 sites are located across the borough and will offer a choice of housing, in particular good quality family housing, within the inner area, in the wider urban area and greenfield sites along the edge of the urban area. Development will not be limited to the sites identified; the Policies Map indicates other ‘general areas’ where complementary and appropriate development can take place.

Policy 18 sets out the housing mix requirements for all housing schemes.

Residents queried the evidence base for the 15-year housing target (9400 • The Council is committed to providing an equitable, attractive

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question homes) considering the poor performance of the housing market, the small and high quality choice of housing for all residents. number of completions in recent years and the loss/closure of businesses. • To provide this choice the Local Plan will allocate sites for a range of house types, mix and tenure including smaller and Residents questioned the need for the scale of housing proposed affordable houses as well as larger homes for families. The considering there are lots of empty properties and so many houses for sale majority of new homes (around two thirds) will be within the including larger homes and house prices are falling. Residents also towns/existing urban area rather than on greenfield sites on questioned the benefits of and need for “luxury” homes, which seem to be the edge of the towns. the focus of Council plans for development. Given the high levels of • The Council’s evidence of housing demand and need is unemployment and high wage earners there would seem to a greater need identified in its “Strategic Housing Market Assessment for affordable housing. “(SHMA); this looks at the overall amount and type of new housing that will be needed in the future. With regard to Residents questioned the evidence/market research carried out to support residents’ concerns regarding the high demand/need for the demand for higher value new homes. larger homes. The SHMA considered a range of factors that informed this conclusion: - - The average wage of people working in the Borough is around 10% higher than that of people living here. People working in higher paid jobs in the Borough tend not to live here. Availability of suitable housing is one reason for this. - The large majority of the Borough’s housing stock is in Council Tax Bands A and B, and we have fewer houses in higher bands (D and above) than some of our neighbouring Councils. • At the same time the Council acknowledges that there are equally important needs for a range of house types from other groups including people on the housing waiting list. • Altogether we do not currently have a balanced housing market in Blackburn and Darwen and therefore people trading up the housing ladder may often reach a point where they have to move out of the area to access the housing they want. This is reflected in 2011 Census information about our population and patterns of migration. • The new homes do not necessarily have to provide directly for people setting up house for the first time. The main issue is people’s ability to move within the market. It is more likely that family housing on the edge of the built up area would allow people to trade up from smaller properties elsewhere in the towns, releasing these smaller properties into the market for people for example who are first time buyers.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question ACTION TAKEN: Noted. Refer to Council response.

A disproportionate amount of new housing is proposed for Darwen: 5 sites • The consultation material shows the key sites on the edge of in Darwen compared to 7 in Blackburn. As most employment and population the urban area. Development will also take place over the is in Blackburn more housing should be developed there. life of the plan on a wide range of sites within the urban areas. There are many more of these urban sites in Blackburn than in Darwen, so we expect the overall amount of development to be significantly greater in Blackburn. This is in line with our Core Strategy policy. • The important issue is not the number of sites on the edge of the urban area, but the number of houses expected to be built in each town. The greenfield sites in Darwen are estimated to be able to provide approximately 750-1,000 new homes; those in Blackburn may accommodate as many as 2,000. • More information will be available at the next consultation later in the year. ACTION TAKEN: Noted. See Council response. Refer to Policy 16: Housing allocations. This policy identifies 18 key sites that have been allocated for housing development in the Publication edition plan, gives an indication of the timescale for delivery and sets out the design considerations that will need to be taken into account in the preparation of scheme details. Of the 18 sites allocated 6 are in Darwen.

Some residents anticipated that new development within the local area • Planning legislation does not allow the Council to take house would cause the value of existing homes to fall. prices into account when making planning decisions; • Even so, it is not guaranteed that development will impact on house prices in the longer term. A stronger economy and housing market created by new investment, a more balanced mix of housing and our wider growth and regeneration agenda, could be expected to increase house prices across the area overall. ACTION TAKEN: Noted. See Council response.

AFFORDABLE HOUSING

Residents wanted greater clarity on affordable housing. Is it property for • The National Planning Policy Framework identifies three market sale, private rent or would it be social housing? Some residents types of affordable housing and confirms that affordable

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question linked affordable housing to troublesome low income families, anti-social hou sing is provided to ‘eligible households whose needs are behaviour and crime. Others regarded affordable housing as housing not met by the market’. They are: provided at an accessible market price for first time buyers or families. - Social rented housing. Within Blackburn and Darwen these homes tend to be owned, let and managed by private registered providers (housing associations) such as Twin Valley Homes, Places for People and Great Places; - Affordable rented housing. These homes also tend to be let by private registered providers to eligible households, and; - Intermediate housing which are homes for sale and for rent. This can include shared equity, low cost homes for sale and intermediate rent. ACTION TAKEN: Noted. See Council response. Refer to Policy 18 Housing mix. The Council recognises need for affordable housing to be included in the borough’s housing mix/housing offer. Policy 18 sets out the requirements for the provision of affordable housing.

A definition of affordable housing is provided in the plan’s glossary.

Residents expressed a preference for affordable housing to be provided • The Council fully agrees with this and is committed to within the inner area, in close proximity to bus and rail connections for ease providing high quality homes for all residents. The Council of access to jobs, and via the renovation of empty properties. considers everyone deserves a good home irrespective of location, type, size and value and will work with developers to provide equality in the opportunity for people to have a quality home. • Affordable housing tends to be needed by people, including families, on lower incomes and has traditionally been built within the inner urban areas. • It is hoped that a wider choice/mix of homes – particularly family homes - will provide the opportunity for more movement within the local housing market and release these typically smaller homes within the inner urban area for first time buyers and other homeowners. ACTION TAKEN: Noted.

Refer to Policy 2: The inner urban area; Policy 10: Accessibility and transport; Policy 12: Developer contributions; Policy 18: Housing mix; and Policies Map.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

Council agrees that many of the residents in affordable housing may prefer to be located within the inner areas close to public transport networks which offer access to local services and jobs. Altogether this is likely to be a sustainable option for those residents needing affordable housing – both to rent and/or to buy.

The Plan acknowledges the need to promote a combined approach to investment and improvement that delivers growth and the regeneration of the inner area. Policy 2 (read in conjunction with the Policies map) confirms the inner urban area where regeneration is a priority

All development is required to make a contribution to affordable housing. It will be essential that the affordable housing mix offers a good choice and quality of home to all. Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth and regeneration agenda in particular the need for high quality family housing. It sets out the Council’s development considerations relating to house type mix and the options for the provision of affordables – on site or elsewhere via a financial contribution. Policy 12 sets out the approach to developer contributions, which in the first instance will be secured, via a Section 106 agreement.

With regard to the renovation of empty properties. The Council developing a toolkit of measures it can use to support the renovation of empty properties. This will be put together in a “Housing Implementation Strategy” which is expected to be published along with the Publication edition plan.

SERVICES AND INFRASTRUCTURE

AMEC for the Confirm wish to be involved in preparation/alteration and review of Council National Grid planning policies which may affect their assets relating to the following issues: -

 Overhead transmission lines/underground cables/gas pipeline installations;

 Site specific allocations affecting sites crossed by overhead lines/underground cables or gas transmission lines;

 Land use policies/development proposed adjacent to existing high voltage electricity sub-station sites and gas above ground installations;

 Policies relating to diversion of overhead transmission lines;

 Policies relating to infrastructure/utility provision;

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question  Policies relating to development in the countryside;

 Landscape policies, and

 Waste and mineral plans

ACTION TAKEN: Noted. National Grid has been involved in the Infrastructure Plan and the Council will continue its communication with the organisation.

Sport England With reference to NPPF paragraphs 171 and 73 note that local plans need to be based on an up-to-date playing field and built sports facilities strategy (both carried out in accordance with a methodology approved by Sport England). Confirm their records indicate the Council does not have either and therefore they challenge the soundness of the plan work completed to date. Confirm willingness to work with the Council to put strategies in place. ACTION TAKEN: Noted. The Council has commissioned consultants to prepare a Playing Pitch Strategy, which assesses the supply and demand for playing pitches within the borough. Sport England has been involved in its preparation from the outset.

Coal Authority Provided an information leaflet which outlines the general issues that the Coal Authority consider should be addressed in Local Plans covering coalfield areas. ACTION TAKEN: Noted. Policy 8 (Development and People) requires development on previously developed, potentially contaminated or unstable land to secure a land remediation scheme to ensure that the land is remediated to a standard which provides a safe environment for occupants and users and does not displace contamination. Additionally, Policy 37 (Wind Turbines) sets out a list of criteria which wind turbine applications must meet, including that the development must have no unacceptable impact on local hydrology or other below ground considerations including safeguarded mineral resources.

Mono Consider it important that a telecommunications policy remains in place in Consultants the Local Plan. A model Development Management policy is suggested. Limited for Mobile Operators Association ACTION TAKEN: Noted. Policy 44 in the Publication edition sets out the Council’s requirements for the siting of new telecommunications equipment.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question Network Rail Provide details of 3 level crossings owned by NR in the borough. Consider (NR) the policy does not take account of the impact of development on these level crossings. Raise concerns that increased patronage over level crossings may require train speeds to be reduced i.e. impact on train timetabling and frustrate train service improvements; there may also be safety issues. Request Network Rail Level Crossings Policy is integrated in the plan; similar policies are in place in the Wirral and are proposed in the West Lancashire Council Plan.

Also request that plan identifies the need for developer contributions to fund rail infrastructure improvements where they are required as a result of the proposed development. ACTION TAKEN: Noted. Refer to Policy 10: Accessibility and Transport; and Policy 12: Developer contributions

Policy 10 sets out the approach the Council will adopt in managing the transport implications of development.

In some cases the developer may be required to make a contribution to improvements required to local infrastructure in response to the impacts of development. Policy 12 identifies the options for securing this contribution. The Council may produce a Supplementary Planning Document to expand on the operation of this policy. The Theatres Support options paper statement that Blackburn town centre will be the Trust location for arts and cultural services. Question the intention to identify a cultural quarter; note their concerns that the locations of various quarters may exclude appropriate venues/buildings or activities.

Support efforts to establish an evening economy.

With reference to NPPF and the protection/safeguarding and improvement of established cultural facilities and services provide advice on a model policy to be included in the plan. ACTION TAKEN: Noted. Refer to Policy 35: Protection of local facilities The Publication edition recognises that facilities such as small shops, post offices, public houses and community halls are an important part of life in our towns and rural areas. Policy 35 aims to retain and protect these local facilities.

CBRE for Confirm willingness to work in partnership with local planning authorities to United Utilities progress sustainable development and growth.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

Note that future site allocations and policies should consider the impact of new development and ensure adequate infrastructure capacity is available. If infrastructure deficiencies cannot be addressed, an alternative location and/or timescale should be considered.

ACTION TAKEN: Noted. Refer to Policy 13: Employment land allocations and Policy 16: Housing allocations.

The Council has regular liaison meetings with United Utilities to identify any potential issues with infrastructure capacity for the planned growth in the borough. Any particular issues identified have been integrated within the allocation policies – Policies 13 and 16 - for individual sites and will be addressed as an integral part of scheme development. The Council will continue this dialogue with United Utilities to ensure they are made aware of progress on developments and can plan ahead to make adequate provisions for the development.

Small scale retail in residential development should be provide for/contribute towards sustainable development / communities ACTION TAKEN: Some of the allocated sites in the Plan will require a masterplan to be produced prior to any development taking place. It is envisaged that the masterplan will include requirements to provide facilities, including shops, on site. Whether a new local shop is developed is, however, a commercial decision.

Existing facilities should be protected as these are regarded as an essential The Council fully agrees and will work with local communities and element within local areas and villages. developers to ensure this happens.

ACTION TAKEN: The Publication edition recognises that facilities such as small shops, post offices, public houses and community halls are an important part of life in our towns and rural areas. Policy 35 aims to protect these local facilities and includes a requirement that any proposal for the complete change of use of buildings identified as being important to the sustainability of the community which it serves, will not be permitted except where it can be demonstrated that the use is no longer economically viable or required by the local community, and that the use is not capable of being supported by enabling development or a diversified use.

Concerns were expressed that the existing infrastructure including local The Council is working on an Infrastructure Plan to accompany road networks, sewers and drains, schools and shops and the hospital are the Local Plan. This will set out what new infrastructure is not able to cope and that any increased demand would seriously worsen the needed to support new development. The Infrastructure Plan situation for established residents. Flooding/risk of flooding was of particular and the Local Plan will set out where developments need to concern to a large number of residents. provide or contribute to this new infrastructure in order to be granted planning permission.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question ACTION TAKEN: Information from the Infrastructure Plan in terms of infrastructure required for new development has been integrated into the individual site allocation policies. Such information includes whether the development will need to contribute towards a new Primary school, SuDS, local highway improvements etc.

Preference was expressed for service cuts rather than pursuing the need for • This point was made by a single resident. Based on its other income generation via the release of greenfield sites. discussions with communities about budgets and services, the Council is not convinced all residents would support or could afford this option

ACTION TAKEN: Noted. See Council response.

Some residents also said that the Council is not able to maintain existing • New houses generate additional Council Tax and New roads and run established services. How will it afford to manage more? Homes Bonus, which will be able to be spent on local services.

ACTION TAKEN: Noted. See Council response.

PROTECTING AND ENHANCING THE ENVIRONMENT/

GREEN BELT /WILDLIFE/ ENVIRONMENT

6.7, 6.8, Canal and New development can in some cases have a detrimental impact on the 6.9 River Trust quality and condition of the canal infrastructure. Advise that the plan should include a requirement for a CIL contribution towards improvement/enhancement of existing green infrastructure assets including the canal.

ACTION TAKEN: The Council is not progressing CIL at the present time. Refer to Policy 8: Development and people; Policy 9: Development and the environment; Policy 16/5 – Rockcliffe Mill, Blackburn; and Policy 40: Integrating green infrastructure with new development.

With regard to particular development allocations adjacent to the canal for e.g. the Rockcliffe Mill site the allocations policy includes a requirement for the developer to optimise on the connectivity with the canal and mitigate the impact of the increased use arising from the development. Policies 8, 9 and 40 complement this.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

Policy 8 of the publication edition plan seeks to ensure that development makes a positive contribution to the local area and the elements of the area that make them attractive to people. Policy 9 states that any development involving the partial or complete loss of an area of green infrastructure identified on the Policies Map, or which otherwise has the potential to result in the fragmentation of green infrastructure or the severance of green connections between town and country will not be permitted unless i) the development can be accommodated without the loss of the function of the open space; ii) the impact can be mitigated or compensated for through the direct provision of new or improved green infrastructure elsewhere, or through the provision of a financial contribution to enable this to occur; or iii) the need for or benefits arising from the development demonstrably outweigh the harm cause, and the harm has been mitigated or compensated for so far as is reasonable.

Policy 40 identifies the components of green infrastructure including canals, describes its benefits to local communities and sets out the requirement for development to integrate and enhance the network of green infrastructure across the borough; this includes improving connectivity with neighbouring sites. The policy makes particular reference to the development considerations for proposed schemes alongside the Leeds Liverpool Canal.

Natural No specific comments on particular sites. England Request full consideration of natural environment in process of selecting/assessing/allocating sites and in policy development – biodiversity/geodiversity/landscape character and quality/green infrastructure/access to countryside and other open spaces and protection and enhancement of soils. Need to take account of environmental designations in delivery of housing sites

ACTION TAKEN: Consideration has been given to all allocated sites, and where issues have been identified for a particular site, these have been included within the ‘development considerations’ part of the site allocation policy.

Within the Publication edition, Policies 9 (Development and the Environment), 40 (integrating green infrastructure with new development) and 41 (Landscape) ensure the natural environment is considered in any new development.

Environment Response provided to individual i/o questions relevant to their remit; Agency Provided information on flood risk/proximity to a watercourse of identified sites and list of sites where impact upon aquatic environment needs to be considered.

ACTION TAKEN: Information provided by the Environment Agency has been integrated within individual site allocation policies under ‘development considerations’.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question Wildlife Trust In addition to specific comments note that cooperation with neighbouring for Lancashire, authorities will be critical in policy development relating landscape and Manchester nature conservation in the West Pennine Moors and Lancashire Valleys. and North Merseyside

ACTION TAKEN: Noted. The Council is required to work with neighbouring authorities on strategic matters that have cross boundary implications under the requirements of the Duty to Cooperate.

Lancashire Note that they have only assessed the proposed development sites for their County potential environmental constraints in a general way. Welcome the Council opportunity to provide more detailed information when site allocations are Archaeological more certain. Unit

ACTION TAKEN: Noted.

Tockholes Committed to preservation of Green Belt designation; would like to see this Parish Council extended: -

- Over southern part of the Gib Lane area, and

- At the southern end of the village.

ACTION TAKEN: Refer to the Policies Map for the extent of Green Belt about Tockholes.

The Policies Map (Publication version) identifies the area south of Broken Stone Road and the land between Gib Lane and Heys Lane as Countryside Area (Policy 5). The retention of this designation was supported by the Green Belt Review, which advised that the Countryside Area policy was adequately robust for the planning of this area.

The area north of Broken Stone Road has been allocated for new housing development in the Publication edition (Policies16/9 and 16/10). The corresponding policy for these allocated sites includes a requirement for the sites to be brought forward in line with a comprehensive masterplan, which must be approved prior to any development commencing. This masterplan will require the development to integrate landscape works on site. The allocation policy also requires the development to be designed to minimise the impact of development on the countryside, and to enhance access to the countryside, in addition to protecting the important landscape features, such as areas of woodland.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question Tockholes Noisy spots and leisure activities in the countryside should be discouraged. Parish Council Parish Council of the view that the beauty and tranquillity of the countryside including its wildlife should be protected for enjoyment of residents and visitors

ACTION TAKEN: Publication edition Policy 5 (Countryside Areas) states that planning permission within the Countryside Areas will only be granted for development needed for the purposes of agriculture or forestry, or economic uses appropriate in nature and scale to the rural area. The policy aims to preserve what is important in the countryside and manage change in a way that balances competing pressures.

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape features on the site. The policy also requires all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Additionally, Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

The Council is giving greater consideration to income generation from new • The Council acknowledges and understands residents’ development than protecting and investing in greenfield sites. concerns about the value of the Green Belt to the character and attractiveness of the borough. Our Local Plan will aim to Green Belt boundaries need to be preserved and protected. ensure that development is designed to minimise its impact on the openness of green areas and to preserve important Concerns were expressed that wildlife and habitats would be lost. areas of character. The scale of development proposed Surrounding countryside is regarded as one of the Council’s greatest assets outside the built up area is similar to developments that have and a major influence in encouraging people to relocate to the area. Once taken place over many years in the past. used it will be gone forever. • The community will be consulted on any planning application for development on Green Belt sites (as with all major developments).

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question ACTION TAKEN: Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape features on the site. The policy also requires all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Additionally, Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

Residents questioned the argument that development on greenfield sites • If the Council does take a decision to collect financial will make a contribution/generate monies for the re-development of contributions from greenfield developments in lieu of brownfield sites. What assurances are there that once the Green Belt has affordable housing, any money received is required to be been released that development on brownfield sites will take place? used in line with the requirements of the planning legislation. This ensures that the money can only be used for the purpose it was collected for, but also sets a requirement that it is spent within a reasonable timescale. If this is not done the Council is liable to refund the money to the developer. So there is a powerful incentive for the Council to ensure that development on these urban sites does take place.

ACTION TAKEN: Noted. See Council’s response.

Some feel the proposed house building requirements and the release of • It is true that the Government has made the delivery of new Green Belt land is a central government driven agenda. The Council should housing a top priority for the whole country. The Government be supporting local people to resist this. has changed the planning system to help ensure that this happens. • However, providing more good quality family housing is also a Blackburn with Darwen priority. It is reflected in our adopted Core Strategy, and in the Council’s Corporate Plan which was approved in 2012. • The Council recognises that delivering this new housing will involve some hard decisions, and is committed to keeping residents informed and involved.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question ACTION TAKEN: Noted See Council comments above.

QUALITY OF PLACE

7.10 Canal and Confirms need for detailed policy on green networks to clarify mechanisms River Trust for delivery of Policy CS19 with reference to the Lancashire Green Infrastructure Study; policy relating to Leeds Liverpool Canal corridor needs to be developed jointly with LCC and neighbouring authorities.

ACTION TAKEN: Policy 40 sets out a requirement for integrating green infrastructure within new development. This requires all development, where circumstances permit, to be designed to make a positive contribution to Blackburn with Darwen’s green infrastructure. The policy also recognises Blackburn with Darwen’s river s and water bodies, including the Leeds and Liverpool Canal are important components of green infrastructure. Additionally, it states that functioning ecological networks are primary components of green infrastructure and they should not be compromised. Development should contribute to the restoration, enhancement and connection of natural habitats through the provision of appropriate green infrastructure.

English Supportive of Core Strategy framework for sustainable development in Heritage (EH) particular the protection and enhancement of the historic environment. Note the need for the Part 2 Plan to provide the detail/mechanism for delivery as required by NPPF.

Signpost to a number of EH guidance documents.

ACTION TAKEN: Refer to Policy 39: Heritage. The policy sets out how the Council will manage change affecting the historic environment in a way that focuses on and is proportionate to the significance of the asset.

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question Complementary investment is needed in both town centres. Residents were • The Council fully agrees that progress needs to continue in a disparaging about the quality and range of facilities currently available. It number of areas, not simply building more houses. The Core was felt they would not attract people to move into Blackburn and Darwen. Strategy identifies six areas that will contribute to future Investment is needed to improve the offer and encourage businesses to growth: take up the many empty shops. This would help to make the centres more - Land for employment development attractive and encourage higher wage earners to consider relocating and to - The amount, type and quality of housing spend in the centres. - Our public facilities – schools, town centres, culture - “Quality of place” – design of new development, historic buildings etc - Protection and improvement of our environment - Better access to work – transport, skills, health

• In recent years both town centres have seen major investments: - The Mall / new Market development in Blackburn - Development of Blackburn College’s University Centre and new main College building - The Darwen Academy - Darwen Leisure Centre - Darwen Health Centre - Heritage-led regeneration in Darwen including the creation of new shop units in the front of the Town / Market Hall - Refurbishment of Blackburn Library

• In addition there has been major investment in education through Building Schools for the Future

• Further investments already planned include: - The demolition and redevelopment of Blackburn Markets - The Blackburn Cathedral Quarter - A new Blackburn Leisure Centre - The Pennine Reach public transport scheme - Further work to improve the Blackburn / Darwen / Manchester rail route

ACTION TAKEN: Noted. See Council’s comments.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question THE COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

There is a need for a comprehensive approach to housing delivery across • The Council is working hard to develop a toolkit of measures the borough, which includes the inner urban sites/redevelopment of existing it can use to promote development and assist in situations property. This should consider all aspects of the borough/growth agenda where development has stalled. This will be put together in a including employment, transport, retail and the town centre. “Housing Implementation Strategy” which is expected to be published along with the draft Local Plan. Tools the Council How proactive can the Council be in influencing where investment takes is considering include: place? - Setting up a “local delivery fund” funded by New Homes Bonus, contributions from developers of greenfield sites, The Council should be proactive in kick -starting stalled sites and /or and receipts from the sale of Council-owned land for securing a way forward on those sites where the developer is ‘in housing; administration’. - Reviewing how the Council uses its own land – selling it for housing, entering into development partnerships / joint ventures, allowing developers to buy through staged payments, etc.; - Reviewing our own procedures to ensure that the Council is an easy partner for developers to work with, and; - Adopting a flexible approach to planning requirements while ensuring that we maintain quality standards.

• At the same time it is important to be realistic about what the Council can and cannot achieve – some stalled sites have complicated circumstances, for example bankruptcy procedures, which the Council is not able to resolve. ACTION TAKEN: Noted. See Council’s comments above.

How are decisions made about where any monies received are spent? If it is decided to adopt the approach of collecting financial contributions in lieu of affordable housing, a procedure will need to be set up to manage the money received. A similar procedure is already in place to manage money collected for public open space – in this case the ultimate decision about where money will be spent rests with the Council’s Executive Member for Regeneration.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question ACTION TAKEN: Noted. See Council’s comments. Refer to Policy 12: Developer contributions; Policy 16; Housing allocations; and Policy 18: Housing mix.

Policy 16 includes 18 sites allocated for housing development. A set of site specific policies are set out for each site including the development considerations that will need to be taken into account as scheme proposals are prepared. In some cases the development considerations identify the need for the developer to contribute towards particular infrastructure improvements for example to the local highway network, and/or to the provision of additional capacity for example to facilitate additional primary school places. There is some flexibility in the form of contribution; in some cases this can be via making land available or by a financial contribution.

Policy 18 sets out the options for the provision of affordable housing including off-site through a financial contribution.

Policy 12 sets out the process for securing financial contributions. The intention is to prepare a Supplementary Planning Document to expand on the operation of this policy.

Has the Council considered alternative approaches to delivery for example • Not all of these suggestions are within the Council’s control could small derelict inner area sites be offered to small local builders at a since it does not own the large majority of the land in reasonable cost to provide employment for local trades’ people? Another question. suggestion was that a consortium of local builders is set up to bid for and • The Council would however be keen to help facilitate any purchase inner area sites. This could provide employment opportunities for proposals by private developers to bring forward urban sites, a local workforce including apprentices together with local purchase of and is increasingly looking at options such as joint ventures building materials. with developers to bring forward development on land that it does own. ACTION TAKEN: Noted. See Council’s comments above

The Council should resist developer pressures to release Green Belt • The potential release of Green Belt is not a response to particularly when it is not what local people want. developer pressure – it is responding to the requirements of national planning policy and to the need to increase the supply of new housing, to meet local needs, in a situation where the Borough has not met its house building targets for a number of years.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question ACTION TAKEN: Noted. See Council response.

The Council has recently completed a review of its Green Belt along the urban boundary. This was a technical piece of work to assess whether the existing Green Belt (as defined in the Adopted 2002 Local Plan) meets the purposes of the Green Belt as identified in the government’s National Planning Policy Framework (NPPF). The study’s recommendations indicate that a number of parcels of land can be released from the Green Belt. A copy of this document will be available alongside the Publication edition plan at the next stage of statutory consultation, prior to submission of the plan and supporting documentation to the Secretary of State.

How does the Council balance profit to developers with benefits, or not, to The Local Plan will contain a series of policies which require the local community? developers to contribute towards things which “benefit the community” such as affordable housing and local infrastructure (roads, schools etc). In setting these policy requirements the Council has to use information about the costs of development and the potential returns to a developer. The Council has to be able to show that the requirements that it sets will still allow a developer to make a commercial profit. If this was not the case then the development would not happen anyway and any community benefits would not be realised. ACTION TAKEN: Noted. Refer to the Council’s response. Refer to Policy 7: Sustainable and viable development; Policy 12: Developer contributions; Policy 16: Housing Allocations; Policy 18: Housing mix; Policy 40: Integrating green infrastructure with new development; and Policy 45: Major road schemes.

With the exception of Policy 7 all of the above policies make reference to the mechanism (Policy12) and/or the need for developer contributions to scheme delivery. The form of contributions can vary and is negotiable; the options include a financial contribution, making land available and/or direct implementation in lieu of part or all of the contribution. Policy 7 sets out the Council approach to assessing scheme viability and its proactive approach to working with developers on scheme delivery. Policy 12 sets out the process for setting and securing a financial contribution. The Council may produce a Supplementary Planning Document to expand on the operation of Policy 12.

THE CONSULTATION PROCESS

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question The local community needs to be kept informed and consulted, as more • The Council believes that residents have a valuable detailed proposals are prepared. contribution to make, and is committed to community consultation and ongoing local engagement on proposals that will impact on residents and their neighbourhoods. • Consultation is a statutory requirement of this Local Plan process and the Council will be asked to demonstrate to an independent Inspector at the public examination of the Plan that consultation has been carried out at key stages in the preparation of the Plan. • Consultation on the next stage, the draft Plan is scheduled to take place later this year/beginning 2014. • Residents will be kept informed of the opportunities for further comment/involvement via local members, their Neighbourhood Teams and via the Council’s website. ACTION TAKEN: Noted. Refer to the Council response.

The Council’s Adopted Statement of Community Involvement (SCI) sets out how the Council will engage with the community and other stakeholder groups during the planning process. The Council’s response refers to the opportunities for continuing involvement with the plan making process. In addition the community will be consulted and offered the opportunity to engage with the advancing of scheme proposals in preparation for the submission of a planning application and in the planning application decision-making process.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question A number of residents felt that decisions on housing allocations had already • We can assure residents that the Council is committed to been made and that the Council would not take account of the views of the taking their views into consideration. community. • No decisions on housing allocations have been made. The purpose of the consultation was to offer residents the Residents asked for confirmation that the Council would respond to the opportunity to influence and inform this process. comments made and will be open to making changes and modifications to • All of the comments received to date have been read and the proposals. noted. Over the next few months a ‘Statement of Consultation’ will be prepared to accompany the next stage of the Local Plan. This statement will provide details of the consultations carried out in the preparations of the Plan, a summary of the feedback together with information to explain how the comments have influenced the plan including how these have guided the site allocations included in the Plan. • The statement will be available at the next consultation early in 2014. It is a statutory requirement as supporting information for the Plan. It will be available at the public examination of the Plan and will be reviewed by the independent Inspector carrying out the examination. ACTION TAKEN: Noted See Council’s comments above. The Council provided written feedback in July 2013 to all who had taken part in the issues and options consultation.

The Statement of Consultation referred to in the Council response has been completed and sets out how the consultation feedback to date has informed the advancing development of the plan. The statement will be available as a supporting document at the next stage of consultation on the Publication edition plan.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question Concerns were expressed at the lack of detail provided for proposals with • These comments were received with particular reference to the exhibition material. those sites identified with a ‘star’ in the exhibition material. In these cases it was not possible to draw a boundary as the extent of the developable part of the site has not been identified. This will be informed by feedback from residents on site issues and the recommendations from technical appraisals such as viability/flood risk and infrastructure capacity assessments; • These assessments will be completed over the next few months as an integral part of the work to confirm housing site allocations; • At the next consultation, at the end of this year/early 2014, boundaries will be shown for all sites; • Some residents hoped to see detailed layouts for each site including proposed access, housing layout and house types. This level of detail will be worked up at a later stage by the landowner and/or developer as part of the process of applying for planning permission to carry out the development. There is no set timescale for this. ACTION TAKEN: Noted. See Council response. Refer to Policy 13: Employment land allocations; Policy 16: Housing site allocations; and the Policies Map.

Policies 13 and 16 include allocated sites for the respective land uses. Boundaries for each allocated site have been confirmed and are shown on the accompanying Policies Map.

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question A number of residents said they did not receive information/invitations to the • The Council made a range of alternative arrangements to events and only found out by word of mouth or receive the information after provide information and to make residents aware of the a number of events had already taken place. consultation events including: -

- Over 11,000 individually addressed leaflets/invitations to the consultation events were posted out to homes in the neighbourhoods surrounding the major sites. The extent of the mailing in each area was discussed with Neighbourhood Teams to try and ensure this captured those residents that relate to the proposed sites; - Posters were displayed in local areas in shops and other frequented places such as post offices and at venues in advance of the event; - Community officers distributed information via their neighbourhood networks such as Ward Solution meetings; - Information was made available, and still is, on the Council’s website - Press briefings were held and articles written in the local Telegraph.

