Freckleton Street Masterplan Supplementary Planning Document

Part of the Blackburn with Darwen Local Development Framework November 2007

Supported by Blackburn with Darwen Freckleton Street Masterplan

pages pages

List of figures 1 Chapter 6: Masterplan Proposals 27 6.1: Introduction 27 Chapter 1: Introduction 2 6.2: Masterplan Vision 27 1.1: The Purpose of the 2 6.3: Masterplan Principles 28 Supplementary Planning 6.4: Masterplan Proposals 30 Document 1.2: The Study Area 4 Chapter 7: Delivery and 32 Implementation Chapter 2: Context 5 7.1: Introduction 32 2.1: Regeneration Context 5 7.2: The Projects 32 2.2: Supporting the Town Centre 5 7.3: The Funding of Projects 33 2.3: Connecting Communities 7 7.4: Phasing of Development 34 2.4: The Emerging Highway 8 7.5: Project Information Forms (PIF) 35 Proposals 2.5: Historic Environment 9 Chapter 8: The Way Forward and 54 2.6: Relationship to Other Initiatives 10 Form of Planning Application for Major Chapter 3: The Vision 12 Developments 8.1: Design Statement 54 Chapter 4: Strategic Framework 13 4.1: Strategic Framework 13 Chapter 9: Contacts and Further 55 4.2: Key Opportunities 14 Information 4.3: Masterplan / SPD Objectives 16 Chapter 10: Planning Context 57 Chapter 5: Development Principles 17 10.1: Introduction 57 5.1: Overarching Development 17 10.2: Statutory Planning Framework 57 Principles 10.3: Principal Planning Policies Of 58 5.2: SPD Area Development 19 The Blackburn With Darwen Principles Borough Local Plan 5.3: Galligreaves Street Area 20 (April 2002) 5.4: Chapel Street Area 22 10.4: Local Development Framework 59 5.5: St Peter Street area 23 10.5: Other Planning Considerations 60 5.6: Bolton Road 25 10.6: Blackburn With Darwen Local 60 Transport Plan 2 2006-2011

Appendix 1 62 Statement of Consultation Adoption Statement Freckleton Street Masterplan

List of fi gures Page Figure 1 The Study Area 4 Figure 2 SPD Areas – including the proposed Central Corridor / Orbital Route 19 Figure 3 Illustrative Masterplan 31 Figure 4 Phasing Plan 34 Figure 5 Movement & Road Hierarchy App. 2* Figure 6 Development Strategy App. 2* Figure 7 Uses & Activities App. 2* Figure 8 Existing Urban Form & Layout App. 2* Figure 9 Proposed Urban Form & Layout App. 2* Figure 10 Public Realm & Open Space Strategy App. 2* Figure 11 Indicative Traffi c directions / fl ows App. 2* Figure 12 Public Transport Strategy App. 2* Figure 13 Proposed Highway Infrastructure App. 2* Figure 14 Option 1 - Key Section AA Looking north through Public Square & the Orbital App. 2* Route Option 2 - Key Section AA Looking north through Public Square & the Orbital App. 2* Route Figure 15 Key Section BB St Peter Street App. 2* Figure 16 Key Section CC Sumner Street App. 2* Figure 17 Key Section DD The New Fire Station looking west App. 2* Key Section EE The New Fire Station looking east App. 2* *Appendix 2 published as a separate volume

1 Blackburn with Darwen Borough Council

1 Introduction

1.1 The Purpose of the Supplementary Planning Document

This Supplementary Planning Document (SPD) sets out the This SPD supplements and develops existing Local Plan Council’s planning policy approach for the Freckleton Street ‘saved’ policy. The SPD will act as a material consideration in Area. The policy contained within this SPD provides more determining development proposals assisting in the delivery of detailed planning guidance to the Blackburn with Darwen Local key aspiration for the area. Given its status, the SPD cannot Plan adopted in April 2002. allocate development land but rather expands upon the existing planning policy framework. The primary Local Plan policy This SPD was sponsored by the North West Development relevant to the area is listed in Table 1. Agency (NWDA) and commissioned by Blackburn with Darwen Borough Council (BwDBC) in March 2005. The formulation The SPD was subject to a public consultation in February / of the SPD was led by Masterplanner EDAW, supported by March 2007. It was adopted by the Council’s Executive Board King Sturge and Capita Symonds in association with Keith in November 2007. Martin, who as a former Forward Planning and Transport Policy Manager with BwDBC provided specialist transport planning Under European Directive 2001/42/EC, there is a requirement advice to the team. for a Strategic Environmental Assessment (SEA) to be carried out on the SPD. The resulting SEA/Sustainability Appraisal The SPD has three primary purposes: (SA) report documents the process by which the SPD has been appraised, the fi ndings of the appraisal, the ways in – To formulate a clear and comprehensive spatial vision for which the appraisal process has infl uenced the SPD, and the area how the effects of the SPD are to be monitored. As well as – To identify key development opportunities within the area the mainly environmental considerations covered by the SEA, – To act as an urban design guide for the area the appraisal also considers a range of social and economic issues, to ensure a comprehensive Sustainability Appraisal is The SPD for Freckleton Street will form part of the emerging provided. The separate SA Report avoids repeating detail of the Local Development Framework which will replace the Local actual Masterplan and should therefore be read alongside the Plan. It will aid the regeneration of the area reconnecting Freckleton Street Masterplan SPD document itself. Freckleton Street to the socio-economic and physical fabric of the Town Centre.

2 Freckleton Street Masterplan

Table 1: Local Planning Policy Context*

Policy Title Brief Description EC6 Mixed Use Areas Much of the Masterplan area is designated a mixed use area. Therefore, a variety of uses will be acceptable provided proposals accord with other policies in the Plan.

Mixed Use Areas 1. Within Mixed Use Areas as defi ned on the Proposals Map a variety of uses will be acceptable provided proposals accord with other policies in the Plan 2. In appropriate cases planning permission may be restricted to the use applied for T3 Rail Freight Applies to the Wrangling and associated railway sidings (Shown in the Proposals Map as a mixed use site).

Rail Freight

Measures which encourage and facilitate the transfer of freight from road to rail will be supported provided the appropriate mitigation measures are in place to prevent adverse impact on road conditions. In pursuit of this aim:

i. planning permission for development which would result in the loss of rail freight facilities will not be granted; ii. in locations suitable for industrial or warehousing uses, planning permission will not be granted for trackside sites which have the ability to connect to rail if the development would prejudice subsequent rail connection.

*Site specifi c policies BTC3a and BTC3b were not included in the policies “saved” from the adopted Local Plan on 27th September 2007.

The SPD considers other additional national and local policy outlined within Chapter 10.

3 Blackburn with Darwen Borough Council

1.2 The Study Area

Figure 1: The Study Area The regeneration area falls within an area of dramatic landform. The Bolton Road corridor runs along a steep north west facing slope, which falls away into the study area. Impressive vistas overlooking the area from the higher vantage point of the Freckleton Street Bridge exist and include local landmarks such as the church spire on St Peter Street and the Fire Station Building. A new, dramatic bridge (a dual carriageway bow- string structure) will be constructed over the next two years transforming the existing restricted entry point and creating a new high quality gateway for the area and the town centre.

Running through the centre of the area is the River Blakewater which fl ows east to west forming a physical link between the town centre (Cathedral Quarter) and the SPD area. Access to the river is limited, which remains hidden behind buildings and service yards. Generally, it runs within a retained cutting of low visual quality.

Freckleton Street today is predominately mixed use in character providing an edge of centre fringe location where secondary low-density employment uses predominate. Employment fl oorspace varies dramatically through the study area from 17000sqm down to 20sqm. Overall the image of the area is poor and lacks any coherent sense of place. The prominence of the location is frustrated by a number of site constraints which include:

– Poor internal circulation and barriers to movement associated with the limited capacity of the existing Freckleton Street Bridge and the low headroom bridges Cities Revealed© copyright by The GeoInformation® Group, (Darwen Street Bridge and Galligreaves Street); 2006 and Crown Copyright© All rights reserved. – A confusing one way traffi c system with poor junctions; – Poor quality environment typifi ed by secondary low value The Freckleton Street area is located directly to the south west and uncomplimentary uses, vacant and underutilised land of Blackburn Town Centre. The area is physically separated and buildings and poor quality buildings; from the Infi rmary Waterside community to the south by – Lack of quality open space; the Blackburn-Preston Railway line and a strategic corridor – A fragmented public realm; of the A666 (Bolton Road). To the west, the boundary of – Lack of investor confi dence; the regeneration area is defi ned by Duckworth Street and – Multiple complex land ownerships particularly in the redundant railway sidings which separate the area from the eastern section of the Masterplan area; Griffi n and Galligreaves communities. The A674 (Whalley – Possible contaminated land; and Banks/King Street) makes up the northern boundary of the – Medium to high risk of fl ooding. area. The Freckleton Street area and surrounding neighbourhoods Locational advantages include: suffer from acute physical, economic and social deprivation in contrast to the rest of the Borough. The objective therefore is – its position on the fringe of the town centre where retail, to transform the area and to provide new opportunities for re- education and leisure facilities are concentrated; development, investment and employment. – its position between surrounding residential communities being transformed by the Housing Market Renewal Initiative (HMRI); – Its gateway location to the urban centre of Blackburn - in close proximity to the main vehicular routes linked to the motorway network; and – and proximity to the train station – where considerable investment enhances the town’s link with Manchester, Leeds, Preston and Blackpool.

4 Freckleton Street Masterplan

2 Context

2.1 Regeneration Context

The requirement for comprehensive regeneration of western the housing market renewal interventions planned for the Blackburn is recognised in the town’s emerging plans and the communities of Bank Top, Infi rmary and Griffi n. The Freckleton existing policy, which also sets the context for the Strategic Street area is well placed to benefi t from and stimulate this Framework for Freckleton Street. Blackburn is currently regeneration. This section sets out the regeneration context undergoing a period of sustained physical intervention, and major initiatives which affect the SPD area. particularly around the central core of the town as well as

2.2 Supporting the Town Centre

East Lancashire Partnership: “Towards a Sustainable Employment Land Strategy Report”

“Towards a Sustainable Employment Land Strategy (TSELS)” The regeneration area has been identifi ed within the strategy was commissioned by the former East Lancashire Partnership as an ‘Urban Hub/Gateway’ site characterised by its edge of and provides a strategic review of employment land provision town centre location, being close to services and facilities in East Lancashire, developing a strategy which promotes sought by skilled workers, good access to private transport, economic diversifi cation in the sub-region. A number of access including car parking and close to public transport hubs employment area typologies have been developed which and HMRI areas, capable of accommodating a wide mix of include; uses including accommodation for urban ‘knowledge-based’ business but primarily offi ce development. – Prestige Sites; – Urban Gateway/Hub Sites; The inclusion of the SPD Area within TSELS recognises the – Neighbourhood Opportunity Sites. potential the area could play in restructuring the employment land provision within the Borough to result in a more sustainable structure. It also indicates that the area can contribute to the renaissance of the town and is capable of accommodating a mix of uses. 5 Blackburn with Darwen Borough Council

Blackburn Town Centre Strategy and Blackburn Town Centre Framework Masterplan (BTCF)

The Town Centre Strategy seeks to establish Blackburn Town Some key elements of the Masterplan to note include: Centre as a premier centre for retail, leisure and culture in Pennine Lancashire. The strategy aims to: – The identifi cation of Freckleton Street Masterplan Area as a location of a vibrant mix of uses which could include – Create and enhance Blackburn Town Centre as a sub- aspirational town centre housing; regional retailing and employment centre; – The education and creative quarter to the north which – Reduce unnecessary through traffi c and pollution in the encourages the development of creative-based businesses, Town Centre; live/work facilities and student housing; – Create attractive, safe and accessible environments where – The civic and cultural quarter to the north which links the residents and visitors want to shop and spend time; education and retail area and contains shopping, cultural – Provide space for development; and and leisure uses; – Increase linkages between Town Centre Areas. – The retail quarter also to the north containing the town’s retail core including King William Street, the Shopping The strategy identifi es the SPD area as a location for potential Centre and Markets; comprehensive redevelopment removing vacant and underused – The Cathedral Quarter to the east, which is experiencing land and premises, and replacing the old Freckleton Street ongoing regeneration and has unique retail potential; Bridge to regenerate this area. – Radial linkages from a central hub, which connect outer communities to the town centre. This includes east-west The BTCF Masterplan supplements the Town Centre Strategy pedestrian links from the Masterplan area into the town with physical and spatial proposals for the regeneration of centre along King Street, St Peter Street and along the Blackburn Town Centre. Improvements to the public realm and River Blakewater; and a reconfi gured land use plan will ensure that any existing and – A number of nodes and gateways located along the spokes new opportunities will be accessible from the town’s residential radiating from the central hub. hinterland. Concerned with the fragmented and incoherent nature of much of Blackburn’s central areas, the Masterplan In policy terms a clear spatial arrangement and set of physical seeks to address this through the identifi cation of a number proposals have been put forward by the Town Centre Strategy of districts, each dominated by a particular form of use. The and the BTCF Masterplan. Freckleton Street must complement town centre is divided into a total of eleven districts, entitled: these proposals and quarters, creating effective links to these waterfront, civic / culture, commercial / offi ce, cathedral, destinations, facilities and services. Potential therefore exists leisure, retail, education, market, station and two mixed-use to connect the SPD area into the social and economic urban areas. fabric of the town centre.

6 Freckleton Street Masterplan

2.3 Connecting Communities

Housing Market Renewal

The Government’s Housing Market Renewal Initiative provides a From this perspective, the perception of Blackburn with Darwen once in a life time opportunity for the Council to address housing and areas like Freckleton Street is fundamental - as the image problems and improve the quality of life for residents in areas of low of a neighbourhood plays an important part in the decisions demand housing. It also represents a challenge for the Council and people make about where they live, where they set up business other organisations to tackle some of the wider social, economic etc. In the neighbourhoods which adjoin the Freckleton Street and environmental issues that many residents have to face in their area, there are concerns about too much of one type of day to day lives. The Initiative is being delivered over the next 10-15 property (back of pavement, two bedroomed terraces) which years and brings in substantial funding from Central Government, offer little choice for existing and future residents. In addressing regional agencies and, potentially, the private sector. these issues, Elevate East Lancashire recognises that action must be taken across a wide front. Issues relating to Blackburn Blackburn with Darwen and the SPD area fall within the Elevate East with Darwen’s HMR areas are discussed below: Lancashire Pathfi nder, which is one of nine identifi ed across the north of England, where there is evidence of housing market failure. Blackburn Inner South East Area Development Framework (ADF) Elevate’s vision for East Lancashire is that it becomes: The western section of the regeneration area (Byrom Street) falls within the Blackburn Inner South East Area Development ‘A place of choice to live; known for Framework. The eastern section of the area, although outside the ADF boundary, forms part of the town centre employment the varied and distinctive character of area. its towns; for its environmental quality and heritage; for celebrating its cultural As part of the Housing Market Renewal Initiative, Blackburn diversity; and as a place which offers with Darwen Borough Council prepared an ADF for the Inner South East area which included the Infi rmary, Queens Park and people access to a high standard of Audley neighbourhoods. The ADF is a comprehensive document housing, education, employment, security which has helped to inform the work of the Freckleton Street and healthcare’. SPD. The ADF recognises that dealing with housing stock on its own will not solve the deeper causes of housing market Elevate are now promoting and implementing a regeneration collapse. The Framework promotes the creation of links initiative with funding to the value of £96 million put in place between residents and new employment opportunities through in 2006. This allocation is the second phase of a fi fteen improvements to transport by different modes and through year programme to address housing market renewal in East training and learning programmes. Lancashire including Blackburn with Darwen. The Strategy for HMR activity within the priority areas of the Borough is covered Freckleton Street is part of and sits between the employment in more detail within the HMR Area Development Frameworks area of the town centre and surrounding ADF communities. The and area specifi c Supplementary Planning Documents. SPD area has the potential to become part of an integrated network of communities, providing: a sustainable employment The aim within the pathfi nder areas (within which the location, local jobs for local communities and strengthening Freckleton Street area sits) is to put the strategy in place to these communities through the provision of easily accessible establish greater housing choice, regeneration of the urban facilities and services and an extended choice of housing areas, health improvements, and measures to encourage more catering for a different (town centre orientated) market. cohesive communities. The study area’s inclusion within the Inner South East ADF In areas such as Blackburn with Darwen, the gap in housing together with surrounding HMR initiatives including the Griffi n value is widening between areas of low demand and more Area and Blackburn Infi rmary Waterside Supplementary prosperous areas of the town and other parts of the region. The Planning Document, will set forward a strategy to restructure buoyancy of more stable housing markets in the wider region is communities and the housing market in these areas. Linkages also affecting the local housing market and fuelling some out with the SPD area will be important. The SPD area can provide migration for those with greater choice. Work commissioned by a sustainable local employment location for these communities Elevate (see ‘A Transformational Agenda for East Lancashire’, and establish accessible links to important community services August 2005) identifi es three housing market areas, which and facilities. impact upon the East Lancashire area, with Blackburn with Darwen lying between. These comprise: more prosperous areas of Pendle; the Ribble Valley; and the Bury/ Greater Manchester housing market. 7 Blackburn with Darwen Borough Council

The Emerging Highway Proposals

A replacement for the Freckleton Street road bridge over the The results of this study indicate that the preferred option is railway is being provided. Construction began in 2006 and is for a new highway built on a central alignment from the bridge due to be completed in 2008. This will carry four traffi c lanes, to emerge onto King Street directly opposite Montague Street. two of which will be reserved for buses, taxis and cycles, and The existing orbital route is identifi ed in the Local Plan to two footways. include Freckleton Street, Byrom Street and Canterbury Street East. On the north side of the bridge, there will be a new length of road to connect the bridge back into the existing street network As part of the preparation of this SPD document and the at Canterbury Street, lying approximately ten metres below highway appraisal, consultation was carried out during February the proposed deck level. The “New Approach to Appraisal 2006 on possible highway options. An analysis is set out of Transport schemes (NATA)” study by Capita Symonds has in Appendix 3. As a result the preferred highway link was examined how best to link the bridge and its northern approach identifi ed. This has been incorporated into the Masterplan back to the Town Centre Orbital route at Montague Street. proposals.

Inter-authority policy and strategy

The Borough Council is actively working with other authorities Local Transport Plan 2 (LTP2) and agencies to develop strategies and schemes for improving transport. Freckleton Street Bridge is one of these. Others that In addition to the developments referred to above, LTP2 sets are relevant to the SPD are: out the Council’s approach to improving conditions for cyclists and pedestrians by: – the further development of Blackburn Station as a rail hub and public transport interchange with improved – developing dedicated pedestrian and cycle schemes; and rail services on both the Clitheroe-Blackburn-Bolton- – incorporating pedestrian and cycling facilities within other Manchester and Preston-Blackburn-Leeds/Colne routes. schemes. For the SPD, this emphasises the need for good links between the Masterplan area and the Boulevard/station in LTP2 is cautious about the future of road-rail freight facilities. making the area accessible. Whilst the Borough does have a road-rail freight interchange at – the implementation of the East Lancashire Rapid Transit Gilbraiths which the Council supports, a signifi cant increase in scheme and, in particular, a high quality bus corridor usage by large vehicles would adversely affect traffi c conditions scheme between Darwen, Blackburn and Accrington via overall and appropriate mitigation measures would need to Bolton Road. This will mean fast, reliable and attractive be in place to maintain the prevailing road conditions. There public transport either immediately adjacent to or through is also the potential to consider the facility on a sub regional the Masterplan area. basis but this again would require additional measures and – a multi-modal study of the A666 corridor between infrastructure to both cater for demand and manage the traffi c Blackburn and Darwen to devise a strategy and schemes consequences. to resolve the acute congestion experienced on this route.

8 Freckleton Street Masterplan

2.4 Historic Environment

Our heritage shapes the sense of place we live and work in The SPD recognises that historic buildings are a fi nite resource and its retention can play a major part in creating a pleasant and once lost cannot be replaced; it has therefore sought environment whilst contributing to the regeneration of an area. wherever possible to retain, upgrade and fi nd a viable use The NATA study has identifi ed any historic resources within the for them to function successfully within their new context. Masterplan area which could potentially be affected by the new Proposals include: link road proposals. This was undertaken through a review of the Lancashire Sites and Monuments Record maintained by – Conversion of the existing Fire Station into a Business & Lancashire County Council and checked against historic maps; Enterprise Support Facility. The Fire Station is a landmark the following heritage assets have been identifi ed: building and its continuing preservation and adaptation will retain an important connection with the historical context. – Chapel Street Congregational Church – Retention of Chapel Street Congregational Church, another – St Peter’s Graveyard local landmark which acts as a point of orientation. – Blackburn Old Mill – Other notable buildings in the King Street, Mincing Lane, – 53 King Street Weir Street and Freckleton Street rectangle are earmarked – A number of other listed buildings within the King Street for upgrade. Conservation Area but not affected by the proposals The Masterplan area proposals will also support the Blackburn In addition the following buildings have been identifi ed as being Town Centre Townscape Heritage Initiative, a scheme which of local importance although not formally designated: focuses on regenerating historic assets - the details of which are set out on page 11. – Existing Fire Station, Sumner / Byrom Street – Former Kingdom Hall, St Peter Street One of the ideas central to the SPD is that any highway proposals should maximise the regeneration potential of the area. The section between the new Freckleton Street Bridge and King Street/Montague Street is the last remaining piece of highway which will complete the Town Centre Orbital Route in an area which presently suffers from a number of movement problems. Of the options appraised to remedy this situation, a number of schemes necessitated the removal of the graveyard and the demolition of the Grade II listed building at 53 King Street. The use of “New Approach to Appraisal” (NATA) for Highway Schemes ensured the choice of a preferred scheme was based on facts with the appropriate weight given to all considerations and the fi nal selection having been reached in an objective manner.

Six schemes were appraised against a number of central objectives including the environment, safety, economy, accessibility and integration. In addition to Appendix 3 which sets out the consultation responses on the preferred highway link, Appendix 4 contains more detailed appraisal summary tables of the alternative options considered.

The direct road link on a central alignment presented the best overall value. In particular Scheme 2 (improvements to the Montague/King Street junctions plus the upgrade of Byrom Street and Freckleton Street, avoiding the heritage assets) performed badly in the cost benefi t analysis. Any benefi ts would be localised in terms of journey time with little wider economic benefi ts as a consequence of the failure to remove staggered junction at Montague Street and not providing a coherent and continuous road. The demolition and removal of the Grade II listed No 53 King Street, situated at the head of Montague Street is fundamental to the achievement of this continuity and therefore forms an integral part of the direct link road scheme.

9 Blackburn with Darwen Borough Council

In addition to the loss of the Grade II listed 53 King Street, – the catalyst for private sector development will have the preferred option also involves the loss of St Peter’s major spin-offs for the re-use and renovation of historic Graveyard. The Masterplan has sought to understand the buildings within the area, including those in the King Street issues with development that are likely to impact upon the Conservation Area. graveyard and discussions have been ongoing with Blackburn – it will provide a new gateway into the Freckleton Street Diocese. In addition best practice guidelines will be followed area and provide the best chance of realising the for the treatment of human remains that are excavated from ambitions of the Masterplan. Christian Burial Grounds and all developments in the Freckleton Street area will be subject to detailed archaeological surveys The Sustainability Appraisal report considered three viable and the need for more intrusive works of inspection (e.g. alternatives and arrived at the same preferred option as the trial excavation) will become clear upon completion of these NATA study. assessments. The Masterplan places the historic environment at the heart of The Masterplan identifi ed the area as lacking any coherent its regeneration agenda. However, of the options appraised only image or sense of place which undermines commercial the central road link alignment would contribute signifi cantly confi dence and has led to lower levels of economic activity and to the achievement of the Freckleton Street area vision and higher vacancy rates. The new link road scheme is unique in the substantial benefi ts that would arise out from this would that: decisively outweigh the loss resulting from the demolition of Grade II No 53 King Street or the removal of St Peter’s – it is the only option which allows a holistic approach to Graveyard. land assembly. – it provides a robust framework for the realisation of further opportunities including public funded projects which alongside the new Freckleton Street Bridge will attract investment and act as a catalyst for other private sector development.

2.5 Relationship to Other Initiatives

Community Facilities and Services

The opportunity exists in Freckleton Street to signifi cantly contribute to the provision of community facilities which will serve Blackburn, encouraging successful and sustainable communities. The area already contains valuable community facilities including Child Care Facilities and accommodation for the elderly and homeless.

Commercial and Public Sector Hub

The SPD seeks to develop the role of Freckleton Street as a – Importantly, would also provide a landmark location service and employment hub for Blackburn. Freckleton Street improving the perception of the study area and its physical has been identifi ed as a suitable location for a number of environment by providing a high quality building. facilities which could strengthen the role of the area in this – Has the potential to attract a number of associated respect. These include a possible Public Sector Hub and new activities into the study area Fire Station with associated uses. Integrating these facilities is a strategic priority for the SPD. The SPD attempts to maximise the regeneration benefi ts of the Hub which has the potential to signifi cantly contributing The Commercial and Public Sector Hub: to changing the perception and image of Freckleton Street. This would be achieved by encouraging the location of the Hub – Acts as an anchor which will provide a new focus in a central location within the Masterplan area. The former for activity and act as a catalyst to stimulate further St Wilfrid’s School site and associated sites is considered regeneration within the study area. the most suitable location for the Hub. The proximity of the – Will create employment by attracting and retaining white former School site to proposed future highway proposals and collar professionals. associated bus lanes offers the greater opportunity to closely – Will contribute to the Blackburn economy by making the link public transport provision to this facility. The highway town an attractive place to live and work in - ensuring that proposal also offers increased capacity to accommodate the existing communities are not displaced. traffi c movements associated with this facility and can act as an adequate sub-regional link to the facility.

10 Freckleton Street Masterplan

The Fire Station The Local Enterprise Growth Initiative

The existing Fire Station building located within the Masterplan The Local Enterprise Growth Initiative (LEGI) is a new area is no longer suitable to accommodate the requirements government programme which attempts to tackle local of a modern fi re service for Blackburn. Lancashire Fire and employment opportunities in areas of severe deprivation Rescue Service require new premises and have expressed through enterprise and investment. Authorities are free to a preference to remain within the Masterplan area requiring design their own locally appropriate proposals for enterprise an area of around 6,500sqm. A strategic opportunity development, in partnership with business and the wider exists to provide improved premises and service as well as community. The programme, “No Limits”, involving four local accommodating a public sector driver encouraging further authorities in Pennine Lancashire led by Blackburn with Darwen regeneration within the area. Borough Council, started in April 2007. To support Pennine Lancashire’s LEGI Programme, the Government is committing – The strategic framework encourages the relocation of the £30m over 4 years, with the possibility of further extensions of Fire Station to a prominent gateway location (Site 15) and the programme to 10 years. the development of a landmark building which responds to the proposed Freckleton Street Bridge. – This location ensures proximity and suffi cient access Blackburn Town Centre Townscape Heritage to existing and proposed primary highway routes. This Initiative facilitates suffi cient emergency response times. – Associated community facilities are also provided for. A local scheme was set up under the Townscape Heritage Initiative, in 2001 by BwDBC, with the support of the Heritage Lottery Fund. It targets various historic environment priorities Enterprise Development that require signifi cant investment to return them to full use. Completed and ongoing initiatives include: Blackburn with Darwen Borough Council been recognised as a leader in the fi eld of fostering business growth. This is – Environmental Improvements to King Street, Darwen Street recognised by the Treasury through the naming of the Borough and Fleming Square; and as the ‘North West Regional Capital of Enterprise’. This – The establishment of the King Street Enterprise Centre at effectively acknowledges the strength of the authority’s support 33 King Street, which is also supported by public funds package for business start up and business success rates in and the East Lancashire Deaf Society. This company will let the region. A range of fi nancial assistance is available. The space to small businesses, 50% of which will be managed provision of suitable modern premises is crucial to business by the deaf. success and fi nancial assistance for the improvement to industrial and commercial properties in targeted areas of the The Freckleton Street Strategic Framework supports and Borough can be made available. The SPD area provides a complements the schemes to be implemented under this particular opportunity to facilitate fl exible business space which initiative by proposing improvements to the wider public realm, would support enterprise development. including the creation of new linkages, the upgrading of other landmark buildings and the creation of new public spaces.

11 Blackburn with Darwen Borough Council

3 The Vision

Freckleton Street has many positive attributes on which to build a sustainable mixed use area which is integrated into the socio- economic fabric of the Town Centre and surrounding residential communities. The Council and its partners have developed a vision for the Freckleton Street area as a nodal point of community services and facilities and an attractive residential environment and a desirable, fl exible, high quality business and commercial location.

Over the next two decades, Freckleton Street will undergo a radical transformation to become a major new mixed use quarter for Blackburn.

Located close to the Town Centre and surrounding residential neighbourhoods, it will provide a unique urban environment, which integrates into the social and economic fabric of the town centre and adjacent communities.

Freckleton Street will be known for its vibrant and attractive spaces and its thriving community of businesses and community focused services, which are organised along mixed use corridors and anchored by public realm focal points.

It will provide high quality environments within which fl exible entrepreneurial businesses will fl ourish. The area will play a dynamic role supporting the town - providing a focus for community facilities and public services providing a mix of enterprises. Its refurbished landmark buildings and refashioned streets and squares will reinforce the area’s distinctive character. New residential development will provide in-town living at appropriate locations.

As an urban gateway, well positioned at the cross roads of the Orbital Route and the town’s key strategic corridors, residents and businesses will enjoy good access to the town’s attractions and facilities and the area’s jobs and services.

The vision for the Freckleton Street area will be complemented by a range of high quality interventions including landmark buildings, a new gateway bridge, landscape features and improvements designed to make the area feel safer and more desirable, contributing to the image of Blackburn as a successful 21st century town.

12 Freckleton Street Masterplan

4 Strategic Framework

4.1 Strategic Framework

The SPD builds on the strengths of the Freckleton Street area, whilst also accommodating the range of initiatives and planned projects earmarked within the area. Together these will bring about a transformation in the economic, social and physical fortunes of the area. The SPD provides a comprehensive framework for change and development which will be capable of adapting to new opportunities that are presented.

A holistic approach to area regeneration lies at the centre of the SPD and the strategy has developed gradually and has continually been refi ned through previous baseline analysis and consultation. The key elements of the Strategic Framework may be summarised as follows:

– To encourage a dynamic role for the public sector through – Development of a distinctive sense of place is an essential their delivery and support for important initiatives such as strand of the strategy and a prerequisite to rebranding the the relocation and modernisation of fi re and emergency area. services within the area. This not only includes the reuse – Recognition of the need for improved open space and the of council owned property and the use of Compulsory utilisation of existing assets such as the River Blakewater Purchase Order (CPO) powers but also maximises the and historic buildings along King Street. benefi ts from major new highway proposals. – Developing a more legible space through the formulation – Ensure a transformational approach is adopted to allow of mixed use corridors, the identifi cation of gateways and the area to fully exploit its potential to attract private new iconic buildings. investment. It recognises that an overall incremental – The introduction of a mix of uses which successfully co- approach will be insuffi cient to unlock the economic exist at an increased density thus ensuring continuous potential of the area which would contribute to the activity within the area. restructuring of the Borough’s economy. The area has the – Development of the area as a focus for community potential to support business enterprise development. facilities and services including accommodating initiatives – This transformation will be targeted in priority areas to such as the Commercial and Public Sector Hub and include sites of a suffi cient size, in accessible, high impact the relocation of the Fire Station servicing the needs of locations. The strategy considers ease of delivery, e.g. Blackburn. council owned property which could be brought forward – The provision of employment space through the as early wins and opportunities which could unlock further introduction of an Enterprise hub which supports start- potential or provide further benefi ts to the community. up, incubator units and ‘Grow On’ space for existing – Signifi cantly, the strategy also considers the need to businesses. improve accessibility and connectivity within the area, – The consolidation of the existing retail offer through rolling out the benefi ts the new bridge will bring to the improvements to accessibility and servicing arrangements area. The strategy therefore supports the enhancement as well as public realm improvements. of public transport services and facilities within the area – Incremental upgrade of existing light industrial uses through the incorporation of a new link road forming part of particularly in the south eastern part of the area. the Town Centre Orbital Route. – A new distinctive residential area introducing an improved – The strategy aims to support economic performance by housing product. maximising windfall opportunities where land acquired to – Improving north-south and east-west access and enable transport improvements can also be reassembled connectivity through the development of a clear street to benefi t economic restructuring. Two further objectives hierarchy and new routes which are tied to the destinations are: to provide additional community benefi ts; and improve of the town centre, education centres, community facilities the accessibility and functioning of existing premises and and transport interchanges. workplaces. – Linking neighbourhoods together. – Facilitating more sustainable modes of transport such as walking, cycling and public transport.

This framework forms the basis of the overarching development principles for Freckleton Street.

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4.2 Key Opportunities

Strategic Location and Linkages There is an aspiration for the Freckleton Street area to play a role in supporting this initiative by delivering: The key opportunities for the area stem from its strategic location. There are established links to the key regional routes – Improved economic prosperity and the national highway network. The SPD area is also in – Access to employment opportunities for local people close proximity to the town centre, which lies just to the east. – Improvements to the environment – Safer streets and convenient access to the town centre; Ambitious plans sponsored by the North West Regional and Development Agency (NWDA) aim to transform the town – A strengthening of the image of the area as a fl exible, edge centre and reinforce the town’s sub-regional importance. The of town centre location. Housing Market Renewal initiatives town centre strategy accommodates proposals to revitalise will help to underpin economic growth. the commercial, leisure and retail uses within the town. The strategy cements the role of the town as a successful sub- The preparation of the Masterplan has provided a timely regional centre and a principal focus for growth within Pennine opportunity to develop a detailed strategy for the Freckleton Lancashire. It will intensify these uses opening up further Street area, fi nding new ways for the area to contribute to the opportunities in the longer term – especially within the areas structural changes and emerging local strategies. immediately abutting the town centre. Freckleton Street’s edge of town centre location offers the potential for further commercial and community developments especially where Role of the Public Sector these would add value to those already planned. Publicly funded projects provide opportunities to initiate The area offers a prime position on the fringe of the town more immediate change, challenging the existing image and centre where retail, education and leisure facilities are already perception of the area and fostering new roles: concentrated. There is considerable scope to develop and transform the area into a ‘sustainable urban gateway’ for – The new bridge, which is a dynamic landmark structure, Blackburn town centre. It is in close proximity to the main will create a new gateway into the area adding to the vehicular routes linked to the motorway network and is close to character of the area and the reality of the area as a highly the train station where considerable investment enhances the accessible location. town’s link with Manchester, Leeds, Preston and Blackpool. – The area is the focus for further high impact transport improvements, within the context of the new road At a more local level the SPD area’s strategic location offers proposals and the new Local Transport Plan. the opportunity to exploit its position between the town centre – Sites are being considered for the relocation of the fi re and its residential hinterland to create a mixed use location service within the study area where fast access to the contributing to the vitality of the town centre and strengthening orbital route will be possible following completion of the residential communities. new Freckleton Street Bridge in 2008. – The Townscape Heritage Initiative in the King Street Area These residential communities are the target for signifi cant has realised the potential of existing heritage assets within investment. Key plans put forward will see the renewal of the area. large areas of Blackburn’s inner urban areas including the Infi rmary Waterside Area to the south. The housing market Added to this there is clearly an opportunity to develop a within Blackburn with Darwen is being transformed under dynamic and proactive role for the public sector within this area the Housing Market Renewal Initiative. Part of the Freckleton Street area forms one part of Blackburn with Darwen’s Housing – The abundant supply of large sites (many under utilised or Market Renewal area, itself part of the Elevate East Lancashire vacant) in the ownership of the Council offers considerable ‘Pathfi nder Area’. This government initiative will improve the initial development potential against which further private quality and diversity of housing stock and reverse housing sector funding can be attracted into the area. market decline. – This could complement the possibilities of the town centre, which is also under going transformation under a public/ private sector partnership approach.