• The majority of invitations were sent out 2 weeks in advance of each event to give people notice and the opportunity to consider which event best suited them. • Everyone was welcome to attend any of the events. Whilst we appreciate local events may have been more convenient the exhibition material was the same at each event. ACTION TAKEN: Noted. See Council response.

OTHER ISSUES

Equality and Confirmed they do not have the resources to respond. Human Rights Commission ACTION TAKEN: Noted

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Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question Residents commented on the link between the high numbers of • The perceived high number of properties currently for sale is empty/properties for sale and the lack of jobs. The current lack of jobs and a result of the weak housing market and the “credit crunch”. investment in up-skilling of local people was considered a major barrier to In particular, first time buyers and lower income households the Council’s agenda for housing growth. The impact was new residents find it very difficult to get mortgages. This has an effect right would not come and those that could would leave the borough to find up the chain as people wanting to sell and trade up are employment elsewhere. unable to do so. We have to expect that over the next 15 years the housing and mortgage markets will return to normal and people will be able to move house as they wish to. • It is already the case that many higher-income earners in People commented that there appears to be a lack of high-income job Blackburn with Darwen (professionals, managers / directors vacancies or employers in the area providing ‘executive’ jobs. This will of companies in the Borough, skilled blue-collar workers) do discourage new residents. not live in the Borough. This is reflected in the fact that the average wage of people working in the Borough is higher than the average wage of people living here. Part of the intention of the new Local Plan is to enable these people to live in the Borough rather than commuting in from elsewhere. • The Council and its partners are heavily involved in developing the skills of the local workforce, for example the continuing development of high level technical courses at Blackburn College, support for apprenticeships, direct support for people running or considering establishing businesses, and so on. ACTION TAKEN: Noted. See Council’s comments above

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APPENDIX 6: SUMMARY OF REPRESENTATIONS RELATING TO SITE SPECIFIC ISSUES OF CONCERN:

ISSUES AND OPTIONS PAPER and CONSULTATION ON POTENTIAL HOUSING DEVELOPMENT SITES –July 2012 and February-May 2013.

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

Page number 1. Belmont Village and surrounding area 1 2. Edgworth and surrounding area 10 3. Blackburn Golf Club, Blackburn 12 4. Griffin/Paterson Street/Alaska-William Streets/Highfield Road and Infirmary, Blackburn 18 5. Haslingden Road (including Fishmoor and Blackamoor Roads), Blackburn 23 6. Roe Lee, Blackburn 30 7. Gib Lane (including west of Gib Lane and east of Heys Lane)/Sappi (including Stockclough 35 Lane)/Voith/Albion/Moorgate/Bridge/Pioneer and Eclipse Mill, Blackburn 8. Parsonage Road, Blackburn 53 9. Brownhill Drive Blackburn 63 10. Blackburn RUFC and land north of Ramsgreave Drive (including Yew Tree Drive and Preston New Road), Blackburn 73 11. Bailey’s Field/Ellison Fold , Darwen 85 12. Pole Lane, Darwen 92 13. Former Moorland School, Darwen 101 14. Kirkham’s Farm/Cranberry Lane/Jacks Key, Darwen 110

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1. BELMONT VILLAGE and surrounding area (including Springside Works)

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

SITE ISSUES

Speeding traffic on High Street.  Council has noted resident’s comments and appreciates the impact of these on the village; Very dangerous driving over Rivington Road – cars and motorbikes.  These are not issues that can be remedied as part of the Local Plan process. However we will forward the comments to the Scrambler bikes on the moors are a problem Council’s Highways Team with a request that they review and take any available actions. ACTION TAKEN:

These issues cannot be remedied as part of the Local Plan process. Comments have been forwarded to the Council’s Highways Team.

HOUSING DEVELOPMENT

Sedgwick Owners of former Springside Works propose that the site is Associates allocated for residential development including upper market/executive housing. Priority should be given to such previously developed sites before Green Belt land is released.

ACTION TAKEN:

Refer to Policy 16/18 – Springside Works, Belmont and Policy 18: Housing mix

This site has been allocated for residential development. The policy sets out the specific development requirements/considerations for this site that will need to be taken into the account in scheme preparation and implementation.

Policy 18: Housing mix complements the site allocations and confirms the requirement for new development to widen the choice of housing types.

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The Publication edition plan confirms the need for high quality family housing to improve the housing offer available in the borough.

United Regarding Ryecroft Lane. Resubmission of information provided in Utilities response to Call for Sites evidence gathering in preparation of the Council’s Strategic Housing Land Availability Assessment (SHLAA). Confirms owner preference to see land allocated for housing.

ACTION TAKEN:

Refer to Policy 6: Village boundaries; Policy 3: The Green Belt, and; Policy 24: Rural exceptions.

The Publication edition plan confirms that the Council’s overall planning strategy for the rural areas is to focus development within the identified village boundaries. At the same time it acknowledges that, in some cases, there may be a local need for affordable housing. In these circumstances it may be appropriate to consider development outside the village boundary, including on sites in the Green Belt.

Policy 6 confirms that development within the rural areas, including Belmont Village, should be located within the village boundary as shown on the Adopted Policies Map/Southern Section. This site has not been allocated and would not generally be considered favourably for residential development as it is outside the settlement boundary.

This site is also located within the Green Belt. The Publication edition confirms the importance of Green Belts in national planning policy. Policy 3 confirms the circumstances and the uses that would be considered as appropriate development.

Policy 24 sets out the criteria that would need to be met by a proposal for an affordable housing scheme outside the village boundary.

United Relates to land adjacent to the Vicarage. Resubmission of Utilities information provided in response to Call for Sites evidence gathering in preparation of the Council’s Strategic Housing Land Availability Assessment (SHLAA). Confirms owner preference to see an extension to the village settlement boundary/release of land from the Green Belt to enable residential development to be brought forward.

ACTION TAKEN:

Refer to Policy 6: Village boundaries; Policy 3: The Green Belt, and; Policy 24: Rural exceptions.

The Publication edition plan confirms that the Council’s overall planning strategy for the rural areas is to focus development within the identified village boundaries. At the same time it acknowledges that, in some cases, there may be a local need for affordable housing. In these

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circumstances it may be appropriate to consider development outside the village boundary, including on sites in the Green Belt.

Policy 6 confirms that development within the rural areas, including Belmont Village, should be located within the village boundary as shown on the Adopted Policies Map/Southern Section. This site has not been allocated and would not generally be considered favourably for residential development as it is outside the settlement boundary.

This site is also located within the Green Belt. The Publication edition confirms the importance of Green Belts in national planning policy. Policy 3 confirms the circumstances and the uses that would be considered as appropriate development.

Policy 24 sets out the criteria that would need to be met by a proposal for an affordable housing scheme outside the village boundary.

No space for new housing after development on dyeworks and  The Council agrees with this position. Very limited scope within the Beechwood has been completed. village envelope for additional housing development;  Residents have not, to date, requested that the village boundary be reviewed to enable any further development. ACTION TAKEN:

Refer to Policy 6: Village boundaries; Policy 16/18 – Springside Works, Belmont; and Policy 24: Rural exceptions.

It is acknowledged that there is limited space within the village for future development.

The Publication edition plan confirms that the Council’s overall planning strategy for the rural areas is to focus development within the identified village boundaries. At the same time it acknowledges that, in some cases, there may be a local need for affordable housing. In these circumstances it may be appropriate to consider development outside the village boundary, including on sites in the Green Belt; any site within the Green Belt would need to adjoin the village boundary.

Policy 6 confirms that development within the rural areas, including Belmont Village, should be located within the village boundary as shown on the Adopted Policies Map/Southern Section.

Policy 16/18 relates to Springside Works, a former paper mill to the south of the village. This site has been allocated for housing and offers the opportunity for a wider choice of house types to be made available within this rural area. The policy sets out the specific development considerations that will need to be taken into the account in scheme preparation and implementation.

Policy 24 sets out the criteria that would need to be met by a proposal for an affordable housing scheme outside the village boundary.

How can local people influence the spending of New Homes  Spending of these monies is part of the Council’s overall budget Bonus? Some of these monies (generated from building of 16 setting process and is not ring-fenced to a particular area; homes on Beechwood) would be appreciated for measures to  Scope for influence is via local Ward Solution meetings and their input to identifying projects/spend setting process within their local

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control traffic speeds on main road through the village.

ACTION TAKEN:

How New Homes Bonus monies are spent cannot be determined by the Local Plan. The scope for influence is as noted in the ‘Council response’ above.

AFFORDABLE HOUSING

Some residents have the understanding that affordable homes can  A number of residents have asked for clarity on the definition of only be provided if enabling market development is carried out in affordable housing. This is provided in the attached information on the local area. As this would require use of greenfield/Green Belt ‘general themes’. there is no support for further housing development.  With regard to any changes in the village boundary please refer to the Council’s response above;  There are not expected to be any changes to the Green Belt boundary around the villages. ACTION TAKEN:

Refer to Policy 6: Village boundaries; Policy 3:The Green Belt: Policy 18: Housing mix: and Policy 24: Rural Exceptions

The Publication edition plan confirms that the Council’s overall planning strategy for the rural areas is to focus development within the identified village boundaries (Policy 6). Policy 18 sets out the preferred housing mix required to achieve the Council’s objectives for housing growth and a widened choice of house types; it notes that developments of 10 units or more including all affordable housing will only be acceptable in exceptional circumstances. The onus would be on the developer to put forward a robust case to demonstrate the exceptional circumstances.

The Green Belt boundary around Belmont Village will remain as currently drawn. The Publication edition confirms the importance of Green Belts in national planning policy. The opportunities for development in the Green Belt are limited; Policy 3 confirms the circumstances and the uses that would be considered as appropriate development. Similar to the above the onus would be on the developer to put forward a robust case to demonstrate the special circumstances that would merit a favourable consideration of such a proposal.

At the same time the plan acknowledges that, in some cases, there may be a local need for affordable housing. In these circumstances it may be appropriate to consider development outside the village boundary, including on sites in the Green Belt; any site under consideration within the Green Belt would need to adjoin the village boundary.

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Policy 24 sets out the criteria that would need to be met by a proposal for an affordable housing scheme outside the village boundary.

A number of residents cannot afford to buy in the village and rent  The Council appreciates the importance of the countryside setting instead. There is a preference to rent in a village surrounded by to local residents and has noted the preference for the boundary to countryside rather than lose the setting to development which may be retained as it is now; provide an opportunity to buy.  Please see above note regarding the Green Belt study.

ACTION TAKEN:

Noted. All feedback will be passed on to any development discussions.

SERVICES AND INFRASTRUCTURE

Protect local facilities i.e. both pubs/shop -  The Council acknowledges the real importance of local facilities PO/school/church/playground – all are an essential part of village and services to the rural areas; life  Protection of these facilities will be referred to in Development Management policies. ACTION TAKEN:

The Publication edition recognises that facilities such as small shops, post offices, public houses and community halls are an important part of life in our towns and rural areas. Policy 35 aims to protect these local facilities and includes a requirement that any proposal for the complete change of use of buildings identified as being important to the sustainability of the community which it serves, will not be permitted except where it can be demonstrated that the use is no longer economically viable or required by the local community, and that the use is not capable of being supported by enabling development or a diversified use.

GREEN BELT/WILDLIFE/ENVIRONMENT

Wildlife Trust Issues of concern regarding Springside Mills:- for Lancashire, 1. Previous developments on site have fragmented key Manchester habitats which contribute to a significant Living Landscape in Longworth Clough/Eagley Brook Valley are on the West and North Pennine Moor fringe;

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Merseyside 2. Site is adjacent to Longworth Clough nature reserve – trust mange for nature conservation and public amenity; 3. Most of Longworth Clough nature reserve is designated as Longworth Clough SSSI and Oak Field SSSI and nearly all the remainder is identifies as Local wildlife Sites, sensu Defra (‘Biological Heritage Sites’ in Blackburn/Darwen and ‘Sites of Biological Importance’ in Bolton); 4. History of land contamination on the site and frequent water pollution incidents in the nearby Eagley Brook which forms part of the SSSI along this stretch.

Request that these constraints and opportunities for conservation, restoration and recovery of wildlife and wildlife habitats are addressed is site specific policy.

ACTION TAKEN:

An extensive remediation scheme has been approved which when implemented will prepare the site for development. Within the allocation policy, there is a requirement for the development to be informed by a landscape masterplan identifying strategic areas of planting that are required to integrate the development into the surrounding countryside.

Policy 40 within the Publication edition requires all development, where circumstances permit, to be designed to make a positive contribution to green infrastructure in the borough. This will include the retention and enhancement of existing ecological and landscape features on the site and incorporation of features in the built fabric that support and enhance key local species.

Additionally, Policy 9 states that any development likely to damage or destroy habitats or harm species of international or national importance will not be permitted. Furthermore, any development likely to damage or destroy habitats or species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan will not be permitted unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. Development likely to damage or destroy habitats or species of local importance will not be permitted unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

The policy also states that development that would result in further fragmentation of, or compromises the function of Blackburn with Darwen’s ecological network will not be permitted unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

Preserve wildlife, views and countryside setting of the village.

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ACTION TAKEN:

See requirements of Policy 9 above. Additionally, the allocation policy requires the development of the site to be compatible with the rural character of the surrounding area, with particular attention to the massing and distribution of buildings, architectural vernacular, materials and landscaping/boundary treatments. It also requires any new development on the site to be informed by a landscape masterplan identifying the strategic areas of planting that are required to integrate the development into the surrounding countryside. It also confines development in the first instance to the footprint of the industrial buildings formerly on the site and their associated hard standing.

Retain and respect the Green Belt/Heritage sites and the West Pennine Moors designation

ACTION TAKEN:

The Publication edition recognises that the Green Belt remains a fundamental element of national planning policy, and is essential in managing growth and preventing urban sprawl. Policy 3 (The Green Belt) states that planning permission for development within the Green Belt will only be permitted in very special circumstances.

OTHER ISSUES

WIND TURBINES

Concern for the environmental impact on peat land habitats.  Council appreciates this is a controversial topic for many residents;  Concerns will be picked up in Development Management policies;  Opportunities for public consultation will be available for any future planning applications. ACTION TAKEN:

Policy 37 (Wind Turbines) has been included in the Publication edition, setting out the criteria against which wind turbine planning applications will be assessed; including a requirement for development to have no unacceptable adverse impact on a protected habitat or other feature of ecological importance, local hydrology or other below-ground consideration.

ACTION TAKEN:

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All comments made under the following heading have been actioned as part of the general feedback; refer to Appendix 5.

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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2. EDGWORTH and surrounding area

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

AFFORDABLE HOUSING

Does not support development within the Green Belt alongside  Thank you for your comments; the village to enable affordable housing to be provided  Council acknowledges that there is very limited scope within the village for additional housing development;  During the consultation we have not received any request for amendments to village boundary. ACTION TAKEN:

Refer to Policy 6: Village boundaries; Policy 3:The Green Belt: Policy 18: Housing mix: and Policy 24: Rural Exceptions

The Publication edition plan confirms that the Council’s overall planning strategy for the rural areas is to focus development within the identified village boundaries (Policy 6); the accompanying policies Map defines the boundary for Edgworth – here has been no change to this boundary. Policy 18 sets out the preferred housing mix required achieving the Council’s objectives for housing growth and a widened choice of house types; it notes that developments of 10 units or more including all affordable housing will only be acceptable in exceptional circumstances. The onus would be on the developer to put forward a robust case to demonstrate the exceptional circumstances.

The Green Belt boundary around Edgworth will remain as currently drawn. The Publication edition confirms the importance of Green Belts in national planning policy. The opportunities for development in the Green Belt are limited; Policy 3 confirms the circumstances and the uses that would be considered as appropriate development. Similar to the above the onus would be on the developer to put forward a robust case to demonstrate the special circumstances that would merit a favourable consideration of such a proposal.

At the same time the plan acknowledges that, in some cases, there may be a local need for affordable housing. In these circumstances it may be appropriate to consider development outside the village boundary, including on sites in the Green Belt; any site under consideration within the Green Belt would need to adjoin the village boundary.

Policy 24 sets out the criteria that would need to be met by a proposal for an affordable housing scheme outside the village boundary.

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OTHER ISSUES

WIND TURBINES

Individual wind turbines preferable to wind farms as on  Resident comments have been noted and will be taken in account Oswaldtwistle Moor. in the consideration of any future proposals for wind turbines;  All proposals will use a criteria based approach to gauge the What analysis of wind conditions has been carried out in North impact; Turton?  There will be opportunities for community consultation as/if proposals are developed. ACTION TAKEN:

Policy 37 (Wind Turbines) has been included in the Publication edition, setting out the criteria against which wind turbine planning applications will be assessed; including a requirement for development to have no unacceptable adverse impact on a protected habitat or other feature of ecological importance, local hydrology or other below-ground consideration. Further information has been published in the Council’s wind turbine guidance for developers (May 2013).

ACTION TAKEN:

All comments relating to the following headings have been actioned as part of the general feedback; refer to Appendix 5

SITE ISSUES

HOUSING DEVELOPMENT

SERVICES AND INFRASTRUCTURE

GREEN BELT/WILDLIFE/ENVIRONMENT

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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3. BLACKBURN GOLF CLUB, Blackburn

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

SITE ISSUES

Local flooding.  Information/concerns have been noted and will be taken into account in assessing suitability of the site for development and development Properties in Beardwood Fold have previously (2002) been requirements; flooded from a culvert that borders properties. Some  For each proposed development site the Council will prepare a schedule improvement work to the culvert/culvert grill has been carried setting out all development/scheme requirements including provision for out at resident’s expense. This captures run-off from the golf surface water drainage. The developer will need to demonstrate how course. Concerns regarding impact of increased flow/surface these requirements will be met before any development can progress; run-off. Further concern regarding possible increased water  Information/concerns regarding substation will be forwarded to the run-off/flooding and proximity of Beardwood substation. Council’s drainage team.

ACTION TAKEN:

The site has not been allocated for development within the Publication edition, due to its comparatively small size. However, it remains as a potential housing site on the Council’s Strategic Housing Land Availability Assessment and could therefore be brought forward for development in the later stages of the plan period. If a planning application is received, residents adjoining the site will be consulted, and Policy 9 of the Publication edition requires development to demonstrate that it will not be at an unacceptable risk of flooding, or increase the level of risk elsewhere.

HOUSING DEVELOPMENT

Mixed development preferred.  Council has made a note of resident’s comments and will use these to inform site development requirements; Provision of parking spaces needs to be a priority.  Council is committed to providing an equitable high quality housing choice across the borough;  For each proposed development site the Council will prepare a schedule

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setting out all development/scheme requirements including housing mix, house types, design standards and off-street parking;  These requirements will be secured via the application of Development Management policies /guidance to any planning application. ACTION TAKEN:

Refer to Policy 1: The Urban Boundary; Chapter 4 (para 4.5) of the Publication edition plan and accompanying Policies Map.

Map confirms the protected open space designation has been removed and site is available for appropriate development.

Chapter 4 sets out the criteria for housing allocations. This site was not considered to satisfy the criteria and therefore has not been allocated for housing development. However it is identified as a developable site within the Council’s updated Strategic Housing Land Availability Assessment (SHLAA).

Policy 1 confirms that the urban area is a preferred location for new development. The Publication edition plan acknowledges that development within the urban area is welcome and makes a vital contribution to the vitality and viability of the borough and the regeneration of its towns. The Council will work proactively with developers to explore options to ensure urban sites are deliverable

SERVICES AND INFRASTRUCTURE

Significant loss of open space

ACTION TAKEN:

Policy 9 of the Publication edition states that development involving the partial or complete loss of an area of green infrastructure will not be permitted unless the development can be accommodated without the loss of the function of the open space; the impact can be mitigated or compensated for through the direct provision of new or improved green infrastructure elsewhere, or through the provision of a financial contribution to enable this to occur; or the need for or benefits arising from the development demonstrably outweigh the harm caused, and the harm has been mitigated or compensated for so far as is reasonable. As a result, any new development on the site would have to meet these requirements.

This policy also requires all new residential development to contribute to the provision of high quality open space for its residents, either through provision of public open space on site, or where more appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Local facilities should be protected. Developers should be encouraged to provide a range of facilities as part of their

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developments including shops, schools, nurseries and community centres.

ACTION TAKEN:

The Publication edition recognises that facilities such as small shops, post offices, public houses and community halls are an important part of life in our towns and rural areas. Policy 35 within the Publication edition aims to protect these local facilities and includes a requirements that any proposal for the complete change of use of buildings identified as being important to the sustainability of the community which it serves, will not be permitted except where it can be demonstrated that the use is no longer economically viable or required by the local community, and that the use is not capable of being supported by enabling development or a diversified use.

If a development proposal comes forward on the site the Council will look to secure provision of facilities, if appropriate, on site or a contribution towards new facilities.

In terms of nursery places, the Council’s Early Years team have confirmed there are sufficient places available to meet the needs of residents in the borough both now and in future years. This will be kept under review.

PUBLIC TRANSPORT

Bus service through Beardwood is poor  Council fully appreciated resident’s needs for convenient connection to surrounding areas and to local services;  Demand from increased numbers of residents on this site/together with adjacent developments may present an opportunity for an improvement in the local bus service; ACTION TAKEN:

The need for existing and future bus services to be financially sustainable results in difficulty in planning for public transport as a form of infrastructure. New bus services will require a customer base in place first due to their commercial nature. Policy 10 of the Publication edition states that development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. If appropriate, the Council will also work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

HIGHWAYS

Providing vehicular access will be problematic via either  Council is grateful for resident’s comments and acknowledges that this Mollington Road or Beardwood Brow. Both roads have information needs to be taken into account as part of the assessment of difficult junctions with Revidge Road and junctions will be the suitability of each site for development;  For each proposed development site the Council will prepare a schedule

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difficult to bring to an acceptable standard. setting out all development/scheme requirements including highways/footpath new/upgraded and site access. The developer will Surrounding roads are not capable of taking additional traffic need to demonstrate how these requirements will be met before any – already dangerous. development can progress;  An assessment of capacity/impact of potential development sites on local highway network is being carried out to inform site allocations. This will be used as an evidence base to assist with individual site appraisals and determining site requirements;  These requirements will be secured via the application of Development Management policies /guidance to any planning application. ACTION TAKEN:

The Local Highways Study will assess the current condition and capacity of the local highways network in the Borough and to assess the impacts of new housing and employment sites in the borough over the Plan period. Any new development on this site will need to ensure any issues identified are addressed and may need to contribute towards local highway improvements.

Policy 10 (Accessibility and Transport) of the Publication edition requires development to demonstrate that road safety and the safe, efficient and convenient movement of all highways users is not prejudiced; appropriate provision is made for vehicular access, off-street servicing and parking in accordance with the Council’s adopted standards. As a result, any development proposal on this site would have to demonstrate how it complies with these requirements.

NEW INFRASTRUCTURE REQUIRED  As for the comments above regarding highways. The schedule setting out all development/scheme requirements will include a requirement for the provision/integration of additional infrastructure such as local shops, integration of open space/green infrastructure as needed;  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is granted/scheme can progress. In some cases the developer may need also to make a contribution to the provision/enhancement of local facilities and services;  Developer may be asked to contribute and/or integrate provision within scheme delivery as appropriate.  In addition, as noted below: - Replacement open space  Please see above;

ACTION TAKEN:

See previous comments

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Improved bus service  As noted above for public transport;

ACTION TAKEN:

See previous comments

Increased capacity in local primary schools  We are working closely with the Education Department to identify the need for and the opportunities to deliver additional school places; ACTION TAKEN:

There will be a requirement for a new single entry Primary school to support new housing planned for in the north of Blackburn. If the site was to be developed, the Council may require a contribution towards this.

Local shops within walking distance.  Please see above.

ACTION TAKEN:

See previous comments.

ACTION TAKEN:

All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5

AFFORDABLE HOUSING

GREEN BELT/WILDLIFE/ENVIRONMENT

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

OTHER ISSUES

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4. GRIFFIN/PATERSON STREET/ALASKA-WILLIAM STREETS/HIGHFIELD ROAD AND INFIRMARY, Blackburn

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options  All of the following representations question relate to sites within Griffin except if noted otherwise HOUSING DEVELOPMENT

4.1 Janet Dixon Queen Victoria Street

Currently protected employment land covered by saved Local Plan policy EC3 Established Business and Industrial Areas.

Site and buildings are vacant; little prospect of site being developed for employment in the foreseeable the site; suggest it is allocated for an alternative use – preference is for housing. Site is available/sustainable location suitable for larger family homes and owner contact with housebuilders suggests there would be an interest in the site.

ACTION TAKEN: Refer to Publication Edition Policies Map and Policy 1: The Urban boundary.

The map confirms that the protected employment designation for this site has been removed and the site is available for appropriate development.

Policy 1 confirms that the urban area is a preferred location for new development. The publication edition plan acknowledges that development within the urban area, in particular development which involves the re-use of empty buildings and/or brownfield land, is welcome and makes a vital contribution to the vitality and viability of the borough and the regeneration of its towns. The Council will work proactively with developers to explore options to ensure urban sites are deliverable.

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J. Land at Parkinson Street/Bedford Street/Stakes Whitehead Hall Road.

Requests that protected open space designation is removed.

ACTION TAKEN: Refer to Publication Edition Policies Map and Policy 1: The Urban boundary.

Protected open space designation has been removed and site is available for appropriate development.

Policy 1 confirms that the urban area is a preferred location for new development. The publication edition plan acknowledges that development within the urban area, in particular development which involves the re-use of empty buildings and/or brownfield land, is welcome and makes a vital contribution to the vitality and viability of the borough and the regeneration of its towns. The Council will work proactively with developers to explore options to ensure urban sites are deliverable.

Local residents need to be consulted as housing  Council fully support this and is committed to ongoing engagement with residents proposals are brought forward and meetings held as scheme proposals become available; within their area.  Every opportunity will be provided for community involvement as Council moves forward to identify developer partner/works up scheme detail. ACTION TAKEN:

Noted. Refer to Council response; Policy 16/4 – Griffin, Blackburn.

Policy 16/4 confirms that land in Griffin has been allocated for housing.

HOUSE TYPES

Bungalows and 2/3 and 4 bed properties.  Council has made a note of resident’s comments and will use these to inform site development requirements; Larger houses are essential. Many larger families  Council is committed to providing an equitable high quality housing choice across are living in houses too small for their families. the borough;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including provision for housing mix including affordables for rent and for sale, house types and specific design standards;  These requirements will be secured via the application of Development

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Management policies /guidance to any planning application;  Allocations policy will set out requirements for housing mix. Information provided will be considered. ACTION TAKEN:

Noted. Refer to Council response; Policy 16/4 – Griffin, Blackburn; and Policy 18: Housing mix

The Council is supportive of the regeneration of the inner areas of Blackburn and acknowledges that development needs to address the needs within established communities.

Policy 16/4 confirms that land in Griffin has been allocated for housing. The policy sets out the development considerations that will need to be taken into account in the development of scheme proposals; reference is included to the Griffin Supplementary Planning Document (adopted July 2011) which provides detailed guidance on the housing mix the Council expects to see on each of the redevelopment sites.

Policy 18 sets out the Council’s requirements for new development to provide a wider choice of homes, in particular high quality family housing to support its objectives for housing growth.

AFFORDABLE HOUSING

Affordable housing essential in this deprived area.  Please see note above regarding house types/provision of affordables; Measures need to be put in place to stop purchase  Selective Licensing is in place to promote good landlord practices; by landlords. Need to make provision for decent  When sites come forward for re-development the Council will look at opportunity for families who are trying to buy by providing homes at setting up process of nomination rights/eligibility for housing. a price they can afford.

ACTION TAKEN:

Noted; refer to Council response. There will be ongoing opportunities for community engagement as scheme proposals are developed. The Council will pass on these comments to developers and will be encouraging the scheme content to include a housing mix – both house type and tenure – that meets the needs of the established community.

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SERVICES AND INFRASTRUCTURE

Improved bus service is needed.  Council appreciates residents’ need for a convenient connection to surrounding areas and to local services and facilities;  Demand from increased numbers of residents on this site/together with adjacent developments may offer the opportunity for an improvement in the local bus service. ACTION TAKEN:

New bus services will require a customer base in place first. Policy 10 of the Publication edition requires development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. The Council will also work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

Developments need to include parks, green spaces  Council is grateful for resident’s comments and acknowledges that this information and shops. needs to be taken into account as part individual site assessment and in determining scheme requirements;  Council is keen to promote sustainable development;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements;  Anticipated the Council will prepare a development brief for this site to inform discussions with potential developer partners. This will include a requirement for integrating green infrastructure within scheme proposals. including provision/integration of open space/green infrastructure and that local facilities such shops and/or convenient links to similar are made available as part of the scheme proposals/layout;  These requirements will be secured via the application of Development Management policies /guidance to any planning application. ACTION TAKEN:

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure.one of the requirements of this policy is for all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

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ACTION TAKEN:

All comments relating to the following headings have been actioned as part of the general feedback; refer to Appendix 5

SITE ISSUES

GREEN BELT/WILDLIFE/ENVIRONMENT

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

OTHER ISSUES

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5. HASLINGDEN ROAD, Blackburn (including Fishmoor and Blackamoor Road)

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

SITE ISSUES

Flooding and drainage are a problem from the  Information/resident concerns have been noted and will be taken into McDermott homes (Whinny Heights) built 3-4 years account in assessing suitability of the site for development and determining ago. development requirements;  Surface drainage issues are being investigated as part of a series of technical studies being carried out to support the appraisal of the suitability of each proposed development site for future house building;  Any particular requests will be set out in a site-specific schedule, which will confirm all development/scheme requirements including provision for surface water drainage. The developer will need to demonstrate how these requirements will be met as an integral part of scheme proposals before any development can progress. ACTION TAKEN: Policy 9 (Development and the Environment) of the Publication edition requires development to demonstrate that it will not be at an unacceptable risk of flooding. Any development with the potential to create significant amounts of new surface water run-off will be expected to consider, and wherever possible, implement, options for the management of the surface water at source.

The SFRA identifies that he site is entirely within Flood Zone 1 and has a low risk of surface water flooding, although some localised shallow ponding is indicated. The allocations policy for the site (16/7) includes the requirement to incorporate appropriate measures to control surface water run-off.

HOUSING DEVELOPMENT

4.1 United Resubmitted information provided in January 2007 in Utilities response to Call For Sites linked to evidence gathering for the Council’s Strategic Housing Land Availability Assessment; relates to 2 parcels of land on west side

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of Haslingden Road adjacent to Fishmoor and Guide Reservoirs. Previous planning consent for a mixed use development. Landowner considers land suitable as a residential allocation.

ACTION TAKEN: Refer to Policy 16/7 Haslingden Road, Blackburn; Policy 16/8 – Blackamoor Road, Blackburn; Policy 45: Major road schemes; and Policies map

Both of these sites are regarded as strategic growth sites and have been allocated for housing development; the policies set out the development considerations that need to be taken into account in scheme detailing. It is expected that both sites will be substantially developed over the next 5 years to 2018.

Policy 45 makes provision for the protection of a future road link (Fishmoor Link Road) across the Blackamoor Road site allocation to improve connectivity between Blackamoor Road and Roman Road.

HOUSE TYPES

Detached and semi-detached to blend in with existing.  Council has made a note of resident’s comments and will use these to inform site development requirements;  Council is committed to providing an equitable high quality housing choice across the borough;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including provision for housing mix including affordables for rent and for sale, house types and specific design standards;;  These requirements will be secured via the application of Development Management policies /guidance to any planning application. ACTION TAKEN: Refer to Policy 8: Development and people; Policy 11: Design; and Policy 18: Housing mix

Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth agenda in particular the need for high quality family housing. The proposed housing mix will be particular to each site/development and will be influenced by a number of issues such as site characteristics, local needs and the dynamics of the local housing market. Detached and semi-detached dwellings should be the main house type in the mix on all suitable sites. Policy 8 sets out the development considerations that need to be taken into account with regard to the effect of development on people and neighbourhoods and the need for development to make a positive contribution to the character of the local area.

Policy 11 identifies the design and layout considerations that need to be taken into account in the preparation and construction of all

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development schemes. Adopted Supplementary Planning Documents covering design in general and the design of residential development are already in place.

AFFORDABLE HOUSING

Elsewhere in more appropriate areas  Council agrees that this form of housing may in some cases be better located nearer to public transport connections/access to jobs. Altogether this is more likely to be a sustainable option for those residents needing affordable housing – both to rent and/or to buy;  It will be essential that the affordable housing mix offer a good choice and quality of home to all. These requirements will be set out in the individual schedules of site development requirements. ACTION TAKEN:

Refer to Policy 1: The urban boundary; Policy 12: Developer contributions; and Policy 18: Housing mix

Policy 1 confirms that the urban area is the preferred location for development and for many residents this is the most convenient location near to existing facilities and transport connections to services and jobs.

All development is required to make a contribution to affordable housing. Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth and regeneration agenda in particular the need for high quality family housing. It sets out the Council’s development considerations relating to house type mix and the options for the provision of affordables – on site or elsewhere via a financial contribution. Policy 12 sets out the approach to developer contributions, which in the first instance will be secured, via a Section 106 agreement.

SERVICES AND INFRASTRUCTURE

Use of land for development would leave residents  Council has noted resident concerns and can understand residents’ worries without any green recreational space nearby and that development may have a detrimental impact on their neighbourhood. would have a detrimental impact on local wildlife. Open One of the key aims of planning is to ensure that this does not happen; space needs to be preserved for children to play.  As noted above a site specific schedule of development requirements will be prepared for each site. In addition to the items already mentioned this will set out the requirements for open space and children’s play space and if appropriate the improvement of existing facilities;  With regard to wildlife. Site assessments and Sustainability Appraisal

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processes will identify any mitigation measures that may be needed to protect wildlife and their habitats. These will be included in the schedule of development requirements;  The developer will need to demonstrate as part of any planning application how all requirements will be met/integrated within scheme proposals before development can proceed on site. ACTION TAKEN:

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape features on the site. The policy also requires all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Additionally, Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

HIGHWAYS

Haslingden Road is already busy with traffic from  Council is grateful for resident’s comments and acknowledges that this housing, school, and hospital and motorway junction information needs to be taken into account as part of the site assessment; generally.  Capacity on the Haslingden Road corridor is subject to further work including increasing capacity at ‘pinch points’; No access from Sullivan Drive as this would create a  For each proposed development site the Council will prepare a schedule rat-run to Roman Road. setting out all development/scheme requirements including highways and site access. The developer will need to demonstrate how these requirements will be met as an integral part of scheme proposals before any development can progress;  A technical assessment of capacity/impact of potential development sites on local highway network is being carried out to inform site allocations. This will be used as an evidence base to assist with individual site appraisals and determining site requirements;  These requirements will be secured via the application of Development Management policies /guidance to any planning application. ACTION TAKEN:

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The Local Highways Study will assess the current condition and capacity of the local highways network in the Borough and to assess the impacts of new housing and employment sites in the borough over the Plan period. The allocation policy for the site (16/7) requires that the development of site will need to contribute towards improvements to local highways network in the locality.

Policy 10 (Accessibility and Transport) of the Publication edition requires development to demonstrate that road safety and the safe, efficient and convenient movement of all highways users is not prejudiced; appropriate provision is made for vehicular access, off-street servicing and parking in accordance with the Council’s adopted standards. As a result, any development proposal that came forward on this site would have to demonstrate how it complies with these requirements. The allocations policy for the site (16/7) states that access to the site is to be obtained off Haslingden Road.

NEW INFRASTRUCTURE REQUIRED

More local shops  As for the comments above regarding highways. The schedule setting out all development/scheme requirements will include a requirement for the provision/integration of additional infrastructure such as local shops, integration of open space/green infrastructure as needed;  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is granted/scheme can progress. In some cases the developer may need also to make a contribution to the provision/enhancement of local facilities and services.

ACTION TAKEN:

The Council recognises the importance of ensuring sufficient services and facilities are available for its residents. Policy 35 within the Publication edition aims to protect local facilities. However, although the Council can encourage new shops to be developed on site, it is ultimately a commercial decision.

More school places for pre-school and primary school  We are working with the Education Department to identify the need for and children. opportunities to provide additional primary school provision.

ACTION TAKEN:

The Council’s Education Department and Early Years Team have confirmed there are sufficient Primary School and Nursery places to accommodate development on this site. This will be kept under review.

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GREEN BELT/WILDLIFE/ENVIRONMENT

Area is used as a habitat and feeding ground for a  A number of residents have expressed similar concerns; range of birds for e.g. kestrels, swallows and bats.  Council acknowledges the value/contribution of open space/landscape setting and the diversity of wildlife to the character and attractiveness of the borough and to residents’ enjoyment of their local neighbourhood;  Site assessments and Sustainability Appraisal processes will consider the impact of proposals on wildlife and identify any mitigation measures that may be needed;  The requirement to make provision for the mitigation measures will be an identified requirement set out in the site-specific schedule of requirements for each development site;  The protection of wildlife and associated habitats will be referred to in Development Management policies and will be a key consideration in the review of any planning application;  At the planning application stage too there will be opportunities for community consultation on detailed scheme proposals before any decisions are made;  A developer will need to demonstrate how all the site requirements will be delivered before development can proceed.

ACTION TAKEN:

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape features on the site.

Additionally, Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

ACTION TAKEN:

All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5.

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INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

OTHER ISSUES

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6. ROE LEE, Blackburn

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

SITE ISSUES

Roe Lee Plantation. Previous plans to develop feel through due to  Council has noted the information and will bear this in mind in ownership issues and an understanding (instructions in a will) that discussions with developers; the land was to be used for recreation.  Council owns the majority of the land and does not understand there to be any restrictive covenants in place that would limit development;  Council will investigate this in more detail before any development could take place. ACTION TAKEN:

Noted - Refer to Council response above.

HOUSING DEVELOPMENT

4.2 Lea Hough Landowner of Roe Lee Farm supports ‘delivery-led’ and ‘urban-led’ and Co for options for achieving housing growth and is willing for the farm to landowner/Roe be included in residential allocation. Considers the site is well Lee Farm located within an established residential area, accessible, would suit family housing and could be brought forward in the short term. Availability of the farm site would enable release of adjacent land for development and improve amenity to existing residents.

ACTION TAKEN:

Refer to Policy 16/3 – Roe Lee, Blackburn.

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Policy16/3 confirms that this site has been allocated for housing together with adjoining lands.

Area is in need of low cost housing  Council has made a note of resident’s comments and will use these to inform site development requirements;  Council is committed to providing an equitable high quality housing choice across the borough;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including housing mix, house types and design standards;  These requirements will be secured via the application of Development Management policies /guidance to any planning application. ACTION TAKEN:

Noted. The Council is committed to widening its housing offer across the borough and acknowledges this will be influenced locally by a number of factors including the housing market and local housing needs.

Refer to Policy 16/3 – Roe Lee, Blackburn.; Policy 18: Housing mix

Policy 16/3 sets out the development considerations that will need to be taken into account in the development of scheme proposals for Roe Lee; this includes a requirement for a comprehensive masterplan to be prepared before planning consent will be considered for development on any of the individual sites. The masterplan will provide guidance on an appropriate mix of housing to be provided across the whole site; this will be informed by local housing needs and other Local Plan policies including Policy 18. Policy 18 confirms that the housing offer, both in local areas and across the borough as a whole is critical to the success of the plan. It acknowledges the need for high quality family housing and housing that is accessible/affordable to residents.

SERVICES AND INFRASTRUCTURE

Brownhill and Roe Lee shopping areas already oversubscribed with  The Council has noted resident concerns and will take these into no parking and inadequate road crossing facilities account if/when sites are brought forward for development in this part of Blackburn;  In assessing site development requirements the Council will review the capacity of local infrastructure and service needs. Any requirements will be incorporated into the site specific schedule of development requirements referred to above;  In some cases developers may be asked to make a contribution;

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 In the meantime residents are advised to raise these issues locally at their Ward Solution meetings;  We will forward the concerns to the Highways Department with a request they consider any available actions. ACTION TAKEN:

Noted – See Council comments above.

In terms of any future development in this area, Policy 10 (Accessibility and Transport) of the Publication edition requires development to demonstrate that road safety and the safe, efficient and convenient movement of all highways users is not prejudiced; appropriate provision is made for vehicular access, off-street servicing and parking in accordance with the Council’s adopted standards. As a result, these issues must be addressed for any new development in the borough.

HIGHWAYS

Access would be problematic between railway and dual  Council is grateful for resident’s comments and acknowledges carriageway that this information needs to be taken into account as part of the site assessment;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including highways/footpath new/upgraded and site access. The developer will need to demonstrate how these requirements will be met before any development can progress;  An assessment of capacity/impact of potential development sites on local highway network is being carried out to inform site allocations. This will be used as an evidence base to assist with individual site appraisals and determining site requirements;  These requirements will be secured via the application of Development Management policies /guidance to any planning application. ACTION TAKEN:

The allocation policy for the site includes a requirement for a comprehensive masterplan to be prepared for the whole site, plus any additional land which may become available. This will consider the most appropriate access to the site. The policy does state that the southern section of the site has existing access onto Campbell Street. The northern section of the site would require an additional signalised junction off Ramsgreave Drive.

Policy 10 in the Publication edition requires development to demonstrate that, amongst other things, appropriate provision is made for vehicular

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access, off-street servicing and parking in accordance with the Council’s adopted standards.

NEW INFRASTRUCTURE REQUIRED Need to expand local school capacity.  Resident’s comments have been noted and will be used to inform site development requirements;  We are working closely with the Education Department to identify the need for and the opportunities to deliver additional school places. ACTION TAKEN

The allocation includes a requirement for the development to contribute towards the establishment of a new primary school in north Blackburn.

GREEN BELT/WILDLIFE/ENVIRONMENT

Fields are well used by the community and regarded as a valuable  A number of residents have expressed similar concerns; open space.  Council acknowledges the value/contribution of open space and landscape setting to the character and attractiveness of the borough and to people’s enjoyment of their local area;  Expected that developers will also regard this as an asset to be enhanced/form an integral part of any development;  Retaining the character of local areas will be referred to in Development Management policies and will be a key consideration in the review of any planning application.

ACTION TAKEN:

Policy 40 sets out a requirement for integrating green infrastructure within new development. This requires all development, where circumstances permit, to be designed to make a positive contribution to Blackburn with Darwen’s green infrastructure. It requires all new development to contribute to the provision of high quality open space and for functioning ecological networks not to be compromised. In addition, development should contribute to the restoration, enhancement and connection of natural habitats through the provision of appropriate green infrastructure.

Site is marsh land. This supports a range of wildlife including  Council also values the contribution of wildlife/countryside to kestrels, owls and deer. There are several ponds with frogs. residents and accepts it needs to make every efforts to ensure this is safeguarded; Concerns regarding impact on wildlife and wildlife habitats.  Individual site assessments and Sustainability Appraisal processes will identify any impact and the need for mitigation

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measures;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including all mitigation measures that developer’s will have to take on board in any scheme proposals;  Developer will need to demonstrate with any planning application that these requirements have been addressed before planning consent is granted/scheme can proceed. ACTION TAKEN:

Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

ACTION TAKEN:

All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5

AFFORDABLE HOUSING

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

OTHER ISSUES

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7. GIB LANE (including land west of Gib Lane and land east of Heys Lane)/SAPPI (including STOCKCLOUGH LANE)/VOITH/ALBION/MOORGATE/BRIDGE/PIONEER AND ECLIPSE MILLS - Blackburn

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options  All of the following representations relate to Gib Lane and question surrounding land except if noted otherwise.

SITE ISSUES

Canal and Relates to Sappi. Leeds Liverpool Canal towpath in the vicinity of River Trust the site is in a poor condition and will require significant improvement to accommodate the likely increased level of usage by cyclists and pedestrians that would result from the development of the site.

ACTION TAKEN:

The Sappi site has been identified in the Publication edition as a Development Opportunity (Policy 28). In order to satisfy Policy 10, a major development at the site will require a Transport Assessment to accompany the planning application, which will consider all impacts on existing transport systems. Any potential impacts which require intervention / enhancements are to be funded by the developer.

Will development impact on route of Weaver’s Way?  Yes, this route does cross the site;  Routes through development to the countryside will need to be a Development will impact on Weaver’s way/Reeler’s Trail key consideration in scheme proposals/layout; /greenspace corridor through eastern part of site including  Public Rights of Way will be protected and integrated within Cockridge Wood (also known locally as Bluebell Wood) and scheme proposals. There may be some requirement for Bunker’s Hill Wood; both woods are designated Local Heritage realignment as part of the scheme proposals/layout and if needed, Sites. the opportunity for improvements;  The developer will need to demonstrate how established routes will

be integrated and potentially improved, if needed, within scheme proposals;  This requirement will be delivered via Development Management policies as part of the planning application process. ACTION TAKEN:

The Publication edition includes requirements to consider / mitigate impacts on public rights of way which traverse the site (Policy 16/9); to

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protect important landscape features such as Cockridge Wood (Policy 16/9); and to enhance access to the countryside (Policy 16/10).

Former quarry on Gib Lane was used as a rubbish tip.  The developer will carry out a full site investigation to assess ground conditions and to identify any constraints/need for mitigation Understand the land on Bunkers Hill is solid rock underneath: and/or particular construction requirements. makes significant contribution to run off/flooding

ACTION TAKEN:

Policy 8 of the Publication edition requires developers of potentially contaminated land to secure a remediation scheme to ensure that a safe environment is provided for occupants and does not displace contamination. Policy 9 requires development with the potential to create significant amounts of new surface water to manage the surface water at source.

HOUSING DEVELOPMENT

2.1/4.2/4.4 JWPC Relates to Horden Farm and surrounding land adjacent to Livesey Limited for Branch Road and Broken Stone Road (currently covered by Witton Saved Local Plan Countryside Policy RA6). Estates Confirms support for review of the urban boundary to include this site and allocation of land for residential development for larger upper market/’executive’ homes. Considers site is within a stronger market area.

Promotes the ‘delivery-led’ and ‘urban-led’ delivery options as the most realistic and achievable for getting development early in the plan period – within the first 5 years.

Regarding site selection criteria – consider delivering on overall housing objectives should take precedence over location criteria i.e. deliverability of ‘executive’ homes should be main influence for site allocations.

Support a mixture of locations to stimulate development.

ACTION TAKEN:

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Refer to Policy 16/9 - Land west of Gib Lane, Blackburn.

The policy allocates this site for housing development and sets out the development considerations that will need to be taken into account in the preparation of scheme proposals. Horden Farm is retained and will need to be sensitively incorporated in the area masterplan and scheme detailing. Housing delivery will be phased over a number of years, possibly beyond the plan period; early phases – over the next 5 years to 2018 – are expected to provide up to 120 units.

4.1/4.2 Kirkwells 2 sites at Stockclough Lane, Feniscowles (currently covered by saved Local Plan policies covering Industry and Business area EC3 and Protected Open Space TRL1); the majority of the site is on the edge of the urban boundary and is within the West Pennine Moors.

Seeks the allocation of an existing employment area for housing development. Considered to be a sustainable medium/long term development opportunity for housing and suitable for ‘executive’ homes.

Site currently offers low level of employment and limited scope for redevelopment for employment/ little prospect for growth/investment.

Existing use regarded as a ‘poor neighbour’ to surrounding residential development.

Land outside the urban boundary (protected open space) well positioned to enhance housing scheme and local green infrastructure.

ACTION TAKEN:

Refer to Policy 28: Development opportunity; Policy 3: The Green Belt; Policy 5: Countryside areas; and Policies Map

Policy 28 confirms the 2 sites referred to have been identifies as a development opportunity and are included within the wider site including Sappi land at Moulden Brow/Livesey Branch Road. Altogether the site offers the opportunity for a high quality development and is suitable for a range of uses. The policy notes that potential uses include a mix of commercial space and upper market residential with the distribution of uses responding to the configuration of the site, accesses and adjacent land uses. An area of protected open space between the 2 development parcels has been released for appropriate development.

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Green Belt (Policy 3) and land in the countryside covered by Policy 5 form the eastern boundary of these sites.

The extent of these areas is shown on the Policies Map.

2.1/4.2/4.4 McAteer Relates to land to the rear of housing fronting Livesey Branch Associates Road and Gib Lane (land to rear of 393-423 Livesey Branch Road Ltd for and 2-42 Gib Lane. Land is currently covered by Saved Local landowners Plan Countryside Policy RA6 and is adjacent to a Greenspace of land at Gib Corridor linking with the Leeds Liverpool Canal). Lane. Confirms owner support for extension of urban boundary and willingness for their land to be allocated for residential development. Considers the site is appropriate for a mix of housing including ‘executive’ homes.

Supports delivery of housing growth via a mix of the options outlined in 4.2.

ACTION TAKEN:

Refer to Policy 16/9 - Land west of Gib Lane, Blackburn.

The policy allocates this site for housing development and sets out the development considerations that will need to be taken into account in the preparation of scheme proposals.

2.1/4.1/4.2 HOW Sappi (Star Paper Mill and surrounding land). Site includes land Planning LLP within Chorley Council area and is covered by a number of saved for Aeternum Local Plan policies relating to:- Capital and Taylor - Established industry and business (EC3) Wimpey - Protected open space (TRL1) - Development in the rural areas/Green Belt (RA1) and - County heritage site. Regarded as a development opportunity for mixed use including housing and employment. Housing element is seen as the enabling development for the regeneration of the site/renovation of the mill for employment activities.

Request for a revision of the urban boundary to include complete

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site.

Acknowledge, in principle, that Sappi site would be suitable for residential development; preference for house type/mix to be market determined.

Support inclusion of Sappi site in proposed list of ‘delivery-led’ and ‘urban-led’ site options; also consider the site is a regeneration opportunity and should be included on the ‘regeneration-led’ option. Express caution that regarding sole development for upper market/’executive’ housing and consider mix should be market responsive.

Need to ensure deliverable sites are not prevented from coming forward by onerous phasing policies.

Consider site is deliverable in accordance with NPPF criteria – available now/sustainably located/reasonable prospect of being delivered within next 5 years.

Support for development on Sappi

ACTION TAKEN:

Refer to Policy 28: Development opportunities; Policy 38: Greenspace infrastructure; and the Policies Map

Policy 28 confirms this site has been identifies as a development opportunity. The site offers the opportunity for a high quality development and is suitable for a range of uses. The policy notes that potential uses include a mix of commercial space and upper market residential with the distribution of uses responding to the configuration of the site, accesses and adjacent land uses. An area of protected open space covered by Policy 38 is retained within the development site.

Green Belt (Policy 3) and land in the countryside covered by Policy 5 form the eastern boundary of these sites.

The extent of these areas is shown on the Policies Map.

2.2/4.2 HOW Moorgate Mill. Planning LLP for HB Ask for inner urban boundary to be amended to include this site Villages and as part of ‘regeneration-led’ delivery option and that site is Bolderstone acknowledged as available/ready to come forward for residential

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(Chesterfield) development. LLP

ACTION TAKEN:

Planning permission granted October 2012 (planning application reference 10/12/0686) for 20 apartments in 2 blocks and outline for up to 17 houses. Discharge of conditions granted May 2013 (10/12/1189). Work has commenced on site on the housebuilding.

2.1/4.1/4.2 Urban Vision Relates to land to south of broken Stone Road and 2 parcels of for land in the vicinity of Livesey Branch Road and west of Gib Lane Castleland (currently covered by Saved Local Plan Countryside Policy RA6 Ltd and and is adjacent to a Greenspace Corridor linking with the Leeds landowners Liverpool Canal). of adjoining lands in Gib Promotes a change to the urban boundary to include this land to Lane area. enable housing development to be brought forward.

Presents a case that this land is an attractive and achievable development opportunity that can secure Council objectives for housing growth and an improved house mix to include upper market and ‘executive’ homes on non-Green Belt/potential urban extension sites as identified in the Core Strategy.

Agrees that elements of each housing delivery option will be needed over the plan period; this will provide the flexibility to respond to changes in the market.

ACTION TAKEN:

Refer to policy 16/9: Land west of Gib Lane, Blackburn

Taylor Land at Buncer Lane would be suitable for housing.

ACTION TAKEN:

Refer to Policy 38: Green Infrastructure.

This site remains protected open space. The Council’s objective is to develop a more connected network of open space.

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Suggest alternative sites in open spaces off Roman  Sites within the urban area including those at Roman Road and Road/brownfield land on Sappi site/Eclipse Mill. Fishmoor and in Feniscowles will be suitable locations and considered for potential development over the life of the Local Plan Develop on brownfield sites within inner urban area including to 2026. former factory, mill sites and disused shops and houses.

Support for development on Voith and Eclipse Mill sites

ACTION TAKEN:

Voith – refer to Policy 15: Secondary employment areas and Policies Map.

The map confirms that Policy 15 covers the Voith site; the policy provides for flexibility in the combination of activities across any B1, B2 or B8 use.

Policies Map indicates Eclipse Mill site is suitable for appropriate development.

Have any preliminary site investigations been carried out to determine whether all sites identified are suitable for development?

ACTION TAKEN:

Site investigations have not to date been carried out; this will be undertaken to inform the preparation of scheme proposals.

The Council has received information from the owners of these sites which advises that there are no significant site issues that would impact on being able to bring development forward.

Refer to supporting document ‘Land Allocations Methodology’ which outlines the site information considered in the selection of this site as a potential allocation.

Changes of level across the site would mean that many new houses would be in an elevated position in relation to existing homes; overlooking/loss of privacy would become a problem.

Screening. Ensure development incorporates large trees to protect privacy and enhance countryside location.

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ACTION TAKEN:

Refer to Policy 8: Development and people and Policy 11:Design

Policy 8 recognises that development needs to make a positive contribution to the character and amenity of the local area. One of the considerations of amenity for both established residents and people occupying the new homes relates to privacy, overlooking and the relationship between buildings. The developer will be expected to demonstrate that these issues have been satisfactorily addressed.

Policy 11 confirms the requirement for all new development to present a good standard of design. It sets out the broad issues and related components relating to character/townscape/public realm/movement and legibility/sustainability/diversity and materials and colour that should be considered and will be reviewed to assess scheme proposals.

Adopted Supplementary Planning Documents covering design in general and the design of residential development are already in place and cover these issues; ‘Blackburn with Darwen Design Guide Supplementary Planning Document (adopted March 2006) and ‘Residential Design Guide Supplementary Planning Document (adopted September 2009).

HOUSE TYPES

Preference for larger family detached and semi-detached housing  Council has made a note of resident’s comments and will use these to inform site development requirements; More detailed studies needed to determine types of housing  Council is committed to providing an equitable high quality housing needed for e.g. for 55+ choice across the borough;  For each proposed development site the Council will prepare a Affordable 3 bed+ family homes. schedule setting out all development/scheme requirements including housing mix, house types and specific design standards; Affordable homes for first time buyers.  These requirements will be secured via the application of Low cost housing would help to reduce the number of private Development Management policies /guidance to any planning lettings in the area and enable working people to buy their own application;  home. As part of the planning application process there will be an opportunity for public consultation on detailed scheme proposals. Low cost housing is needed closer to town centre;

“Aspirational” to generate the greatest income for the Council.

Uncertainty regarding the types of housing proposed for e.g. 5 bed affordables?

All types will be required if development goes ahead.

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Need for low cost housing as there is no work available.

Need to consider mortgage availability and accessible house prices when determining house type.

Detached 2/3 bed with gardens

One to three bed properties that are affordable and will meet the needs of an increasing aging population.

ACTION TAKEN:

Refer to Policy 8: Development and people; Policy 11: Design; and Policy 18: Housing mix

Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth agenda in particular the need for high quality family housing. The proposed housing mix will be particular to each site/development and will be influenced by a number of issues such as site characteristics, local needs and the dynamics of the local housing market. Detached and semi-detached dwellings should be the main house type in the mix on all suitable sites. Policy 8 sets out the development considerations that need to be taken into account with regard to the effect of development on people and neighbourhoods and the need for development to make a positive contribution to the character of the local area.

Policy 11 identifies the design and layout considerations that need to be taken into account in the preparation and construction of all development schemes. Adopted Supplementary Planning Documents covering design in general and the design of residential development are already in place.

AFFORDABLE HOUSING

Not on site. Preference for affordable housing to be located  Council agrees that this form of housing may in some cases be elsewhere for e.g. clearance areas, closer to town centre and/or better located nearer to public transport connections/access to jobs. including renovation of empty houses. Other suggestions include Altogether this is more likely to be a sustainable option for those Accrington and Burnley. residents needing affordable housing – both to rent and/or to buy;  It will be essential that the affordable housing mix offers a good AH is needed and should be located within the urban areas close choice and quality of home to all. These requirements will be set to established facilities and services for e.g. rail and bus routes. out in the individual schedules of site development requirements. Main requirement is for social housing. Priority should be affordable housing including social housing.

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ACTION TAKEN:

Refer to Policy 1: The urban boundary; Policy 12: Developer contributions; and Policy 18: Housing mix

Policy 1 confirms that the urban area is the preferred location for development and for many residents this is the most convenient location near to existing facilities and transport connections.

All development is required to make a contribution to the provision of affordable housing. Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth agenda in particular the need for high quality family housing. It sets out the Council’s development considerations relating to house type mix and the options for the provision of affordables – on site or elsewhere via a financial contribution. Policy 12 sets out the approach to developer contributions, which in the first instance will be secured, via a Section 106 agreement.

SERVICES AND INFRASTRUCTURE

Local facilities need protection including countryside spaces  Council has noted resident’s comments and can appreciate resident concerns to protect established facilities and their countryside setting;  These issues will be addressed in Development Management policies and applied to any planning applications for future development;  At the planning application stage there will be opportunities for further consultation on the scheme details. ACTION TAKEN:

The allocation of this site includes a requirement for a masterplan to be produced prior to any development taking place. It is envisaged that the masterplan will include requirements to provide facilities, including shops, on site. Whether a new local shop is developed is, however, a commercial decision.

The Publication edition recognises that facilities such as small shops, post offices, public houses and community halls are an important part of life in our towns and rural areas. Policy 35 aims to protect these local facilities and includes a requirement that any proposal for the complete change of use of buildings identified as being important to the sustainability of the community which it serves, will not be permitted except where it can be demonstrated that the use is no longer economically viable or required by the local community, and that the use is not capable of being supported by enabling development or a diversified use.

The allocation policy for the site also includes a requirement for development to be designed so as to minimise the impact of development on the countryside, and to enhance access to the countryside.

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HIGHWAYS

Limited site access  Council has noted residents’ comments and can appreciate the concerns regarding the potential impact of new development; Impact of increased traffic volume and congestion from proposed  A number of technical studies are being carried out to support the housing on existing road network Roads already heavily used, development of the Local Plan. These will form the evidence base narrow and congested with number of blind corners – particular for individual site appraisals and to determine individual site areas of concern:- requirements. The studies relating to existing infrastructure include investigations to determine: - - Around local schools. Congestion linked to school parking - Capacity/impact of potential development sites on local highway (on Livesey Branch Road) already a problem.; network, and - At entrance/exits from established housing estates on - Flooding and surface water drainage issues. Livesey Branch Road; - On narrow country lanes and through Tockholes;  For each proposed development site the Council will prepare a - Gib Lane already heavily used by cars and large vehicles schedule setting out all development/scheme requirements including wagons, coaches, horse boxes and vans. Used including provision for highways and access and surface water as a rat run, particularly at peak times. Narrow in parts; drainage. The developer will need to demonstrate how these - Gib Lane/Broken Stone Road is a ‘blind’ junction; requirements will be met as part of the planning application - Junction of Gib Lane/Livesey Branch Road already a process/before any development can progress. traffic bottle neck;  Delivery of these requirements will be secured via application of - Congestion at junction of Bog Height Road with Bolton Development Management policies/guidance to the consideration Road (at the Golden Cup) and Gib Lane/Livesey Branch of planning applications. Road; - Broken Stones Road is busy and narrow – used as a cut through from the M65 to other parts of the borough; - Congestion will be exacerbated even more together with Pleasington Lakes Holiday Home development. Few stretches of Broken Stone Road have footpaths;

Close Bog Height Road and make access only. Open up a link with Jack Walker Way;

Top half of Heys Lane should be connected to Jack Walker Way to provide a more suitable through road. Block off the end of Bog Height Road or install speed bumps to slow down the traffic;

Any widening of Broken Stones road would destroy its character;

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Poor drainage /flooding for e.g.

- at bottom of field behind Livesey Branch Road - in field behind Gib Lane West - field at back of St Michael’s Close, - bottom half of Bog Height Road and Oakdale estate, - flooding/run-off Bog Height Road down drive at Sprout House Farm and Barn; - existing drains which take water away under the Horden estate are only just adequate. Regular need for drains to be unblocked. - understand the land on Bunkers Hill is solid rock underneath; makes a significant contribution to run- off/flooding. Bund in place to prevent flooding behind a number of properties on Livesey Branch Road,. Further along open flag drain has been constructed to take water away from the rear of properties on Livesey Branch Road – drains to access opening on Livesey Branch Road;

Flag drain takes run of from Cockridge Wood and the fields above – this drain was the subject of a Lands Tribunal hearing in 2009 when local resident took action following many years of persistent flooding;

Council’s Drainage Team are familiar with history and remedial works taken to drains behind Old Gates Drive;

Underground springs. Streams and ponds form in the field behind properties on Livesey Branch Road after heavy rainfall.

Manhole lifts in Livesey Branch Road during heavy rain.

Experience that developers do not put appropriate drainage in place in spite of local authority requirements. How will this be managed? Is there capacity in the existing system?

Concerns that road widening (Gib Lane/Broken Stone Road)

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would lead to loss of old woodland.