14 Freckleton Street Masterplan

With a clearly defi ned role for the public sector (to realise Mix of uses a number of catalytic projects) and a robust framework to release further opportunities, the reputation of the area can be In the former East Lancashire Partnership’s study of changed, re branding the area – as an Urban Hub/Gateway site employment land provision in the sub-region and proposals and a focus for enterprise – accommodating a mix of uses and for future provision to support economic and regeneration community facilities, where: priorities across East Lancashire, TSELS sets the requirement for “a spectrum of opportunity”. The Freckleton Street area – The town centre is accessible; has already been identifi ed within the report as an Urban – A high quality public realm includes nineteenth, twentieth Hub/Gateway site with potential for large scale and smaller and twenty-fi rst century buildings and places of distinction; scale offi ce development. The inclusion of the Masterplan – High quality business enterprise and community facilities area within this strategy indicates that the area has a role to are concentrated; play in restructuring the employment land provision within the – Buses and safer streets make neighbourhoods more Borough and that the renaissance of the town will support and accessible; accommodate a mix of uses in this area. And where: – Extending the Town Centre Orbital Route has created a range of attractive development opportunities – to underpin the area’s regeneration

15 Blackburn with Darwen Borough Council

4.3 Masterplan / SPD Objectives

To develop the Vision further the following objectives for the – Reduce the impact of fl ooding on homes and businesses SPD / Masterplan area have been developed. by promoting sustainable redevelopment and having full regard to PPS25. – Integrate the area into the social, economic, and urban – Attract new employment in growth sectors through the fabric of the town centre and adjacent residential provision of fl exible and accessible development sites neighbourhoods. resulting in high quality premises, contributing to the – Achieve a more effi cient use of land with better synergy restructuring of the Blackburn economy. between activities. – Provide a ladder of employment opportunities accessible to – Ensure that highway proposals maximise the regeneration local communities. potential of the area. – Identify a site for a new Fire Station in the area – Create a high quality movement network ensuring – Ensure proposals remain realistically deliverable – with existing premises and future proposed developments are wide spread support accessible. – Create a comprehensive urban structure which conserves These objectives have guided the formulation of the Masterplan areas of distinctive character, creates a clear hierarchy of and will inform the delivery of change within the area. The routes and provides quality public realm. following section sets out development principles which will – To transform the image and perception of the area from guide development within the area and identifi es development a marginal area in decline to one of a successful fl exible opportunities and priorities for each part of the SPD area. business enterprise location, a quality living environment and a provider of key community facilities and services. – Improve east-west connectivity and enhance the legibility of the area

16 Freckleton Street Masterplan

5 Development Principles

This section of the SPD commences by outlining a number of over-arching development principles which will apply to the SPD area. It concludes with more detailed SPD policy, outlining the development principles for specifi c areas, covering:

– The Galligreaves Street Area; – The Chapel Street Area; – St Peter Street; and – The Bolton Road Area

5.1 Overarching Development Principles

Overview The building of the bridge and the new highway link northwards to King Street will bring with it a signifi cant increase in highway Creating an effi cient and appropriate mix of uses in an under- capacity and a major restructuring of the road network in the utilised area, which is suffering from a poor image and lack of SPD area. Maximum use needs to be made of the new highway accessibility, is a key challenge for the SPD. The predominance capacity by traffi c management so that existing roadspace of secondary employment uses restricts activity to the confi nes can be re-allocated throughout the area for pedestrian and of regular ‘working hours’, creating a sense of abandonment cycle routes, bus-only lanes and on-street parking. Increased and a fragile, unsustainable residential environment. Therefore, connectivity of the study area with neighbouring areas, and to achieve the transformation outlined previously it is essential in particular the town centre, is an important outcome for the that a targeted approach to future developments and SPD. improvements is taken, and that such developments are of a suffi cient quality to raise the profi le and image of the area. Ways of improving pedestrian and cycle access are often small- scale and can be incorporated into proposals for the larger Part of the poor image is due to the way in which 19th century development sites without detriment and without the need for buildings are now used. Inadequate vehicular access and lack further specifi c policies. of on-site storage means that deliveries, and sometimes the temporary storage of delivered goods takes place on the street. The principles underpinning this SPD build upon the guidance This causes obstructions for pedestrians and cyclists and laid out and adopted by the Council in the ‘Design Guide creates real hazards for the mobility-impaired. SPD’ (adopted March 2006); and the best practice guidance established by CABE, English Heritage and reinforced in A major element in raising the profi le of the area will be the Planning Policy Statement 1 , which sets out the Government’s new bridge across the railway and the associated roadworks. overarching design and public realm objectives. The gains that this will bring must not be allowed to eclipse the defi ciencies previously highlighted of other barriers to movement to and within the area.

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POLICY 1 Overall Spatial Strategy – A mix of community facilities, commercial, business, and – In particular opportunities will be provided in accessible retail, industrial and residential uses will be accommodated locations (close to public transport corridors and within the area. pedestrian/ cycling routes) to accommodate a mix of – Major development opportunities and interventions will be community facilities serving the population of South West concentrated within a central mixed use corridor. Proposed Blackburn and the wider interests of the town. development should take a comprehensive approach – Major opportunities for development will be focused to contributing to the transformation and the vision for the strategic high impact locations within SPD areas. area.

Layout and Design The following key principles provide the over-arching layout and – The introduction of a high quality public square will create design considerations for the area: a node of activity around which community and business – The layout and design of buildings should contribute to, and enterprise facilities can be organised. It will become the enhance the Council’s vision for the area as set out in this focus for an enterprise corridor, which will run through the SPD through the close attention to design quality; centre of the area between the new bridge and Montague – The overall scale, massing, density, height, landscape, Street. layout and access for each development proposal must be – New developments and streets should meet the highest appropriate to its location and context; standards of accessibility, so that all users (regardless of – Any development should also be guided by the need to their disability, age or gender) are positively encouraged to improve the image of the area and its character, whilst also use them. protecting unique assets such as the Fire Station and other – Buildings should generally front onto streets or other public buildings of special interest. spaces that are designed to attract activity and use. Set – Developments must maximise land use effi ciently, making backs beyond the current street line (or behind the new the best use of the key sites as identifi ed in the Masterplan; building lines established in this SPD) will NOT be permitted. – The layout of all new development and redevelopment – A priority is to fi nd new uses (and an extended life) for the proposals within this Masterplan are aspirational and must isolated key buildings, such as the Fire Station, where their accord with other adopted local plan policies (and the long term future is threatened. relevant replacement DPD’s). – The River Blakewater runs through the area but is largely – Developments within the fl oodplain should integrate hidden behind existing buildings and perimeter walls. The sustainable drainage systems that mimic natural drainage intention is therefore to incrementally improve the river’s processes. visibility and appearance in line with similar proposals within – Signifi cant land will be given over for highway improvements the town centre. through the area. These improvements must also help to re establish a clear hierarchy of inter-connected, safe and accessible streets running through the area, ensuring that the highway environment, as well as buildings, create places of distinction and character;

Transport and Movement – The Council will undertake a detailed review of the highway – The siting of bus stops throughout the area will be reviewed network within the study area as part of the fi nal design of to ensure that they are adequate in number to serve the the highway link between Canterbury Street and King Street/ needs of the SPD area, and that they are well related to Montague Street, with a view to determining the optimum the footpath network and to major community facilities and use of existing road space in accord with the proposals development proposals. and recommendations in this SPD. New highways should – The Council will work with property and site owners in the complement the regeneration of the SPD area and improve SPD area to seek ways of improving off-street servicing north-south and east-west connectivity for all modes of for premises that are not the subject of short-term travel. redevelopment proposals. – Development that would require new vehicular access – The Council will develop, with landowners where appropriate, to be taken directly from the following highways will not a network of attractive, safe, signposted pedestrian and be permitted: Whalley Banks, Bolton Road and the new cycling routes across the SPD area. As part of this, there will highway between Freckleton Street Bridge and King Street. be protected pedestrian phases incorporated into all signal- – The Council will seek the re-routing of key bus services along controlled road junctions within and adjacent to the study selected highways within the area. These will include the area. new bridge and the new highway link (between Canterbury – In the context of the Town Centre Transport and Parking Street and King Street) where bus lanes are being provided Strategies, the Council will consider the need for a strategic from the outset. East-west routes will be improved to car park to be located within the SPD area. No site is connect the Griffi n, Galligreaves and the SPD area better specifi cally identifi ed for this at present. with the town centre and the railway station.

18 Freckleton Street Masterplan

Justifi cation

The SPD area is strategically located between the residential neighbourhoods of the east and south and the town centre to the west. The construction of the new link road as part of the Town Centre Orbital Route will improve accessibility to the area and this combined with existing development capacity make it an ideal location for a mix of uses.

The following sections set out development principles for each SPD area.

5.2 SPD Area Development Principles

Figure 2: SPD Areas – including the proposed, central corridor of the Freckleton Street link Road (Orbital Route)

Central Corridor for Orbital Route St Peter Street

Chapel Street

Galligreaves Street

Bolton Road

Reproduced from Ordnance Survey mapping with the permission of the controller of Her Majesty’s Stationery Offi ce. Crown Copyright. Unauthorised reproduction infringes copyright and may lead to prosecution or civil proceedings. Licence No.: 1019493. 19 Blackburn with Darwen Borough Council

5.3 Galligreaves Street Area

Overview Further investigation is required beyond the scope of this SPD in order to ensure that the rail freight facility is de-allocated as This area contains a mixture of large scale modern industrial a Strategic Rail Freight Facility. and commercial buildings along Whalley Banks (A674), an isolated residential area arranged around a central courtyard The area south of Sumner Street and Freckleton Street car at the rear of the Fire Station and an area of unused and park was allocated in the Local Plan for retail bulky goods as under-used land associated with the Wrangling Site (Brunswick part of a mixed use scheme under Policy BTC3a and BTC3b. Street) and sites along Sumner Street. Following the opening of a similar facility immediately to the south of Bolton Road at Nova Scotia, the demand for further Local Plan Policy T3 states that planning permission for bulky goods retailing has been satisfi ed and these policies are development which would result in the loss of rail freight not likely to be implemented. Policy BTC3a and BTC3b were facilities will not be granted. This has specifi c consequences for therefore not saved following the application to the Government two sites within the study area including the Gilbraith Transtore Offi ce for the North West (GONW) to save Local Plan policies facility on Bolton Road and the Wrangling Site on Brunswick beyond the initial three year period. Street. The SPD proposes the retention of the existing Gilbraith Transtore facility. Existing Character The Wrangling site (see site A3, fi gure 19) currently lies within a mixed use area which protects the potential to develop rail The existing character of the area is adversely affected over- freight facilities on the site. Outside of the Local Plan, Network supply of redundant and under utilised land, including the Rail (formerly the Strategic Rail Authority) has identifi ed the site Wrangling site and land to the south of Sumner Street. Links as a Strategic Rail Freight Facility. between the Galligreaves area and the wider SPD regeneration area are currently poor. Galligreaves Street forms an important, An initial assessment of the site has concluded that there was but poor quality, link with the Griffi n residential area, where a limited market for rail freight facilities at the Wrangling and Housing Market Renewal interventions are planned to improve that the site is unsuitable for modern rail freight operations the sustainability of the neighbourhood. The vacant/ unused given the following points: railway infrastructure (including a bridge across Galligreaves Street) restricts pedestrian movement. Existing residential – The existence of an alternative terminal suitable for properties within the Galligreaves area remain isolated wagonload traffi c a few hundred metres from the site providing little natural surveillance and the area’s key landmark (Gilbraiths) buildings (such as the Fire Station) are in need of reinvestment – The site is not large enough (1.6 hectares) to to protect its character. accommodate a modern facility which are frequently at least 50 hectares. The baseline study drew attention to the large numbers of – The site cannot accommodate 500m long trains students from St Wilfrid’s School and Blackburn College who associated with inter-modal traffi c. walk to the town centre after school. The desirability of an off- – The cost associated with upgrading facilities is likely to be highway pedestrian route was raised. There is no easy solution commercially prohibitive given the modest volumes which because any awkward footpath diversion is unlikely to be used. the site could handle.

20 Freckleton Street Masterplan

The following development principles are proposed: POLICY 2 General Uses – Development opportunities are associated and focused – Galligreaves Street South- As part of the preparation around the Wrangling site and the redundant and underused of a Local Development Framework Development Plan sites near Sumner Street. Document, to consider this location as an opportunity – Galligreaves Street North (The Wrangling) - As part of for residential development with associated high quality the preparation of a Local Development Framework landscaping. Development Plan Document (and assuming deregulation – By utilising the existing Fire Station building and adjacent of the site as a rail freight facility), to consider this location sites, this area would be a suitable location for the for a mix of uses, preferably small to medium sized offi ce creation of an Enterprise Hub. and industrial workspace supporting business enterprise in – Existing residential areas will be retained and improved as Blackburn. part of the wider housing-led initiatives planned for this area.

Layout and Design – Development will not be permitted unless a thorough – Securing neighbouring development and new uses for the environmental improvement strategy has been prepared Fire Station will be encouraged and approved (including landscape buffers and carefully – Exemplary design standards must be achieved for any detailed boundary treatments) in advance of any proposed development within the area which may affect the setting development. and visual impact of the new bridge. Developments – The attractiveness and setting of the River Blakewater will be proposed in such cases must complement the bridge design enhanced, especially at its intersection with Whalley Banks. and be of an appropriate quality and standard of design. – Proposed development around Byrom Street and Sumner – The focus for public realm improvements will reconnect Street must respect the area’s older landmark buildings this SPD area to the residential areas to the west and the (such as the Fire Station) whilst also improving the street town centre. Improvements should focus on the quality enclosure and retaining key views. and attractiveness of Sumner Street, Byrom Street and Galligreaves Street.

Transport and Movement – The Council will devise and effect a programme of works – When existing constraints upon the development of the to rationalise access to this area from Whalley Banks-King Wrangling site are removed, the Council will remove the Street. This programme will include making a ‘gateway’ rail overbridge from Galligreaves Street, raising the level of feature of the junction with Harrison Street and an improved the carriageway and erecting a bus gate. This would have access arrangement to the Wrangling site. the dual effect of allowing buses to traverse the SPD area – A protected pedestrian crossing will be provided on Whalley from east to west and preventing the use of Galligreaves Banks to the west of Harrison Street to provide better Street and Galligreaves Way to the west as a rat-run for connectivity on foot between the residential uses in the SPD cars, helping to keep unwanted traffi c out of the area and area and the shops on the north side of Whalley Banks. away from the development sites in the southwest corner. – The Council will negotiate with developers and landowners to Consideration will also be given to re-aligning Galligreaves achieve a rational road pattern to open up the development Street in this location to afford a better setting for existing sites in the southwest corner of this quarter. buildings and improving the quality of the green space.

Justifi cation

The range of accommodation for residential use within the area should be strengthened. Existing isolated residential properties will be reconnected to the wider Galligreaves area and supported by additional residential development Signifi cant landscaping measures will improve the setting for future residential environments.

Improving access and the frontage of the Wrangling site onto Whalley Banks will open up the area as a major development opportunity.

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5.4 Chapel Street Area

Overview and Existing Character Future aspirations for the area see a sizeable proportion of the land being given over for improving the highway connections The area exhibits a mix of modern large scale commercial through the area. The challenge is to grasp the opportunities buildings to the north and smaller scale industrial and presented through highway redevelopment and to provide commercial activities concentrated within mid nineteenth economic and community benefi ts, taking full advantage of the century mill buildings sited along the River Blakewater. The area’s good location and proximity to the Town Centre Orbital scale of premises, choice of building materials and robust Route. Sites available following development of the highway boundary treatments reinforces the area’s industrial character. (lying predominantly to the east of the Chapel Street area) will be redeveloped as part of a mixed-use Corridor. The character of the area is however diminished by the existence of sizable plots of vacant or under utilised land (the former St Wilfrid’s School site for example) which is prominent from the main northern gateway into the area.

The following development principles are proposed: POLICY 3 General Uses – Chapel Street East is the preferred location to accommodate – A mixture of uses can be focused along the corridor of a major development opportunity, providing a new Public the proposed new link road including Enterprise/Offi ce Sector Hub and ancillary development including related workspace. community uses.

Layout and Design – The Council will draw up detailed plans for sites adjoining – Buildings will not be set back further than the back of the new link road / Orbital Route ensuring that their design pavement lines defi ned in the Masterplan guidelines; contributes to the quality of the public realm, positively – Located in line with St Peter Street a new public space will contributing to the development of a ‘sense of place’ whilst create a focal point for activity in the area. The resulting also creating opportunities for new development at a visually square will have a modern urban feel furnished with street prominent location close to the town centre. trees, public art, generous seating and feature lighting. – New two / three storey buildings will present active fronts onto the main public streets and squares and have their principal entrances facing these.

22 Freckleton Street Masterplan

Transport and Movement – A protected pedestrian and cycle crossing of the new link road / Orbital Route will be included in the design at the point where the line of St Peter Street crosses the Orbital Route. This will provide a focus for pedestrian and cycle routes in this part of the SPD area and will connect this part of the SPD area better with the town centre.

Justifi cation In addition the restructuring of the land parcels (as a result of the highway proposals) offers an opportunity to deliver The former St Wilfrid’s site is in an accessible location capable accessible and fl exible development sites. Improving the quality of serving the needs of the communities of western Blackburn of the public realm (including a new public square and focal and in close proximity to the Town Centre and public transport. point) will also enhance the accessibility and popularity of The emerging highway proposals will improve accessibility by these and other new facilities. different modes of transport.

5.5 St Peter Street area

Overview and Existing Character This area is critical in providing good linkages with the town centre for the whole of the Masterplan area and beyond it Closest to the town centre, this area is primarily defi ned by to the west and south. Future aspirations for the area focus existing uses, which are mainly retail and service related on improving connections for all means of travel through the with some residential and institutional uses. The area has area, including complementary improvements linking the area the strongest urban form and character within the Freckleton (beyond the Masterplan boundary) to the Bus and Railway Street SPD area. The physical quality of associated retail, Stations. The challenge is to utilise these improvements to leisure and restaurants uses is generally good with some active unlock further economic and community benefi ts. Development well-maintained frontages, particularly along King Street and opportunities of this kind are largely located on its western Mincing Lane. side, at the boundary with the Chapel Street area.

Buildings and open spaces particularly along St Peter Street The River Blakewater passes through the area but is hidden combine to create a good sense of enclosure framing some behind existing buildings and perimeter walls. In the longer prominent east-west vistas of the town centre and Blackburn term there may be opportunities to improve its visibility and Cathedral. appearance through strategic redevelopment of existing premises.

23 Blackburn with Darwen Borough Council

POLICY 4 General Uses – In the north (and east) of the St Peter Street area – the – Local business enterprise activity should be focused on existing edge of town centre mix of uses will be retained and the mixed-use corridor, where the proposed highway encouraged to invest. improvements will create accessible new frontage sites – Car parking facilities could also be accommodated within providing contemporary offi ce workspace for small, this area to facilitate new businesses and residences. medium and start-up businesses. – In the south of the St Peter Street area developments should encourage the incremental upgrade of existing industrial and retail uses.

Layout and Design – Infi ll development will respect existing building heights and – The area’s character and the quality of buildings of special set-backs. interest will be protected through high quality design and – Active frontages will face onto the key streets such as St sensitive use of materials, which complement the existing Peter Street, Freckleton Street, Mill Lane, and King Street character, especially within King Street Conservation Area. and these will be expected to be provided at the ground – High quality design solutions are expected for developments fl oors; facing onto the end of Montague Street or the mixed-use – Proposals for re-using existing buildings will be expected to corridor. Pavilion-style contemporary offi ce accommodation take a comprehensive approach to development, including will be encouraged promoting a modern, clean image. all levels of the building, in order to avoid upper fl oor – A new public square will create a focal point for activity in vacancies the area. The square will be laid out to improve east-west – All developments will be adequately provided with servicing movement through St Peter Street, with safe and secure areas and refuse-collection points located within their crossing points forming an integral part of the public realm curtilage strategy developed for this part of the Masterplan area. – Although other uses are encouraged within the area the – The River Blakewater environment will be improved residential amenity value of the north-eastern area must incrementally as opportunities to redevelop sites along its be maintained through good design and management. banks are brought forward. Restrictions on deliveries and opening times for commercial properties will be applied to refl ect this need.

Transport and Movement – An aspiration for this area is to create a new convenient – A protected pedestrian and cycle crossing of the orbital link pedestrian, bus and cycle route between the Railway will be included in the design at the point where the line of Station, Boulevard and the heart of the Freckleton Street St Peter Street crosses the Orbital Route. This will provide area through the extension of Mill Lane, as shown in the a focus for pedestrian and cycle routes in this part of the Masterplan. Masterplan area and will connect the western part of the SPD area and the residential and educational areas beyond better with the town centre.