ACTION TAKEN:

The Local Highways Network will identify any improvements required to the local highways to support new housing and employment development in the borough. The allocation policy for this site includes a requirement that a contribution will be made towards identified local highways improvements.

Policy 10 (Accessibility and Transport) of the Publication edition requires development to demonstrate that road safety and the safe, efficient and convenient movement of all highways users is not prejudiced; appropriate provision is made for vehicular access, off-street servicing and parking in accordance with the Council’s adopted standards. The allocation policy for the site (16/9) states that access to the site is available off Livesey Branch Road, Broken Stone Road and Gib Lane.

Policy 9 (Development and the Environment) of the Publication edition requires development to demonstrate that it will not be at an unacceptable risk of flooding. Any development with the potential to create significant amounts of new surface water run-off will be expected to consider, and wherever possible, implement, options for the management of the surface water at source. The allocation policy for the site (16/9 & 16/10) recognises there will be a need for development to incorporate SuDS and “soft” measures to control surface water due to the high water table and sloping ground on the site.

NEW INFRASTRUCTURE REQUIRED

New shops needed.  As for the comments above regarding highways. The schedule setting out all development/scheme requirements will include a New churches will be needed. requirement for the provision/integration of additional infrastructure such as local shops, medical services and facilities and the Requirement for improved local facilities including leisure facilities integration of open space/green infrastructure as needed; and community centres. However the Council cannot afford to run  The developer will need to demonstrate that the proposed scheme the established premises. meets all requirements before planning consent is granted/scheme can progress. In some cases the developer may also to make a Need for activity centres for children; without there is a likelihood contribution to the provision/enhancement of local facilities and of an increase in anti-social behaviour. services;  In order to identify need and determine opportunities for delivery of Need for community centres – to encourage community additional provision/improved capacity we are working with: - inclusion/cohesion.

Only one pub in the local area? - Clinical Commissioning Group (CCG) to on the provision of additional medical facilities including medical centres/GP surgeries; Additional primary/secondary school places needed. Local - Education Department to identify the need for and opportunity to schools are already full/over-subscribed. deliver additional primary school provision.

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Additional medical centres/GPs would be needed. Doctors’ surgery on Kings Road has recently closed. Doctors’ surgeries are full.

Hospitals cannot cope at the moment. How will it cope with increased demands from additional residents?

Connectivity to employment areas will be important.

ACTION TAKEN:

The allocation policy for the site (16/9 & 16/10) includes a requirement for development to be brought forward in line with a masterplan which will be approved by the Council prior to any development taking place. It is envisaged this masterplan will include opportunities for new community facilities.

The Council’s Education department has identified a need for a new primary school in this location. Therefore, the allocation policy for the site requires a contribution to be made towards the provision of additional primary school capacity. In the first instance this requirement is to be met by reserving a site of at least 1.6 hectares to enable the building of a new primary school.

The Council is working with the Clinical Commissioning Board (CCG) and NHS England to assess the need for additional GPs and medical centres in the borough.

GREEN BELT/WILDLIFE/ENVIRONMENT

Wildlife/wildlife habitats in the area need to be protected – deer,  Council agrees that these are important concerns to many variety of birds including owls, tree creepers, great spotted residents and to their enjoyment of their local area and the woodpeckers and pheasants. Bata are present in the local area countryside generally. The Council would not want any and fly over fields in summer months. Also concerns that native development to have a damaging impact on wildlife and the bluebells are protected/not eliminated. environment;  This information will be used to inform proposed scheme Abundance of wildlife in the field behind Coronation Avenue. requirements; Protection order is in place for greater crested newts whose  Site assessment and Sustainability Appraisal processes will habitat is behind the club (bowling club). consider impact on wildlife/environment and identify any mitigation measures that will be needed; Green Wildlife Corridor (Greenspace Corridor) was originally put  Developers will be expected to demonstrate as part of their in place/included in policy to connect Witton Park/Leeds-Liverpool planning application how these measures are to be provided as an Canal and Cockridge and Bunkers Hill woods through a number of integral part of their scheme before any development can progress linking green spaces to enable wildlife to migrate to and from

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West Pennine Moors. The corridor works well and is an essential feeding area particularly in the winter months.

ACTION TAKEN:

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape features on the site.

Additionally, Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

The policy also requires all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Why have some other green areas not been included in site  Emerging Green Belt review concludes that the area around Witton allocation options for e.g.in the vicinity of Witton Park? Park should not be released as this land continues to meet the requirements of the Green Belt. ACTION TAKEN:

Noted.

Refer to Policy 3: The Green Belt; Policy 4: Land for development beyond the plan period and the Blackburn section of the Policies Map.

Policy 3 acknowledges that Green Belts are a fundamental element of national planning policy; the NPPF lists the purposes of the Green Belt. The policy refers to the need for special circumstances to support development in the Green Belt. Reference to the Policies Map shows that the majority of Witton Park continues to be included in the Green Belt. An area alongside Preston New Road, attached to the northern urban boundary, has been released for development. Policy 4 confirms that the development of this land take place beyond the plan period i.e. after 2026.

Reference to CPRE feedback on review of the Green Belt  The programme for the preparation of the Local Plan has capacity for development. Questioning of timing for review. influenced the timing of the Green Belt review. The study and its recommendations form part of the evidence base for the Plan. ACTION TAKEN:

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Noted. See Council’s comments provided.

No to development/no to development south of Livesey Branch Road on designated countryside.

Area to south of Livesey Branch Road should be included within Green Belt.

Availability of greenfield land/countryside is very limited and should be saved from development.

Building east of Gib Lane would be on the skyline and would spoil the countryside.

Residents support inclusion of designated ‘Countryside Area’ into Green Belt.

Core Strategy’s ‘aspiration for growth’ is not an exceptional case to justify development in the Green Belt.

ACTION TAKEN:

The Green Belt study recommended changes to the boundary of the Green Belt in this area; the outcome is that parcels of land north of Broken Stone Road have been released for housing development – refer to the Policies Map and Policies 16/9 and 16/10 which confirms the site allocations. The policies are complementary and each includes a requirement for the sites to be brought forward via a comprehensive masterplan, which must be approved prior to any development commencing. The policies set out the development considerations that will need to be taken into account in the masterplan and in scheme detailing. The development is expected to incorporate a landscape scheme including the protection of important landscape features, such as the areas of established woodland; minimise the impact of development on the countryside and to enhance access to the countryside. Developer contributions to infrastructure improvements will be required.

The Adopted Policies Map (Publication version) identifies the area south of Broken Stone Road and the land between Gib Lane and Heys Lane as Countryside Area (Policy 5). This designation was supported by the Green Belt Review, which advised that the Countryside Area policy provided sufficient protection to this area.

OTHER ISSUES

Nursing home on Shorrock Lane should be renovated to create  The Council agrees this would make a good housing site.  It may not be possible to renovate the existing building

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apartments.  The site it is in a suitable location for a range of development over the life of the Plan. ACTION TAKEN:

Noted. See Council response.

Need for a comprehensive and joined-up strategy for housing  The Council’s strategic approach is set out in the Core Strategy. It delivery across the borough which includes the inner urban proposes a co-ordinated approach across 6 interventions including: sites/re-development of existing property to match needs. - 1. Business development Need a joined up strategy that considers all aspects of the 2. Housing borough/growth agenda including employment, transport, retail 3. Local facilities and services including the town centre and the town centre. Need for a strategic masterplan to ensure 4. Environment mixed development is brought forward in a co-ordinated way. 5. Quality of Place 6. Jobs and services. ACTION TAKEN:

Noted. See Council response - the strategic approach is set out in the Core Strategy. Policies 16/9 – Land west of Gib Lane - and 16/10 – Land east of Heys Lane - in the Publication edition require a comprehensive masterplans are to be created covering the whole of the area between Broken Stone Road and the built up area together with the area to the south of Broken Stone Road previously granted planning consent for a holiday lodge complex.

Confusion regarding the future of the Pleasington Lakes scheme.  The planning permission in place for the Pleasington Lakes scheme Site made a dumping ground by the proposed golf course requires the development to be implemented by 18th July 2015.

ACTION TAKEN:

Noted. Planning permission remains in place for the Pleasington Lakes scheme.

Two previous attempts to build west of Gib Lane have been refused by the Council and supported by a Planning Inspector – what has changed?

ACTION TAKEN:

Planning applications are considered against the Development Plan in place at the time of the application. The more detailed Publication edition plan and policies set out the planning framework/direction of change that is needed to achieve the Council’s aspirations for economic growth.

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ACTION TAKEN:

All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5.

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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8. PARSONAGE ROAD, Blackburn

Issues and Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE options question

SITE ISSUES

Area has a clay base and is very boggy. Field continually  Council has made a note of residents’ comments and will use these waterlogged. Flash floods. Field between Belvedere Road and to inform site development requirements; East Lancs Road are very marshy. Run off from the field has  For each proposed development site the Council will prepare a flooded some properties in Belvedere Road and Balmoral schedule setting out all development/scheme requirements Avenue. Constant seepage in Parsonage Road and approach including provision for surface water drainage; to Knotts Brook Bridge. The bridge floods following heavy rain.  Developer will need to demonstrate that these issues have been addressed in scheme proposals/planning application before A number of properties in the area have installed pumps. planning consent is granted/development can proceed.

ACTION TAKEN:

Policy 9: Development and the Environment, of the Publication edition, requires development to demonstrate that it will not be at an unacceptable risk of flooding. Any development with the potential to create significant amounts of new surface water run-off will be expected to consider, and wherever possible, implement, options for the management of the surface water at source.

The allocations policy for this site (16/1) indicates that the Level 2 SFRA has identified the site is within Flood Zone 1 and largely at low risk of surface water flooding, although some shallow surface water flooding does occur within the site. United Utilities have indicated that surface water could be directed to either Knotts Brook or Little Harwood Brook. The development will be required to incorporate SuDS.

Resident in Parsonage Road had deed of easement in field at  Thank you for these comments. They have been noted and will be side of property for septic tank (refer to response 2 and 8 for passed onto developers who come forward with an interest in contact details). developing out this site;  The developer will need to ensure that all land ownership issues Resident in Parsonage Road owns part of the lane next to the have been dealt with before any development can proceed. field.

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Issues and Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE options question

ACTION TAKEN:

Noted. See Council response.

Trees along left hand side of the field are protected.  These comments have been noted and will be taken into account in assessing any development proposals/planning application;  The Council expects protected trees to be retained and integrated within a development layout unless there is a good reason for any to be removed for example if a tree is diseased and/or dying back;  It is also expected that the developer will regard these features as an attractive and valuable asset to the proposed scheme. ACTION TAKEN:

Refer to Policy 9: Development and the environment.

Policy 9 sets out the development considerations relating to trees. With regard to protected trees there is an expectation that these should be saved and properly incorporated into the scheme layout and design. If this is not achievable, the onus is on the developer to put forward a robust case to demonstrate the over-riding merits of the scheme. Planning conditions attached to a scheme approval will require replacement trees to be planted on or near the site.

Impact of development on dam at Parsonage Reservoir?  Council appreciates people’s concerns, has noted information and will pass this on to developers who come forward with an interest in developing out this site;  Cannot anticipate that the position of dam will prevent scheme being brought forward. Any consideration of impact will be discussed at the planning application stage. ACTION TAKEN:

Noted. See Council response.

Refer to Policy 9: development and the environment.

Proximity of pylons/electricity lines running from Balmoral  Resident ‘s comments and information has been noted; Road/Belvedere Road/Warrenside Close could be an issue.  National Grid/Electricity North West are aware that the Council is

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Issues and Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE options question

Area has been targeted by compensation companies preparing its Local Plan, have been included in previous consultations and will be consulted on the draft Local Plan. Their comments/feedback will be incorporated in the schedule of site requirements prepared by the Council for each potential development site. The schedule will inform developers of all matters they need to consider/address as part of the detailing of scheme proposals;  The developer will need to demonstrate to the Council’s satisfaction that these matters have been taken into consideration as part of the scheme delivery before planning consent is granted/any work is able to progress on site. ACTION TAKEN: Refer to Policy 16/1: Parsonage Road

Policy 16/1 requires that any scheme layout take regard of the safety-required distances between overhead lines, the ground and housing.

Planning has been refused in the past because of drainage  Resident concerns have been noted; issues.  Expected that modern methods of construction will be able to address and improve any drainage issues on site and enable development to progress. ACTION TAKEN:

Noted. See Council response.

Retain footpath connections across the field.  Information/concerns have been noted and will be taken into account in assessing suitability of the site for development and development requirements;  Public Rights of Way will be protected and integrated within scheme proposals. There may be some requirement for realignment as part of the scheme proposals/layout and if needed, the opportunity for improvements. ACTION TAKEN:

Refer to Policy 11: Design; Policy 10 Accessibility and transport and Policy 38: Green infrastructure.

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Issues and Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE options question

2 x12” water main pipes cross the field  Thank you for the information. This has been noted and will be taken into account in the detailing of any scheme layout; Houses on Balmoral Drive are subject to extension restrictions  Conditions on Parsonage Road will be forwarded to the Council’s and must remain as bungalows. Highway Department. Parsonage Road itself is in a bad state of repair.

ACTION TAKEN:

Noted. See Council response.

HOUSING DEVELOPMENT

4.2 Janet Dixon Relates to 55 Parsonage Road and the land behind (protected Town open space along urban boundary). Makes comparison with Planners proposed development sites at Blackburn Golf Club, also limited for protected open space within the urban area, and encourages owners of allocation of land at Parsonage Road site for upper market 55, housing. Suggests that impact of loss of open space is Parsonage minimal/site should be considered for development before urban Road, extensions or the development of Green Belt land. Blackburn. Support the ‘urban-led’ delivery option and propose that this site should be included in the accompanying schedule of sites.

ACTION TAKEN:

Refer to Policy 38.

Land has been retained as ‘Green Infrastructure on the Adopted Policies Map’ owing to its ecological value.

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New housing is needed in the borough. Consider that this is an  Council has made a note of resident’s comments and will use area of established retired residents and bungalows. The design these to inform site development requirements; of the new properties should be sympathetic to this.  Council is committed to providing an equitable high quality housing choice across the borough; Consider building some ‘real’ eco homes, which would appeal to  For each proposed development site the Council will prepare a people and establish a different local community. schedule setting out all development/scheme requirements including provision for housing mix including affordables for rent Unacceptable impact on privacy and local views. New and for sale, house types and specific design standards;; properties on relatively higher ground will overlook existing and  These requirements will be secured via the application of remove all privacy. Development Management policies /guidance to any planning application. The planning application process includes the

opportunity for public consultation on the detail of scheme HOUSE TYPES proposals.

Affordable low cost houses.

Smaller properties for young people to rent, not buy and afford to live in.

Essential that new housing has off-street parking and good sized gardens for families.

ACTION TAKEN:

Refer to Policy 7:Viable development; Policy 8: Development and people; Policy 10 Accessibility and transport; Policy 11:Design; and Policy 18: Housing mix

Policy 8 acknowledges that growth and development across the borough needs to make a positive contribution to people’s lives and their neighbourhoods and should not have a poor impact on those elements that influenced residents to live in a particular area. The policy indicates that development must secure a satisfactory level of amenity for both established and residents and consider the privacy/overlooking and relationships between buildings.

Policy 11 confirms the requirement for all development to present a good standard of design. It sets out the design considerations that development will need to meet including an acknowledgment and enhancement of the established character of the area; create an attractive townscape – with integrated car parking that does not dominate the street scene - and public realm; promote sustainable travel choices; demonstrate sustainable choices in design, construction and use; and be designed to offer flexible and adaptable living spaces. Policy 10 requires development to make provision for off-street parking.

A key priority for the Council’s housing growth agenda is to broaden the choice of housing in the borough and include in particular high quality

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family homes. Policy 18 sets out how this is to be achieved for example through the inclusion of detached and semi-detached housing on suitable sites and the provision of affordable housing in the housing mix. The housing mix will be particular to each scheme and will be based on a number of considerations including site characteristics, local housing needs and scheme viability (Policy 8).

SERVICES AND INFRASTRUCTURE

PUBLIC TRANSPORT

Improved/regular bus service needed. Bus service recently  Council appreciated residents’ need for convenient connections to resumed but with minimal service. surrounding areas and to local facilities and services;  Resident’s comments will be taken into account as part of the Council’s consideration of the development requirements for each site;  Scale of development/cumulative demand from other developments in the area may offer the opportunity for improvements in public transport provision. ACTION TAKEN:

The need for existing and future bus services to be financially sustainable results in difficulty in planning for public transport as a form of infrastructure. New bus services will require a customer base in place first due to their commercial nature. Policy 10 of the Publication edition states that development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. If appropriate, the Council will work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

HIGHWAYS

Existing roads e.g. East Lancashire Road is in a very poor state  Council acknowledges that this information needs to be taken into of repair. How can the Council consider building new when it account as part of the site assessment; can’t look after the existing properly?  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements Roads off Bank Hey Lane North, Brownhill Avenue, East Lancs including highways/footpath new/upgraded, access and surface Road, Balmoral Avenue are not designed for high volumes of water drainage. The developer will need to demonstrate how traffic – all are cul-de-sacs. Brownhill junction and surrounding these requirements will be met before any development can roads – Whalley New Road and Parsonage Road could not cope progress; with huge increase in volume of traffic.  These requirements will be secured via the application of

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Poor and/or blocked drainage with sewage coming up in places. Development Management policies /guidance to any planning application. No more traffic. Parsonage Lane already a busy and at peak times a congested country lane. Some blind spots and traffic movement is already difficult e.g. turning out from Balmoral Drive. Excessive speeding along the road despite 30 mph speed restriction. Balmoral Road will become very dangerous with any increase in traffic. Belvedere Road is a no-through road – quiet and safe for children.

Access would be difficult off narrow and steep road from the reservoir. Very icy in winter.

Poor footpath provision is dangerous for pedestrians. Footpath ends at 102 Parsonage Road and does not start again until Sunnybower bus turnaround.

Any new development should be accessed off the dual carriageway via traffic-controlled junctions.

ACTION TAKEN:

The Local Highways Study will assess the current condition and capacity of the local highways network in the Borough and to assess the impacts of new housing and employment sites in the borough over the Plan period. The allocation policy for the site states that the scale of development is likely to require a priority T-junction at Parsonage Road.

NEW INFRASTRUCTURE REQUIRED No/limited facilities for a large number of dwellings with families  As for the comments above regarding highways. The schedule setting out all development/scheme requirements will include a Open space to replace space removed requirement for the provision/integration of additional infrastructure such as local shops, as needed; Shops. Development will be a long way from any local shops  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is Schools. Both local primary and secondary are oversubscribed. granted/scheme can progress. In some cases the developer may need also to make a contribution to the provision/enhancement of Pub local facilities and services;  Petrol filling station We are working with the Education Department to identify the need for additional school provision;

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Doctor  We are working with the Clinical Commissioning Group (CCG) to identify the need for and the opportunity to provide additional Church medical facilities/services.

ACTION TAKEN:

Refer to Policy 32: Local and convenience shops; Policy 35: Protection of local facilities; Policy 40: Integrating green infrastructure with new development; Policy 16/1 Parsonage Road, Blackburn; and Policy 12: Developer contribution.

The Council recognises the importance of local facilities and services to its residents, the sustainability of neighbourhoods and in the considerations of relocating to an area. Policy 35 in the Publication edition aims to protect local facilities. However, in terms of provision of new shops, although the Council can encourage their development, it is ultimately a commercial decision. Policy 32 sets out the approach to proposals for the provision of new local shops and services.

Policy 40 of the Publication edition requires all new residential development to contribute to the provision of high quality open space for its residents, either through provision of public open space on site or, where more appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces. Policy 16/1 the allocation policy for this site includes a requirement for a contribution towards the delivery of a new single form entry school in north Blackburn. Policy 12 sets out the Council’s approach to securing a contribution towards the investment needed in local infrastructure arising from the impacts of the development.

The Council is working with the Clinical Commissioning Board (CCG) and NHS England to identify requirements for new health infrastructure within the borough.

GREEN BELT/WILDLIFE/ENVIRONMENT

Abundant wildlife in the field should be protected including ground nesting birds, foxes, pheasants, deer, owls/barn owls, lapwings, curlews and marshland birds such as warblers.

ACTION TAKEN:

Policy 9 in the Publication edition does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely

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to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

The allocation policy for the site includes a requirement for appropriate surveys and mitigation measures to be carried out to ensure development does not have an adverse impact on the ecological value of the brook that runs in close proximity to the north eastern boundary of the site.

OTHER ISSUES

Confusion regarding term ‘safeguarded’ in earlier consultation  Council apologises for the use of planning jargon and any material. Interpreted by some as meaning ‘protected’. confusion. Safeguarded in this context means land being protected to allow for future development to take place. The Council no longer uses this term in consultation material to avoid any further misunderstanding. ACTION TAKEN:

Noted. See Council response. The Publication edition Policy 4 refers to land for development beyond the plan period.

Alternative/additional site to consider – redevelopment of  Council is not able to include this site as an option for Whitebirk Retail Park. development as it is not within the borough.

ACTION TAKEN:

Noted. See Council response.

Regenerate other areas that are run down. Areas/buildings that are long term eyesores should be dealt with first before taking any greenfield land and to improve the look of the town for e.g.:

- Cob Wall Working Men’s Club; - Land opposite Shadsworth swimming pool; - Infirmary Building; - Lark Hill Health Centre; - Land next to Nissan and Peugeot dealership; - Derelict houses next to Alan Price Automobiles/car repair garage,

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- Empty business units for e.g. Comet; - Disused playing fields behind houses off Whalley Old Road, Sunnybower; - Land between Whalley New Road and Pleckgate Road; - Land on Pleckgate Road between the school and Rhodes Avenue/Kingfisher Close and Lammack Road, and - Derelict mills. ACTION TAKEN:

The Council wishes to be proactive in supporting developers to bring forward the delivery of new housing and other developments

It acknowledges that it needs to address a wide range of housing related matters to deliver its agenda for growth and regeneration and that complementary investment and a toolkit of measures will be needed to encourage both new development and improvements including dealing with empty properties and areas/buildings that are considered to be eyesores.

Refer to the supporting document ‘Housing Implementation Strategy’ which outlines the Council’s housing delivery toolkit for working creatively and proactively with developers.

ACTION TAKEN:

All comments s relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5.

AFFORDABLE HOUSING

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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9. BROWNHILL DRIVE, Blackburn

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

SITE ISSUES

Retain public right of way a at top of Newington Avenue - contains  Information/concerns have been noted and will be taken into semi mature trees, is a valued wildlife refuge, can form a account in assessing suitability of the site for development and in screen/buffer between the proposed new development and prevent identifying individual site development requirements; Newington Avenue becoming a through route (rat run) for drivers  Public Rights of Way will be protected and integrated within trying to avoid Brownhill roundabout. scheme proposals. There may be some requirement for realignment as part of the scheme proposals/layout and if needed, the opportunity for improvements.  Every effort will be made to retain and integrate mature trees. Council fully acknowledges the contribution/benefits mature trees make to a scheme. This is addressed in Development Management policies;  Developer will be required to demonstrate how these issues – footpaths and trees – have been successfully addressed in any planning application before the development can proceed;  Highways design will ensure that rat-runs are not created. ACTION TAKEN:

The site has not been allocated for housing development in the Publication edition. The Green Belt Study revealed that it could be released from the Green Belt, but the land is not yet available for development and therefore it has been allocated as land for development beyond the plan period (Policy 4). Any scheme proposals beyond the plan period would consider the potential impact on public rights of way and wildlife as part of the development management process.

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Policy 10 (Accessibility and Transport) includes a requirement that development must not directly affect any public rights of way, unless the right of way is maintained or the proposal provides for its replacement by an equally attractive, safe and convenient route.

Land is very wet.  Council has made a note of resident’s comments and will use these to inform site development requirements; Flooding and drains has been troublesome to local residents.  For each proposed development site the Council will prepare a There was a pond in the fields at one time. schedule setting out all development/scheme requirements including provision for surface water drainage; Poorly maintained field drains have caused flooding in fields,  Developer will need to demonstrate that these requirements/issues natural springs and collapsed underground watercourses – man- have been addressed in any planning application before planning made ‘soughs’. consent is granted/development can proceed.

Drainage problems have created a wetland area for wildlife.

Poor drainage makes use of footpaths across the field very difficult.

ACTION TAKEN:

The site has not been allocated for housing development in the Publication edition. The Green Belt Study revealed that it could be released from the Green Belt, but the land is not yet available for development and therefore it has been allocated as land for development beyond the plan period (Policy 4). Any scheme proposals beyond the plan period would consider the management of surface water and avoidance of flooding as part of the development management process.

Evidence of iron ore leaching out of hillside; may indicate  The impact of ground conditions will need to be taken into account unmapped mine workings. in the assessment of site suitability for development;  Council is not aware of anything in this area that would restrict Previous consideration of residential use of land to southwest of development. Belvedere Road abandoned due to drainage issues  Onus will be on the developer to undertake a full site investigation to identify any constraints/impacts on scheme viability. This information will be required to accompany any planning application;  Expectation that modern methods of drainage and construction will be able to address issues which may in the past have impacted on scheme viability/deliverability and enable development to be brought forward. ACTION TAKEN:

The site has not been allocated for housing development in the Publication edition. The Green Belt Study revealed that it could be released from the Green Belt, but the land is not yet available for development and therefore it has been allocated as land for development beyond the plan

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period (Policy 4). Any scheme proposals beyond the plan period would consider Policy 8 of the Publication edition which requires potentially unstable land to be remediated to provide a safe environment for occupants. Site investigations would be necessary as part of the development management process.

Regarded as a historic area with several listed properties.  Listed Building are protected;  Essential that any scheme in the vicinity of Listed Buildings is designed to be sympathetic and enhance the setting;  The schedule of site requirements for each development site will set out all scheme requirements including, design standards.

ACTION TAKEN: Any development must consider the impact on heritage assets and / or archaeology, as included in the NPPF and in Policy 39 of the Publication edition, which requires the avoidance of harm to heritage assets and to archaeological remains and their settings, citing preservation in situ as the preferred solution.

HOUSING DEVELOPMENT

More housing not wanted.

Concerns that development will be poorly designed; developer will seek to maximise number of units on site and provide dense low quality homes;

Concerns that development will be poorly designed; developer will seek to maximise number of units on site and provide dense low quality homes.

Concerns regarding loss of open views – will result in a reduced quality of outlook.

ACTION TAKEN:

Refer to Policy 3; The Green Belt; Policy 4: Development beyond the plan period; Policy 8: Development and people; and Policy 11: Design.

The Green Belt Study recommended that this site could be released from the Green Belt without impacting on the integrity of the Green Belt (Policy 3). Policy 4 and the area shown on the Policies Map indicates that this site and surrounding land is to be protected for development beyond the plan period. This reflects the uncertainty regarding the availability of land in this area. In the meantime only development that does not impact

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on the comprehensive development of the whole site at a later date will be considered.

Policy 8 seeks to ensure that development brings benefit to people and the elements of local areas that make them attractive to people. Its sets out how the development will need to respond to a range of issues, which can, in some cases, have an adverse influence on people. A developer will need to demonstrate in scheme proposals that the development has acknowledged the potential impacts identified in Policy 8 and has successfully dealt with these. This is complemented by Policy 11, which requires all development to present a good standard of design. The policy sets out the design considerations that need to be taken into account in scheme preparation and construction; it identifies the elements that the Council will assess that are acknowledged to influence character/townscape/public realm/movement and legibility/sustainability/diversity and materials and colour. The developer will be expected to demonstrate how all of these requirements have been addressed in scheme proposals. Adopted Supplementary Planning Documents on design in general and on the design of residential areas are already in place.

HOUSE TYPES

Not detached.  Council has made a note of resident’s comments and will use these to inform site development requirements; Detached and semi-detached would best match character of the  For each proposed development site the Council will prepare a local area. schedule setting out all development/scheme requirements including provision for housing mix including house types and Bungalows tenure mix and design standards ;  These requirements will be secured via the application of House types should be in line with current market values in all Development Management policies /guidance to any planning areas. application;  Smaller 2 bed low cost or sheltered to enable older people to move Council will work with developers to ensure housing mix addresses out of larger 3 bed homes – this would create a supply of family local housing need and its aspirations for growth/wider choice of homes. 85% of people in Brownhill are elderly. housing. This will include consideration of affordable housing which in turn is influenced by the purchaser’s access to borrowing. Households’ access to mortgage and ability to afford to live in the home will be a key determining element in types of homes built.

ACTION TAKEN:

Refer to Policy 8: Development and people; Policy 11: Design; and Policy 18: Housing mix

Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth agenda in particular the need for high quality family housing. The proposed housing mix will be particular to each site/development and will be influenced by a number of issues such as site characteristics, local needs and the dynamics of the local housing market. The Council will be supportive of proposals, which provide affordable, older people’s and supported accommodation. Detached and semi-detached dwellings should be the main house type in the mix on all

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suitable sites Policy 8 sets out the development considerations that need to be taken into account with regard to the effect of development on people and neighbourhoods and the need for development to make a positive contribution to the character of the local area.

The above is complemented by Policy 11, which identifies the design and layout considerations that need to be taken into account in the preparation and construction of all development schemes. Adopted Supplementary Planning Documents covering design in general and the design of residential development are already in place.

AFFORDABLE HOUSING

Affordable housing is not compatible with local area. Social housing  Thank you for these comments; should not be mixed with higher priced houses. Brownfield and  Please refer to the information provided with the ‘general/thematic reclaimed sites should be used such as Matthew Brown brewery responses’ which clarifies the definition of affordable and social site together with renovation of empties housing. This can include homes for sale and for rent;  The Council is committed to providing sustainable housing solutions i.e. providing homes for lower salary groups in locations which offer good connections to jobs and potential employment, to an equitable quality housing mix/housing offer for all and to balanced and mixed communities/ community cohesion. ACTION TAKEN:

Refer to Policy 1: The urban boundary; Policy 12: Developer contributions; and Policy 18: Housing mix

Policy 1 confirms that the urban area is the preferred location for development and for many residents this is the most convenient location near to existing facilities and transport connections.

All development is required to make a contribution to the provision of affordable housing. Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth and regeneration agenda in particular the need for high quality family housing. It sets out the Council’s development considerations relating to house type mix and the options for the provision of affordables – on site or elsewhere via a financial contribution. Policy 12 sets out the approach to developer contributions, which in the first instance will be secured, via a Section 106 agreement.

Rugby Club would be a perfect site for affordable housing/village like Buckshaw Village, Chorley.

ACTION TAKEN:

Refer to Policy 16/2 – Land north of Ramsgreave Drive, Blackburn and the Policies Map.

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Policy 16/2 and map confirm that 2 parcels of land, including the site of the Rugby Club, have been allocated for housing development. The policy sets out the development considerations that will need to be taken into account in the preparation of scheme proposals.