Justifi cation

The policy proposals seek to maximise the development opportunities which present themselves from emerging highway proposals and are aimed at enhancing the strong existing character of the area and reinforcing it through public realm improvements along St Peters Street. Existing links and new links are proposed to connect emerging development proposals to the town centre and the Bus and Railway Stations.

24 Freckleton Street Masterplan

5.6 Bolton Road

Overview and Existing Character The completion of the new wider and more accessible bridge provides an opportunity to reverse some of the area’s problems The structure and extent of the Freckleton Street area is improving, for example, the connectivity between this corridor determined by the existing movement networks. This not only and the wider SPD area. A further challenge, tackling the includes the strategic road network but also the railway line low quality and poor image of the Masterplan area, is also to the south and the underused railway sidings to the west. addressed through the introduction of the iconic new bridge. Signifi cant areas of land in this area are occupied (and will A key aspiration for the Bolton Road Corridor area is to ensure remain) as operational railway land and at the north east corner that further development does not impact adversely upon the Network Rail has a container base. The rail infrastructure and visually striking bridge and that its impact can be improved road network does however divide the area. This is particularly through the introduction of bridge viewing points and high the case in the Bolton Road area, which is severed by both the quality public realm. railway line and Bolton Road. As a consequence, the area has its own particular characteristics.

The area comprises of small scale retail and service uses of varying physical quality fronting onto Bolton Road. Views into this area are dominated by the blank elevation of a large scale warehouse and distribution depot (Gilbraiths Rail Freight Facility), where operational effi ciency is hindered by the site’s diffi cult access arrangements. There are a number of internal site changes and investments that Gilbraiths need to make to improve their economic activity.

25 Blackburn with Darwen Borough Council

POLICY 5 General Uses – Retail premises and shop frontages will be retained and – Consolidation and expansion of business and industrial improved along Bolton Road. Development proposals must uses in the remainder of the area will be appropriate be in keeping with the scale of existing properties and where they conform to Local Plan policies. should contribute to the enhancement of the appearance of the frontage.

Layout and Design – Development in close proximity to the new bridge will not boundaries and streetscape improvement especially along be granted planning permission unless its design and Bolton Road and Great Bolton Street are expected in such appearance can be shown to enhance the setting of the circumstances. The aim of such improvements will be to bridge. enhance the experience of the frontage for pedestrians who – A priority for this area is to support the needs of existing key are heading to the new bridge, Darwen Street or to Lower users. Any designs put forward for the rationalisation of sites Audley. and premises (such as improving site access) will therefore – The Council will seek opportunities with other stakeholders be permitted - provided that these do not undermine the to enhance the appearance of the area for rail users visual appearance of the new bridge and Bolton Road. travelling through Blackburn. Proposals put forward should also consider ways of enhancing the character of the area at this key gateway location and improving views of the bridge and other vistas. – Environmental improvements to existing buildings, site

Transport and Movement – The Council will seek to work with the owners and operators – Within the context of A666 multi-modal study, the Council of Gilbraith’s Transtore to develop alternative means of will consider the need to re allocate roadspace on Bolton access to their premises and ways of implementing them. Road for an in-bound bus-only lane, either for the morning peak or for the working day.

Justifi cation

The policy proposals above seek to protect and complement the visual appearance of the bridge and raise the profi le and image of the Masterplan area from Bolton Road. In addition, the benefi ts brought by the improved pedestrian and cycling movement across the new bridge need to be complemented by improvements to other parts of the footway and cycle network to encourage greater use. The resolution of access and egress problems associated with Gilbraith’s yard will bring wider benefi ts to the highway network by removing some awkward manoeuvres.

26 Freckleton Street Masterplan

6 Masterplan Proposals

6.1 Introduction

The quality of the physical environment is now recognised as Further guidance elaborates on this point (para 2.14) saying a key contributor to sustainable and successful places. The that: government (through the Commission for Architecture and the Built Environment [CABE]) is raising design on the regeneration “New buildings do not have to copy their agenda nationally and working with partners such as Elevate to ensure that design quality is now fi rmly placed at the centre of older neighbours in detail. Some of the housing market renewal and regional policy. most interesting streets include a variety of building styles, materials and forms of Central planning policy now recognises the importance of construction, of many different periods, design quality as an explicit goal of government. It is important to note that future funding streams and the granting of but together forming a harmonious planning permission within this SPD area is now much more group”. dependent upon the design quality of a proposal. As stated in PPS1 (Delivering Sustainable Communities): Following the Government’s design quality agenda, the aim of “Good design ensures attractive usable, the Freckleton Street Area Masterplan is to reverse the poor Elaborating on this point, Government guidance in “Planning for image and underutilisation of the area through the application durable and adaptable places and is a of a design-led approach. key element in achieving sustainable development. Good design is indivisible Overall the area lacks any coherent image or sense of place. from good planning”. The prominence of the location is frustrated by a confusing highway network, a lack of any central focus or adequate arrival points and a fragmented public realm which underutilises the area’s man made and natural assets such as the River Town Centres (PPS6, para 1.2–1.4) aims: Blakewater, the Fire Station and the tower of the former Congregational Church on St Peter Street. The area however “...to promote good design, improving has a strategic advantage offering potential commercial and community opportunities due to its proximity to the town centre the quality of public spaces, protecting and the King Street Conservation Area. It also has a plentiful and enhancing the architectural and supply of under utilised and vacant land, which through historic heritage of centres, and ensuring strategic intervention can play a more positive role. that town centres provide an attractive The Masterplan has been prepared in line with a robust Strategic Framework (see Chapter Four) to address these and safe environment for businesses, issues and opportunities. A number of urban design tools shoppers and residents”. are also employed to improve the area’s physical and spatial characteristics.

6.2 Masterplan Vision

The vision for the SPD area Masterplan can be described under The improvements made to the highway and pedestrian a number of themes: networks encourage people into the area and the construction of the new link road as part of the Town Centre Orbital Route Improving the legibility and image of the area makes this a logical destination for those wishing to arrive by bus or car and walk into the nearby town centre. The new Freckleton Street Bridge creates a signifi cant new landmark announcing the key entrance into the area. It is clearly Well landscaped car parks designed to ‘Secure By Design’ visible from a great distance and its open structure provides a standards are provided conveniently throughout the area safe, clear linkage through the area along a well-defi ned and satisfying local demand. Clear legible routes are also busy route. accommodated to ensure the safety of visitors at all times of the day and night.

27 Blackburn with Darwen Borough Council

A dynamic partnership between the public and private sector by incrementally improving vacant and underutilised sites and has brought considerable investment into the area, making an premises. Its improved connectivity and appearance has now immediate impact. By promoting the re-use of redundant and strengthened its role as a mixed-use retail and residential area under utilised land, new high quality development including adding a unique element to King Street and the town centre. business enterprise offi ces, and workspace, has established a new image for the area. The King’s Court Enterprise Centre, No. 33 King Street, a Grade II listed building, has now been restored to its former glory and The Fire Station, as a local landmark, continues to provide a is now run by the East Lancashire Deaf Society providing 28 point of orientation. Public investment has secured new uses for offi ces, conference facilities, ancillary shops and a café. the building bringing in the funds to conserve its feature tower and other locally signifi cant features such as the Congregational Existing businesses in other areas continue prospering through Church spire and the TA Centre. the investments made in the area. Some of the local businesses affected by the proposals have been relocated, with the Council actively supporting them to fi nd suitable alternative A quality public realm accommodation.

A new public square creates a new focal point around which Local enterprise and growth initiatives are supported in the area, distinctive new buildings and a mix of uses are now located. which is now recognised as a location for business enterprise. The square and new facilities are easy to reach, close to a A fl agship development located in the vicinity of St Peter new transport corridor where cyclists, pedestrians and public Street and the new link road section of the Orbital Route has transport are given priority. attracted new start-up businesses to the area. Further phases of development are now planned bringing additional contemporary The River Blakewater has been made more attractive. As in the workspace for small and medium sized enterprises requiring town centre and in other Lancashire towns (such as Rawtenstall high quality accommodation and the latest information and or Burnley) the river corridor has – gradually - been opened up communications technology. as a visual feature and made more attractive. Nearby, the old Fire Station building now provides business A number of neighbourhood streets have been improved as and training services to support local employers as well as the part of a more attractive east-west route through the area. enterprises now accommodated on the Wrangling site, where Barriers, such as the low railway bridge over Galligreaves Street, signifi cant investment has strengthened the sustainability of the which previously frustrated movement through the area, have area as an employment and enterprise destination. now been removed as part of a comprehensive environmental programme. Further investment, aimed at improving the The Wrangling new “Enterprise Network” offers fl exible character of land bounding the railway, is now complete. Parcels accommodation ranging from less than 900 sqm to over 1,800 of land to the south of Sumner Street, which have been left sqm of workspace and ancillary offi ces, meeting the BREEAM vacant and unused for some time, can now be developed for standard of ‘Excellent’. Parking and servicing areas are arranged a mix of new houses all enjoying a well-established landscape within secure courtyards with offi ces and workshop entrances setting. carefully located around focal points and high quality open space. The premises are situated in an attractive landscape setting orientated to maximise the visibility of the area from the Improving the mix key routes such as Whalley Banks.

Implementation of a public realm strategy has begun to improve St Wilfrid’s School continues to perform well, whilst also the nature and quality of activity within the St Peter Street supporting the popularity of the area for families attracted to the area, re-orientating it to the town centre and King Street by sustainable neighbourhoods of Griffi n, Infi rmary Waterside and improving the quality and character of connecting streets and the area’s newer residential developments.

6.3 Masterplan Principles

A number of key diagrams explain the key principles that The preferred route follows a central alignment between underpin the layout and design of the Masterplan area. Canterbury Street and Montague Street/King Street providing: The diagrams are included in Appendix 2 as a separate volume. – A new, more direct two-way route linking between the new Freckleton Street Bridge and Montague Street; – Removal of the staggered junction at King Street and Figure 05 - Movement & Road Hierarchy Montague Street; – New development opportunities to both sides of the new A hierarchy of routes is proposed through the area building upon route; the existing network but also accommodating a new section of – Improved accessibility to the local and wider area; the Orbital Route. – Dedicated bus lanes and stops.

28 Freckleton Street Masterplan

In addition, the new route will: Within these opportunity areas ‘Grow On’ space will also be accommodated to support existing and incoming local businesses. – Improve air quality and reduce congestion; Key local employers such as Gilbraith’s and others located within – Signifi cantly improve the area’s public realm and landscaping. the SPD area will benefi t through the highway improvement and access proposals, public realm enhancements and the provision of Completion of the Orbital Route will allow rationalisation of other convenient car parking facilities. streets within the area. St Peter Street will be pedestrianised at its western boundary with the new orbital link road where pedestrian crossing points will be incorporated to improve the accessibility Figure 08 - Urban Form & Layout (existing) of the new Commercial and Public Sector Hub facilities. “Home Zone” style streets will be created to the south west of the area Figure 08 reveals the pattern of the existing built form within the improving the location for residential accommodation, whilst also SPD area. Gaps and widening of the street pattern at locations improving the area’s safety and attractiveness. usually form gathering points within a town. A similar example is the graveyard at St Peter’s (now disused) which was once an important East–west connectivity through the area will be improved at key place. From this perspective, there are a number of areas where the locations. Additionally, an extension of Mill Lane is proposed to urban structure is weak and these are recorded on the plan. improve linkages with the town centre, including the train and bus At key locations e.g. the Wrangling and in the Canterbury Street stations, serving as a key bus route through the area. area, the fragmented (or shattered) pattern of the urban form identifi es places where the urban form is weak and as a result movement and routes between areas becomes broken. These Figure 06 - Development Strategy ‘shatter zones’ can be caused by natural features, changes in level and insensitive development or demolitions. The Masterplan is founded upon a robust development strategy, which has identifi ed key development opportunities lying within the corridor defi ned by the proposed new section of the Orbital Route. Figure 09 - Urban Form & Layout (proposed) Here a mixed–use corridor will be established creating opportunities for business enterprise. A Commercial and Public Sector Hub is The Masterplan proposals are based upon an understanding of the also being proposed due to the accessibility of the location and the property and development market and a pragmatic assessment quality of public transport improvements planned here. of future levels of demand. It therefore assumes a phased delivery over a fi fteen year period. It is however important that any early The Masterplan also promotes longer–term redevelopment of development starts to repair the area’s urban fabric. To achieve sites such as the Wrangling and land to the south of Sumner this, early phases of development will therefore need to be Street, which have been underutilised for some time. The plan concentrated at key locations within the Masterplan where they supports a number of recommendations and actions, to remove can contribute most effectively to the transformation of the area. the impediments, which currently frustrate development. These The form of these early phase development plots is designed to include environmental improvements, removal of redundant rail reinforce the existing block structure, whilst also addressing the infrastructure and de-listing of the Wrangling site as a Strategic Rail need to repair the ‘shatter zone’, which runs through the area. Freight Site. The Masterplan establishes the block structure and building lines, which will create enclosure to the streets. By defi ning a network of To the east (and south of the railway) positive changes will be streets and squares, the Masterplan will improve movement and secured through a more incremental approach as set out in the connectivity, whilst also encouraging further activity. Importantly the development principles and SPD policy (see Chapter Five). block structure reinforces the key east-west streets such as St Peter Street, Mill Lane and Galligreaves Street. During the earlier phases of the Masterplan, implementation of a high quality public realm Figure 07 - Uses & Activity will also be used to establish the urban structure. Later phases of development will reinforce this through the development of a more The land–use focus for the SPD area remains on mixed–use continuous building line. development but a number of specifi c uses are proposed at key locations within the SPD area, where there is the potential to The scale of development and spatial structure of the key streets stimulate further investment. Proposed new uses to be introduced will be defi ned by relating the heights of building to their location. into the area include business enterprise and longer term residential Buildings along the main central corridor (or at key gateways) will opportunities. The Masterplan also gives over substantial areas need to be a mix of three and two storey developments capable of land for the improvement of the area’s transport network, of defi ning the importance of their location. Appropriate uses, with relieving traffi c congestion within the town centre and improving the active frontages, will also be encouraged within this zone. accessibility of the SPD area and other parts of Blackburn. Important locations such as corners, junctions and around squares, Figure 07 (and the following Masterplan schedules) illustrate the will also be designed as visual focal points, around which there strategy for rationalising development opportunities within the area. will be a concentration of development at higher densities and of It identifi es the opportunity for a new hub at the heart of the SPD greater scale. Buildings around key public squares will create the area; and locations for enterprise activity: to the east of the new right degree of enclosure whilst also ensuring they remain open to highway (on the east side of the Orbital route); through the re use natural light and surveillance. Buildings are generally orientated to of the old Fire Station building as a managed workspace location; take advantage of the key frontages, whilst also considering daylight and by opening up the Wrangling site for environmentally friendly requirements. workspace and offi ce units. 29 Blackburn with Darwen Borough Council

The layout and orientation of new development will recognise south of Canterbury Street to enhance the setting of the bridge. the importance of existing and proposed green space. It must The Bolton Road corridor will also be enhanced to improve views also recognise the value of existing views and the importance of the bridge and to create a more positive arrival point. of landmark structures like the new bridge and the existing Fire Station or the spire of the former Congregational Church. The The Green Space Connections scale, massing and appearance of buildings (in close proximity to A number of green spaces and connections are highlighted. these structures) will be carefully designed to enhance the visual They are to perform several roles. Landscape buffer zones will amenity value of these assets. be developed to visually screen out poor quality neighbours whilst also improving the setting of key sites and the area’s bio- diversity. The approach to Galligreaves Street will be improved Figure 10 - Public Realm & Open Space Strategy through grading and the removal of redundant infrastructure to create a more open parkland setting providing open space Improvements to the public realm (improving the quality of the for the neighbouring residential areas and those proposed area’s outdoor areas) will contribute to the area’s ‘sense of place’ to the south of Sumner Street. This will continue northwards and image whilst also supporting greater use. A number of tactics through the Wrangling site creating a high quality landscape are employed to address this principle: setting for the proposed ‘Enterprise Network’. Street trees and planting areas will be accommodated at key locations within The River Blakewater the Masterplan area to reinforce the movement hierarchy and The Masterplan promotes the ‘opening out’ of the Blakewater improve the area’s urban form and layout. but not at the expense of public safety or at the risk of fl ooding the neighbourhood. Here, the priority is placed upon improving the river’s attractiveness by enhancing the visual appearance of Figure 11 - Indicative Traffi c Directions/Flows boundary walls and the river corridor where feasible. The strategy also looks at enhancing the river’s bridge and crossing points to This fi gure indicates how traffi c might be routed to serve the support the visual amenity value of the river corridor as well as aims of the Masterplan area. This will need further study and the safety of pedestrians. modifi cation in the light of the Town Centre Transport and Parking Strategies. The aim is to minimise the impacts of any fl ood alleviation structures and to remove any visual barrier or eye-sore, where feasible. The Harrison Street / Whalley Banks area is seen as a Figure 12 - Public Transport Strategy key opportunity and an area in need of improvement. The fi gure provides a schematic plan indicating the public The mixed–use corridor and the Orbital Route transport strategy for the area. This will be subject to further Along the central corridor the intention is to create a location discussions with service providers and may therefore subject to which will attract a number of uses. The quality of the modifi cation. environment is fundamental to this aim. The highway and built form will be considered jointly, creating an attractive route at the heart of the Freckleton Street area. A high quality landscape Figure 13 - Highway Infrastructure scheme will also be implemented as part of the road proposals, accommodating distinctive street furniture, lighting and signage The purpose of the fi gure is to give an indication of the likely and boulevard trees designed to reinforce the urban form and extent of new/ redundant highway infrastructure. The information layout. A new square will be positioned at the heart of the new shown is only schematic and subject to further modifi cation and route. A high quality parkland setting is also proposed to the change.

6.4 Masterplan Proposals

The key Masterplan proposals are shown on the illustrative Masterplan (see fi gure 3) and supporting illustrations and sections listed below (included in Appendix 2 as a separate volume):

Figure 14 Option 1 - Key Section AA Looking north through Public Square & the Orbital Route Option 2 - Key Section AA Looking north through Public Square & the Orbital Route Figure 15 Key Section BB St Peter Street Figure 16 Key Section CC Sumner Street Figure 17 Key Section DD The New Fire Station looking west Key Section EE The New Fire Station looking east Further detailed descriptions of the key projects are provided in the Masterplan schedules which can be found in the following section.