SERVICES AND INFRASTRUCTURE

PUBLIC TRANSPORT

Better bus service will be needed.  Resident’s comments will be taken into account as part of the Council’s consideration of the development requirements for each site;  Scale of development/cumulative demand from other developments in the area may offer the opportunity for improvements in public transport provision. ACTION TAKEN:

The need for existing and future bus services to be financially sustainable results in difficulty in planning for public transport as a form of infrastructure. New bus services will require a customer base in place first due to its commercial nature. Policy 10 of the Publication edition states that development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. The Council will also work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

HIGHWAYS

Access would be problematic. Access may be difficult. Access to  Council acknowledges that this information needs to be taken into the north via Parsonage Road – this route already overly busy for a account as part of the site assessment; country lane and used an alternative route between Blackburn and  For each proposed development site the Council will prepare a the Ribble Valley. To northwest – narrow estate roads and many schedule setting out all development/scheme requirements have been closed off to prevent rat runs. To the south via Emerald including highways, access and surface water drainage. The Avenue would destroy the wetland and wildlife. developer will need to demonstrate how these requirements will be met before any development can progress; Constant run off flows down Bank Hey Lane North; creates  Developer will need to carry out a full site investigation to determine dangerous icy conditions in winter. any constraints and/or mitigation works needed to enable the development to progress. This information will be requested as part Surface water run-off builds up behind embankment on Brownhill of any planning application; Drive embankment. May have been caused by building and  These requirements will be secured via the application of

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widening of the bypass. Development Management policies /guidance to any planning application. Drainage problems extend beyond the bypass and cause flooding in Blackburn Cemetery and on the Pearl Street housing estate.

Brownhill roundabout very congested already at peak times

Increased housing would aggravate traffic congestion particularly at Parsonage Road/Whalley New Road traffic lights.

ACTION TAKEN:

The Local Highways Study will assess the current condition and capacity of the local highways network in the Borough and to assess the impacts of new housing and employment sites in the borough over the Plan period. It may be necessary, if development comes forward on the site, for a contribution to be made towards any identified local highway improvements required.

Policy 10 (Accessibility and Transport) of the Publication edition requires development to demonstrate that road safety and the safe, efficient and convenient movement of all highways users is not prejudiced; appropriate provision is made for vehicular access, off-street servicing and parking in accordance with the Council’s adopted standards. As a result, any development proposal that came forward on this site would have to demonstrate how it complies with these requirements.

Policy 9 (Development and the Environment) of the Publication edition requires development to demonstrate that it will not be at an unacceptable risk of flooding. Any development with the potential to create significant amounts of new surface water run-off will be expected to consider, and wherever possible, implement, options for the management of the surface water at source.

EDUCATION

Schools including new primary school. No schools to north of site  Council appreciates this is a major concern for many families; and 4 local schools are over-subscribed.  We are working with the Education Department to identify the need for additional primary school provision ACTION TAKEN:

There will be a requirement for a new single entry Primary school to support new housing planned for in the north of Blackburn. If the site were to be developed, the Council may require a contribution towards this.

NEW INFRASTRUCTURE REQUIRED Shops/local shops  As for the comments above regarding highways. The schedule setting out all development/scheme requirements will include a Doctor/medical centre requirement for the provision/integration of additional infrastructure

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such as local shops, primary school places and health facilities as needed;  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is granted/scheme can progress. In some cases the developer may need also to make a contribution to the provision/enhancement of local facilities and services;  We are working with the Clinical Commissioning Group (CCG) to identify the need for and the opportunity to provide additional medical facilities. ACTION TAKEN:

The Publication edition recognises that facilities such as small shops, post offices, public houses and community halls are an important part of life in our towns and rural areas. Policy 35 within the Publication edition aims to protect these local facilities and includes a requirements that any proposal for the complete change of use of buildings identified as being important to the sustainability of the community which it serves, will not be permitted except where it can be demonstrated that the use is no longer economically viable or required by the local community, and that the use is not capable of being supported by enabling development or a diversified use. If a development proposal comes forward on the site the Council may look to secure provision of facilities, if appropriate on site, or a contribution towards new facilities.

The Council is working with the Clinical Commissioning Board (CCG) and NHS England to identify requirements for new health infrastructure within the borough.

GREEN BELT/WILDLIFE/ENVIRONMENT

Protect wetland area and associated wildlife. Site forms part of wildlife corridor. Abundant wildlife needs to be protected – Roe deer and wide variety of birds including pheasants and sparrow hawks.

ACTION TAKEN:

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape features on the site. Additionally, Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an

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appropriate mitigation strategy can be secured.

Do not give up/sacrifice any Green Belt land. Questioning of whether development on green field sites is right and moral approach by the Council especially considering potential impact on Green Belt. Priority should be given to brownfield sites/town centre areas where regeneration and investment has already taken place. Council should stake the opportunity to provide high quality, spacious, well designed eco-friendly homes.

ACTION TAKEN:

The site has not been allocated for housing development in the Publication edition. The Green Belt Study revealed that it could be released from the Green Belt, but the land is not yet available for development and therefore it has been allocated as land for development beyond the plan period (Policy 4).

Preference for agricultural and recreational uses.

ACTION TAKEN:

The site has not been allocated for housing development in the Publication edition. The Green Belt Study revealed that it could be released from the Green Belt, but the land is not yet available for development and therefore it has been allocated as land for development beyond the plan period (Policy 4). Any scheme proposals beyond the plan period would be designed to minimise the impact of development on the countryside, and to enhance access to the countryside.

Proximity to site offers easy access into countryside for local people and visitors

ACTION TAKEN: The site has not been allocated for housing development in the Publication edition. The Green Belt Study revealed that it could be released from the Green Belt, but the land is not yet available for development and therefore it has been allocated as land for development beyond the plan period (Policy 4). Any scheme proposals beyond the plan period would be designed to minimise the impact of development on the countryside, and to enhance access to the countryside.

Majority of residents moved here from elsewhere in town for better quality of life close to countryside and green field outlook.

ACTION TAKEN:

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Loss of a view is not a planning consideration. The site has not been allocated for housing development in the Publication edition. The Green Belt Study revealed that it could be released from the Green Belt, but the land is not yet available for development and therefore it has been allocated as land for development beyond the plan period (Policy 4). Any scheme proposals beyond the plan period would be designed to minimise the impact of development on the countryside, and to enhance access to the countryside.

ACTION TAKEN:

All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5.

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

OTHER ISSUES

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10. BLACKBURN RUFC and LAND NORTH OF RAMSGREAVE DRIVE (including Yew Tree Drive and Preston New Road), Blackburn

Issues and Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE options question

SITE ISSUES

Flooding  Council has made a note of resident’s comments and will use these to inform site development requirements; Drainage of site is poor. Boggy areas include: -  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements - Slope facing railway between Ramsgreave Drive and the including provision for surface water drainage footpath leading to Whalley New Road to schools at  With regard to the wetland area. The site assessment process Wilworth; will consider the contribution of this area to local wildlife and the - Below Campbell Court. Area is rarely passable and a impact of development and identify any mitigation measures that wetland with abundant wildlife has established, and; may be needed. These requirements will be incorporated within - Low lying areas adjacent to Preston New Road are often the schedule of site development requirements; under water following heavy rainfalls. Concerns that  Developer will need to demonstrate that these issues have been flooding would extend to properties on Wyfordby Avenue. addressed in any planning application before planning consent is

granted/development can proceed. Numerous underground watercourses cross the area and randomly rise to the surface. At least one major sewer and a water main cross the land, which have disrupted these watercourses.

Concerns that flooding would be displaced elsewhere.

ACTION TAKEN:

Part of the site has been allocated for housing within the Publication edition, and part of it will remain in the Green Belt as a result of the Green Belt Study. The allocation requires the preparation of a Masterplan; provision of Sustainable Drainage Systems and the incorporation of measures to control surface water runoff, flood risk and the consequences of blockages in the culvert. If a planning application is received, residents adjoining the site will be consulted, and Policy 9 of the Publication edition requires development to demonstrate that it will not be at an unacceptable risk of flooding, or increase the level of risk elsewhere. Developers will have to comply with easement requirements in the case of public sewers.

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Mature trees need to be protected. Avenues of protected trees on  These comments have been noted and will be taken into account Preston New Road site. in assessing any development proposals/planning application;  Council acknowledges the contribution of mature trees to enhancing development schemes and resident enjoyment of their local area;  The Council expects protected trees to be retained and integrated within development layout proposals unless there is a good reason for any to be removed for example if a tree is diseased and/or dying back;  Every effort will be made to protect mature trees during construction. ACTION TAKEN:

Policy 9 in the Publication edition expects development to incorporate existing trees into the design and layout, and states that the loss of protected trees will only be granted where it would be in the interests of good arboricultural practice or the desirability of the development outweighs the amenity and / or nature conservation value of the trees. The policy also requires replacement trees to be provided if any are lost; and the consideration of making Tree Preservation Orders to ensure that due consideration is given to the importance of the trees in the planning process.

Roman Road that runs near to site needs to be protected.  Similar to the approach above regarding mature/protected trees;  All protected features will be retained, protected and where possible integrated within scheme proposals.

ACTION TAKEN:

The protection of archaeology is included in Policy 39 of the Publication edition, which requires the avoidance of harm to archaeological remains and their settings, citing preservation in situ as the preferred solution. Land has been used as common land for at least 30 years. Does  Thank you for these comments – the information has been noted this offer any established use/protection? and the Council acknowledges the value of access to the countryside;  The Council does not consider there to be a case for an established protection of this land. However the Council will investigate the status of any land before development progresses. ACTION TAKEN:

Noted. The Council does not consider there to be a case for an established protection of the land. The public right of way, which runs around the edge of the site, is to be retained and enhanced (according to the housing allocation Policy 16/2 of the Publication edition).

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Several established rights of way cross the site and a network of  Information/concerns have been noted and will be taken into established paths. account in assessing suitability of site /constraints to development and development requirements; Preston New Road site is crossed by ancient footpaths that provide  Public Rights of Way will be protected and integrated within links from Beardwood up to Billinge Wood and the Weaver’s trail. scheme proposals. There may be some requirement for Public footpath 54 crosses Preston New Road site. Previous realignment as part of the scheme proposals/layout and if Inspector’s report confirmed there was no justification for re-routing needed, the opportunity for improvements. this public footpath for development; development adjoining footpath would unacceptable harm the character and appearance of surroundings and conflict with Local Plan policies.

ACTION TAKEN:

Part of the site (north of Ramsgreave Drive) has been allocated for housing within the Publication edition, and part of it will remain in the Green Belt as a result of the Green Belt Study. The public right of way, which runs around the edge of the site, is to be retained and enhanced (according to the housing allocation Policy 16/2 of the Publication edition).

Concerns children would not be able to travel to replacement club.  Whilst this is not an issue for the Local Plan the Council can understand people’s concerns and will bear this in mind in discussions with the Rugby Club. ACTION TAKEN:

Noted. See Council response.

Development would destroy most important gateway to Blackburn  Council agrees with these concerns and can confirm this would town centre – this would detract from overall attractiveness of be a key consideration in the review of any scheme proposals; Blackburn for visitors, commuters and businesses and reduce the  As with similar issues raised above regarding the need to protect Council’s revenues in the long term. valuable assets that make a significant contribution to both the attractiveness and people’s use of an area.  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including features that need to be protected/retained/integrated within scheme proposals. The developer will need to demonstrate how these requirements will be met before any development can progress;  These requirements will be secured via the application of Development Management policies /guidance to any planning application.

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ACTION TAKEN:

The Preston New Road site has not been allocated for housing development in the Publication edition. The Green Belt Study recommended that it could be released from the Green Belt and therefore it has been allocated as land for development beyond the plan period (Policy 4). Any scheme proposals beyond the plan period would consider the potential impact on this gateway site and subsequent implications.

HOUSING DEVELOPMENT

4.2 Blackburn Landowners support ‘delivery-led’ approach to housing growth and Rugby delivery of executive housing. In agreement/encourage early Union release of land north of Ramsgreave Drive/BRUFC land for Football residential use/ upper market development early in the plan period. Club Intend to promote release of land from the Green Belt to support (BRUFC) land assembly and housing delivery against test identified in the and Jones Core Strategy. Lang LaSalle/Lea Hough

ACTION TAKEN:

Refer to Policy 16/2 – Land north of Ramsgreave Drive, Blackburn.

Policy confirms two parcels of land that have been identified as strategic sites and have been allocated for housing; it sets out the development considerations that will need to be taken into account in preparing proposals for an acceptable scheme. The Plan anticipates the development will be delivered within the next 5 years, by March 2018.

Due consideration needs to be given to character and setting of established homes for e.g. cottage housing on Lammack Road.

Development in the ‘bowl’ would be out of keeping with the local area and spoil the rural character. Position of established, mature trees and topography/changes in level likely to be challenging for development

Challenge that perceived densities would not enhance character of local area (contrary to saved Local Plan policies).

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ACTION TAKEN:

Refer to Policy 9: Development and the environment; Policy 11: Design; and Policy 16/2 – Land north of Ramsgreave Drive

Policy 8 states that all development must make a positive contribution to the character of the local area. This is complemented by Policy 11, which requires all development to present a good standard of design. The policy sets out the design considerations that need to be taken into account in scheme preparation and construction identifies the elements that it will assess that are acknowledged to influence character/townscape/public realm/movement and legibility/sustainability/diversity and materials and colour. The developer will be expected to demonstrate how all of these have been addressed in scheme proposals.

Policy 16/2 indicates that the development should be based on a housing density of 15.6 dwellings per hectare. This is regarded an appropriate density for attractive family housing in this location.

The Council acknowledges that local residents do have issues of concern relating to this allocation and will ensure that there are opportunities for community engagement with the preparation of scheme details.

HOUSE TYPES

Mixed scheme including larger 3 bed homes and smaller homes for  Council has made a note of resident’s comments and will use young professionals. Important to establish a mixed community these to inform site development requirements;  Council is committed to providing an equitable high quality Affordable housing is needed. housing choice across the borough;  For each proposed development site the Council will prepare a Detached and semi-detached. schedule setting out all development/scheme requirements including provision for housing mix including affordables for rent New 4 bed detached executive homes are not what is needed. and for sale, house types and specific design standards; More beneficial for the town/town centre brownfield sites to be  These requirements will be secured via the application of regenerated via development of low cost family homes within Development Management policies /guidance to any planning walking distance of bus/train connections. Enabling people/first time application. buyers to purchase property would encourage residents to work in town/locally. Considered a more sustainable solution.

No semi-detached, large 3- bed or small 2 bed houses preferred.

Bungalows are needed.

ACTION TAKEN:

Refer to Policy 16/2 – Land north of Ramsgreave Drive, Blackburn; Policy 12: Developer contributions; and Policy 18: Housing mix.

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Policy 16/2 sets out the development considerations that need to be taken into account in scheme delivery; this includes a requirement that the development across the site should complement the surrounding established residential areas by providing a wider choice of housing to meet local needs. Policy 18 complements this; it acknowledges the importance of a wider choice of housing to the achievement of the Council’s housing growth agenda in particular good quality family housing. The policy requires detached and semi-detached homes to be the primary element on sites where this can be accommodated and where it complements the character of the local area. Policy 18 also deals with affordable housing and confirms the delivery options – on site as part of a mix of family housing or via a financial contribution. Policy 12 covers the mechanism for securing the financial contribution.

SERVICES AND INFRASTRUCTURE

Council should be protecting its sports activities.

ACTION TAKEN:

The Council is working with consultants to produce a Playing Pitch Strategy which assess the supply and demand for sports pitches (football, rugby, hockey, cricket & bowls) over the Plan period. The Council recognises the importance of ensuring there is adequate provision of sports facilities for residents and as a result, the requirements of this allocated site includes the caveat that the Rugby Club cannot be developed unless and until the Club has relocated within Blackburn with Darwen.

HIGHWAYS  Council is grateful for resident’s comments and acknowledges that this information needs to be taken into account as part of the Surrounding road would become very busy. assessment of the site’s suitability for development;  For each proposed development site the Council will prepare a Concerns of added congestion for e.g. on Pleckgate and Lammack schedule setting out all development/scheme requirements Road/on Preston New Road at peak times/at Brownhill roundabout. including highways and site access. The developer will need to Worries of exhaust pollution from stationary traffic to local residents demonstrate how these requirements will be met before any and pedestrians. development can progress;  These requirements will be secured via the application of Vehicular access would be difficult. No established vehicular Development Management policies /guidance to any planning access to the site: - application. - Unmade track from Higher Wilworth would not support regular traffic; - Railway line (Clitheroe railway line) forms a barrier along the length of one side. - Access from Roe Lee Mill site may be possible – already have traffic problems;

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- Additional access point off Ramsgreave Drive would seriously impact on an already congested road particularly at peak times. Increased noise and environmental pollution

ACTION TAKEN:

The Local Highways Network will identify any improvements required to the local highways to support new housing and employment development in the borough. The allocation policy for this site includes a requirement that a contribution will be made towards identified local highways improvements.

Policy 10 (Accessibility and Transport) of the Publication edition requires development to demonstrate that road safety and the safe, efficient and convenient movement of all highways users is not prejudiced; appropriate provision is made for vehicular access, off-street servicing and parking in accordance with the Council’s adopted standards. The allocation policy for the site (16/2) highlights that in order to reduce the number of additional junctions required and to minimise the impact of development on the free flow of traffic, the two development parcels (east of Barker Lane and west of Barker Lane) are each to have only one point of access onto the A6119.

EDUCATION

School provision is over capacity. How will this be addressed in the north -western areas of Blackburn where significant increase in family housing is planned?

ACTION TAKEN:

The allocation policy for this site includes a requirement that the developer makes land available for a new primary school, in addition to a suitable contribution towards its construction.

HEALTH

Concern regarding impact of loss of open space on health

Loss of sporting facility. Protect sporting facilities to safeguard health and well-being.

Noise. Increased noise would not be welcome.

ACTION TAKEN:

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Policy 40 in the Publication edition requires all new residential development to contribute towards the provision of high quality open space for its residents, either through provision of public open space on site or, where more appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

The Council is working with consultants to produce a Playing Pitch Strategy which assess the supply and demand for sports pitches (football, rugby, hockey, cricket & bowls) over the Plan period. The Council recognises the importance of ensuring there is adequate provision of sports facilities for residents and as a result, the requirements of this allocated site includes the caveat that the Rugby Club cannot be developed unless and until the Club has relocated within Blackburn with Darwen.

Policy 8 of the Publication edition requires all development to secure a satisfactory level of amenity (which includes noise) and safety for surrounding uses and for occupants or users of the development itself.

NEW INFRASTRUCTURE REQUIRED  As for the comments above regarding highways. The schedule setting out all development/scheme requirements will include a requirement for the provision/integration of additional infrastructure such as local shops, medical facilities and the integration of open space as needed;  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is granted/scheme can progress. In some cases the developer may need also to make a contribution to the provision/enhancement of local facilities and services;  In addition, as noted below ACTION TAKEN:

See previous comments. New/extended schools. Existing primary schools are full.  We are working with the Education Department to identify the need for additional primary school places. ACTION TAKEN:

See previous comments GP services/Hospital  We are working with the Clinical Commissioning Group (CCG) to identify the need for and the opportunity to provide additional medical facilities/services; ACTION TAKEN:

The Council is working with the Clinical Commissioning Group (CCG) and NHS England to identify the needs for additional GP services.

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Open space within the new housing. Open space for children to  The site schedule will set out requirements for additional play. Space to walk dogs. infrastructure including open space/green infrastructure;

ACTION TAKEN:

Policy 40 in the Publication edition requires all new residential development to contribute towards the provision of high quality open space for its residents, either through provision of public open space on site or, where more appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Additional bus services. Improved bus service needed. Only 1  Demand from increased numbers of residents may present an bus/hour to town from Ramsgreave Drive at the moment. opportunity for an improvement in the local bus service;

ACTION TAKEN:

The need for existing and future bus services to be financially sustainable results in difficulty in planning for public transport as a form of infrastructure. New bus services will require a customer base in place first due to its commercial nature. Policy 10 of the Publication edition requires development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. The Council will also work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

New rugby club  It is expected the Club will relocate elsewhere within the borough;

ACTION TAKEN:

The Council is working with consultants to produce a Playing Pitch Strategy which assess the supply and demand for sports pitches (football, rugby, hockey, cricket & bowls) over the Plan period. The Council recognises the importance of ensuring there is an adequate provision of sports facilities for residents and as a result, the requirements of this allocated site includes the caveat that the Rugby Club cannot be developed unless and until the club has relocated within Blackburn with Darwen.

Easing congestion through Brownhill and means to cross the dual  Council agrees with the need for good connections. This is a key carriageway is needed. A number of accidents have occurred at top theme running through the delivery of a number of the Core of Barker Lane. Strategy interventions;  The schedule setting out all development/scheme requirements Connections are needed to provide people living in new houses to will include a requirement for the improvements to the local road access schools, shops and all services. network;  An assessment of capacity/impact of potential development sites Improved road network on local highway network is being carried out to inform site allocations. This will be used as an evidence base to support

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individual site appraisals and to inform individual site requirements. ACTION TAKEN:

The Local Highways Network study will identify any improvements required to the local highways to support new housing and employment development in the borough. The allocation policy for this site (Policy 16/2) includes a requirement that a contribution will be made towards identified local highways improvements.

GREEN BELT/WILDLIFE/ENVIRONMENT

4.1 Lea Hough Landowner support for urban extension/amendment to Green Belt boundary to include land north of Ramsgreave Drive within the urban boundary. Consider the release of this land would have a limited impact on the function of the Green Belt and would enable delivery of Core Strategy objectives relating housing growth and investment.

ACTION TAKEN:

The land north of Ramsgreave Drive has been allocated for new housing development, as shown on the Adopted Policies Map (Publication edition).

No support for building in the Green Belt/new homes on green fields. Protect the Green Belt. Land to west of Preston New Road provides a valuable green gateway – in terms of visual quality and openness - into the town.

ACTION TAKEN:

Part of the site has been allocated for housing within the Publication edition, and part of it will remain in the Green Belt as a result of the Green Belt Study. The allocation requires the preparation of a Masterplan which will ensure an attractive scheme is developed that is sympathetic to the local area and character. It will provide a rural transition zone between the development and the wider rural landscape to the north, including the establishment of a robust boundary for the Green belt through landscaping and planting. It also requires the development to be supported by a landscape and green infrastructure framework incorporating perimeter woodland planting and on site open space incorporating formal and informal play. The development will be required to utilise important key vistas into the adjoining open countryside, providing visual linkages to Mellor Ridge.

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape

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features on the site. The policy also requires all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

The Publication edition includes a policy on the Green Belt (Policy 3) and states that planning permission will not be granted, except in very special circumstances or where another policy in the Local Plan specifically supports a proposal, for the construction of new buildings, other than for the purposes of agriculture, forestry, outdoor sport and recreation facilities, cemeteries and for other appropriate uses. Additionally, the policy states that development in the Green Belt will only be granted planning permission where it is demonstrated that it will preserve the openness of the Green Belt and will not give rise to a conflict with the purposes of including land in it.

Wildlife in surrounding area should be protected. Abundant wildlife (both Ramsgreave Drive area and PNR) including a number of protected and threatened species including bats, lapwings, owls and kestrels. Roe deer shelter in the scrub above the boggy area near Campbell Court.

Much needed open space in an increasingly urbanised area.

ACTION TAKEN:

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape features on the site. The policy also requires all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Additionally, Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

OTHER ISSUES

Request for residents to be involved in Environmental Impact  An assessment of environmental matters/issues and any Assessment potential impact from development will be will be assessed as part of the Sustainability Appraisal (SA) The SA will be published alongside the draft Local Plan’ as part of the next round of consultations.

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ACTION TAKEN:

The Sustainability Appraisal is to be published alongside the Publication edition. Environmental Impact Assessment regulations will be followed should a development project come forward.

Uncertainty regarding replacement facility for rugby club. Where have the Council  Discussions between the Rugby Club (RC) and the Council are ongoing; allocated a replacement site?  RC is considering its relocation options. Some may include Council owned land;  Residents will be consulted before any development takes place; The Rugby Club has previously used Lottery monies to expand the club and  The issue regarding potential clawback is not a planning consideration. This is purchase 2 additional pitches for youth sport. RC now proposes to sell these for the club to resolve within the terms of any funding agreement it may have pitches. Regarded as an obscene waste of public money. secured. Questioning why Rugby Club is considering selling?

What does the Rugby Club get from this?

ACTION TAKEN:

Noted. See Council response above.

The Rugby Club site has been identified as a strategic site and is allocated for housing development in the Publication edition, under Policy 16/7 which stipulates that the club site cannot be developed unless and until the club has relocated within Blackburn with Darwen.

ACTION TAKEN:

All comments relating to the following headings have been actioned as part of the general feedback; refer to Appendix 5.

AFFORDABLE HOUSING

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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11. EAST DARWEN (including Bailey’s Field and Ellison Fold), Darwen.

Issues and Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE options question

Area has been used by the public for a wide range of recreational  Information/concerns have been noted and will be taken into activities for up to 30 years. Established network of footpaths, created account in assessing suitability of the site for development and by people using the site, crosses the site. development requirements;  Public Rights of Way will be protected and integrated within scheme proposals. There may be some requirement for realignment as part of the scheme proposals/layout and if needed, the opportunity for improvements. ACTION TAKEN:

Part of the site has been allocated for housing in the Publication edition, leaving the southern part unallocated. The allocation includes a requirement for a Masterplan to be produced prior to any development taking place; and retention and enhancement of the public right of way.

Policy 10 (Accessibility and Transport) of the Publication edition includes a requirement that development must not directly affect any public rights of way, unless the right of way is maintained or the proposal provides for its replacement by an equally attractive, safe and convenient route.

Area was previously heavily mined for coal and a significant number  Council acknowledges that this information needs to be taken of mine shafts (approx. 25) are scattered across the site. A previous into account as part of the site assessment; developer who had an option to build abandoned their proposals as  For each proposed development site the Council will prepare a they considered it too costly to reclaim the site and address the schedule setting out all development/scheme requirements issues linked to the previous coalmining use. including design standards, environmental needs and any mitigation works. The developer will need to demonstrate how these requirements will be met before any development can progress; Evidence of ongoing subsidence.  Developer will need to carry out a full site investigation to determine any constraints and/or mitigation works needed to enable the development to progress. This information will be requested as part of any planning application;  Expected that modern methods of construction including building materials will offer a deliverable solution to enable this

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scheme to progress.

ACTION TAKEN:

Part of the site has been allocated for housing in the Publication edition, leaving the southern part unallocated. The allocation includes a requirement for a Masterplan to be produced prior to any development taking place; and detailed geo-technical studies to show the extent of the areas affected by historic mining activity and therefore any potential mitigation. Policy 8 of the Publication edition also requires potentially unstable land to be remediated to provide a safe environment for occupants.

Flooding. Run off flows down Pole Lane.  Council recognises flooding is a serious concern for local residents. Information provided has been noted and will be taken into account in assessing suitability of the site for development and in identifying development requirements;  Council is keen to promote sustainable solutions;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including provision for surface water drainage. The developer will need to demonstrate how these requirements will be met before any development can progress. ACTION TAKEN:

Part of the site has been allocated for housing in the Publication edition, leaving the southern part closest to Pole Lane unallocated. The allocation includes a requirement for a Masterplan to be produced prior to any development taking place; and Sustainable Drainage Systems to ensure that runoff is managed and does not contribute to flooding elsewhere. Policy 9 of the Publication edition also requires management of surface water at source.

Roads are bad in the snowy weather particularly Marsh House and  Council understands people’s concerns and will take this Pole Lane. information into account in considering scheme proposals/discussion with developers. ACTION TAKEN: Part of the site has been allocated for housing in the Publication edition, leaving the southern part unallocated. The allocation includes a requirement for a Masterplan to be produced prior to any development taking place, which will consider the most appropriate design solutions including cold weather scenarios.

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HOUSING DEVELOPMENT

4.2 How Site should be allocated for housing. It is a brownfield site which Planning should be preferred to Green Belt Land. It is capable of delivering executive housing for which there is a need. Site can provide a link road through the site to relieve congestion in Darwen.

ACTION TAKEN:

Refer to Policy 4: Land for development beyond the plan period; Policy 16/14 – East Darwen; Policy 45:Major road schemes; and Policies Map

Policy 16/14 confirms that the northern section of the previously safeguarded site has been allocated for housing development within the plan period to 2026. Delivery of the new housing will be phased: it is expected up to 120 of the total estimated 400 dwellings will be completed within the next 5 years to 2018.The policy sets out the development considerations that need to be taken into account as scheme proposals are detailed. The site includes a protected road line for construction of the Darwen East Distributor Road; refer to Policy 45 and the Policies Map.

The southern section of the site is identified as land for development beyond the plan period; refer to Policy 4. In the meantime any development on this land must not compromise the comprehensive development of the wider site.

Concerns of over-development of the site and high population density.

Development will cause loss of views and residential amenity. Distance from existing properties needs to be enough to give people space. Aspects that first attracted residents to the area – quiet/semi- rural and peaceful – should be saved as a local leisure resource similar to Jubilee ‘meadows’ being established by Prince Charles.

ACTION TAKEN:

Refer to Policy 8: Development and people; Policy 11: Design; and Policy 16/14: - East Darwen.

Policy 8 seeks to ensure that development brings benefit to people and the elements of local areas that make them attractive to people. Its sets out how the development will need to respond to a range of issues – including considerations of privacy/overlooking and the relationship between buildings -, which can, in some cases, have an adverse influence on people – this includes established residents and the occupants of the new housing.. A developer will need to demonstrate in scheme proposals that the development has acknowledged the potential impacts identified in Policy 8 and has successfully dealt with these. This is complemented by Policy 11, which requires all development to present a good standard of design. The policy sets out the design considerations that need to be taken into account in scheme preparation and construction; it identifies the elements that the Council will assess that are acknowledged to influence character/townscape/public realm/movement and legibility/sustainability/diversity and materials and colour. The developer will be expected to demonstrate how all of these

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requirements have been addressed in scheme proposals. Adopted Supplementary Planning Documents on design in general and on the design of residential areas are already in place.

Policy 16/14 identifies that the scheme should be designed with a housing density across the site of 16 dwelling per hectare. This is consistent with larger dwellings including the house footprint and surrounding private spaces. This density will not lead to overdevelopment of the site; overdevelopment would detract from the attractiveness and merits of the site’s semi-rural location.

HOUSE TYPES

New house types should vary to encourage a cross section into the  See above comments relating to scheme requirements and community. Area is not really suitable for households on low housing mix. The discussion with developers on housing mix incomes. will consider the affordability of proposed homes, local housing needs and the Council’s priority to secure a broader housing mix/wider choice of homes. ACTION TAKEN:

Refer to Policy 8: Development and people; Policy 11: Design; and Policy 18: Housing mix

Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth agenda in particular the need for high quality family housing. The proposed housing mix will be particular to each site/development and will be influenced by a number of issues such as site characteristics, local needs and the dynamics of the local housing market. Detached and semi-detached dwellings should be the main house type in the mix on all suitable sites. Policy 8 sets out the development considerations that need to be taken into account with regard to the effect of development on people and neighbourhoods and the need for development to make a positive contribution to the character of the local area.

Policy 11 identifies the design and layout considerations that need to be taken into account in the preparation and construction of all development schemes. Adopted Supplementary Planning Documents covering design in general and the design of residential development are already in place.

SERVICES AND INFRASTRUCTURE

No local shops  Council has noted resident’s comments and will be take these into account in determining individual site requirements ;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including new infrastructure such as the need for additional local shops. The developer will need to demonstrate how

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these requirements will be met before any development can progress;  Developer may be asked to make a contribution and/or incorporate new facilities within scheme proposals. ACTION TAKEN: The allocation includes a requirement for a masterplan to be produced prior to any development taking place which will be approved by the Council prior to any development taking place. It is envisaged that the masterplan will include requirements to provide facilities on site or make a contribution towards provision of local facilities. Whether a new local shop is developed will, however, be a commercial decision.

NEW INFRASTRUCTURE REQUIRED

Need for additional nursery/school places; play space for children;  We are working closely with the Education Department to doctor/dentist services including NHS dentist identify the need for additional capacity in local schools;  Involvement of Clinical Commissioning Group (CCG) to identify need for and opportunities to provide additional/enhanced medical facilities/services. ACTION TAKEN: The allocation includes a requirement for land to be made available for a new single entry primary school, which will also allow for expansion, if required, in future years. In terms of nursery places, the Council’s Early Years team have confirmed there are sufficient places available to meet the needs of residents in the borough both now and in future years. This will be kept under review.

Policy 40 of the Publication edition requires all new residential development to contribute to the provision of high quality open space for its residents, either through provision of public open space on site or, where more appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

The Council is working with the Clinical Commissioning Board (CCG) and NHS England to identify requirements for new health infrastructure within the borough.

No usable bus service/improved service needed.  Resident’s comments will be taken into account as part of the Council’s consideration of the development requirements for each site;  New development/increased number of residents together with new development on other east Darwen sites may present the opportunity for improvements in public transport provision. ACTION TAKEN:

The need for existing and future bus services to be financially sustainable results in difficulty in planning for public transport as a form of infrastructure. New bus services will require a customer base in place first due to its commercial nature. Policy 10 (Accessibility and Transport)

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of the Publication edition states that development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. If appropriate, the Council will work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

GREEN BELT/WILDLIFE/ENVIRONMENT

Home to an abundance of wildlife including kestrels, skylarks, owls,  Council acknowledges the importance of local wildlife and its newt, bats, rabbits, deer, frogs and foxes. contribution to people’s enjoyment of the countryside;  Site assessment and Sustainability Appraisal processes will Consideration needs to be given to impact of wind turbines on wildlife consider the impact of development on wildlife and the environment and identify any mitigation measures that may be required;  Any required mitigation works will be included in the schedule of development requirements that will be produced for each proposed site. . The developer will need to demonstrate how these requirements will be met before any development can progress. ACTION TAKEN: Policy 9 of the Publication edition states that any development likely to damage or destroy habitats or harm species of international or national importance will not be permitted. Furthermore, development likely to damage or destroy habitats or species of local importance will not be permitted unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

Additionally, Policy 37 sets out a list of criteria which proposals for wind turbines must comply with. One of these criteria includes a requirement that any proposal must not have an unacceptable adverse impact on a protected habitat or other feature of ecological importance, unless a) the benefits of the development clearly outweigh the harm caused, b) the development is designed to minimise the degree of harm, and c) the residual harm is mitigated or compensated for.

Countryside corridors are needed to link green spaces and provide easy access into the countryside.

Field in the centre of the community is well used – fear new development will swallow this up.

Perception that there would be no open space left if land between Chapels and Pole Lane is developed. Ellison Fold is important for recreation and should be kept as open space

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ACTION TAKEN:

Policy 40 sets out a requirement for integrating green infrastructure within new development. This requires all development, where circumstances permit, to be designed to make a positive contribution to Blackburn with Darwen’s green infrastructure. It also requires all new development to contribute to the provision of high quality open space and for functioning ecological networks not to be compromised. Furthermore, development should contribute to the restoration, enhancement and connection of natural habitats through the provision of appropriate green infrastructure.

OTHER ISSUES

Suggested alternative site including former Moorland School site  School site is under consideration and will be assessed as an (brownfield land) and Hoddlesden Mill. Priority should be given to opportunity for housing development over the Plan period to developing this site before releasing greenfield land. 2026;  The company that owns the Hoddlesden Mill site is currently in administration. Issues related to releasing the site are complex and there is limited scope for the Council to intervene/kick start the development. Council is exploring its options to support bringing development forward. ACTION TAKEN:

The former Moorland School site has also been allocated for housing in the Publication edition. Hoddlesden Mill is in use as an employment site and is therefore not currently available for redevelopment.

ACTION TAKEN;

All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5.

AFFORDABLE HOUSING

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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12. POLE LANE, Darwen

Issues and Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE options question

SITE ISSUES

Flooding. Rainwater from adjoining fields collects at the rear of  Information/concerns have been noted and will be taken into

properties in Coniston Avenue and runs off into the site. account in assessing suitability of the site for development and development requirements;  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements Water pressure on Coniston Drive is very poor. including provision for surface water drainage; The developer will need to demonstrate how these requirements will be met before any development can progress.

ACTION TAKEN:

Policy 9 (Development and the Environment) of the Publication edition requires development to demonstrate that it will not be at an unacceptable risk of flooding. Any development with the potential to create significant amounts of new surface water run-off will be expected to

consider, and wherever possible, implement, options for the management of the surface water at source.

The allocation policy within the Publication edition for this site (16/15) includes a requirement for the development to incorporate SuDS and measures to control surface water run-off.

 Information/concerns have been noted and will be taken into account in assessing suitability of the site for development and development requirements; Existing public right of way behind properties on Coniston Drive.  Public Rights of Way will be protected and integrated within scheme proposals. There may be some requirement for realignment as part of the scheme proposals/layout and if needed, the opportunity for improvements.

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ACTION TAKEN:

Refer to Policy 10: Accessibility and transport and Policy 16/15 – Pole Lane, Darwen.

Policy 10 advises that should development affect a public right of way provision needs to be made within the scheme for its replacement by an equally attractive, safe and convenient route.

The allocations policy for this site (16/15) includes a requirement to consider/mitigate impacts on public rights of way that cross the site.

 Council acknowledges that this is an issue of concern for local residents;  Council is aware of the site history;  Concerns that there will be subsidence over former mine Developer will be expected to carry out a full Site Investigation prior to any development progressing and demonstrate to the Council’s workings when work starts. satisfaction that the works will not impact on neighbouring properties;  Expected that modern methods of construction including building materials will offer a deliverable solution to enable this scheme to progress. ACTION TAKEN:

Noted – See above Council response. The Coal Authority is a consultee on planning applications and will invited to make comment on any scheme proposals that cover previously mined land.

Refer to Policy 8: Development and People

Policy 8 requires that in the case of previously developed land and/or unstable land, for example where subsidence is evident, the development proposal will need to demonstrate that an acceptable land remediation scheme can be implemented which provides a safe environment for user groups and does not the displace the problem.

HOUSING DEVELOPMENT

4.2 Sedgwick Support the ‘delivery-led’ housing growth option and proposes the safeguarded land in saved Local plan policy RA2/4 be

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Associates allocated for residential development. Site is considered to be attractive for upper market/executive housing and available to be brought forward in the short term/next 5 years.

ACTION TAKEN:

Refer to Policy 16/15 – Pole Lane, Darwen and Policy 4:Land for Development beyond the Plan Period

Policy 16/15 confirms that the previously safeguarded site RA/2 (land north of Spring Meadows) has been allocated for residential development and sets out the development considerations that will need to be taken into account in scheme proposals. This land has recently been granted outline planning consent for 133 dwellings.

Policy 4 applies to land south of Spring Meadow; the Green Study recommended that this land can be released from the Green Belt without impacting on the purpose and the integrity of the Green Belt. The Publication edition Policies Map indicates that this land has been identified for development beyond the plan period. The policy confirms that planning consent for development on this site will not granted except for a proposal that does not compromise the comprehensive development of the whole site.

Proposed scale of housing is regarded as overdevelopment of  Council has noted resident’s concerns and will take these into the site and out of character. Darwen does not need this scale of account in determining requirements for new housing on this site; development.  Council will be looking to promote a high quality and attractive scheme that is sympathetic to local area and the character of Development should respect character of Darwen. Darwen;  For each proposed development site the Council will prepare a HOUSE TYPES schedule setting out all development/scheme requirements including housing mix/type, design standards, off-street parking and Properties need to be sympathetic to existing in type and value. regard for the place/setting. Larger family detached and some semi-detached.  Development Management policies will also require the scheme details included within a planning application to give regard to and Definitely not smaller 2 bed low cost homes. respect the character of the local place – Darwen in this case;  The developer will need to demonstrate how the site requirements Darwen has very little quality housing developments/very few and Development Management policies will be met before consent detached quality homes. is given /any development can progress;  As proposals are submitted there will be opportunities for Houses need to make provision for off street parking as roadside community involvement as part of the planning application process. parking is problematic and causing safety problems.

Sheltered accommodation is needed for the aging population.

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Small, easily managed bungalows for the elderly similar to the Bowling Green complex.

Certainly not 3 storeys. Preference for bungalows and lower level development to safeguard light and views.

ACTION TAKEN:

Refer to Policy 16/15 – Pole Lane; Policy 10: Accessibility and Transport; Policy 11: Design and Policy 18: Housing mix

Policy 16/15 sets out the development considerations that will need to be taken into account as scheme details are prepared relating to the established public right of way across the site and surface water drainage. Policy 10 provides guidance on

Comprehensive layout is needed to avoid unattractive piecemeal  Council fully agrees; development.  Developer will be asked to prepare a masterplan for the whole site to demonstrate how the development will be planned/designed and brought forward. This will include phasing information and enable the Council/community to understand the relationship between individual phases. ACTION TAKEN:

Outline planning consent has been granted for 133 dwellings on the allocation site. The Council will work closely with the applicant on the detailing of proposals to ensure an attractive and appropriate scheme is prepared at the next stage of planning application. This will include opportunities for public consultation.

Consideration will be given too to the implications of this scheme to future development of land to the south of Spring Meadow covered by Policy 4: Land for development beyond the plan period.

SERVICES AND INFRASTRUCTURE

PUBLIC TRANSPORT

Frequency of the bus service would need to be improved.  Council appreciates the importance of a good bus service in Currently no bus service on Sundays. Taxis are too expensive enabling residents to connect with local facilities and services;

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for many people.  New development/increased demand for public transport together with development on other east Darwen sites may present the opportunity for improvements to the local bus service. ACTION TAKEN:

The need for existing and future bus services to be financially sustainable results in difficulty in planning for public transport as a form of infrastructure. New bus services will require a customer base in place first due to their commercial nature. Policy 10 of the Publication edition requires development for uses that are likely to generate large numbers of trips to be located close to conveniently accessible to existing or proposed public transport services. The Council will also work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

HIGHWAYS

Additional traffic will impact on highway safety and create more  Council has noted resident’s comments and can appreciate the noise and disturbance. concerns regarding the potential impact of new development;  An assessment of capacity/impact of potential development sites Traffic calming is needed at top and bottom of Pole Lane. on local highway network is being carried out to inform site allocations. This will be used as an evidence base to support Pole Lane is already a busy road and is used as a ‘rat run’ from individual site appraisals; A666 to motorway junctions avoiding the town centre. This  For each proposed development site the Council will prepare a causes congestion at Pole Lane /Blacksnape Road roundabout schedule setting out all development/scheme requirements including provision for highways and access. The developer will particularly at peak time. need to demonstrate how these requirements will be met as part of the planning application process/before any development can Development will cause added congestion on Roman Road and progress. adjoining roads.

ACTION TAKEN:

The Local Highways Network will identify any improvements required to the local highways to support new housing and employment development in the borough. The allocation states that in the event that the current planning permission lapses and a new planning permission is granted, development will be required to contribute towards the creation of the Darwen East Distributor Road to ease congestion.

Heavy volumes of traffic causes constant problem of potholes.  Council understands resident’s concerns and will look at the opportunity to address these within the Council, with partners High number of accidents at junction of Pole Lane with Sough and/or in discussion with a developer.

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Road.

ACTION TAKEN:

The Local Highways Network will identify any improvements required to the local highways to support new housing and employment development in the borough.

NEW INFRASTRUCTURE REQUIRED

Open space – essential to health and wellbeing. Parks and  Resident’s comments have been noted and will be taken into woodland on this side of the valley in Darwen. account in determining development requirements;  For each proposed development site the Council will prepare a Additional/replacement open space is vital. Basis of successful schedule setting out all development/scheme requirements neighbourhoods and major contribution to quality of life. including provision for new/additional infrastructure;  We are working closely with the Education Department to identify Primary and secondary schools the need for additional capacity in local schools;  Involvement of Care Commissioning Group (CCG) to identify need Children’s nurseries for and opportunities to provide additional/enhanced medical facilities/services; Community centres  The developer will need to demonstrate how these requirements will be met as part of the planning application process/before any Recreation facilities including play area for children too young to development can progress;  use Blacksnape. Developer may be asked to make a contribution and/or incorporate facilities within scheme proposals/scheme delivery as appropriate;  Shops Police Authority will be consulted on site allocations and have the opportunity to input into the future planning/provision of policing services within neighbourhoods. Health centre

Police Station

ACTION TAKEN:

Policy 40 of the Publication edition requires all new residential development to contribute to the provision of high quality open space for its residents, either through provision of public open space on site or, where more appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

The Council recognises the importance of ensuring sufficient services and facilities are available for its residents and the Publication edition

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includes a policy (Policy 35) which aims to protect local facilities. However, although the Council can encourage new shops and community facilities to support the new development, it is ultimately a commercial decision.

The allocation states that in the event that the current planning permission lapses and a new planning permission is granted, development will be required to contribute towards a new single form entry primary school for East Darwen. The Council’s education department has confirmed there is no shortage of secondary school places in the borough.

The Council is working with the Clinical Commissioning Board (CCG) and NHS England to identify requirements for new health infrastructure within the borough.

GREEN BELT/WILDLIFE/ENVIRONMENT

Abundant wildlife including deer. Needs to be protected. Loss of  Council agrees that these are important concerns to many biodiversity; needs to be safeguarded. residents and to their enjoyment of their local area and the countryside generally. The Council would not want any development to have a damaging impact on wildlife and the environment;  This information will be used to inform proposed scheme requirements;  Site assessment and Sustainability Appraisal processes will consider impact on wildlife/environment and identify any mitigation measures that will be needed;  Developers will be expected to demonstrate as part of their planning application how these measures are to be provided as an integral part of their scheme before any development can progress.

ACTION TAKEN:

Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

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Loss of open space. Retain open space in accordance with  Resident’s concerns have been noted and will be taken into ‘Blackburn with Darwen Open Space Strategy (March 2006), in account in determining development scheme requirements; particular the guidance on landscape character.  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements Loss of landscape/open aspect/views from urban encroachment. including provision for integration of open space/green This would destroy the character of the area. infrastructure;  Development Management policies will require developer to demonstrate that development has regard to and respects the character of Darwen;  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is granted/scheme can progress;  A key consideration of the Green Belt review is to retain the openness of the countryside and protect this from urban encroachment. ACTION TAKEN:

Policy 40 sets out a requirement for integrating green infrastructure within new development. This requires all development, where circumstances permit, to be designed to make a positive contribution to Blackburn with Darwen’s green infrastructure. It requires all new development to contribute to the provision of high quality open space and for functioning ecological networks not to be compromised. In addition, development should contribute to the restoration, enhancement and connection of natural habitats through the provision of appropriate green infrastructure.

ACTION TAKEN:

All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5.

AFFORDABLE HOUSING

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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OTHER ISSUES

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13. FORMER MOORLAND HIGH SCHOOL, Darwen

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

SITE ISSUES

Flooding and drainage  Council has made a note of resident’s comments and will use these to inform site development requirements; Drainage is poor and badly maintained on Pot House/Holden  For each proposed development site the Council will prepare a Fold Lane – drains are blocked. schedule setting out all development/scheme requirements including provision for surface water drainage.

ACTION TAKEN:

Part of the site has been allocated for housing in the Publication edition (Policy 16/12), leaving Square Meadow unallocated. The allocation includes a requirement for surface water management and the potential requirement to provide on-site attenuation. Policy 9 of the Publication edition also requires management of surface water at source.

Local views would be compromised if development took place  Council acknowledges resident’s regard for the Square Meadow on the ‘Square Meadow’. and will take account of this in determining the development requirements for the larger site;  At this stage site boundaries have not yet been established for development on this site. More information and the opportunity for further consultation will be available at the draft Plan stage at the end of this year/early 2014;  Expected the developer will use/integrate all site assets including the local views to enhance the attractiveness of development scheme. ACTION TAKEN:

Square Meadow has not been allocated for housing development in the Publication edition.

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HOUSING DEVELOPMENT

4.2 Lea Hough Owner of land at Dandy Lane supports the ‘urban-led’ delivery and Co for option for housing delivery and confirms willingness to release site landowner/ for development as an integral part of the Moorland High School land at allocation; this land would provide direct access to Blacksnape Dandy Lane, Road. Landowner willing to commit to delivery in the short term. Darwen

ACTION TAKEN:

Refer to Policy 4: Land for development beyond the plan period and Policy 16/12: Former Darwen Moorland High School.

This Publication edition Policies Map indicates this site has been released from the Green Belt and is identified for development beyond the plan period; refer to policy 4. The policy confirms that any development of this site in the meantime, prior to 2026, must not compromise the development of the wider site.

Policy 16/12 confirms that the site of the former school building has been allocated for development.

Happy for development to be progressed across the whole site  As noted above – with Square Meadow incorporated/retained for community - Council acknowledges resident’s regard for the Square Meadow and use/football. its potential for a range of recreational uses/activities and will take account of this in determining the development requirements for the Develop on old school building site leaving Square Meadow and larger site; former school playing fields for sport and leisure including football, - At this stage site boundaries have not yet been established for cricket, and golf, walking dogs, rounders and kite flying. development on this site. More information and the opportunity for further consultation will be available at the draft Plan stage at the end of this year/early 2014 and at a future date as part of a planning application. ACTION TAKEN:

Refer to Policy 16/12: Former Darwen Moorland High School and Policy 38: Green infrastructure.

Policy 16/12 confirms that the site of the former school building has been allocated for development; the area known locally as ‘ Square Meadow” remains as protected open space covered by Policy 38.

HOUSE TYPES

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Small house suitable for first time buyers – not affordable housing.  Resident’s comments have been noted and will be taken into account in determining site/development requirements: Bungalows in keeping with adjacent houses.  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including Detached and semi-detached bungalows and houses similar to house mix and house types. existing in Pot House.

3-bed family homes

ACTION TAKEN:

Refer to Policy 8: Development and people; Policy 11: Design; and Policy 18: Housing mix

Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth agenda in particular the need for high quality family housing. The proposed housing mix will be particular to each site/development and will be influenced by a number of issues such as site characteristics, local needs and the dynamics of the local housing market. Detached and semi-detached dwellings should be the main house type in the mix on all suitable sites. Policy 8 sets out the development considerations that need to be taken into account with regard to the effect of development on people and neighbourhoods and the need for development to make a positive contribution to the character of the local area.

Policy 11 identifies the design and layout considerations that need to be taken into account in the preparation and construction of all development schemes. Adopted Supplementary Planning Documents covering design in general and the design of residential development are already in place.

AFFORDABLE HOUSING

Should be elsewhere nearer to town  Council agrees that this form of housing may in some cases be better located nearer to public transport connections/access to jobs. Altogether this is more likely to be a sustainable option for those residents needing affordable housing – both to rent and/or to buy;  It will be essential that the affordable housing mix offers a good choice and quality of home to all. These requirements will be set out in the individual schedules of site development requirements. ACTION TAKEN:

Refer to Policy 1: The urban boundary; Policy 12: Developer contributions; and Policy 18: Housing mix

Policy 1 confirms that the urban area is the preferred location for development and for many residents this is the most convenient location near to

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existing facilities and transport connections.

Policy 18 acknowledges the need for a wider choice of housing to contribute to the Council’s housing growth agenda in particular the need for high quality family housing. It sets out the Council’s development considerations relating to house type mix and the options for the provision of affordables – on site or elsewhere via a financial contribution. Policy 12 sets out the approach to developer contributions, which in the first instance will be secured, via a Section 106 agreement.

SERVICES AND INFRASTRUCTURE

Football pitch (Square Meadow) should be retained for use by the  As noted above with regard to housing development ; local community. Two local football teams have agreed to merge  Additional information provided here will be considered as part of to share the sports ground and are confident they can self-fund all determining the development requirements for the wider site; costs involved.  It may be possible to organise a joint meeting with all development partners to enable the options to be fully considered. Council would Site regarded as only local open space for children to play safely be willing to facilitate an initial meeting. away from traffic and neighbours. ACTION TAKEN:

Square Meadow has been omitted from the allocation, as shown on the Adopted Policies Map (Publication edition).

Policy 40 of the Publication edition requires all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Keep Blacksnape children’s play area well maintained.  Council agrees and will endeavour to ensure this is taken into account in its commitment to children’s play and the protection of Rural facilities need to be protected. local facilities in villages/rural areas.

ACTION TAKEN:

The Publication edition recognises that facilities such as small shops, post offices, public houses and community halls are an important part of life in our towns and rural areas. Policy 35 within the Publication edition aims to protect these local facilities and includes a requirements that any proposal for the complete change of use of buildings identified as being important to the sustainability of the community which it serves, will not be permitted except where it can be demonstrated that the use is no longer economically viable or required by the local community, and that the use is not capable of being supported by enabling development or a diversified use.

Policy 40 of the Publication edition requires all new residential development to contribute towards the provision of high quality open space for its

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residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

PUBLIC TRANSPORT

Bus service would need to be improved to cope with increased  Resident’s comments have been noted and will be taken into account numbers of people. as part of the Council’s consideration of the development requirements for this site;  New development/increased number of residents together with new development on other east Darwen sites may present the opportunity for improvements in public transport provision. ACTION TAKEN:

The need for existing and future bus services to be financially sustainable results in difficulty in planning for public transport as a form of infrastructure. New bus services will require a customer base in place first due to their commercial nature. Policy 10 of the Publication edition requires development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. The Council will also work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

HIGHWAYS

Too much traffic already on Holden Fold Lane – uses as a rat run.  Thank you for your comments. These have been noted and will be Lack of road sweeping and clearing of litter. taken into consideration in determining development requirements for this site; Roman Road/Pot House Lane/Holden Fold and Moor Lane are  For each proposed development site the Council will prepare a already heavily used at peak times. Used as rat run to motorway schedule setting out all development/scheme requirements including or industrial sites such as Whitebirk and Shadsworth. requirements for highways and access;  Development Management policies will require developer to Accessing the site will be an issue demonstrate that development has regard to these requirements;  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is granted/scheme can progress. ACTION TAKEN:

The Local Highways Network will identify any improvements required to the local highways to support new housing and employment development in the borough. Policy 10 (Accessibility and Transport) of the Publication edition requires development to demonstrate that road safety and the safe, efficient and convenient movement of all highways users is not prejudiced; appropriate provision is made for vehicular access, off-street

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servicing and parking in accordance with the Council’s adopted standards.

The allocation policy for this site includes a requirement to provide a contribution towards the Darwen Eastern Distributor Road in addition to acknowledging there is likely to be a requirement for Moor Lane/Holden Fold to be widened.

NEW INFRASTRUCTURE REQUIRED

Shops  As for the comments above regarding highways. The schedule setting out all development/scheme requirements will include a Open space must be a priority on this site. requirement for the provision/integration of additional infrastructure, and the integration of open space/green infrastructure, as needed;  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is granted/scheme can progress.

ACTION TAKEN:

The Council recognises the importance of ensuring sufficient services and facilities are available for its residents and the Publication edition includes a policy (Policy 35) which aims to protect local facilities. However, although the Council can encourage new shops to be developed on site, it will ultimately be a commercial decision.

Policy 40 (Integrating green infrastructure with new development) in the Publication edition requires all new residential development to contribute towards the provision of high quality open space for its residents, either through provision of public open space on site or, where more appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Renovate changing rooms on Square Meadow.  Resident comments have been noted. These are not a Local Plan consideration. However comments will be forwarded to the Council’s School sports hall converted to a climbing centre. These facilities Leisure Services Department for their information and action, if can be successfully self-funded, the area lacks such a facility and appropriate. there are a large number of climbers in Darwen who would volunteer to help run the centre.

ACTION TAKEN:

Noted. See Council response - comments forwarded to Leisure Services Department.

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GREEN BELT/WILDLIFE/ENVIRONMENT

Loss of open space will destroy local character of the Darwen  A number of residents have expressed similar concerns in relation to market town. Darwen;  Council acknowledges the value/contribution of open space and landscape setting to the character of Darwen;  Retaining the character of Darwen will be referred to in Development Important countryside/open space area. Management policies and will be a key consideration in the review of any planning application Expected that developers will also regard this as an asset to be enhanced/form an integral part of any development;

ACTION TAKEN:

Policy 9 (Development and the Environment) of the Publication edition states that development involving the partial or complete loss of an area of green infrastructure will not be permitted unless the development can be accommodated without the loss of the function of the open space; the impact can be mitigated or compensated for through the direct provision of new or improved green infrastructure elsewhere, or through the provision of a financial contribution to enable this to occur; or the need for or benefits arising from the development demonstrably outweigh the harm caused, and the harm has been mitigated or compensated for so far as is reasonable. As a result, any new development on the site would have to meet these requirements.

Policy 40 (Integrating green infrastructure with new development) sets out a requirement for integrating green infrastructure within new development. This requires all development, where circumstances permit, to be designed to make a positive contribution to Blackburn with Darwen’s green infrastructure. It requires all new development to contribute to the provision of high quality open space and for functioning ecological networks not to be compromised. In addition, development should contribute to the restoration, enhancement and connection of natural habitats through the provision of appropriate green infrastructure.

The policy also includes a requirement for all new residential development to contribute to the provision of high quality open space for its residents, either through provision of public open space on site or, where more appropriate, through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Policy 11 (Design) relates to the design of new development, and includes a requirement for all new development to enhance and reinforce the established character of the borough.

Home to wildlife. Needs to be safeguarded.  Council acknowledges the contribution that wildlife/countryside makes to residents, values this also and accepts it needs to make every efforts to ensure this is safeguarded;

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 Individual site assessments and Sustainability Appraisal processes will identify any impact and the need for mitigation measures;  The schedule of site development requirements will set out all mitigation measures that developer’s will have to take on board in any scheme proposals;  Developer will need to demonstrate with any planning application that these requirements have been addressed before planning consent is granted/scheme can proceed. ACTION TAKEN:

Policy 9 of the Publication edition does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

OTHER ISSUES

Could the school be re-opened as a feeder for the Academy?  These matters will be taken up with the appropriate Council Department/partner; Retain the school for future use?  Will also require further discussions with central government’s Department for Education. ACTION TAKEN:

The former Darwen Moorland High school site has been allocated for housing development (Policy 16/12) in the Publication edition. The policy specifies that the developer will make a contribution towards a new single form entry primary school for East Darwen.

ACTION TAKEN:

All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5.

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

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COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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14. KIRKHAM’S FARM/CRANBERRY LANE, JACK’S KEY, Darwen

Issues Respondent SUMMARY OF REPRESENTATIONS COUNCIL RESPONSE and options question

SITE ISSUES

Potential for flooding of properties downstream from Jack’s Key –  Council shares resident’s concerns regarding flooding in Darwen and properties flooded in June 2012. Cranberry Lane site holds a would regard any scheme unacceptable that increased the likelihood considerable amount of water. The run off from developed site of future flooding; will go into River Darwen below the flood protection measures  A series of technical studies are being carried out to form the evidence completed by the Environment Agency at Jack’s Key. base for individual site assessments and to inform development requirements. One of these studies is investigating surface water Source of the River Darwen is in the local area. Flooding occurs issues and flood risk; on land behind houses on Cranberry Lane and run-off causes  For each proposed development site the Council will prepare a many gardens to be waterlogged for many months ion the year. schedule setting out all development/scheme requirements including surface water drainage, design standards and any mitigation works;  These issues will be addressed in Development Management policies;  As part of any planning application the developer will need to demonstrate how these requirements will be met as part of scheme proposals before planning consent is considered/any development can progress;  Expected that modern methods of construction including building materials will contribute to deliverable schemes.

ACTION TAKEN:

Policy 9 (Development and the Environment) of the Publication edition requires development to demonstrate that it will not be at an unacceptable risk of flooding. Any development with the potential to create significant amounts of new surface water run-off will be expected to consider, and wherever possible, implement, options for the management of the surface water at source.

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The allocation policy for this site (16/17) includes a requirement for the development to incorporate SuDS and measures to control surface water run-off (the site has been identified as being located within the Darwen Critical Drainage Area). It also identifies that at least one culvert runs through the site, feeding the headwaters of the River Darwen. As a result, there will be a need for ongoing maintenance.

Loss of privacy and local views .Overlooking from new  Council understands that residents have enjoyed open aspects for a development. considerable time;  Any new development will be sensitively and sympathetically planned with regard to established housing;  Design standards, considerations of privacy and overlooking will be addressed in Development Management policies.

ACTION TAKEN:

Loss of a view is not a planning consideration. Any scheme proposal on the site would be designed to minimise the impact of development on the countryside, and to enhance access to the countryside.

Policy 8 (Development and People) of the Publication edition requires development to secure a satisfactory level of amenity and safety for surrounding uses and for occupants or users of the development itself, with reference to noise, vibration, odour, light, dust, other pollution or nuisance, privacy/overlooking, and the relationship between buildings.

Concerns that wildlife would be displaced.  A number of residents have raised their concerns regarding local wildlife;  The Council is very aware of its contribution to the countryside and people’s enjoyment of their local area;  A key part of the individual site assessment and Sustainability Appraisal processes will be to identify any mitigation measures that may be needed to protect wildlife and their habitats;  These requirements will be incorporated within the individual site – specific schedules referred to above;  As noted above any developer will need to demonstrate how these measures have been provided for as part of any development proposal.

ACTION TAKEN:

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Policy 9 of the Publication edition does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

Established network of footpaths across the site that are used  Information/concerns have been noted and will be taken into account daily. in assessing suitability of the site for development and development requirements;  Public Rights of Way will be protected and integrated within scheme proposals. There may be some requirement for realignment as part of the scheme proposals/layout and if needed, the opportunity for improvements.

ACTION TAKEN:

Refer to Policy 10: Accessibility and transport and Policy 11: Design.

Policy 10 sets out the development considerations for sites which are crossed by public rights of way rights. The policy requires the route to be maintained or replaced/realigned by an equally attractive, safe and convenient route.

Policy 11 identifies movement and legibility as a key design consideration in scheme detailing and confirms the need for scheme layouts and design to provide safe and convenient movement about the site and connectivity with the wider neighbourhood and surroundings.

Coal Board website (coal.decc.gov.uk) suggests there are mine shafts and other previous and probable mine workings in the area. Creates potential for land instability and problems including subsidence resulting in reduced house values and possible litigation.