30 Figure 3: Illustrative Masterplan map Freckleton Street Masterplan

31

Blackburn with Darwen Borough Council

7 Delivery and Implementation

7.1 Introduction

The challenge of this section of the Masterplan is to draw the The Council believes that the bridge, the Orbital Route link proposals together into a cohesive delivery plan, which is both road and the Fire Station will radically transform this area practicable and workable. Project Information Forms have and create a “place” around which other uses will develop as been prepared for 19 possible schemes within the Freckleton developer interest is aroused and values rise. It is important Street area shown on Fig.14, the Illustrative Masterplan. These that the design of the road and the Fire Station are all to projects range from new roads and bridges, environmental highest quality. These aspirations are reinforced by CABE in works, new homes and offi ces, a new Fire Station and the their guidance for ‘Better Civic Buildings and Spaces’, which refurbishment and reuse of an existing Fire Station. confi rms that all building initiatives where local authorities (or public sector bodies) are involved in should be seen as civic In the Freckleton Street area it is clear that regeneration will projects, as they can have a major impact upon the public’s be led by the public sector. The new Freckleton Street Bridge view of an area. Such public–led projects are seen by CABE and the completion of the Orbital Route will open up this as an “opportunity for local authorities to lead by example by area dramatically, as well as improving its accessibility. Sites insisting on the highest standards of design quality”. alongside the new route will be given greater prominence and as a result will be attractive to developers for a number of By adopting this approach, the projects will establish a design higher value uses. This Masterplan is important in identifying benchmark that other public sector (and private sector) users and shaping the type and form of development that will be of will need to adhere to. It is through this process that the most benefi t to the Borough. regeneration of this area will gain momentum and become self- sustaining. In addition to the new bridge and proposed extension to the Orbital Route, this area is also fortunate in being considered for major public sector investment. There is the need for the Lancashire County Fire Service to identify a replacement for the time expired existing facility off Freckleton Street. An available site has been identifi ed for this facility within the Masterplan, which would allow the facility to be available by 2009 in line with their programme.

7.2 The Projects

Project Information Forms have been prepared for each of the 19 projects highlighted in the illustrative Masterplan (see fi gure 14). These projects have been grouped into four categories to enable the delivery of the projects to be considered in generic groups.

These categories are:

– Transport & Streetscape Projects

– Building Projects: • Public Sector Projects • Private Sector Projects

– Public Realm Projects

32 Freckleton Street Masterplan

Transport & Streetscape Projects Building Projects – Private Sector 1 Freckleton Street New Bridge 11 Business Enterprise Offi ces Gateway Link between new bridge & 12 Sumner Street Housing 2 Canterbury Street 13 Galligreaves/Harrison/Sumner Streets Housing 3 Orbital Route Phase 1 Canterbury Street Junction 14 Wranglings Enterprise Network Orbital Route Phase 2 4 Canterbury Street to Montague Street 16 Mill Lane Mixed Use Opportunity Enterprise Corridor 19 Future Employment Sites Mill Lane to Station Link 5 Public Realm Projects 6 Surface Car Parking Provision 7 New Public Square 9 Streetscape Improvements 8 River Blakewater Improvements Building Projects – Public Sector 17 Green Buffers & Open Space 10 Commercial and Public Sector Hub 15 New Fire Station Fire Station – 18 Business Enterprise Support Centre

7.3 The Funding of Projects

The model for the regeneration of the Freckleton Street area, as Northwest Regional Development Agency outlined above, is dependent on public sector investment in the (NWDA) area acting as a catalyst for private sector development. Transport Supplementary Grant (TSG) has already been allocated for the The Agency operates a delegated system of funding approval. construction of the Freckleton Street Bridge. Local Transport Sub-regional partnerships, in Blackburn’s case, the Lancashire Plan funding will be sought for the construction of the Orbital Economic Partnership, assemble Business Plans for their areas Route through the area. Funding has already been allocated, it is which in effect is a bid for the Agency’s funds. Projects must understood, for the construction of the new Fire Station. be consistent with the Regional Economic Strategy (RES). The business enterprise nature of many of the projects identifi ed in A number of the remaining projects may require some sort of the Masterplan is supported by the RES. Whilst NWDA funding public sector intervention. Those relate to the public realm works, is limited and there are many calls upon it, it is still important the new Mill Lane Link, the provision of car parking, the creation that the Council ensures that the Freckleton Street business of a Business Enterprise Support Centre in a refurbished Fire enterprise projects are well up the Lancashire Economic Station and the Business Enterprise offi ces and the Wranglings Partnership’s agenda. Enterprise Network.

There are a number of sources of public sector funding available English Partnerships (EP) to assist such projects. These include the European Union, the Northwest Regional Development Agency and English English Partnerships (EP), the national regeneration agency, does Partnerships. The prospect of achieving funding through these have a role in supporting the Housing Market Renewal (HMR) sources is outlined below. Initiative. The Freckleton Street area is central to a number of HMR areas. It is a concern of many that for the Initiative to be successful, residents of the HMR areas must have access to European Funding better paid employment. However skills levels in these areas are low and job creation must go hand in hand with improving The European Regional Development Fund is a logical source education, skills development and business support. The of funding to create a business enterprise corridor, focusing development of a business enterprise corridor may therefore on the development of small and medium sized businesses in attract EPs interest if it can be fi rmly linked to the HMR initiative. Blackburn. Consultation has taken place on a new programme for 2007-2013. The focus of the new programme is on competitiveness. The Northwest Regional Development Agency is reviewing it’s strategic employment sites and has provisionally identifi ed this area as part of an emerging “Town Centre Knowledge Zone” linked to Blackburn College. 33 Blackburn with Darwen Borough Council

Blackburn with Darwen Borough Council However there are signifi cant benefi ts, to both the private and public sectors in forming a partnership involving a package/ Like many Councils, Blackburn with Darwen does not have the portfolio of publicly-owned sites. For the developers these fi nancial resources suffi cient to tackle all of its regeneration include: being able to take a long term view of profi tability on priorities and is reliant on other sources whether this be the package of development, obtaining economies of scale Transport Supplementary Grant, LEGI, NWDA, EP or Europe. through having a guaranteed supply of land, land being drawn However, as outlined above, support from these sources down from the public sector when needed thereby reducing is uncertain and unlikely to be signifi cant. This situation, costs, and relationships being built between the developer applicable to almost all local authorities, has been recognised and the public sector. For the Council benefi ts would include: by central government and local authorities are being asked retaining control, the opportunity to obtain wider benefi ts, to consider how they can make better use of their land and e.g. profi t sharing, associated development, environmental property assets to deliver regeneration. works, training, local employment, better quality and more sustainable development, etc. This approach, a form of Public The Masterplan identifi es a number of projects involving land Private Partnership, requires a minimum level of value of owned by the Council which are identifi ed to be delivered by council resource in order to attract private sector investment. the private sector. These could be delivered simply through the For these reasons this approach would not be appropriate for landowner, i.e. the Council disposing of the land to a developer the Freckleton Street area alone but for a larger area, perhaps with a development agreement setting out the content and including the town centre and other regeneration areas in form of development. the Borough. Freckleton Street could be one of a number of regeneration projects the partnership could support.

7.4 Phasing of Development

Figure 4 shows the estimated phasing of the projects that make up the Freckleton Street Masterplan. It is clear that the key projects, on which many of the others depend, are the Freckleton Street New Bridge, the link road/ Orbital Route and the Public Sector Hub. These projects will create the “place” which will attract and enable the other projects. Their early construction is therefore important to the overall project.

Figure 4: Phasing Plan

ID Project Short (0-4 Years) Medium (4-8 years) Long (9 years+) 1 Freckleton St New Bridge 2, 3, 4 Orbital Route 5 Mill Lane to Station Link 6 Surface Car Parking Provision 9 Streetscape Improvements 10 Commercial and Public Sector Hub 15 New Fire Station Fire Station Business Enterprise 18 Support Centre 11 Business Enterprise Offi ces 12 Sumner Street Housing 13 Galligreaves/ Harrison etc. Housing 14 Wranglings Enterprise Network 16 Mill Lane Mixed Use Opportunity 19 Future Employment Sites 7 New Public Square 8 River Blakewater Improvements 17 Green Buffers/ Open Spaces

34 Freckleton Street Masterplan

7.5 Project Information Forms (PIF)

The PIFs for each of the 19 identifi ed projects are grouped into The following information, where it is available, is provided four categories: on each of the projects: Project Leader, Location, Partners Involved, Status, Timescale, Project Description, Potential – Transport & Streetscape Projects Funding Sources, Next Steps and Project Outputs. The form Building Projects: will be the basis for the Council to commence the process of – Public Sector Projects delivery of the projects. – Private Sector Projects – Public Realm Projects

Transport & Orbital Route - Freckleton Street New Bridge Streetscape Project 1 High. Under detailed Project Leader BWDBC / Capita Symonds Status design / Partners DfT construction Involved Start on Site 06 Plan Location Freckleton Street – see 01 Timescale for completion Summer 08 Urban Design / Masterplanning A high quality landmark bridge has been designed and is now under construction opening up signifi cant opportunities within the SPD area and other parts of Blackburn Town Centre. Highway improvements accommodate bus lanes and new walkways creating safe and attractive routes for cyclists and pedestrians. A high quality lighting solution will enhance the image and attractiveness of this area whilst also improving the safety and legibility of routes beyond daylight hours. Access & Movement The aim of the replacement Freckleton Street Bridge is to create a two way link between the Canterbury Street area and Bolton Road. The current bridge allows for one way movement of traffi c from Bolton Road to Canterbury Street and beyond that to Byrom Street; it also provides minimum provision for pedestrians and no dedicated provision for cyclists. The new bridge will create a high quality two way link between Canterbury Street and Bolton Road that has two lanes catering for all traffi c and two lanes dedicated for a combined bus / cycle lane. In addition to the carriageway works an improved high quality footway will be provided for pedestrians. Project The revised junction at Bolton Road will also feature controlled crossings for pedestrians to allow them better Description access both along Bolton Road and across it to the Towns Moor developments. Overall the replacement of the existing bridge will remove the need for traffi c travelling south (to Darwen) or north east (to Haslingden) to use Canterbury Street and Darwen Street. This in itself will relieve the highway network in the vicinity of Darwen Street railway bridge. Accessibility and penetration for vehicles will be improved for traffi c moving south from King Street as they will no longer have to detour via Canterbury Street, although the changes will have minimal impact for vehicles travelling over the bridge towards King Street. Although there is little actual improvement in pedestrian accessibility (the existing footpath has suffi cient capacity) environmental improvements that will take place should create a new mind-set for people as they will see it as a more pleasant walking route. The bridge will make a large contribution to increasing accessibility and penetration for public transport. Not only will buses now have option of two way movement they will also have a dedicated bus lane to accommodate them. Delivery & Phasing Issues The main issues in delivery are now focused around delivering the completed scheme on time and within budget. Building any structure over an operational railway line has major safety implications and Network Rail have been involved with the planning from an early stage. Potential Funding The current programmed work has committed funding in the form of a Major Capital Grant from the Sources Department for Transport. This scheme has now started on site and overall the next major milestone is completion. The project team are Next Steps monitoring the progress on a regular basis and as such have identifi ed a number of in-project milestones. Project Outputs Completed bridge and associated highway works.

35 Blackburn with Darwen Borough Council

Transport & Orbital Route – Gateway Link between Freckleton Street Bridge & Streetscape Canterbury Street Project 2 High. Planning permission Project Leader BWDBC / Capita Symonds Status Partners granted & scheme DfT Involved under progress Freckleton Street Bridge to Completed by Plan Location Timescale Canterbury Street – See 02 Summer 2008 Urban Design / Masterplanning A comprehensive design solution will enhance the setting of the new bridge and the appearance of this major gateway. Key views of the Fire Station will be framed by the careful positioning of highway infrastructure and a high quality landscape design solution. In supporting the aims of the Masterplan safe and attractive routes for cyclists and pedestrians will be created, whilst also maximising opportunities for development on adjoining land lying to the west of the Link Road. Access & Movement The link between the new Freckleton Street Bridge and Canterbury Street is an important fi rst section Project of the new Link Road, and the upgrade of this section of the Orbital Route. It will provide a two way Description approach to the new bridge and provide an important highway tie in with the link through to Montague Street. The gateway features will increase perception of accessibility through the new link for pedestrians and cyclists and will therefore increase footfall between the Freckleton Street area and Bolton Road. Delivery & Phasing Issues The highway works in this area will be split between the two major schemes in the area, namely Freckleton Street Bridge and Orbital Link Road. The associated landscaping and public realm works will be completed as appropriate through the overall programme; it may be appropriate for some to be done in conjunction with the highway works and other works separately. The majority of this funding will come from the Major Capital Grant for Freckleton Street Bridge. There Potential Funding may also be an opportunity to utilise additional sources of external funding for any public realm works in Sources the area. Next Steps Related to the design and completion of the bridge replacement scheme. Project Outputs Completed designs moving forward to start on site, with completion of works in 2008.

36 Freckleton Street Masterplan

Transport & Orbital Route – Canterbury Street Junction Streetscape Project 3 Project Leader BWDBC / Capita Symonds Status High.

Partners Planning permission Canterbury Street / DfT granted for part; Plan Location Involved Timescale Freckleton Street – See 03 remainder 2008- 2011. Urban Design / Masterplanning The Canterbury Street Junction is important to the success of the Masterplan providing vehicular access to all quarters of the SPD area. A comprehensive design solution will create safe crossing points for pedestrians and clear, legible routes for drivers. An appropriate selection of materials will be chosen to enhance the character of the area. Signage, lighting and landscape will be coordinated and the use of high quality materials at this key junction will establish the standards to be adopted elsewhere within the SPD area. Access & Movement The new Canterbury Street junction will be an important node within the local highway network. It will contribute to the overall improvements in accessibility between King Street and Bolton Road for all vehicle Project types and pedestrians, as the new junction will feature full signalised crossings. This will be a major Description improvement over the existing situation. As part of the new highway confi guration the east-west links will be key to providing improved access to the Masterplan area. The simplifi ed confi guration at this junction will allow greater penetration and accessibility for vehicular access to the emerging parcels of development land within the Masterplan area. Delivery & Phasing Issues The work at this junction will be completed as part of the Orbital Route Link Road scheme, with some earlier parts being carried out under the bridge replacement scheme. The improvements at this junction will be carried out at an early stage within the Orbital Route Link Road scheme as this junction will provide important alternative access to wider area during construction. The design will take into account the need of the Fire Service for rapid access to the Town Centre Orbital Route. The two main sources of funding for work at this junction will be from a Department for Transport Major Potential Funding Scheme Grant and from contributions secured through Section 106 agreements. The intention is to use Sources the Section 106 funds to fund improvements and facilities for cyclists and pedestrians, which will include public realm elements. Agree on how these improvements will be achieved, either through the link road or as a stand alone Next Steps scheme. Appraisal of the proposed works can then be carried out and a fi nal decision made. Stage 1 Output – Decision on how to progress the scheme through to construction. Project Outputs Stage 2 Output – Scheme appraisal and if successful complete on site. A fully signal-controlled junction providing protected crossings for pedestrians and cyclists.

37 Blackburn with Darwen Borough Council

Transport & Orbital Route – Canterbury Street to King Street Enterprise Corridor Streetscape Project 4 High Key project Project Leader BWDBC / Capita Symonds Status Partners Developers of adjacent identifi ed within Involved sites LTP2. Canterbury Street to Completed on site Plan Location Timescale Montague Street – See 04 by 2011 Urban Design / Masterplanning Moving forward from the current ‘Saved’ policy of the Local Plan, a detailed transport assessment and baseline analysis of the SPD area (including a NATA assessment and public consultation exercise) has identifi ed the need for a new link road forming part of the Town Centre Orbital Route. A preferred route (following a central alignment between the junction of Freckleton Street/Canterbury Street and Montague Street) will now be taken forward in accordance with the guidance established in this SPD. It is important that the new road does not subdivide the SPD area into two halves. Its layout and alignment must also improve the development potential of neighbouring parcels of land, supporting the delivery of an ‘Enterprise Corridor’ along both sides of its route.

Along this corridor the highway environment will reinforce the character and viability of the ‘Enterprise Corridor’ by providing: – Visible locations for development, ensuring good access; – High quality design and public realm in accordance with the design parameters established in the SPD; – High quality pedestrian crossings at its key junctions & other locations identifi ed in the SPD – Inter-area connectivity and access capable of supporting existing and proposed businesses and other activity Access & Movement Project Description The completion of the Canterbury Street to Montague Street Link Road represents a major stage in modernising the Town Centre Orbital Route. The current highway confi guration means traffi c travelling from the existing (and completed) Freckleton Street Bridge has to travel via Canterbury Street to Byrom Street and then onto King Street before joining Montague Street. Similarly traffi c travelling towards the bridge has to travel from King Street and onto Freckleton Street.

The new road will provide a direct link between the new bridge and the junction of King Street and Montague Street. The work will then allow for redevelopment of the surrounding area and the reconfi guration of the existing roads to provide pedestrian boulevards and new local access roads. Overall accessibility and penetration for vehicles into the area will be improved; however localised reconfi guration will mean some properties requiring new access arrangements. For pedestrians the new link road will see accessibility and penetration increased along the corridor of the new link road, as well as across the road via a series of improved crossing points. The link road will also provide enhanced public transport facilities in the form of dedicated bus lanes and the provision of high quality bus stops that will enable people to walk to the Mincing Lane / Darwen Street area of the Town Centre Delivery & Phasing Issues The highways will be constructed in advance of the development of adjoining sites. Care will need to be taken to ensure access is maintained to nearby premises and the construction site does not further sever present east-west connectivity. Issues around the graveyard will need to be resolved prior to construction commencing. Potential Funding Funding will come from LTP2, and external sources. Sources Some contributions may be desired from Section 106 agreements. A detailed design assessment of the route and remedial work to existing side roads that will be truncated. Next Steps Investigation of the extent of graves to be moved. Completion of the modernisation of the Town Centre Orbital Route, also allowing removal of through traffi c from Railway Road and Jubilee Street in the town centre. Project Outputs New bus lanes installed and operational. Enhanced accessibility to Masterplan area. Opening up of development opportunities both along the link road corridor and in the wider area.

38 Freckleton Street Masterplan

Transport & Mill Lane to Blackburn Station Link Streetscape Project 5 Project Leader BWDBC Status High. Partners Mill Lane / Possibly NWDA Medium to longer Plan Location Involved Timescale Freckleton Street – See 05 term Urban Design / Masterplanning A short highway connection is proposed linking between Mill Lane and Freckleton Street, designed to improve connectivity between Freckleton Street and the town centre (bus and train stations). The proposal will also open up longer term development opportunities (within the east of the SPD area). Site 16 will be available for development following construction of the route. The new link road will be a popular route for buses and pedestrians, being enhanced through the design and implementation of a signage and public realm strategy. Access & Movement The Mill Lane to Station link will provide an important walk and cycle option for users wishing to travel Project between the Cathedral / Bus and Rail Interchange and the Freckleton Street area. After completion of Description the replacement bridge and link road the Freckleton Street area will be well served by bus based public transport and this link is important in ensuring the area can be accessed by rail users or bus passengers travelling in from the north east. As happened at Fleming Square the link will provide the opportunity for business to develop along its length that will benefi t from the additional footfall. The design of the link will emphasise its pedestrian and bus role. Delivery & Phasing Issues Being a relatively small scheme it is not tied to a rigid timescale. However, it would be more suitable to be completed when the Orbital Route link road is fi nished in the same area. This would avoid the problem of temporarily creating a link to no-where and possibly putting people off using it. The land proposed for this link is currently occupied. Possibly CPO needed. There are two funding streams available at the present time. The fi rst funding stream is from the LTP2 Potential Funding budget, whilst the second is to use receipts from the disposal of surplus land or section 106 money Sources secured from private development. Complete an outline design in conjunction with plans to reconfi gure the local highway network as part of Next Steps the design of the Orbital Route link road. Completion of 84 linear metres of new pedestrian link. Use of link by 4 buses an hour in each direction Project Outputs during working day.

39 Blackburn with Darwen Borough Council

Transport & Surface Car Parking Provision Streetscape Project 6 Project Leader BWDBC Status High Partners Freckleton Street & Private Sector Medium to longer Plan Location Involved Timescale Canterbury Street – See 06 Contributions term Urban Design / Masterplanning The strategy is to provide high quality surface car parking areas within the constraints of the Council’s parking strategy at the heart of the SPD area and within reasonable walking distance of the town centre and local businesses. Parking facilities will be designed to a high standard providing a safe, secure and attractive facility within accessible locations. Access & Movement Project Sites are proposed at 06 (north and south of the River Blakewater) and in association with the Enterprise Description Corridor along the Orbital Route Link road. Sites will be connected to the pedestrian network to provide safe and convenient routes to major destinations. Delivery & Phasing Issues Delivered following implementation of Orbital Route/Link Road. Provisions of parking space needs to be kept in step with development schemes and with displacement of commuter parking in the town centre. Site acquisition may require CPO powers needing long lead-in times. Potential Funding Borough Council, Private Sector Contributions Sources Agree on how these improvements will be achieved, either through the Orbital Route Link Road or as a Next Steps stand alone scheme. Appraisal of the proposed works can then be carried out and a fi nal decision made. Assess car park capacity required and assess which site(s) will provide the required space. Project Outputs Safe and secure car parks within a high quality setting and close to the town centre.

40 Freckleton Street Masterplan

Public Realm Streetscape improvements Project 9 Project Leader BwDBC Status Long Term Partners Private sector Freckleton Street & Medium to longer Plan Location Involved BwDBC Timescale Canterbury Street – See 09 term

Urban Design / Masterplanning The following streets will be made more attractive and safer through the design and implementation of a detailed Public Realm Strategy formulated in accordance with the indicative proposals shown in the Masterplan:

– St Peter Street – Mill Lane – Freckleton Street – Canterbury Street – Byrom Street (part) – Sumner Street – Harrison Street – Galligreaves Street

The detailed guidance will determine opportunities for additional street trees, enhanced lighting, façade cleaning, improvements to boundary walls, existing green space and other highway improvements. Access & Movement Project Description The key streets identifi ed include: St Peter Street; Mill Lane; Sumner Street; Harrison Street and other important connections identifi ed in the proposals. A number of indicative proposals identify the design aspirations to be carried forward in the detailed public realm strategy (see fi gures 14 to 18 and the supporting images)

Careful investigation of each site is required to ensure that:

– Road space can safely be re-allocated to other uses and users without detriment to the operation of the traffi c network overall; – Displaced kerbside parking can be replaced satisfactorily elsewhere in the locality; – The servicing of existing frontage premises that are to remain can still be undertaken; and – Footways and cycleways are continuous along the entire street and connect with the rest of the network at both ends Delivery & Phasing Issues These improvements will to a large extend depend upon the development of adjacent employment and residential projects. Improvements required to enhance the linkage between the Freckleton Street and the town centre may have to be carried out in advance of development activity to encourage uplift of local streets and create a better pedestrian environment. It is anticipated that many of these streetscape improvements could be delivered as part of the private Potential Funding sector development of employment and residential development projects. Where this is not possible, the Sources public sector may have to fund these improvements, with funding from a variety of sources and agencies 1. Prepare landscaping schemes for areas where schemes cannot be provided through private sector development Next Steps 2. Ensure high standard of design and materials in landscape schemes 3. Seek contributions (Section 106) from private sector developers for environmental works – Improvements to approximately 1,000 linear metres of existing streets Project Outputs – Improved environment to encourage uplift of surrounding properties

41 Blackburn with Darwen Borough Council

Building Project Commercial and Public Sector Enterprise Hub 10 High - Critical to success of area Project Leader BWDBC Status BWDBC regeneration Partners English Partnerships Finalisation of brief Involved Private Sector Short to Medium Enterprise Corridor / Link Plan Location Timescale Phase 1 2007- Road – See 10 2009 Urban Design / Masterplanning The Freckleton Street area has been identifi ed as the location for a new Commercial and Public Sector Enterprise Hub. This fundamental regeneration project will act as a catalyst, bringing new uses, jobs and much-needed services into the SPD area. The development benefi ts from its proximity to the town centre and from being close to public transport facilities. It will bring additional footfall into the area, to a location which has been designated in the Masterplan as a mixed-use enterprise corridor. The initial phase of this key project has been accommodated within the former St Wilfrid’s Lower School site with the capacity for signifi cant further expansion into land acquired (by the Council) to facilitate construction of the Orbital Route Link Road. A range of sites can be provided offering the PCT greater fl exibility over the longer period. Locating such a facility in the area will also open up further opportunities providing an attractive location for enterprise development, further community services and private-sector development. New development will be set around a major new public realm scheme (see linked project Public Realm Project 7). Access & Movement Project Description Phase One, on the former St Wilfrid’s Lower School site, will be accessible off the existing Byrom Street, and via Chapel Street (off Whalley Banks); Car parking areas will be conveniently located, whilst also ensuring frontage space for buildings is retained; See linked project Public Realm Project 7. Bus stopping places will be located on the Orbital Route link road close to the pedestrian crossing, giving good access to the site. Special care needs to be taken, in view of the nature of the use, to provide safe, well lit and level access for the infi rm and the mobility-impaired. The Council will seek the agreement of bus operators to the provision of services close to this site from all parts of the catchment area. Delivery & Phasing Issues Likely to be phased according to land availability. The project partly falls within a medium fl ood risk area. A fl ood risk assessment will need to be undertaken at the time of application which will set out any measures to reduce its impact on the development now and taking into account the effects of climate change in the future. Potential Funding Borough Council, English Partnerships, NWDA, LEGI, Private Sector contributions. Sources Next Steps To fi nalise brief/specifi cation for project. – Size and range of services available within building not yet determined – Create a modern “hub” for related facilities Project Outputs – Development of a catalyst and creation of a “place” that would attract other higher value uses to area – Generate footfall in area

42 Freckleton Street Masterplan

Building Project A new landmark Fire Station 15 Lancashire Fire & Rescue Project Leader Private Sector Status High Authority Partners Lancashire Fire & Rescue Involved Short term – Plan Location See 15 Authority Timescale 2009-2011 Urban Design / Masterplanning A new landmark Fire Station (incorporating a number of ‘community rooms’ and other facilities used by the community) is proposed for site 15 – on land immediately west of the Orbital Route (see ‘Gateway link road between the new bridge & Canterbury Street ‘Transport & Streetscape Project 2’). Any development on the site (which is in close proximity to the bridge and the former fi re station building - a local landmark) will require a high quality architectural solution. Development must: – Respond sensitively to the signifi cant changes in level across the site – using these to minimise the visibility of garaging areas and service yards; – Retain and enhance views of the former fi re station; – Provide community facilities and station offi ce accommodation within a high quality building – Provide a unique and appropriate response to its setting through the use of quality materials and design – The Masterplan establishes high aspirations for the building and recognises that an exceptional design standard will be required at this prominent location. Project Access & Movement Description For emergency situations, fast and safe access is required for fi re fi ghting vehicles to the Orbital Route link road in both directions. This will be designed into the Orbital Route link road – Canterbury Street junction (Project 3). For returning vehicles and other functions in the building, there are no special requirements and the proposed highway network will suffi ce. For the community uses in particular, there will be good pedestrian and cycle links to nearby residential areas and convenient bus stops. Delivery & Phasing Issues Project announced in principle by Central Government in late 2005 as part of a package of four new Fire Stations in Lancashire. The Fire Service is anxious to move forward in next 12-18 months.

The project partly falls within a medium fl ood risk area. A fl ood risk assessment will need to be undertaken at the time of application which will set out any measures to reduce its impact on the development now and taking into account the effects of climate change. Potential Funding Lancashire Fire & Rescue Service evidently seeking procurement through a Private Finance Initiative. Sources Awaiting Fire Authority decision on procurement. Next Steps Brief/Specifi cation for project to be drawn up. – A new local Fire Station with community facilities Project Outputs – A landmark building on a key route

43 Blackburn with Darwen Borough Council

Building Project Existing Fire Station – Business & Enterprise Support Facility 18 Project Leader BWDBC Status High NWDA/Business Link / Partners Private Sector / Blackburn Short term – Plan Location See 18 Involved Timescale College 2009-2010

Urban Design / Masterplanning The existing Fire Station building will provide business space and training support services to support local employers as well as the enterprises planned at the Wrangling site and along the new Orbital Route Link Road. Investment will support conservation works and improvements to enable its re use and long term survival. Community facilities may also be provided as part of this proposal. A high quality design solution will be required involving appropriate professional advice in order to ensure the successful conservation and re-use of a landmark Edwardian building in the area. Access & Movement Access to the site will be adapted to suit the new use. Presently, access on foot or by cycle is not a priority and is not adequately catered for. Project Car parking provision may become an issue and will need to be assessed in the light of details for the Description proposed uses. Delivery & Phasing Issues This project is dependent on when the Fire Service resolves to move out of the existing station into a new facility nearby. When this occurs, refurbishment of the building should take place to ensure the fabric is not allowed to deteriorate. This project is more than just a physical development but has to proceed in parallel with an initiative to put in place support structures for generation of new businesses and the expansion of existing ones.

The project partly falls within a medium fl ood risk area and although the project involves predominantly refurbishment of the existing building, any measures which can reduce the risk of fl ooding, however limited, should be set out. Potential Funding There are a number of funding sources including the Council (see Delivery Plan). These could include LEGI Sources funding, the Northwest Regional Development Agency, English Partnerships, the private sector. 1. BwDBC to commission a feasibility study of the conversion of fi re station to a Business and Enterprise Centre 2. Local Authority to acquire Fire Station Next Steps 3. Development brief to be prepared 4. Private sector partner to be sought 5. Funding sources to be identifi ed 6. Development to proceed. – Over 2000 sqm of business enterprise fl oorspace. Project Outputs – The bringing back into full use of a locally important heritage building – Space created for 100 employees ( at a density of 1 job per 20 sqm)

44 Freckleton Street Masterplan

Building Project Business Enterprise - Fully Furnished Offi ces 11 Project Leader BwDBC Status High West of Freckleton Street Partners Private Sector Short – medium Plan Location lying north of the River Involved Timescale 2009-2012 Blakewater – see 11 Urban Design / Masterplanning A suite of fully furnished offi ces will be developed providing quality accommodation attractive to new businesses enterprises offering easy in/ easy out terms, whilst also providing support services and facilities.

In design terms, two storeys of accommodation will be provided in pavilion style developments at key locations providing enclosure to the proposed streets and squares. Development will face onto the main streets and create a strong sense of arrival at the junction of King Street/the Orbital Route Link Road and St Peter Street/the Link Road. Access & Movement Project Description Car parking will be conveniently arranged between pavilion buildings within well-designed landscaped areas forming an integral part of the public realm. Low boundary walls (and / or hedging) will be permitted to reinforce private spaces provided that they contribute to the overall character and appearance of the streetscene. Entrances will face onto the key pedestrian routes and public spaces. Vehicular access will utilise King Street and Freckleton Street. Pedestrian fl ows will reinforce the proposed street hierarchy and pattern established in the SPD. Delivery & Phasing Issues Land available as part of the Orbital Route Link Road development, related to the “Enterprise Corridor” (See also Project 4) Phase 1 – Subject to demand; other sites in the vicinity could also be developed for Fully Furnished Offi ces in the later stages of the plan. It is highly likely that public sector funding will be required to enable this development. This can come Potential Funding from a number of sources including the Council (through its land assets), NWDA, Europe or English Sources Partnerships. (see delivery section) 1. Assembly of land, arising in part from the “Enterprise Corridor” (Project 4) Next Steps 2. Preparation of development brief/framework 3. Developer selection/procurement – Over 3,000 sqm (32,300 sq ft) of business enterprise centre fl oor space Project Outputs – Space created for 150 employees (using a job density 1 job per 20 sqm)

45 Blackburn with Darwen Borough Council

Building Project Sumner Street Housing– Better Places to Live 12 Project Leader Private Sector BWDBC Status Low - Medium Private Sector (owners and Partners Land to the south of developers) Medium to Longer Plan Location Involved Timescale Sumner Street – See 12 NWDA Term Elevate Urban Design / Masterplanning On site 12 - a high quality residential development comprising a mix of housing types will transform the image of the Galligreaves area. Contemporary three storey town houses will provide a strong sense of enclosure to Sumner Street whilst also improving the legibility and attractiveness of the existing residential street.

The boundaries of the site will accommodate a robust green-buffer zone (see Public Realm Project 17), which will be implemented at the outset to improve the setting of the development and alleviate any residual environmental impacts.

A small play area with an informal public garden will anchor the centre of the new community, where a network of new neighbourhood streets will create safe and secure homes - accommodating a mix of 2/ 3 bed-roomed family housing. Ideally, each house will be provided with a southwest-facing garden and convenient car parking.

To the north - existing houses lying between Sumner Street and Canterbury Street will be externally improved through façade cleaning and streetscape improvements. In the longer term, a communal garden and / or private garden space will be provided to the existing houses through strategic acquisition of the land in the vicinity of the existing fi re station building. To the rear courtyard area - mews type Project properties (or live / work space) could also be accommodated over time supporting the area’s reputation Description for enterprise and the Fire Station’s re-use as an Enterprise Centre. (See project 18) Access & Movement New accesses formed off Sumner Street and Galligreaves Street will open up the accessibility and legibility of this currently rather isolated area. Parking to be provided on site in accordance with current policy Delivery & Phasing Issues Site 12 will require site assembly involving the land owners (the Council and private ownerships) to allow a comprehensive development scheme to proceed. Exploratory discussions need to be opened by the Council with the relevant owners in the short term with a view to securing development within a reasonable timescale.

The existing housing to the north will require co-operation between/participation of the various house and property owners to deliver a co-ordinated project, probably with support from the Housing Market Renewal Initiative.

The northern portion of the site fronting Sumner Street partly falls within a medium fl ood risk area. A fl ood risk assessment will need to be undertaken at the time of application which will set out any measures to reduce the risk of fl ooding and to reduce its impact on the development such as raising the fl oor levels of the houses. The majority of the funding should be provided by the private sector, but assistance may be required from Potential Funding public sources (Housing Market Renewal, NWDA etc.) to support land remediation and environmental Sources improvement measures. 1. Establish land and property ownership 2. Open discussions with relevant owners Next Steps 3. Prepare development briefs for sites 4. Encourage owners to expedite development, with fi nancial support/ incentives as necessary – Approximately 60 dwellings – Quality housing environment Project Outputs – Provision of green corridor on site of old rail sidings linking development to Whalley Banks/The Wrangling Enterprise Network.

46 Freckleton Street Masterplan

Building Project Galligreaves / Harrison / Sumner Street Housing – Better Places to Live 13 Project Leader Private Sector Status Low BWDBC Partners Junction of Galligreaves Private Sector Involved Plan Location Street/ Harrison Street/ Elevate Timescale Longer Term Sumner Street Urban Design / Masterplanning Signifi cant improvements to Galligreaves Street area (see Public Realm Projects 9 and 13) will open up new development opportunities at an improved junction between Harrison Street/ Galligreaves Street/ Sumner Street. The Masterplan proposes three-storey town houses fronting onto Harrison Street and Galligreaves Street – overlooking improved open space. Access & Movement The position of pedestrian and vehicular access will depend upon the housing layout adopted. Provided it is not on the junction, access may be from the improved Galligreaves Street or Harrison Street. Buses using Galligreaves Street will give this site good access by public transport. Project Pedestrian access to the west via Galligreaves Street and to the north via either Harrison Street or Description The Wrangling development will ensure this site is well connected. It is convenient, via the proposed pedestrian crossing, for the shops and other facilities on the north side of Whalley Banks. Surface treatment of highways and footways and provision of parking will be in accord with current policy. Delivery & Phasing Issues Depends on uplift in wider area. Long term project with possible signifi cant land assembly issues.

A portion of the site fronting Sumner Street partly falls within a medium fl ood risk area. A fl ood risk assessment will need to be undertaken at the time of application which will set out any measures to reduce the risk of fl ooding and to reduce its impact on the development such as raising the fl oor levels of the houses. Potential Funding The majority of funding should be provided by the private sector but there may be a need for public sector Sources support (see also Project 12). Improvement of market will lead to increased interest in the area and an increase in values will lead to Next Steps development. Council to monitor situation and initiate contact with owners. – Approx 20 dwellings Project Outputs – Improvement of environment – Will help support local services and facilities

47 Blackburn with Darwen Borough Council

Building Project The Wrangling Enterprise Network – supporting Local Enterprise & Growth 14 Project Leader BwDBC Status Medium English Partnerships Partners The Wrangling and land NWDA Involved Plan Location immediately north – See Private Sector Timescale Longer Term 14 Urban Design / Masterplanning Following removal from the register of rail freight sites, the site will be developed for a mix of uses focused around employment and local enterprise. Development to the north of the site (fronting Whalley Banks) will be designed to create a gateway entrance for the Wrangling site setting a high standard. It is envisaged that the ‘Enterprise Network ‘ will offer fl exible accommodation ranging from less than 75 sqm (800 sq ft) to over 185 sqm (2,000 sq ft) of workspace and ancillary offi ces – meeting the BREEAM standard of ‘Excellent’. Parking and servicing areas are arranged within secure courtyards with offi ces and workshop entrances carefully located around focal points and high quality open space. The premises will be situated in an attractive landscape setting orientated to maximise the visibility of the area from the key routes such as Whalley Banks.

Residential development to the south (Building Project 13) would also be supported in the longer term provided that its development supports the sustainability of the existing and proposed (Building Project 12) residential neighbourhood and the local school. Access & Movement Project Description Strategic acquisitions and highway improvements will dramatically improve the accessibility and development potential of this site by creating a direct access off Whalley Banks. The improvements will also facilitate access to adjacent sites on the Whalley Banks frontage. To the southern end of the site, a new pedestrian route taking the line of the former railway through to Galligreaves Street could improve accessibility to the residential areas south and west of the site. Car and cycles parking and pedestrian access will be designed into the overall layout in accord with current policy. Bus routes to the north and south of the site will make it very accessible by public transport. Delivery & Phasing Issues Removal of rail freight listing & acquisition of land on Whalley Banks frontage. May be a need for some land remediation measures.