ACTION TAKEN:

Refer to Policy 8: Development and people.

Policy 8 seeks to ensure that the development brings benefit to people and the elements of local areas that make them attractive to people. The policy requires an acceptable and deliverable land remediation scheme to be prepared, as necessary, for sites which have been previously developed and as a result are unstable. The scope of any remediation work will need to be determined by site investigation study/works including reference to Coal Board information. The site will need to be remediated to a standard that provides a safe environment for residents and ensures

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any problems are not displaced.

HOUSING DEVELOPMENT

4.2 Peter Brett Endorse the need for upper market/executive housing and Associates support the ‘delivery-led’ option for achieving housing growth. LLP/Bloor Advocate the allocation of non-Green Belt safeguarded site at Homes NW Cranberry Lane (saved Local Plan policy RA2/1) as an appropriate site to be allocated for development of executive homes. Site is available to be brought forward in the short term/early part of the plan and could meet policy requirements for Harold Heys affordable housing.

An adjacent landowner is willing for family owned site to be included in development scheme.

Support for development at Cranberry Lane

New housing development is not wanted

ACTION TAKEN:

Refer to Policy 16/17 – Kirkham’s Farm, Darwen.

Policy16/17 confirms the previously safeguarded site has been allocated for development. The policy sets out the development considerations that need to be taken into account in scheme detailing. This is regarded a strategic growth site and is considered suitable for high quality family housing as the principal element in the housing mix; it is expected development will be delivered in the next 5 years to 2018.

Alternative sites identified including: -  The Council welcomes further information on alternative sites. All sites within the urban area are suitable locations for development. Their - Land on Goose House Lane (sewage works site) suitability will be assessed alongside other proposed sites.

- Empty office/industrial premises at bottom of Goose House Lane

- Moorlands School site a better option – good location, open aspects and well served by existing road network.

ACTION TAKEN:

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Noted. See Council response

Refer to Policy 16/12 – Former Darwen Moorland High School.

Policy 16/12 confirms that the former school site has been allocated for housing development.

Development would destroy the local character and features that  Council appreciates resident’s concerns regarding the impact of make it attractive. possible changes/future development in their local area;  These issues will be addressed in Development Management policies and applied to considerations of all future planning applications.

ACTION TAKEN:

Refer to Policy 8: Development and people and Policy 11: Design

Policy 8 seeks to ensure that the development brings benefit to people and the elements of local areas that make them attractive to people. The developer will need to demonstrate in scheme proposals that the development will make a positive contribution to the character of the local area. This is complemented by Policy 11 which sets out the design considerations that new developments are expected to address. The policy sets the components of design that need to be taken into account to present a good standard of design; this includes a number of aspects relating to character . New development is expected to enhance and reinforce the established character of the area.

HOUSE TYPES

Cranberry Lane would be suitable for executive housing.  Resident preferences have been noted and will be taken into account in drafting site development requirements;  Council is committed to providing an equitable high quality housing choice across the borough; Detached and semi-detached  For each proposed development site the Council will prepare a schedule setting out all development/scheme requirements including provision for housing mix including affordables for rent and for sale, house types and specific design standards;;  These requirements will be secured via the application of Development Management policies /guidance to any planning application.

ACTION TAKEN:

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Refer to Policy 18: Housing mix.

The Council recognises that a wider choice of housing, in particular high quality family homes is apriority for the successful delivery of its housing growth and regeneration agenda. Policy 18 confirms that new development will be required to widen the choice of house types available across the borough and that the principal element of the dwelling mix should be detached and semi-detached dwellings on suitable sites.

SERVICES AND INFRASTRUCTURE

PUBLIC TRANSPORT

Better bus service is needed.  Council appreciates the importance of a good bus service in enabling residents to connect with local facilities and services;  Demand from increased numbers of residents may present an opportunity for an improvement in public transport. ACTION TAKEN:

New bus services will require a customer base in place first due to their commercial nature. Policy 10 of the Publication edition states that development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. The Council will also work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site.

HIGHWAYS

Accessing the site in vicinity of Cranberry Lane/Watery Lane  Council is grateful for resident’s comments and acknowledges that this junction would be problematic. Top end of Cranberry Lane is a information needs to be taken into account as part of the site dead end and is used by farmers/livestock/riders and walkers. assessment; Adding to congestion – there is only one exit and entry to  An assessment of capacity/impact of potential development sites on Cranberry Lane – the road is a cul-de-sac/dead end. local highway network is being carried out to inform site allocations. This will be used as an evidence base to support individual site Inadequate roads for increased traffic. Concerns that increased appraisals; traffic is a danger to residents using the lane. Cranberry Lane is a  For each proposed development site the Council will prepare a busy route and on-street parking outside many homes, schedule setting out all development/scheme requirements including particularly terraced properties creates frequent ‘bottlenecks’. highways and site access. The developer will need to demonstrate how these requirements will be met before any development can Concerns regarding cumulative impact of additional traffic on the progress; east Darwen sites.  These requirements will be secured via the application of Development

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Narrow bridge over the railway on Sough Road has serious ‘blind Management policies /guidance to any planning application. spots’. Narrow footpath on one side of the road only creates makes the road dangerous for pedestrians.

Accessing the site in vicinity of Cranberry Lane/Watery Lane junction would be problematic.

Adding to congestion – there is only one exit and entry to Cranberry Lane – the road is a cul-de-sac/dead end.

Loss of local routes to walkers

ACTION TAKEN:

The Local Highways Study will assess the current condition and capacity of the local highways network in the Borough and to assess the impacts of new housing and employment sites in the borough over the Plan period. The allocation policy requires that the development of site will need to contribute towards the creation of the Darwen East Distributor Road

Policy 10 (Accessibility and Transport) of the Publication edition requires development to demonstrate that road safety and the safe, efficient and convenient movement of all highways users is not prejudiced; appropriate provision is made for vehicular access, off-street servicing and parking in accordance with the Council’s adopted standards. As a result, any development proposal that came forward on this site would have to demonstrate how it complies with these requirements.

EDUCATION

Limited places at local schools and nurseries

ACTION TAKEN:

The allocation policy requires development to contribute towards increased primary school capacity in Darwen. In terms of nursery places, the Council’s Early Years team have confirmed there are sufficient places available to meet the needs of residents in the borough both now and in future years. This will be kept under review.

Already lack of health facilities including GP surgeries and at hospital

ACTION TAKEN:

The Council is working with the Clinical Commissioning Group (CCG) and NHS England to assess the need for additional health infrastructure in

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the borough.

NEW INFRASTRUCTURE REQUIRED

Local shops  As for the comments above regarding highways. The schedule setting out all development/scheme requirements will include a requirement Improved bus service for the provision/integration of additional infrastructure such as local shops, integration of open space/green infrastructure as needed;  The developer will need to demonstrate that the proposed scheme meets all requirements before planning consent is granted/scheme can progress. In some cases the developer may need also to make a contribution to the provision/enhancement of local facilities and services;  In order to identify need and determine opportunities for delivery of additional provision/improved capacity we are working with the following: -

ACTION TAKEN:

The need for existing and future bus services to be financially sustainable results in difficulty in planning for public transport as a form of infrastructure. New bus services will require a customer base in place first due to their commercial nature. Policy 10 of the Publication edition states that development for uses that are likely to generate large numbers of trips will only be permitted in locations which are conveniently accessible by existing or proposed public transport services. The Council will also work with the developer to formulate, implement and monitor a Travel Plan setting out the measures that the developer, either alone or in conjunction with neighbouring uses, shall adopt to reduce reliance on the use of the private car for journeys to and from the site. The Council recognises the importance of ensuring sufficient services and facilities are available for its residents. Policy 35 aims to protect local facilities. However, although the Council can encourage new shops to be developed on site, it is ultimately a commercial decision.

Additional capacity needed in local primary schools and - Education Department to identify the need for an opportunity to deliver nurseries. additional primary school provision;

Additional health provision – GP/medical centre. - Clinical Commissioning Group (CCG) to on the provision of additional medical facilities including medical centres/GP surgeries; Additional capacity needed in hospital’s A&E Department.

ACTION TAKEN:

The allocation policy for the site (16/17) requires development to contribute towards increased primary school capacity in Darwen. In terms of

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nursery places, the Council’s Early Years team has confirmed there are sufficient places available to meet the needs of residents in the borough both now and in future years. This will be kept under review.

The Council is working with the Clinical Commissioning Group (CCG) and NHS England to assess the need for additional health infrastructure in the borough. See previous comments regarding primary school and nursery provision.

GREEN BELT/WILDLIFE/ENVIRONMENT

Abundance of wildlife and habitats that need to be protected  Council also values the contribution of wildlife/countryside to and including deer, kestrels, peregrine falcons, owls and badgers. accepts it needs to make every efforts to ensure this is safeguarded;  Individual site assessments and Sustainability Appraisal processes will Would need to mitigate impact of light pollution on fauna in the identify any impacts of development and the need for mitigation woodland of the Clough measures;  The schedule of site development requirements will set out all Countryside should be protected. It is part of the local character mitigation measures that developer’s will have to take on board in any and attractiveness to the area. scheme proposals;  These requirements will be secured via the application of Development . Concerns regarding impact of construction and ‘continuous Management policies /guidance to any planning application. occupation’ on ecosystems in particular more fragile habitats  Developer will need to demonstrate with any planning application that which make up special conservation interest of the site these requirements have been addressed before planning consent is In addition to wildlife there are significant industrial remains in the granted/scheme can proceed. eastern meadow adjacent to the mine spoil mounds

Area would benefit from ‘light touch’ management.

Council needs to honour and respect the existing biodiversity and habitat on land surrounding Jack’s Key reservoir and its potential for improvement. An article in the Telegraph in March 2012 outlined the opportunity for the Council to work with the Environment Agency and a local community group to achieve this,

. Concerns regarding impact of development on Jack’s Key reservoir site; rich/diverse plant communities on surrounding meadowlands. Only portion of site where development would not severely impact on existing ecosystems is area of open land to east of St Barnabas School playing fields and bordered on eastern side by woodland of Jack’s key Clough and extending

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from established residential properties to western corner of the dam. Care would be needed to prevent any surface run-off or land drainage water carrying pollutant/nutrient rich run-off into the Clough/River Darwen.

.ACTION TAKEN:

Policy 40 in the Publication edition requires, where circumstances permit, for all development to be designed to make a positive contribution Blackburn with Darwen’s green infrastructure. One of the requirements of this policy is retain and enhance existing ecological and landscape features on the site. The policy also requires all new residential development to contribute towards the provision of high quality open space for its residents, either through financial contributions towards improving the quality and/or accessibility of nearby existing spaces.

Additionally, Policy 9 does not allow any development to occur which is likely to damage or destroy habitats or harm species of international or national importance. It also provides protection for habitats and species of principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. The policy also does not allow development that is likely to damage or destroy habitats or species of local importance unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured.

OTHER ISSUES

Belgrave Heights/Waite Street scheme is an awful eyesore in the  Council agrees that this stalled site is not attractive; town centre and for those residents who moved into the early  The developer’s circumstances are complex. The council does not completions. have the ability to intervene to kick start the development;  It will continue to monitor the situation and explore any available opportunity to support the re-commencement/completion of the scheme. ACTION TAKEN:

The Council is in discussion with a potential developer to explore the options for completing this scheme.

ACTION TAKEN:

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All comments relating to the following headings have been collated with the representations covering ‘general feedback’; refer to Appendix 5.

INVESTMENT IN OTHER AREAS AS WELL AS HOUSING

COUNCIL’S ROLE IN BRINGING DEVELOPMENT FORWARD

CONSULTATION PROCESS

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APPENDIX 7: Maps to illustrate the target areas for distribution of resident invitations to consultation events – February-May 2013

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

1. Blackburn (North)

2. Blackburn (South)

3. Darwen and Hoddlesden

4. Tockholes

5. Belmont Village and Edgworth/Chapeltown

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Map 1

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Map 2

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Map 3

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Map 4

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Map 5

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APPENDIX 8: List of consultees to site specific land availability update – May-June 2013

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

AGENT COMPANY Madison Commercial 3D.G design Maze Planning Acting Chair, Darwen Cricket Club McAteer Associates Ltd Ainscough Strategic Land McDermott Developments Ltd B&E Boys Ltd Michael Marsden Bailey Dyson Ltd Northern Box & Packaging Ltd Belmont Holdings Limited Oriental Developments Ltd Blackburn Naturalists' Field Club Paul Butlers Associates Blackhurst Swainson Goodier Persimmon Homes Blackthorn Limited Pete Marquis Contractors Boys Primrose Holdings 1995 Ltd CA Planning RFT Project Management Ltd Campbell Driver partnership Robert John Jopling Ltd Capita Symonds Rural Solutions Cassidy Ashton Sanderson Weatherall Cedar Distributions Ltd Sedgwick Associates Charles Topham and Sons Ltd St Wilfrid's COE High School City Park St. Stephen's Conservative Club De Pol Associates Ltd Stanton Andrews Architects DTZ Steven Abbott Associates Dunlop Haywards Sunderland Peacock and Associates Ltd Dutton Carpets Taylor Weaver Enza property group The Planning & Development Network Eric Wright Group The Wildlife Trust for Lancs, First Investments Ltd Manchester & N Merseyside Fletcher Smith Architects Timack (N.W.) Ltd Frank Whittaker Tommy Ball's of Blackburn George Edwardian Trevor Dawson GHA Together Housing GL Consultancy Urban Psyche Graham Anthony Associates Urban Regen Ltd Grays Inn Estates Group Ltd Wainhomes NW Ltd GVA Grimley Walsh Companies How Planning Pamela Beard Smith Inspired Developments Mrs Patricia Hancock Janet Dixon Town Planners Ltd Haroon Patel JASP Planning Consultancy ltd John Sturgess Jones Lang LaSalle Wendy Gormley JWPC Limited David Hunter Lambert Smith Hampton J Taylor Lea, Hough & Co Kay Locker Lidl UK John Whitehead

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Mr Stephen Martin Harold Spacey James Fairweather Andrew Almono Peter Jepson John Whitehead Eileen Johnson Kevin Pover David Stratford Stuart Ramwell

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APPENDIX 9: List of consultees on draft Development Management policies

Local Plan Part 2: Site Allocations and Development Management Policies

Regulation 18 Consultations: Preparation of a Local Plan

Organisation Position First name Surname

Blackburn Civic Society Chair Richard Prest

Bolton Council Planning Department

Policy and Environment Burnley Council Manager Margaret Whewell

Monitoring and Research Bury Council Officer Philippa Gibbon

Campbell Driver Partnership Director Ciara Naessens

Canal and River Trust Area Planner (North West and Alison Truman North Wales)

Capita Symonds Design and Policy Manager Richard Saint

Cassidy and Ashton Director Alban Cassidy

Policy and Design Team Chorley Council Leader Peter McAnespie

Coal Authority Chief Planner / Principal Rachael Bust Manager

DLA Architecture Associate Jamie Davenport

English Heritage Historic Environment Planning Emily Hrycan Advisor (North West)

Environment Agency Planning Advisor Philip Carter

Eric Wright / Maple Grove Consultant Andrew Dewhurst

G Hoerty Associates Director Gary Hoerty

Highways Agency Assistant Asset Manager Cathy Dean

HOW Planning Consultant Jon Suckley

Hyndburn Council Principal Planning Officer Paula FitzGerald

JWPC Principal Consultant Stuart Booth

Lancashire County Council Specialist Advisory Services Peter Iles Archaeological Dept

Lancashire County Council Senior Planning Officer Sarah Manchester

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Ecology Dept (Ecology)

Lancashire County Council Planning Policy Planning Officer Richard Sharples

Lancashire Enterprise Partnership LEP Co-ordination Emma Prideaux

Lancashire Police Architectural Liaison Officer Terry Burke

Conservation Officer for Central Lancashire Wildlife Trust and Western Lancashire Dave Dunlop

Fire Safety Enforcement Team Lancashire Fire and Rescue Leader Peter Aspin

Mono Consultants (for Mobile Operators association) Town Planner Dominic Needham

Natural England Lead Adviser, Land Use Kate Wheeler Operations Team

Planning and Building Control Pendle Council Manager Neil Watson

Preston Council Planning Officer Mike Molyneux

Ribble Valley Council Senior Planner Colin Sharpe

Principal Planner (Forward Rossendale Council Planning) Anne Storah

Sedgwick Associates Consultant Matthew Symons

South Ribble Council Planning Officer Kezia Taylerson

Sport England Planning Manager Fiona Pudge

Sunderland Peacock Director Duncan Isherwood

Together Housing Group Head of Project Management Wendy Malone

United Utilities Developer Services and Andrew Leyssens Planning

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APPENDIX 10: Development Management Policies Consultation – July-August 2013

Local Plan Part 2: Site Allocations and Development Management Policies

SUMMARY SCHEDULE OF REPRESENTATIONS MADE UNDER REGULATION 18: Preparation of a Local Plan

Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) 1 7 Peter Iles - In point (1), the word contained could be amended to advised, and proactively should be (LCC Specialist removed. Advisory Services) - In point (2), add “and validation criteria”. Action: In point (1), the word contained is preferred. In point (2), reference to validation criteria has been added. 1 7 Stuart Booth There are lots of words in the policies. Suggest the policies should be shorter with more (JWPC Ltd) information in the supporting text. The policy should say what we’re going to do, with the text saying how we’ll do it. Action: Noted and amendments made where appropriate. 1 7 Alison Truman - Does this cover developer contributions? (Canal & River Trust) - Is the plan viability assessment being consulted on? Action: There is a policy on developer contributions later in the document (Policy 6). Plan viability will be part of the evidence base which will go through consultation in January 2014 alongside the Site Allocations and Development Management Policies Plan. 1 7 Emily Hrycan The policy should mention that an SPD will be produced. (English Heritage) Action: Wherever a Supplementary Planning Document exists or is intended, it is mentioned in the introductory text. It does not form part of the policy. 1 7 Neil Watson Will commercially viable be defined? (Pendle Borough Council) Action: A definition has been included within the glossary, but new guidance expected following the Taylor Report will inform any further criteria. 1 7 Jamie Davenport Does ‘viable development’ cover all sectors? (DLA Architecture) Action:

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) Yes – it tends to be in relation to affordable housing but it could cover anything from house conversions to major developments. 2 8 Emily Hrycan In the text, replace “respects” with “makes a positive contribution to”. (English Heritage) Action: Amendment completed. 2 8 Terry Burke There is only one mention of security in the whole document, in one word of this policy. There (Lancashire Police) should be more policy details regarding the prevention of crime and disorder; and community safety. [TB (Lancashire Police) provided written examples after the meeting] Action: An extra bullet point (v) has been added to Policy 2. 2 8 Stuart Booth Point (i) needs re-wording because some developments, such as potential urban extensions will (JWPC Ltd) not preserve the character of the area. The policy could instead refer to managed change, and be aligned with the allocations policy. Action: Wording of point (i) amended, replacing preserve with contribute positively to. 2 8 Gary Hoerty Point (i) should be more positive, such as enhance / improve rather than preserve. (GH Associates) Action: Wording of point (i) amended, replacing preserve with contribute positively to. 2 8 Peter Iles Point (i) says overall so the most important factor is to find the right balance. (LCC Specialist Advisory Services) Action: Noted. 2 8 Stephen Lamb - Should there be explicit mention of overlooking, overshadowing or overbearing? (Chorley Borough - Should there be a criteria covering measures to help prevent crime and promote community Council) safety? - Should there be a reference to the potential for light pollution? Action: Overlooking and the relationship between buildings have been added to point (ii), and light is also mentioned. An extra bullet point has been added regarding crime and community safety (v). 3 9 Philip Carter - Water quality should be added to Point (1). (Environment Agency) - In the Green Infrastructure section, please change or to and. - In the Habitats and Species section (ii), please change or to and. Action: Amendments completed.

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) 3 9 Neil Watson - Does section 1(i) comply with the NPPF, because no exceptions are included? What is an (Pendle Borough ‘unacceptable contribution’? Exceptional circumstances should be mentioned. Council) - Part (i) of the Habitats and Species section should be checked against the NPPF because development affecting national / international sites may not be considered to be sustainable development. - Part (ii) of the Habitats and Species section may not be compliant with the NERC Act. Inserting and would resolve this; or county could be moved into part (i). Action: Wording amended. 3 9 Matthew Symons Part (ii) of the Trees section regarding off-site replacement planting may not meet the tests of (Sedgwick Associates) reasonableness. It should be re-worded to ensure that any re-planting is closely related to the site. Action: Near the site is included in the wording. 3 9 Alison Truman Part (ii) of the Habitats and Species section should state and instead of or. Local sites should (Canal & River Trust) have the same protection. Action: Amendment completed. 3 9 Paula FitzGerald The Woodland Trust is very helpful when consulted on tree policies. Hyndburn were asked to (Hyndburn Borough mention Veteran Trees. Council) Action: Wording amended to include veteran trees. 3 9 Stuart Booth Is the first sentence of section (1) needed? (JWPC Ltd) Action: Efficient and effective use of land is needed but the remainder of the sentence is superfluous. Wording amended. 4 10 Gary Hoerty What is considered to be large numbers of trips or people? In rural areas, we need to encourage (GH Associates) diversification but many developments could fail under this policy due to the lack of public transport provision or cycle routes (3(iii) and 3(iv)). There should be exceptions or flexibility for rural areas. Action: In order to avoid being too prescriptive, ‘large numbers of trips’ is to be a judgement based on the details of the case and its location. The wording of point 3(iv) has been amended, but point 3(iii) is retained to ensure development is located where public transport can be used or where convenient access exists to the nearest public facility. 4 10 Richard Saint - Please delete non-car means from the text.

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) (Capita Symonds) - In section (2), there could be more positive emphasis on the creation and implementation of Travel Plans. - In section (4), need to be clearer about situations when a Transport Assessment is needed. Action: Wording amended as suggested. 4 10 Alison Truman The Trust supports draft policy 4 in respect of reducing reliance on the use of the private car and (Canal & River Trust) ensuring that sites are accessible by other means including on foot and by bicycle. However, as stated in our response to the Issues and Options consultation, new development in the vicinity of the canal can lead to an increased burden on the waterway infrastructure, including by increasing the use of the towpath by pedestrians and cyclists. The Trust is therefore pleased to note the requirement in criterion 4 for Transport Assessments to show the effect of proposals on existing transport systems and for developers to provide or contribute to the necessary enhancements. Action: Noted. 4 10 George Bell How can point (1) be applied when routes frequently change? (Capita Symonds) Action: The policy refers to existing or proposed public transport services, so the policy will help to ensure that developments will secure public transport services in locations where public transport services may currently be lacking. 4 10 Safina Alam - Point (2) should include details of Travel Plans being monitored. (Capita Symonds) - The lack of bus services to some locations is a real concern, such as the Shadsworth employment areas. Action: Point 2 amended as suggested. Concern regarding bus services is noted. 4 10 Judith Furlonger Do we need to change the language, so businesses can see the advantages of locating in (PLACE) accessible locations; to see if we can help to facilitate business location and growth? Action: Wording amended to include ‘the Council will work with the developer’. 4 10 Stephen Lamb Should there be reference to the cumulative impact of highways not being severe? (Chorley Borough Council) Action: Transport assessments, submitted with planning applications, will consider cumulative impact, in accordance with the NPPF. Individual development management decisions will consider the potential impact of the proposal against the current baseline and committed / planned development; i.e. the cumulative impact. 5 11 Neil Watson In point (1), instead of requiring a high standard of design the policy should require a good

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) (Pendle Borough standard in accordance with the NPPF wording. Council) Action: Amendment completed. 5 11 Jamie Davenport - Design is subjective; it is difficult to say what is a high standard. (DLA Architecture) - The sub-headings make up the overall design. - Regarding point (6), should there be specific renewable targets? It would avoid the need for additional planning applications (e.g. for solar panels) which have been required by Building Control. Action: Noted. Specific renewable targets have been avoided because it’s a fast-moving agenda and could lead to the Plan prematurely becoming out-of-date. 5 11 Emily Hrycan - Could the SPD be mentioned in the policy? (English Heritage) - Under point (2), it is more important to enhance even in areas where character has already been compromised. Setting should be considered; this needs strengthening. Action: It is considered sufficient to refer to the SPD in the text rather than in the policy. Wording of Point 2 amended. 5 11 Matthew Symons An appeal decision in Sheffield showed that overall design was key; as per the NPPF. (Sedgwick Associates) Action: Noted. 5 11 Philip Carter In section 6(iii), amend to read avoids detrimental impacts. (Environment Agency) Action: Amendment completed. 5 11 Judith Furlonger How can we require skilled designers? (PLACE) Action: Whilst we can’t require it by policy, we strongly encourage skilled designers to be commissioned; especially for major schemes. 5 11 George Bell Do we still have the Colour Study? (Capita Symonds) Action: Yes. 5 11 Safina Alam The movement and legibility section is important, but often conflicts with the requirements of (Capita Symonds) Secured by Design. Are there any circumstances when movement will outweigh security requirements?

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) Action: Each planning application will be considered on its own merits, with appropriate weight given to each policy and material consideration. 5 11 Stephen Lamb - How will design quality be measured? Sustainable building? Breeam? Code for sustainable (Chorley Borough homes? Lifetime homes? Building for Life? Secure by Design? Designing out Crime? Council) - Should there be reference to linking in with surrounding patterns of movement? - Should this policy promote public art? Action: - Design quality will be measured against the criteria noted in policy 5. - Linking in with surrounding patterns of movement is covered under point 5(iii). - Public art is not included due to viability issues. 6 12 Neil Watson - There is a conflict between (1) and (2); if a contribution is necessary how can viability be (Pendle Borough argued? Council) - Suggests that a caveat could be added to point (2) after the word developments: “and the impacts these reductions would have on the scheme” or “while preserving essential aspects of safety”. Action: - ‘Necessary’ has been deleted from point (1). - Wording of point (2) amended. 6 12 Stuart Booth Under point 5(i), replace needed with necessary. (JWPC Ltd) Action: Amendment completed. 6 12 Emily Hrycan Heritage at Risk should be specifically mentioned in point 5. (English Heritage) Action: The policy has been amended, removing the list which specified the types of project where developer contributions may be spent; because it was too prescriptive. The revised policy is non-specific in this regard, and therefore allows Heritage at Risk to be considered. 6 12 Matthew Symons There should always be a policy for a financial contribution, or it would be challenged (see point (Sedgwick Associates) (1)). Action: Wording amended accordingly. 6 12 Alison Truman The Trust generally supports draft policy 6 in respect of the requirement for developer (Canal & River Trust) contributions to be secured through Section 106 agreements, and is pleased to note that priority will be given to securing requirements that are necessary to allow the development to proceed, followed by improvements to the transport network.

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) The Trust accepts that the overall level of contributions required should not result in development proposals being rendered unviable. However, criterion 3 is contradictory as it states that the council may negotiate a nil contribution, based on financial information provided by the applicant. Requirements that relate to a specific proposal, for example the provision of a new bridge crossing over the canal to provide vehicular access, is by definition essential to allow development to proceed. The Trust would therefore suggest the removal of the reference to negotiating a nil contribution. Action: Reference to nil contribution removed. 7 18 Emily Hrycan In point (2), instead of using the word compatible, this should be changed to the NPPF wording: (English Heritage) positive contribution. Action: Amendment completed. 7 18 Peter Iles Do the exceptional circumstances relating to apartment development (point (4)) include the (LCC Specialist conversion of historic buildings? Advisory Services) Action: Yes. 7 18 Neil Watson How and why do we wish to resist 100% affordable housing developments? (Pendle Borough Council) Action: 100% affordable housing developments can be resisted by granting planning approvals for a mix of tenure, and the objective is to create mixed communities. Smaller developments (less than 10 dwellings) can still be 100% affordable because they could still contribute to a mixed community, whilst larger developments should create a mixed community within the site. 7 18 Stephen Lamb - How can you refuse a housing application that ‘doesn’t widen choice’? (Chorley Borough - Shouldn’t appropriate apartment development be encouraged as it is higher density/sustainable Council) and efficient use of land? Isn’t there an affordable need for smaller apartments given bedroom tax? Action: The policy aims to be a positive statement about how the Borough needs to develop. Each proposal would be treated on its own merits, and a proposal could be refused if it doesn’t provide an appropriate mix. This offers sufficient flexibility at the same time as deterring poor quality applications. Appropriate apartment development will be allowed, and is encouraged in the Town Centres. 8 19 Stuart Booth Is this justifiable when some conversions are permitted development? Do we have evidence to

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) (JWPC Ltd) justify the policy? Action: The policy is part of a range of interventions which the Council is carrying out to manage the high concentrations of HMO development, which is a cause for concern in the Borough. An SPD has been produced, an Article 4 direction has been implemented, and a multi-agency group regularly meets to attempt to tackle the problem. 8 19 Stuart Hammond Amend point (iv) to read: “adequate refuse/recycling collection facilities are provided.” (BwD Environmental Services) Action: Amendment completed. 8 19 Matthew Symons Why is Bed & Breakfast accommodation being deterred? What about tourism? (Sedgwick Associates) Action: The policy allows for the development of bed and breakfast accommodation ‘only exceptionally’. Appropriate tourism development is likely to be an exception. 9 21 Gary Hoerty Why is economic development preferred over residential development; how can adequate (GH Associates) marketing be evidenced and how is it justified? Section 55 of the NPPF and Green Belt Policy supports residential development. Is an economic use more sustainable than a residential use, considering transport and infrastructure impacts? Recent appeal decisions have considered this point (GH to provide details). Action: The Council’s strategy is to direct new residential development into the most sustainable urban locations. Economic development is the preferred option for conversions in the rural areas to help provide jobs and services for people living in the rural areas. 9 21 Matthew Symons 2-storey extensions are not allowed but this seems a harsher test than NPPF green belt policy (Sedgwick Associates) which just requires extensions to not be disproportionate. There could be instances where 2- storey extensions would be acceptable? Action: Policy wording amended as suggested. 10 22 Gary Hoerty Could details of size criteria be included? Suggesting a maximum of 200 square metres which (GH Associates) has been mentioned in appeal decisions (GH to provide details). Action: A specific size has not been included in the policy as it would be overly prescriptive, as buildings to be converted could be very small (and therefore dwarfed by a 200 square metre extension) or very large. Extensions should not unacceptably impact on the character and openness of the rural area. 10 22 Matthew Symons Part 2 removes PD rights but I wouldn’t have thought the removal of all PD rights would be

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) (Sedgwick Associates) necessary all of the time? Action: ‘In appropriate cases’ has been added to the policy wording. 12 24 Matthew Symons Section 54 of the NPPF mentions market housing being allowed to facilitate the provision of (Sedgwick Associates) affordable housing. Action: In accordance with Section 54, the potential for market housing to facilitate the provision of affordable housing was considered, but not considered appropriate considering Blackburn with Darwen Borough Council’s targeted growth strategy which directs residential developments into the urban and village areas. Rural exceptions in the Borough are considered to only be appropriate to provide affordable housing to meet a local need. 12 24 Neil Watson To be eligible, will individuals already need to live in the locality? (Pendle Borough Council) Action: The occupancy of the dwellings will be restricted to individuals accepted as requiring affordable housing in the locality. 14 26 Peter Iles Should a quality test be added to point (iii), in terms of the quality of the establishment? (LCC Specialist Advisory Services) Action: This is covered under the Core Design Policy. 16 30 Peter Iles Should a point (iv) be added, to consider the concentration of uses in the vicinity; to prevent (LCC Specialist blocks of a single use developing? Advisory Services) Action: Policy wording amended. 16 / 20 30 / 33 Stephen Lamb What locations are inappropriate for hot-food takeaways and why? How has the council (Chorley Borough demonstrated that such a policy will not undermine the vitality and viability of centres? Council) Action: In order to balance public health impacts, the policy steers hot food takeaways away from inappropriate locations such as close to schools; and more detail is to be provided in an SPD. If a proposal could harm viability and vitality, a balanced decision will be made at planning application stage. 18 31 Stephen Lamb What is the evidence that ‘3 adjoining non-retail uses in a block’ would cause harm/undermine (Chorley Borough vitality?