The project partly falls within a medium fl ood risk area. A fl ood risk assessment will need to be undertaken at the time of application which will set out any measures to be taken to reduce the risk of fl ooding and to reduce its impact on the development now and taking into account the effects of climate change. Potential Funding Funding will be private sector led. May be a need for public sector support. Possible sources include Sources NWDA, European or English Partnerships. 1. Seek removal of site from register of rail freight sites 2. Prepare development brief for site Next Steps 3. Acquire site or seek site disposal by Network Rail for employment development 4. Seek developer /procurement process 5. Develop scheme – Potential for 21 units of workshop space for small to medium sized businesses Project Outputs – 3,600 sqm (38,700 sq ft) of new offi ce employment space – Space created for 112 employees (using a job density of 1 job per 30 sqm)

48 Freckleton Street Masterplan

Building Project Mill Lane Mixed Use Opportunity 16 Project Leader Private Sector Private Sector Status Low Partners NWDA Involved Plan Location See 16 English Partnerships Timescale Longer Term Urban Design / Masterplanning A new highway connection is proposed linking between Mill Lane and Freckleton Street (see also Project 5). Development land will be made available as a consequence of this new route providing a longer term, mixed–use site. The site would be suitable for existing users wishing to modernise and expand their businesses providing more modern accommodation with servicing and car parking areas. Access & Movement Pedestrian access is particularly good for this site: via Mill Lane there is easy access to and from the rail and bus stations and via St Peter Street to the town centre. Proximity to the focal crossing point of the Orbital Link Road means that the site is well connected for pedestrians and cyclists. Bus passengers are equally well served with routes and stops along the Orbital Route Link Road and along Mill Lane / Project Freckleton Street. Description If the site is used to relocate some nearby businesses, that would bring new opportunities for off street servicing and parking. Delivery & Phasing Issues Development of these sites will be triggered by the completion of the Orbital Route Link Road through the area and the development of the Hub and the new business enterprise offi ces lining the route. These developments will raise values, aspirations and standards in this area leading to development proposals coming forward.

The southern portion of the proposed project partly falls within a medium fl ood risk area. A fl ood risk assessment will need to be undertaken at the time of application which will set out any measures to reduce the risk of fl ooding and to reduce its impact on the development now and taking into account the effects of climate change. Potential Funding Projects will be private sector funded, with some possible support from external agencies such as NWDA Sources and English Partnerships. 1. Completion of Orbital Route, enterprise hub, new business enterprise offi ces, as well as key Next Steps environmental works. 2. Preparation of development framework for area – Environmental Improvement of area – Redevelopment of area with greater mix of uses and better quality of building Project Outputs – 2,700 sqm (30,000 sq ft) mixed-use development – This project will result in an unspecifi ed number of jobs being safeguarded as well as many new jobs being created.

49 Blackburn with Darwen Borough Council

Building Project Future Employment Sites 19 Project Leader Private Sector Private Sector owners and Status Low developers Partners NWDA Involved Plan Location See sites listed as 19 English Partnerships Timescale Longer Term Elevate Urban Design / Masterplanning The impact of the proposed changes within the Masterplan area will be affected by wider economic trends. Under favourable circumstances the pace and extent of change may be greater than currently predicted. A number of sites within the Masterplan area have therefore been identifi ed as future development opportunities. The sites selected are currently serving a useful role and function. It is not prudent at this point in time therefore, to fully defi ne their future role and use. Their importance in the future, however, due to their location and position within the Masterplan strategy, should not be discounted. Some points for future consideration are therefore included:

In the shorter term environmental improvements are recommended to improve the quality of the Galligreaves gateway. Enhancement of this area should be included as part of the improvement works suggested for Galligreaves Street. Longer term the site could form part of the new residential development, where three-storey town-houses would form part of a gateway scheme looking on to the junction with Harrison and Sumner Street – as part of Building Project 13;

The premises at the junction of Canterbury Street and (the former) Byrom Street are proposed as long term development opportunities subject to successful relocation of existing businesses. A high quality design solution would be required for this high profi le site, preferably accommodating a mix of uses. Project Land to the rear of the existing fi re station could be developed as an extension to the enterprise support Description facility (see also Projects 12 and 18). Gardens and courtyards could also be provided to improve the aspect of the existing houses. New residential development might also be provided as an alternative. These proposals would be subject to further evaluation. Access & Movement Vehicular site access, servicing and car parking will be to the standards operative at the time. Pedestrian and cycle networks will be well established by then although development of these sites may afford opportunities for improvements. The bus network will have been restructured by then and will serve all these sites. Delivery & Phasing Issues Development of these sites will be triggered by the completion of the Orbital Route Link Road through the area and the development of the Hub and the new business enterprise offi ces lining the route. These developments will raise values, aspirations and standards in this area leading to development proposals coming forward.

The northern section of the site close to Whalley Banks partly falls within a medium fl ood risk area. A fl ood risk assessment will need to be undertaken at the time of application which will set out any measures to reduce the risk of fl ooding and to reduce its impact on the development now and taking into account the effects of climate change. Potential Funding Projects will be private sector funded, with possible support from public sector agencies including English Sources Partnerships, NWDA and Elevate. 1. Completion of Orbital Route Link Road, the Enterprise Hub, new business enterprise offi ces, as well Next Steps as key environmental works. 2. Preparation of development briefs for sites – Environmental Improvement of area Project Outputs – Redevelopment of area with greater mix of uses and better quality of buildings

50 Freckleton Street Masterplan

Public Realm New Public Square – a quality public realm Project 7 High - Critical to Project Leader BwDBC Status success of area Partners BWDBC regeneration Involved Private Sector Short to Medium Plan Location See 07 / 04 Timescale term Urban Design / Masterplanning It is envisaged that the focus of the public realm will be designed by a design fi rm of national / international repute, the aim being to create an award-winning public space, and to place design quality (and place-making) at the heart of the area’s regeneration strategy. New development will be set around two new public “squares”. The squares will front onto the Orbital Route Link Road framed by high quality buildings terminating a strong vista on the axis of St Peter Street. Generous pedestrian crossing points will be located at the junction with St Peter Street creating a high quality pedestrian gateway at the junction of these key routes into the town centre. The “squares” will be accommodated within the Enterprise Hub and to the western boundary of St Peter Street providing, fl exible open areas, with hard-standings for public exhibitions and events. Public art (and a water feature) will be located within the dual squares, which will be handsomely-lit by feature lighting. Access & Movement The “squares” will have a pedestrian priority focus and will be closed to vehicles except on special Project occasions, when they will be used for temporary events, exhibitions and community days. Description Well-used, safe and secure routes between the main Enterprise Hub buildings and the surrounding car parks will be provided for the comfort of customers and staff. Building signage and highway infrastructure will be accommodated within a comprehensively designed public realm scheme. The “squares” will form a focus for the footway and cycleway network in this part of the Masterplan area. They will be separated by a major highway, the Orbital Route. However, at this location it will be traffi c- calmed with a raised ‘table’ to raise the carriageway to the level of the pedestrian crossing in accord with best mobility practice. With bus stops on the Orbital Route Link Road close to the pedestrian crossing, the squares and the events held in them will be easily accessible by bus passengers. Delivery & Phasing Issues Site becomes available as part of the Orbital Route Link Road project, also subject to closure of Freckleton Street and St Peter Street

Timing depends on construction of Orbital Route Link Road Potential Funding Funding could be through a combination of sources: the Hub, the developers of the Business Enterprise Sources offi ces and the public sector. – Assembly of land for Orbital Route Link Road Next Steps – Preparation of design brief – Design Competition – 1300sqm of high quality new public square – Creation of a recognisable “place” at the heart of the Masterplan area. Project Outputs – Catalyst for development – Improved gateway into town centre

51 Blackburn with Darwen Borough Council

Public Realm Improving the image and appearance of the River Blakewater Project 8 Long term aspiration - Critical Project Leader BwDBC Status BWDBC to success of area Partners Property owners regeneration Involved Environment Agency Plan Location River Corridor – See 08 Timescale Short to Long term

Urban Design / Masterplanning Enhancement of the River Blakewater corridor is an over-arching objective within this part of Blackburn. Its gradual phased improvement during the course of the Masterplan period will add to the area’s attractiveness and image. In the shorter-term the Masterplan strategy focuses on improving the character of the river corridor passing through a number of key opportunity sites:

A. Environmental improvement works to the river corridor (including boundary wall, street furniture, feature lighting, and signage improvements) will create an attractive route into the Freckleton Street area at the junction of Whalley Banks and Harrison Street;

B. A new entrance into the Commercial and Public Sector Enterprise Hub will be created re-using and improving the existing bridge and other crossing points over the river, placing emphasis upon improving the setting and visual appearance of the river and the safety of visitors;

C. A new crossing point over the river is required as part of the proposed Orbital Route Link Road works. The bridge structure and surrounding public realm will be designed to create a new local landmark feature. Its striking appearance will add to the character of the area providing generous pedestrian Project routes across the river, whilst generally improving the visual appearance of the river and the safety of Description pedestrians;

D. The visual appearance and character of the river corridor will be improved within areas designated for either car parking or public open space.

E. Future (longer term) opportunity sites will also focus on improving the river corridor; and

F. Existing businesses will be generally encouraged to enhance the quality of the river corridor through better management of sites, premises and materials. Access & Movement Making a feature of bridge structures will add interest to trips made on foot or by cycle, encouraging greater footfall within the area and more cycle usage. Improved bridging points as highlighted in the Masterplan. Delivery & Phasing Issues The river generally runs at back of properties. Stretches of river should only be improved as part of development proposals bordering the river with exception of stretch by the Hub. Improvement of this section can be part of this project. Generally the river should be improved as part of development projects through which the river runs or Potential Funding borders upon. The exception is a stretch at Whalley Banks where public sector funding is likely to be Sources required. Next Steps – Preparation of detailed design guidance setting out how river should be improved – 686 linear metres of improved waterway Project Outputs – An improved context for development – The opening up of part of the town’s heritage

52 Freckleton Street Masterplan

Public Realm Green Buffers & Open Spaces Project 17 Project Leader BwDBC BWDBC Status High Partners Freckleton Street & Private Sector Medium to longer Plan Location Involved Timescale Canterbury Street – See 17 NWDA term Urban Design / Masterplanning Improving previously developed land and minimising the impact of any unsightly existing developments surrounding key sites such as the Wrangling site, and land south of Sumner Street will be undertaken. Given the nature of surrounding (and previous) land uses this action will be necessary to attract quality development to these sites. Improvements may include:

– Land remediation; – Demolitions and removal of redundant rail infrastructure (bridge, tracks etc); – Landscape buffers and screen planting using indigenous plants and trees; Project – Diversifi cation of local habitats; Description – Boundary wall treatments Access & Movement A focus is placed upon improving the safety and security of pedestrians and cyclists passing through or adjacent to these areas. Where practical, the main footpaths and cycleway networks will make use of these areas to provide segregation from vehicular traffi c. Delivery & Phasing Issues The timing of improvements will to a large extend depend upon the development of adjacent sites, especially the Enterprise Hub, the Orbital Route Link Road, the Sumner Street housing and the Wrangling Enterprise Network. Potential Funding Funding could be through a number of sources including as part of the Hub, the Orbital Route Link Road Sources and through additional possible public sector funding. Preparation of indicative programme of land remediation and environmental improvement for discussion Next Steps with/submission to public sector funding agencies. Needs to be considered as part of the Hub and the new Orbital Route Link Road developments – 7,500 sqm of improved landscaping Project Outputs – An enhanced setting for new development – Part of improved gateway into town centre

53 Blackburn with Darwen Borough Council

The Way Forward and Form of Planning 8 Application for Major Developments

This section of the SPD provides guidance for developers in drawing up proposals for the redevelopment of the key development sites.

The presumption is for each application to be submitted as a detailed application with a Design and Access Statement (see below).

Offi cers will negotiate on the basis of this SPD and the policies contained within the Blackburn with Darwen Borough Local Plan, on all proposals prior to submission and will encourage early discussion between all key stakeholders and businesses.

8.1 Design Statement

Major Applications need to be accompanied by a Design and Access Statement which should include the following points, as well as the range of information normally required:

1. A Vision Statement for the area 2. Review of Local Plan Policy, National Planning Policy and other relevant best practice 3. The development process, whether the development is to be phased

Character Surrounding area; building form, massing, architecture, materials

Townscape What is the identity of the existing site Views in and out of the site

Public Realm Boundaries to the site Welcoming environment Public and Private open space

Movement and Legibility (Access) Surrounding street patterns and layouts Ease of movement for all users including impaired mobility

Sustainability Secured by Design Use of sustainable forms of materials, energy use

Diversity Adaptability of the building/site

54 Freckleton Street Masterplan

9 Contacts and Further Information

Forward Planning and Transport - 01254 585356

Development Control - 01254 585960

Building Control - 01254 585326

Environmental Health - 01254 222517 Housing Market Renewal Team - 01254 585213 Business Support - 01254 844123

Key stages to submitting a planning application

1. Select a suitably qualifi ed architect, with experience to deliver a development to the highest standards. (‘Non architect’ schemes which produce generic or inappropriate development will not be acceptable). 2. Contact the Development Control team for relevant planning application forms or go on www.blackburn.gov.uk 3. The Council welcomes early discussions with developers. Before a pre-application meeting is held it would be useful to have the following:

– a clear site area plan and covering letter of the proposals should be submitted before a meeting is held – be familiar with the relevant planning policy for the site – be familiar with any relevant SPD’s or SPG’s which apply to the site

(Applicants should however be aware of the demands placed on Council staff and allow realistic time for such consultations to be arranged and take place).

Site Purchase Advice on open space and landscaping can be obtained from: Purchase of Council owned sites is through the: Service Department Offi cer Regeneration and Environment Dept. Town Hall Regeneration and Environment Dept. King William Street Davyfi eld Road Blackburn Blackburn BB1 7DY BB1 2LX 01254 585441 01254 585060

Further detail about water supply, drainage and electricity Highway Development Control supply on site can be obtained from United Utilities from whom consent should be sought before connections or alterations are This function is carried out by Capita Symonds Ltd. on behalf of made: the Council by: United Utilities Engineer Development Control Dawson House Capita Symonds Great Sankey Castleway House Warrington 17 Preston New Road WA5 3LW Blackburn 01925 237 000 01254 273482 [email protected]

55 Blackburn with Darwen Borough Council

Information and advice on gas supplies are Public Consultation available from Transco: The Council’s Statement of Community Involvement requires Transco North West developers to carry out public consultation in advance of submitting a planning application. Advice on consultation can Spa Road be obtained from: Bolton BL1 4SR Neighbourhood Coordinator (Southwest) 01204 545251 Neighbourhoods, Housing and Customer Services Dept. Blackburn with Darwen Borough Council Town Hall Advice about alterations to water courses Blackburn should be obtained from the Environment 01254 585100 or 01254 266372 Agency: Environment Agency Ecohomes Assessment

PO Box 519 A list of licensed assessors is available from the Building South Preston Research Establishment: Lancashire PR5 8GD BRE 01772 714043 Garston Watford WD25 9XX Telecommunications 01923 664000 BT http://www.breeam.org/assessors/ecohomes.jsp Telephone House 170-175 Moor Lane Preston Further Information PR1 1BA 01772 265314 Further information about Housing Market Renewal can be obtained from the Council’s website and Elevate’s website:

BT New Sites: www.blackburn.gov.uk 0800 731 7208 www.elevate-eastlancs.co.uk

Refuse Collection: Other useful links for information are: Regeneration and Environment Department Blackburn with Darwen Borough Council www.communities.gov.uk Davyfi eld Road www.cabe.org.uk Blackburn www.buildingforlife.org 01254 585001 www.lancashire.gov.uk

Network Rail Liability

Jill Stephonson The Council can accept no liability for any information supplied Square One in this document and developers are strongly advised to satisfy 4 Travis Street themselves as to the situation. All costs of service diversion Manchester and new connections will have to be met by the chosen M1 2NY developer.

56 Freckleton Street Masterplan

10 Planning Context

10.1 Introduction

This document has been developed within the context of national, regional and local planning guidance. It has been prepared at a time when new procedures have been introduced in accordance with the Planning and Compulsory Purchase Act 2004. Under these regulations, the Council is required to prepare a Local Development Framework (LDF) to replace the current Local Plan. The Freckleton Street Masterplan takes the form of a Supplementary Planning Document and forms part of the Local Development Framework (LDF).

10.2 Statutory Planning Framework

All development proposals are required to have regard to Likewise the regeneration area’s proximity to and partial national, regional and local planning policy. There are several inclusion within Blackburn Town Centre makes it sensitive to key documents that provide the statutory planning framework policies relating to town centres. Planning Policy Statement for this area. 6 establishes the key objective of promoting the viability and vitality of town centres through: PPS 1 Delivering Sustainable Development (2004) – Planning for the growth and development of existing PPG 4 Industrial, commercial and small fi rms (1992) centres; and PPS 6 Planning for Town Centres (2005) – Promoting and enhancing existing centres, by focusing PPG 13 Transport (2001) development in such centres and encouraging a wide range of services in a good environment, accessible to all. RPG 13 Regional Spatial Strategy for the North West (2003) JLSP Joint Lancashire Structure Plan 2001 - 2016 (2005) Regional Spatial Strategy for the North West (RPG13) (2003) provides a strategic overview for planning policy. The core Planning Policy Statement 1 (PPS1) (2004) highlights how development principles that apply to the Freckleton Street area a positive and proactive approach is required to deliver high are: quality and sustainable development. The following objectives for sustainable development and sustainable communities are – To achieve greater economic competitiveness and growth, highlighted: with associated social progress; – To secure an urban renaissance in the cities and towns of – Promoting urban regeneration the North West; – Promoting regional, sub-regional and local economies – To ensure active management of the Region’s – Bringing forward suffi cient land of a suitable quality in the environmental and cultural assets; right location – To secure a better image for the Region and high – Giving priority to ensuring access for all to jobs, health, environmental and design quality; and education, shops, leisure and community facilities – To create an accessible Region, with an effi cient and fully – Focusing development that attracts a large number of integrated transport system. people in existing centres – Enhance and protect biodiversity – Promoting more effi cient use of land Blackburn is identifi ed as one of the key urban areas outside – Encourage more sustainable transport solutions of the North West Metropolitan Area of Liverpool, Manchester and Salford. The town has been identifi ed within the strategy as a Regeneration Priority Area. Regional Spatial Strategy (RSS) Planning Policy Guidance (PPG) Note 4 recognises that a creates a strong urban-centric planning policy framework which range of appropriate commercial and industrial uses can concentrates developments and priorities within inner urban be accommodated within or close to residential areas. It areas such as Freckleton Street. The recycling of previously acknowledges the potential of mixed use areas to contribute to used land and curtailing use of greenfi eld sites in less central sustainable development objectives. locations is crucial to these objectives.

57 Blackburn with Darwen Borough Council

The Joint Lancashire Structure Plan (JLSP) (2001-2016) was adopted in March 2005 and provides a sub regional strategic framework. As with RSS and the Regional Economic Strategy the plan identifi es Blackburn as a Regeneration Priority Area. The following general priorities for East Lancashire are outlined:

– Increase business and industrial land take-up by 25% above current trends to assist the restructuring of the economy and regeneration; – Release of selective strategic greenfi eld land at Whitebirk for regionally important economic investment; – Reverse population decline by stemming outward migration; – Improve the urban environment.