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) Council) Action: An assessment of the number of typical units in a block has taken place, and three adjoining units were considered to be the tipping point at which non-retail uses would undermine vitality. 19 32 Matthew Symons Part 1(i) refers to a 100sq m maximum for local shops. We have used the floorspace set by the (Sedgwick Associates) Sunday Opening Hours regs as the limit for local shops previously. I don’t recall what the limit for being able to open all day Sunday is, but I think it is more than 100 sq m and would provide a justified approach (if you wanted it) towards allowing for example, Tesco Metros – that sort of shop which really only serves its local community or passers by, but has to be bigger than 100 sq m. Action: Maximum floorspace increased to 250 square metres. 19 32 Stephen Lamb What is the evidence that >100 sq m is not appropriate outside centres. Or that there should be a (Chorley Borough limit to 350sqm for conversions? Council) Action: The maximum floorspace has been increased to 250 square metres, which links to Sunday trading regulations for local shops. 350 square metres is considered to be an appropriate upper limit for conversions because it allows more flexibility for this situation without harming vitality and viability elsewhere. 21 34 Gary Hoerty Will there be a definition of large numbers of trips? (GH Associates) Action: No, it will be a case-by-case judgement in order to retain flexibility. 21 34 Judith Furlonger Regarding point (iv), could we require developments to face the canal, to encourage more (PLACE) tourism along the Blackburn with Darwen section of the canal? Action: Covered in Policy 26. 22 35 Matthew Symons Will there be a definitive list of buildings? (Sedgwick Associates) Action: There will be an ‘Assets of Community Value’ list, and other community buildings will be considered on a case-by-case basis. 23 36 Neil Watson What is point (2) saying? (Pendle Borough Council) Action:

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) It is intended to steer people towards particularly high standards. 23 36 Philip Carter Under point (4), could the following be inserted: “all development must be located and designed”? (Environment Agency) Action: Amendment completed. 24 37 Emily Hrycan Please delete the second sentence of the third paragraph. (English Heritage) Action: Amendment completed. 26 40 Alison Truman The Trust is pleased to note that the Leeds & Liverpool Canal is recognised as an important (Canal & River Trust) component of green infrastructure and supports the requirements of draft policy 26 relating to development proposals in the vicinity of the waterway. Action: Noted. 27 39 Matthew Symons Should conserve or enhance be amended to sustain or enhance as per the NPPF? (Sedgwick Associates) Action: Amendment completed. 27 39 Stephen Lamb Should there be specific mention of the need to protect and enhance heritage assets and identify (Chorley Borough and protect locally important areas and buildings? Council) Action: All included in the policy. General General Alison Truman Why is Blackburn with Darwen Borough Council not progressing with CIL? comment comment (Canal & River Trust) Action: It is considered to be too inflexible given the viability picture of the Borough. General General Alison Truman What actions are being taken regarding the Duty to Co-operate? comment comment (Canal & River Trust) Action: Separate meetings have taken place and a Duty to Co-operate report is to be produced for examination with the Plan. General General Alison Truman The Trust is also keen to provide up-to-date information about the condition of the waterway comment comment (Canal & River Trust) infrastructure and any programmed improvements, in order to inform any future review of the council’s Infrastructure and Delivery Plan. You may be aware that Chorley’s IDP identifies the upgrading of the canal towpath between Botany and Blackburn as a priority project in order to improve cycle access. It would therefore appear necessary for the short stretch within Blackburn’s administrative area (from the local authority boundary to Livesey Branch Road) to be

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) similarly identified, as this stretch would require upgrading in order to facilitate increased use by cyclists. The council may wish to co-operate with neighbouring local authorities including Chorley in respect of the canal corridor and the Trust would be keen to be involved in any such co- operative working. Action: Noted. The Canal & River Trust will be included in any co-operative working regarding the canal. General General Terry Burke Request a crime and community safety policy, for example “Plan for reduced levels of crime and comment comment (Lancashire Police) improved community safety by: (a) working with the police, community safety partnerships and other agencies to co-ordinate analysis and action’. (b) Encouraging the inclusion of Secured by Design principles in new developments. (c) Providing adequate leisure and community facilities or activities, particularly in high crime areas, and especially for young people. (d) Aiming to achieve a complementary mix of uses in key service centres with appropriate controls over entertainment uses, taking account of the local authorities’ Statement of Licensing policies.” Also suggest that Crime Impact Assessments should be required for all major developments, some minor developments including changes of use which may increase the risk of crime and disorder, and sensitive developments which are sited in an area where crime and disorder is a particular local issue. Crime Impact Assessments should include an assessment of crime and disorder issues in the vicinity of the development site; an assessment of the development proposal in terms of its likely impact on crime and disorder; and suggested design solutions that will reduce the proposal’s vulnerability to crime and disorder. Action: Part (v) of Policy 2 has been added to address this issue, and more detail will be provided in a Supplementary Planning Document. Crime Impact Assessments are required in appropriate circumstances in accordance with the Validation Checklist.

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APPENDIX 11: Summary schedule of representations relating to Development Management Policies – August-September 2013

Local Plan Part 2: Site Allocations and Development Management Policies

REGULATION 18 Consultations: Preparation of a Local Plan

Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) 2 8 Mark Harrison The Blackburn with Darwen area has been subject to past coal mining activities which has left a (The Coal Authority) significant legacy, including approximately 860 recorded mine entries. These mining hazards pose a potential risk to land stability, which needs to be afforded due consideration as part of development proposals. It is therefore considered important that plan users are made aware that unstable land is a locally distinctive issue that may require consideration as part of development proposals. Whilst The Coal Authority was pleased to note that the adopted Blackburn with Darwen Core Strategy included reference to unstable land in Policy CS13, we consider there is an opportunity to make a minor amendment to this Development Management Core Policy to further highlight the issue. Whilst The Coal Authority does not wish for the Council to unnecessarily repeat policy, it is a reality that plan users may not consider all parts of the Development Plan, so a brief cross reference in the Development Management Core Policies document would be beneficial. The Coal Authority would therefore recommend the following change to criterion iii): “…in the case of previously developed or other potentially contaminated and/or unstable land, a land remediation scheme can be secured…” Action: Amendment completed. 2 8 Philip Carter NPPF para. 103 refers to ‘giving priority’ to the use of SUDS, but including a reference to the (Environment Agency) ‘need’ for SUDS in the DM policies will add extra weight and greater certainty about what the Council expects new development to include. SUDS covers a wide range of techniques so pretty much any development could include some form of SUDS system, from permeable paving to large scale balancing ponds. Suggest the following extra wording at the end of section 3 of Policy 2. “Development will be expected to incorporate sustainable drainage systems to manage surface water run-off from new development.” Action: An additional criterion added to Policy 3, requiring development with the potential to create significant amounts of new surface water runoff to consider, and wherever possible implement, options for the management of the surface water at source. SUDS not specifically mentioned in order to retain flexibility. 2 8 Andrew Leyssens Suggest the following sentence is added at the end of Policy 2 (ii): Page 1 of 13 APPENDIX 11

Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) (United Utilities) ‘Sensitive uses should be located an acceptable distance away from existing sources of pollution.’ Action: Adequately covered under Policy 2 (ii). 3 9 Andrew Leyssens Suggest the following words are inserted after ‘flooding’ in section 3: (United Utilities) ‘and that surface water is being dealt with by the most sustainable means possible.’ Action: An additional criterion added to Policy 3, requiring development with the potential to create significant amounts of new surface water runoff to consider, and wherever possible implement, options for the management of the surface water at source. 3 9 Dr Sarah Manchester Part 2: Blackburn with Darwen could consider making explicit reference to the need for new (Lancashire County development to avoid increasing the vulnerability of biodiversity (habitats and species) to climate Council Ecology change. This also cross-references with the ecological network. Service) Action: Rather than referring to biodiversity within the Climate Change section, alterations have been made to the Habitats and Species section. 3 9 Dr Sarah Manchester Suggested text amendments in bold: (Lancashire County Green infrastructure Council Ecology 4. Development that results in the fragmentation of or compromises the function of Blackburn with Service) Darwen’s green infrastructure will not be permitted unless: i. the harm caused is significantly and demonstrably outweighed by other planning considerations; and ii. an appropriate mitigation strategy can be secured. Habitats and Species 5. Development likely to damage or destroy habitats or harm species of international or national importance will not be permitted. 6. Development likely to damage or destroy habitats or species of county importance (habitats or species of principal importance) will not be permitted unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured. Action: Amendments completed. 3 9 Dr Sarah Manchester Part 13 only requires that opportunities are explored, and not that enhancements are provided. (Lancashire County Consider strengthening this to require development to contribute to net gains for biodiversity (i.e. Council Ecology sustained increase in abundance, quality and extent of species and habitats that support healthy Service) ecosystems (TCPA, 2012)). Action:

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) The policy text in section 13 has been amended to include enhancements. 3 9 Dr Sarah Manchester Habitats and Species Section: Draft policies are not proactive in specifying what will be (Lancashire County acceptable development, focusing more on what would be unacceptable. Consider amending to Council Ecology say that development will be expected to conserve and enhance biodiversity, focussing on Service) species and habitats appropriate to the local natural area (including national and local priority species and habitats). Action: The starting point is to protect against harm, so the policy reflects this in the most concise way. Enhancements are also required by section 15 of the policy. Further details will be provided in the proposed Green Infrastructure Supplementary Planning Document. 3 9 Dr Sarah Manchester Core policies do not appear to promote conservation of species or habitats or the ecological (Lancashire County network. Council Ecology Core policies do not appear to make distinction between the hierarchy of designated sites and fail Service) to mention Local Sites (Biological Heritage Sites). Government guidance emphasizes that Local Sites are of substantive nature conservation value and have a fundamental role to play in helping meet national biodiversity targets. Point 6 should be re-written to make specific mention of habitats and species of county importance including BHS and species and habitats listed in the Lancashire BAP. Note that point 9 dealing with trees states that development will be expected to incorporate existing trees into the design and layout of the scheme. It is unclear why development (points 5 – 7) would similarly not be expected to incorporate species and habitats into the design of the layout of the scheme. I appreciate that this is dealt with under green infrastructure, but should be more explicitly dealt with under 'biodiversity'. Action: The Habitats and Species section amended to be clearer regarding the hierarchy of designated sites, including Biological Heritage Sites. 3 9 Dr Sarah Manchester Section 5 is slightly confusing, since it does not refer specifically to designated sites, protected or (Lancashire County priority species or habitats (e.g. UK BAP/ Habitats and Species of Principal Importance in Council Ecology England (section 41 NERC Act 2006)). However, reference to international importance suggests Service) European designated sites and European protected species and, following on from that, national importance presumably refers to nationally designated sites (e.g. SSSI) and species protected by domestic legislation. Policy should not repeat legislation. The statutory protection enjoyed by international sites means that protection by policies in the local plan are not necessary, although it is good practice for explanatory text to cross reference to the relevant legal protection. Similarly, the local policy should not repeat the NPPF reference to SSSIs but could cross reference to it to ensure that development management decisions apply government policy. Similarly, legally protected species do not need policy protection in the Local Plan but, using information on the status and distribution of protected and priority species collected as part of the Page 3 of 13 APPENDIX 11

Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) evidence base for production of the LDF, specific policies could be developed to protect areas where these species are most likely to occur and for the protection and enhancement of populations to inform the location and design of development. Action: Separate protection legislation is acknowledged, but it is considered necessary to also include it in planning policy. 3 9 Dr Sarah Manchester Section 6 is similarly confusing, as it refers to habitats or species of county importance (habitats (Lancashire County or species of principal importance). Whilst habitats and species of principal importance will be of Council Ecology importance at the county level, it should be noted that these are actually of importance in England Service) (section 41 NERC Act 2006), i.e. those identified as requiring action in the UK Biodiversity Action Plan (UK BAP). Habitats and species of county importance will also include those listed in the Lancashire Biodiversity Action Plan. When dealing with species and habitats of importance at the county level, it would seem appropriate to make specific mention of Local Sites (referred to as Biological Heritage Sites in Lancashire) under this policy, and to deal positively and in more detail with their protection and enhancement through the planning system. Action: Section 6 amended as advised. 3 9 Dr Sarah Manchester Section 7 appears to differ only the substitution of 'local' for county and the omission of the (Lancashire County phrase 'significantly and demonstrably'. Features of local importance only are not clearly Council Ecology identified. It may be difficult to apply this policy in a consistent and predictable way. Service) Action: Features of local importance will be identified in a Supplementary Planning Document which will assist in the application of this policy. 3 9 Dr Sarah Manchester Sections 6 and 7 refer only to 'an appropriate mitigation strategy'. Mitigation relates to a reduction (Lancashire County in impact, and does not imply that the impact would need to be fully offset. This form of wording Council Ecology does not appear to be in accordance with the requirements of the NPPF paragraph 118. I note Service) that policy 24 (wind turbines) refers to the need for residual harm to be mitigated or compensated. It is not clear why other forms of development (referred to under other policies) would not similarly need to compensate for residual impacts on biodiversity. Action: The requirement for an appropriate mitigation strategy will ensure that potential impact can be balanced against proposed mitigation, and only be accepted if the mitigation strategy is found to be adequate in accordance with the NPPF paragraph 118. 3 9 Dr Sarah Manchester Sections 5 to 7 deal with what will not be acceptable development, but do not deal with what (Lancashire County would constitute acceptable development. Consideration should be given to including stronger Council Ecology reference to the need for development to incorporate features of existing biodiversity value, and Service) to enhance them, and the ecological network (including habitat connectivity).

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) Action: This consideration is covered in Policy 40 – Integrating Green Infrastructure with New Development. 3 9 Dr Sarah Manchester Policies could refer to the need to maintain habitat and species connectivity, i.e. development (Lancashire County should maintain and enhance habitat and habitat connectivity for locally appropriate protected Council Ecology and priority species and habitats and should contribute to the maintenance and enhancement of Service) the ecological network. Even where significant impacts on biodiversity are not predicted, and where such measures would be appropriate, development should deliver beneficial biodiversity such as bat roosts and bird boxes and landscaping tailored to support the specific species being accommodated. Consider specifying what biodiversity enhancement should be included, in generic terms, e.g. bat roost and bird nest, landscaping for local wildlife etc. Action: Additional criteria added to the habitats and species section, regarding the ecological network. 3 9 Dave Dunlop Suggested wording for the Habitats and Species section: (Lancashire Wildlife Development that results in further fragmentation of, or compromises the function of, Blackburn Trust) with Darwen’s ecological network will not be permitted unless: i. the harm caused is significantly and demonstrably outweighed by other planning considerations; and ii. an appropriate mitigation strategy can be secured that results in, as a minimum, no net loss of functionality of that network as it relates to the delivery of targets in the current Local Plan. Justification - NPPF states that policies should also ‘promote the preservation, restoration and re- creation of priority habitats, ecological networks and protection and recovery of priority species populations’ linked to targets in the plan. (paragraph 117) Action: Additional criterion added as advised. 3 9 Kezia Taylerson Regarding the section on Habitats and Species – no specific reference to Ecological (South Ribble Borough Frameworks. We note a brief reference in Policy 26 later in the document. Have you considered Council) how you will be taking forward the work from the Lancashire Nature Partnership, including mapping. As we mentioned at the meeting on 22 August we are preparing a Joint Central Lancashire SPD which will include this information. Action: Additional criterion added regarding ecological networks. A Supplementary Planning Document will also be produced. 5 11 Andrew Leyssens - Suggest the following words are added at the end of section 6(iii): (United Utilities) ‘including minimising surface water discharge’; - Suggest the following words are added at the end of section 6(v):

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) ‘and incorporate water efficiency measures.’ Action: These requirements are covered under an additional criterion added to Policy 3. 7 18 Dr Sarah Manchester Many species (e.g. bats and birds) are reliant upon the built environment to provide roosting and (Lancashire County nesting opportunities. Clearly, conversion and redevelopment should be required to maintain pre- Council Ecology existing opportunities for wildlife (bats and birds). The NPPF does encourage enhancement and Service) net gain so, even where there may be not specific mitigation or compensation requirement, consideration should be given to requiring new builds (urban and rural) to build opportunities for locally characteristic species of bat and bird into the fabric of the build. Associated landscaping should be developed to complement the bat roost/ bird nest provision. I appreciate that this issue is introduced under policy 26 green infrastructure, but it would seem appropriate to explicitly mention it under built development policy since built development is not actually part of the green infrastructure. Action: Policy 3 requires all developments to explore opportunities for enhancements, including for habitats and species. 20 33 Kezia Taylerson Health policy – we acknowledge your policy aiming at dealing with Hot Food Takeaways and (South Ribble Borough restricting permission in areas where it is likely to lead to an increase in consumption by young Council) people. We would be interested to hear from you with regards to your evidence base as we are currently reviewing our Access to Healthy Food SPD. Action: Details of evidence base have been provided. 23 36 Andrew Leyssens Suggest the following is added as section (6): (United Utilities) ‘All development will be expected to incorporate water efficiency measures. New residential development will be expected to achieve a target water use of no greater than 105 litres per person per day. This will rise as appropriate with any change in national standards.’ Will you be proposing the delivery of new housing to be in accordance with Code Level 3 of the sustainable homes? This specifically encourages water efficiency measures which reduce pressure on our water supply infrastructure whilst also reducing the flows passing through our wastewater infrastructure. Action: Not included due to viability concerns, and because such requirements are controlled via Building Regulations, with standards subject to regular change. 24 37 Andrew Leyssens - Suggest the following is added as criterion (ix): (United Utilities) ‘the development does not harm land which is used for water catchment purposes in the borough and is critical to the delivery of water supply.’ - Suggest the following additional text: ‘New renewable energy infrastructure will not be acceptable on land which is used for water

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) catchment purposes which is also deep peat. Development on land that has a peat layer greater than 50cm deep where water is currently used or is planned to be used for drinking water supply is not acceptable. This is because of the resultant long-term negative impact on water quality when peat is disturbed. The development of wind farms on peat soils has a number of associated risks which include:  major disruption to the hydrology of the area results in long-term degradation of the peat leading to increase in organic carbon compounds in the water. Decreases in raw water quality result in an increase in the treatment required at the water treatment works and, in the long term, the requirement for additional investment for treatment improvements. Damage to peat soil systems as a result of construction may be impossible to restore;  generation of sediment (eroded peat) will reduce the capacity of reservoirs over time;  when peat is disturbed, a habitat which should be sequestering carbon can emit carbon in a variety of forms, Dissolved Organic Carbon (DOC), Particulate Organic Carbon (POC), gaseous CO2; and  alteration of the hydrology of streams associated with peat bodies may negatively influence the flood hydrograph of river catchments, thereby accentuating flood risks downstream. In general once a peat system has been disturbed, this tends to precipitate a chain reaction of events that leads to loss of carbon, degradation of habitat, negative impacts on raw water quality and alterations to the hydrological functions and services of the upper catchments of river systems.’ Action: The avoidance of harm to the quality and yield of water resources is covered under Policy 3(vi). 24 37 Mark Harrison Wind farms can often cover significant areas of land, which can have a sterilising effect on (The Coal Authority) mineral resources during their period of operation, generally 25 years. As the Council will be aware, the Blackburn with Darwen area contains coal resources that are capable of extraction using surface mining methods. Given the potentially sterilising effect of wind farms on mineral resources, The Coal Authority considers that the Development Management Core Policies should require this issue to be afforded due consideration, and therefore recommends the following minor amendment to criterion 1.vi) as follows: “…the development has no unacceptable impact on local hydrology and safeguarded mineral resources.” Action: Amendment completed. 24 37 Kezia Taylerson Would be interested to be engaged in the reaction to this policy. What is your definition of ‘no (South Ribble Borough unacceptable impact’? We are currently preparing a Renewable Energy and Low Carbon SPD Council) and would be interested to find out more information if possible.

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) Action: Noted and communication will continue. 26 40 Dr Sarah Manchester Supporting text lists the function of Blackburn with Darwen's green infrastructure, including (Lancashire County "enhances the ecological framework". Council Ecology There is no specific mention of 'biodiversity' – consider amending policy to specify green Service) infrastructure and biodiversity. Greater emphasis should be given to the importance of green infrastructure to our declining biodiversity resource, i.e. green infrastructure is wildlife habitat. Text refers to the 'ecological framework', and states that this policy will be supported by a Supplementary Planning Document on green infrastructure and the ecological framework. Point 5 of the policy refers explicitly to the 'ecological network' (as referred to in the NPPF). If framework and network are being used interchangeably here, consider using network only. If framework refers to something else, clarify. Action: Reference to biodiversity added to the text, and the term network is used instead of framework. 26 40 Dr Sarah Manchester Section 1 (ii, iii, v and vi): These are clearly desirable elements and it is assumed that the SPD (Lancashire County will provide a greater level of detail, i.e. definition of key local species and guidance on what Council Ecology features would be appropriate; the types of connections that will appropriate to connect with Service) neighbouring sites (e.g. woodland, if the neighbouring site is woodland, etc). However, it should be noted that 'ecological' is of or relating to ecology, and ecology refers to the relationship between organisms to one another and to their physical environment. Therefore reference to 'retention and enhancement of ecological features' may be insufficiently specific to assess development proposals against. Consideration could be given to replacing with 'features of biodiversity or nature conservation value'. Creation of woodland and trees should be encouraged, where appropriate. However, there are many situations where woodland and trees are not appropriate but the creation of other habitat types would be. Consideration should be given instead to stating that the creation of locally appropriate habitats (which may include woodland and trees, grasslands, wetlands and waterbodies) should be encouraged. Action: Further clarity and detail responding to these suggestions will be provided in the proposed Supplementary Planning Document. 26 40 Dr Sarah Manchester Point 4 does stress that functioning ecological networks are key green infrastructure. However, (Lancashire County consideration should be given to further emphasizing the 'biodiversity' element of green Council Ecology infrastructure, and making clear that sometimes green infrastructure is just wildlife habitat and no Service) other uses will be acceptable (i.e. it cannot always be multifunctional). Action: Comments were considered, and existing wording is sufficient; to be supported by further

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) detail in the proposed Supplementary Planning Document. 27 39 Emily Hrycan Section 1 appears to define the significance of heritage assets by providing a list of specific (English Heritage) features. The significance of heritage assets can only be determined on an individual basis through a proper and accurate assessment of the asset in question (NPPF Para 129). Only then can a decision be made on what should be retained and replaced both internally and externally. Therefore, it would be preferable to remove this reference to individual features to ensure that any aspects that are not included (on your list) are still taken into account. Action: Amendment completed. 27 39 Emily Hrycan It is suggested that the policy be reworked to include the following elements: (English Heritage) - A clear explanation of the considerations and approach to development proposals affecting each of the different heritage asset types, including locally-important heritage assets. - A clear statement of the approach and requirements for proposals affecting Scheduled Monuments, nationally important archaeology, and other archaeological remains. This would greatly help those determining schemes that affect the historic environment to understand what considerations should be taken into account in reaching a decision about the appropriateness of the development proposals. Action: Rather than specifying each of the heritage asset types, the policy focuses on interventions being proportionate to the significance of the asset, which applies to all of the types of heritage asset. 27 39 Emily Hrycan Suggested textual considerations and structure for the policy (to be amended accordingly) is as (English Heritage) follows: “Proposals for development should protect and, where appropriate, enhance or better reveal those elements which contribute to the significance of the Borough’s heritage assets:- Conservation Areas  Proposals affecting a Conservation Area should preserve or enhance those elements that have been identified in the respective Conservation Area Appraisal as making a positive contribution to their special character or appearance.  Demolition or other substantial loss to the significance of a building or feature that contributes positively to the Conservation Area will be permitted only where this harm is outweighed by the public benefits of the proposal.  Development which would result in harm to a public or private open space that contributes positively to the character of a Conservation Area will be permitted only where this harm is outweighed by the public benefits of the proposal. Historic Parks and Gardens  Proposals affecting a Historic Park and Garden should ensure that development does not detract from the enjoyment, layout, design, character, appearance or setting of that landscape,

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) cause harm to key views from or towards these landscapes or, where appropriate, prejudice their future restoration; Scheduled Monuments and other archaeological remains  Development which would result in harm to the significance of a Scheduled Monument or other nationally-important archaeological site will not be permitted.  The preservation of other of archaeological sites will be an important consideration. When development affecting such sites is acceptable in principle, the Council will seek to ensure mitigation of damage through preservation of the remains in situ as a preferred solution. When in situ preservation is not justified, the developer will be required to make adequate provision for excavation and recording before or during  Development. Listed Buildings  Listed Buildings and their settings will be preserved and, where appropriate, enhanced. Loss of any significance should be minimised, and will be permitted only where any harm is justified by the public benefits of the proposal.  The total or substantial demolition of a listed building will be permitted only in exceptional circumstances. Locally-important heritage assets  Development which would remove, harm or undermine the significance of a locally important heritage asset, or its contribution to the character of the area will only be permitted where the public benefits of the development would outweigh the harm. Schemes which will help ensure a sustainable future for Blackburn and Darwen’s heritage assets, especially those identified as being at greatest risk of loss or decay, will be supported”. Action: Rather than specifying each of the heritage asset types, the policy focuses on interventions being proportionate to the significance of the asset, which applies to all of the types of heritage asset. 27 39 Peter Iles Suggested amended wording for the introduction to Policy 27: (Lancashire County Blackburn with Darwen has ancient origins, and settlement is known from at least the Bronze Age Council Specialist (2500BC-700BC). The district is traversed by the major Roman road route from Manchester to Advisory Services) Ribchester although the only military occupation site known is the signal station on Mellor Moor. The pattern of settlement we see today is likely to have been established during the Early Medieval period (400AD-1066), a church on the site of the present St Marys Cathedral is said to have been founded in the 6th century and may be that noted in the Domesday Survey. The towns grew incrementally through the Medieval period, served by a network of farmsteads and smaller settlements, developing with them a significant woollen industry and slowly exploiting the natural sources of stone, coal and water-power. Along with developments in transport, these resources were the key to development during the Industrial Revolution, when a major phase of growth and

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) building took place... Action: Existing introductory text is considered to be suitable. 27 39 Kezia Taylerson Policy 27 clause 2 - Impact on Impact? Very long policy. (South Ribble Borough Council) Action: Wording corrected to impact on significance. Noted that it’s a long policy. 32 47 Andrew Leyssens - Suggest the following should be added to the text: (United Utilities) ‘In rural areas, applicants should be aware of investigating availability of infrastructure. This may be limited or not available and therefore development could be costly.’ - Suggest the following is added as section 3 of the policy: ‘It may be necessary to co-ordinate the delivery of new development with the delivery of new or improved infrastructure to ensure new development is phased and not occupied until necessary infrastructure works have been carried out. Applicants should be aware that existing infrastructure in green belt, rural and countryside locations is more likely to be limited.’ Action: The availability of infrastructure is one of many constraints which may affect the viability of a development. The DM policies within the local plan do not aim to advise developers on the range of potential constraints. The requirement to co-ordinate the phasing of infrastructure in association with development is to be controlled via suitably worded planning conditions rather than through policy. General General Philip Carter We have reviewed the amended document which includes the changes suggested by the comment comment (Environment Agency) Environment Agency. As such, we have no further comments to make on the draft document. Action: Noted. General General Cathy Dean The Highways Agency is satisfied with the content of the document with regard to the Council’s comment comment (Highways Agency) approach to managing the transport implications of new development schemes and ensuring compliance with other relevant policies. The proposed precautionary and safety measures fully meet our objectives. Action: Noted. General General Kate Wheeler Natural England doesn’t have any specific comments at this stage but we look forward to future comment comment (Natural England) engagement. Action: Noted. General General Kezia Taylerson We note there are no policies for employment and accept your explanation that the Core Strategy

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) comment comment (South Ribble Borough sufficiently covers this area. Council) Action: Noted. General General Kezia Taylerson Policy 3 on Climate Change and Environment and Policy 23 on Climate Change within the comment comment (South Ribble Borough Environment chapter – some similarities/ repetition within each policy for your awareness. Council) Action: Noted. General General Kezia Taylerson Policy 3 discusses Green Infrastructure, as does Policy 26. Are there some cross overs here? comment comment (South Ribble Borough We note the reference to ecological networks within this policy. Council) Action: The Green Infrastructure policy (26) is distinct as it refers to Integrating Green Infrastructure with New Development. Policy title amended accordingly. Policy 3 (Development and the Environment) focuses on the prevention of harm to green infrastructure rather than the provision of enhancements required by Policy 26. General General Kezia Taylerson General comment – policy wording relates to ‘planning permission will not be granted’ etc. Our comment comment (South Ribble Borough advice was to phrase policies positively ‘planning permission will be granted where …’ Council) Action: Some policies are positively worded, such as Policy 11 (Design). Where the policy test is an impact one, the policy has been phrased in the most concise way to reflect the avoidance of harm. General General Andrew Leyssens We recommend the insertion of a new policy on surface water: comment comment (United Utilities) ‘Surface Water The treatment and processing of surface water is a not a sustainable solution. Surface water should be managed at source and not transferred. Every option should be investigated before discharging surface water into a public sewerage network. Surface water should be discharged in the following order of priority; . An adequate soakaway of some other form of infiltration system. . An attenuated discharge to watercourse. . An attenuated discharge to public sewer. Applicants wishing to discharge to public sewer will need to submit clear evidence demonstrating why alternative options are not available. Approved development proposals will be expected to be supplemented by appropriate maintenance and management regimes for surface water drainage schemes. This will be secured by planning condition. On greenfield sites, applicants will be expected to demonstrate that the current natural discharge

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Policy No. Policy No. Respondent SUMMARY OF REPRESENTATION (Consultation (Publication version) version) solution from a site is at least mimicked. On previously developed land, applicants should target a reduction of at least 30% in surface water discharge, rising to a target of 50% in any critical drainage areas. A discharge to groundwater or watercourse may require the consent of the Environment Agency. Landscaping proposals should consider what contribution landscaping of a site can make to reducing surface water discharge. This can include soft and hard landscaping such as permeable surfaces.’ Action: Additional criterion added to Policy 3, relating to the management of surface water at source wherever possible.

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