10.3 Principal Planning Policies Of The Blackburn With Darwen Borough Local Plan (April 2002)

At a local level, the Blackburn with Darwen Local Plan was adopted in 2002 and has been selectively “saved” until the replacement Local Development Framework is adopted.

The following ‘saved policies’ are considered relevant: (See Local Plan Policy Context Map)

Policy Title Brief Description H4 New Residential Development Sets criteria for residential development including a minimum density of 30dph, provision of open and amenity space (including private gardens), access and car parking and retention of privacy T9 New Development – General Ensures that new development provides for safety and convenience of all highway Transport Considerations users, appropriate provision vehicular access, car and cycle parking and access by public transport is catered for. ENV6 Environmental Improvement Applies to the railway line, Bolton Road, and Byrom Street. Improvements Corridors to enhance the image of the area assist in raising business confi dence and encourage private investment. LNC4 Greenspace Corridors Applies to the River Blakewater and railway line. Greenspace corridors are there to assist the movement and dispersal of wildlife in order to maintain biodiversity and to link towns with the countryside. T10 Major New Developments Sets out a requirement for major developments to be supported by Transport – Transport Considerations Assesments and where neccessary Green Travel Plans and to provide contributions towards enhancements of the Transport Network. Requires major developments to be easily accessible by Public Transport Services and closely related to primary routes / main roads.

A number of allocations and designations set the local context for the area:

Policy Title Brief Description EC6 Mixed Use Areas Much of the Masterplan area is designated a mixed use area. Therefore, a variety of uses will be acceptable provided proposals accord with other policies in the Plan. T7 Blackburn Town Centre Orbital Applies to Great Bolton Street, Byrom Street and Freckleton Street. An Route ‘orbital route’ is being developed based upon the existing highway network to accommodate traffi c movements which do not need to penetrate the town centre’. The policy stipulates that within the area bounded by this route, through traffi c movements will be discouraged by the use of balanced environmental and traffi c calming measures.

58 Freckleton Street Masterplan

Policy Title Brief Description T3 Rail Freight Applies to the Wrangling, Gilbraith’s and associated railway sidings (shown in the Proposals Map as mixed use sites). It states that planning permission for development which would result in the loss of rail freight facilities will not be granted and in locations suitable for industrial or warehousing uses, planning permission will not be granted for trackside sites which have the ability to connect to rail if the development would prejudice subsequent rail connection. EC3 Established Business and Applies to land south of the Railway. The policy specifi es that development for Industrial Areas the following uses will be permitted: Business and General Industrial (B1/B2), Warehousing and Distribution (B8) and the Motor Trade. Other uses may be acceptible if they do not prejudice the Borough’s supply of employment land and are appropriate in a predominantly employment area. HD11 Development in and adjacent Applies to an urban block including King Street/Freckleton St/ Clayton to Conservation Areas St. A segment of land in the north of the Masterplan area is in the King Street Conservation Area, whilst other parts border on a Conservation Area. The council sets development criteria for developments in or adjacent to conservation areas including encouraging proposals of a high standard of design which respects the character and appearance of the area. R1 Retail Development in Applies to Heaton Street/ King Street / Freckleton Street. A small part of the Blackburn Town Centre north of the Masterplan area falls within the boundary of the town centre. R5 Retail Development: Darwen Applies to the Bolton Road frontage (between Sharples Street and Plain Place) Town Centre and Major and considers retail development to be acceptable provided it is of a scale and Neighbourhood Centres character consistent with the size and function of the centre. R6 Primary Shopping Frontages Applies to the same area as Policy R5 and sets out criteria where developments in Darwen Town Centre and falling within classes A2 and A3 will be considered acceptable. It also sets out Shopping Frontages in Major exceptions which may be made to the criteria where there are a high number of Neighbourhood Centres empty units and prolonged vacancy levels. HD13 Alterations to Listed Buildings One very prominent building. Planning Permission and Listed Building Consent required for the demolition of a listed building. HD14 Demolition of Listed Buildings Introduces presumption against demolition of Listed Buildings unless a number of and Demolition of Unlisted criteria can be met. Buildings within Conservation Areas

Policy BTC9 encourages environmental improvement initiatives along King Street. Finally, a greenspace corridor policy LNC4 applies to the River Blakewater and railway line.

BwDBC have also produced Supplementary Planning Guidance (SPG) and an Interim Policy Statement. Those which are most relevant to the area include:

– New Residential Development (SPG) – Industrial and Warehouse Buildings (SPG) – A Strategic Approach to Planning for Housing in Blackburn with Darwen (Interim Policy Statement)

10.4 Local Development Framework

A Preferred Options Report for the Core Strategy has In addition a Supplementary Planning Document for the been the subject of public consultation in Autumn 2007. Infi rmary Waterside Area and a Borough-wide Design Guide This overarching Spatial Strategy puts forward a typology SPD have been adopted. of employment land including Urban Hub/Gateway Sites (Freckleton Street). The Core Strategy encourages knowledge based light industries and offi ce development.

59 Blackburn with Darwen Borough Council

10.5 Other Planning Considerations

The Council has adopted an Interim Planning Policy Statement on housing. This seeks to focus most new residential development into areas covered by the Housing Market Renewal Initiative. Much of the Freckleton Street Masterplan area falls within the HMR boundary.

The Interim Policy Statement is expected to be revised in early 2008. The current version is available free of charge from the Council and can be accessed via the Council’s website.

10.6 Blackburn With Darwen Local Transport Plan 2 2006-2011

The vision for LTP2 is “to encourage and facilitate the provision of an effi cient, safe and sustainable transport system, which meets the needs of all transport users, by providing the widest choice and managing demands”.

It has two principal objectives: to widen and develop choice; and to manage increasing transport demands. This recognises that transport policy must balance two concerns – to sup- port the view that better transport provision helps develop the economic and social base of society and that people should be free to exercise choice, but that in exercising this abil- ity to choose there will be times and places when negative consequences of transport use occur and interventions are required. These two objectives allow the packaging of schemes for delivery into four groupings: three spatial - hubs, corridors, neighbourhoods – and one thematic – smarter choices. This refl ects where people live and work, where and how they ac- cess services and how the transport network connects them together.

The LTP includes the construction of the new Freckleton Street bridge and unspecifi ed improvements to the link between that and Montague Street to complete the Orbital Route. It also lays emphasis on improving accessibility to health, education, shopping and employment opportunities by all sectors of the community. This involves enhancing access by public transport particularly in areas of multiple deprivation.

60 Freckleton Street Masterplan

Local Plan Policy Framework: Local Plan Allocations Reproduced from Ordnance Survey mapping with the permission of the controller of Her Majesty’s Stationery Offi ce. Crown Copyright. Unauthorised reproduction infringes copyright and may lead to prosecution or civil proceedings. Licence No.: 1019493.

Boundary of Town Centre Inset Map

New Residential Developments Policy H1

Established Business and Industrial Areas Policy EC3

Mixed Use Areas Policy EC6

Primary and Strategic Road Network

Major Neighbourhood Centre Policy R5

Protected Open Space Policy TRL1

Environmental Improvement Corridors Policy ENV6

Greenspace Corridors Policy LNC4

Town Centre Boundary Policy R1

Proposed Orbital Route Policy T7

Conservation Areas Policy HD11

Environmental Improvement Corridors Policy ENV6

Environmental Improvement Streets Policy BTC9

Environmental Improvement Areas Policy BTC9

Development Opportunities Policy BTC1-8

Secondary Shopping Frontages Policy R4

Mixed Use Area Policy EC6

Greenspace Corridors Policy LNC4

61 Blackburn with Darwen Borough Council

Appendix 1

Statement of Consultation the Blackburn Town Centre Strategy for 2003-2008 identifi ed the important supporting role to the town Introduction centre the Freckleton Street area could play. These factors have encouraged the Council to commission 1.1 Government guidance requires the process of preparing the preparation of the Masterplan/SPD. However, the development plan documents (including Supplementary consultations undertaken in connection with these Planning Documents) to involve the people who will be previous studies were of a general nature and do not affected by them. It sets out minimum requirements relate to the Freckleton Street SPD for which specifi c on public participation to achieve this aim, and local discrete consultation must be undertaken. planning authorities are called upon to apply the most effective way of enabling people to contribute to the 1.5 The Town and Country Planning (Local Development) process. (England) Regulations 2004 set out the full list of local and national organisations which must be consulted 1.2 Supplementary Planning Documents (SPD) relate in preparing SPDs. This includes representatives of to a ”parent” statutory planning document, in this regeneration, environmental and health interests, case the Blackburn with Darwen Borough Local Plan service and infrastructure providers and voluntary and which was adopted in April 2002. They are intended statutory bodies concerned with disadvantaged groups to expand upon policy or provide further detail to in the community. policies in the Development Plan Documents but do not have development plan status. The Freckleton 1.6 The regulations require the Council, as local planning Street Masterplan SPD supplements and recommends authority, to decide which of these might be affected changes to the policies of the adopted Local Plan. by the Freckleton Street SPD and provide appropriate It also sets out the parameters against which any opportunities and methods for their views to be taken proposals will be assessed to assist in the delivery of into account. In addition, adequate provision for the the key aspirations for the area. Following adoption, the representations of the general public, and particularly SPD will be a material consideration in the assessment those on whom the SPD proposals might impact, must of planning applications in the area and will also be made. be a consideration in the preparation of the Local Development Framework. Consultation undertaken in connection with the draft SPD 1.3 The Freckleton Street Masterplan Supplementary Planning Document (SPD) relates to an area on the 1.7 Engagement with key stakeholders from the area south west side of Blackburn town centre which will fi rst took place at a workshop held in mid-2005 and be the subject of a number of regeneration initiatives continued on a ‘one-to-one’ basis with the client- and projects which will bring about the renaissance consultant project team preparing the Masterplan of an area of mixed uses, with considerable potential after that. A short period of general public consultation for further enterprise and employment development. and also consultation with key stakeholders and While some of these proposals are independent of the property owners potentially affected by proposals took SPD and capable of being brought forward without it place in February/March 2006 in connection with the in place, the objective of the SPD is to provide more Movement and Transport Options identifi ed through specifi c focussed planning guidance for the Freckleton the masterplanning study work. This included use of a Street area based on and supplementing existing 4-page explanatory leafl et; a small exhibition held in statutory policy. It is therefore important that the views Blackburn Central Library of the options; a questionnaire of those who are stakeholders in the area, and of distributed with the leafl et and available ‘on-line’ on the those with other business, social and environmental Council’s website; publicity in the Council’s newspaper interests in both the Freckleton Street area and the ‘The Shuttle’ and other media; and ‘mailshots’ targeted wider Borough, are canvassed and where appropriate on interested parties and relevant property owners refl ected in amendments to the draft SPD. in the area. This identifi ed support for the preferred highway link, the Central Alignment, now incorporated in Previous consultation and intended consultees the SPD. Further details are set out in Appendix 3. on the Freckleton Street Masterplan 1.8 The draft Supplementary Planning Document for the 1.4 Discussion about the future of the area covered by Freckleton Street Masterplan area was approved by the SPD initially took place through ELSERG (The East Executive Board for consultation purposes on 13th Lancashire Strategic Economic Regeneration Group). In July 2006. A 6-page leafl et version summarising the a recent study, it identifi ed the area as an ‘Employment key opportunities and proposals and including the Hub/Gateway’ site with considerable potential for illustrative Masterplan map, was subsequently prepared employment/enterprise development. Similarly, work in the latter part of 2006. undertaken in connection with the preparation of 62 Freckleton Street Masterplan

1.9 Copies of the leafl et, together with a response form and Stakeholders Consulted for Freckleton Street a notifi cation letter were widely distributed to as many Masterplan properties as possible within the draft SPD boundary. This advised property occupiers of the draft SPD, the Able Motors dates of the consultation period and the way in which Accrington Surgical Instrument Suppliers responses to the draft SPD could be made. The draft Acme Hire (Blackburn) Ltd SPD and accompanying Sustainability Appraisal was Age Concern Blackburn & District available to view in the following locations from the 9th All Clean February 2007 to 9th March 2007: All Members of Blackburn with Darwen Borough Council Alpine Kitchens (Suppliers & Fitters) Town Hall, King William Street, Blackburn Apples Ltd Central Library, Blackburn B.T. Barton Wilmore Partnership - Northern 1.10 Copies were distributed to approximately 200 national Bearing Power Ltd and local organisations already on the Council’s Bellway Homes Development Plan database. Interested parties Blackburn & Darwen Disabled Access Group already on the Council’s contact database from earlier Blackburn Borough Transport Limited consultation and correspondence were also sent a copy Blackburn Business and Community Partnership of the leafl et, response form and notifi cation letter. Blackburn Church Action Councillors for all of the Borough’s wards were each Blackburn College sent a copy of the leafl et and copies of the full draft Blackburn Exhaust Centre SPD were made available in each party group room. Blackburn Fire Station The draft SPD, Sustainability Appraisal and on-line Blackburn Roofi ng Supplies Ltd response form were available on the Council’s website. Blackburn Security Centre The four week period of public consultation was from Blackburn Spiritualist Temple 9th February to 9th March 2007. Briefi ngs were also Blackburn Town Centre Partnership Board given to the Executive Member and Lead Members for Blackburn with Darwen PCT Regeneration. Blu Tex Bodyshop Supplies (Blackburn) Ltd t/a Car Component 1.11 A total of 17 responses were received on the Company consultation draft, although one of these was on behalf Boulder UK of 3 adjoining properties and 7 of a similar nature Briery Homes Ltd. related to one site (full details are provided in the BT Garage Depot Schedule attached). Many respondents were broadly Burnside Mill Flooring & Furnishings Ltd supportive of the SPD and the overall vision. Detailed Byrom House Residential Home comments related to: Byrom Supplies • Flood risk issues Café Vfresh • The impact of proposals upon the heritage and the Canterbury Fireplaces historic environment Car Component Company • The impact of new highway proposals upon the area Cathedral Offi ces in general and some properties in particular Catteralls • Detailed design issues Chris Thomas Ltd. • Timescales for implementing the proposals Clays Blackburn Ltd • Rail-related freight facilities in the area Colby Group Services • Access and parking issues Compensation Bureau UK Complimentary Health Care 1.12 These issues have been taken into account in preparing Consensus Business Group the fi nal Supplementary Planning Document for the Cookson Builders Ltd. Freckleton Street Masterplan Area. A schedule which Cosy Lounge Suites summarises all comments received, together with Cybertech Security Systems the Council’s response and the action being taken, is D & A W Graphic Design Consultants attached. The following schedule lists all organisations D S F Delmec Ltd and individuals who were sent a copy of either the Danti Soft Furnishings (MNG) full draft Supplementary Planning Document or the Dexter Paints Ltd summary consultation leafl et: Dialogue Diamond Aquatics Direct Match Ltd Divine Cuisine Restaurant DPDS Consulting Group Driver Hire (Blackburn) E S P Plumbers Merchants East Lancs Deaf Society East Rose Community Association Eastern Delight 63 Blackburn with Darwen Borough Council

Elevate East Lancashire Millennium Private Hire Elmont Ltd MNG Household Textiles English Heritage Mobile Operators Association English Partnerships Modern Day Bodies Ltd Entwistle & Joint Muller Property Environment Agency Nathaniel Lichfi eld & Partners Enza Property Group National Tyres and Autocare Exchange Coffee Company Natural England F.S.S Gas Co. Ltd. Natural Stone Direct (Blackburn) Ltd Fairbrothers Network Rail Framar Hammeril (UK) NorthCountry Homes Group Ltd. Fuller Pieser Northern Industrial Parks Ltd. G A Auto-Care Northwest Regional Development Agency Galligreaves Community Association npower Renewables George Pearce & Sons Ltd Older People’s Forum George Walsh Electrical Outdoor Action Ltd Gilbraith Transtore P Frodsham ex 21st Century Security GONW P G B Roofi ng & Plumbing H & H Graphics Parkinson & Worden Ltd H Parry Joinery Passerini’s Mens Hairdressers H S S Hire Shops Phones 2000 Happy Occasions Pickup & Denton Hattrell & Partners Planet City Ltd Hobkirk Sewing Machines Royal Mail Hornby Hotel Ltd S & T Box & Packaging Ltd HOW Planning Salvation Army Hostel Intack & Central Private Hire Sharples Street Salvage J Critcheley (Motor Mechanic & Trader) Simply Snacks JB Higham Smiths Equipment Hire Jogee Secondhand Shop St Wilfrid’s Church of England High School and John Walsh Technology College John’s Snooker Club Strutt & Parker Jones Day Sweeney’s Carpets & Vinyls JWPC Sweety Ltd K K L Windows Taylor Weaver Kenyon Road Services Territorial Army King St Newsagents The Beauty Spot King Street Development Group The British Wind Energy Association Kings Furniture The Development Planning Partnership Lancashire Ambulance Service The Gun Shop Lancashire Constabulary The Planning Bureau Ltd Lancashire Economic Partnership The Salvation Army Lancashire Fire and Rescue Service The Tile Shop Lancashire Police Authority Thomas Briggs (Blackburn) Ltd Lancashire United Ltd. Town & Country Vets Lea Hough & Co. Trade Line Services Ltd Lee Rogerson Joinery Contracts Traders Corner Lee’s Hall Trevor Dawson LIFT Twin Valley Homes M N G Philtex Ltd - (now Danti Union House Manchester Property & Development Ltd. Vernon Street Café Margaret Embery Walton & Co. Maro Developments Limited Warlands Cycles Marwill Tools & Fastners Weir Street Light Engineering Co Ltd Master Electronics West End Youth & Community Centre Maurice Rigby Ltd William Slater & Co Mehboob Patel

64 Freckleton Street Masterplan

Statement of Comments received, Council’s Response and Action required Accept Environment Agency’s amendments and include reference in SPD to PPS25. ect Environment Refl Agency’s comments about the Sustainability Appraisal in SPD. Action Required Discussions held with Environment Agency: wish to see a Strategic Flood Risk Assessment undertaken to inform development in area. New area will not be prevented but there is a need to justify comply with PPS 25. PPS25 not published at the time of SA report. Council’s Response ooding per se, est and Exception Test est and Exception Test oodplain’) used to ooding is not identifi ed as a ooding is not identifi oodplain is in accordance with

Flood Risk needs to be formally identifi ed as a constraint (along with other constraints on page 4) Flood Risk needs to be formally identifi ood risk on site and the promotion of sustainable An objective (s) relating to the reduction of fl An additional policy stating that any proposed development within the fl ed within ed within Chapter 7, this needs to be identifi ood risk is an issue for any projects identifi Where fl and possibly within the ‘delivery phasing issues’ section. the relevant PIF (Project Information Forms) ood risk issue, it appears the SA also misunderstands In addition to the SPD underestimating fl ood plain are acceptable and physical issue. The SA presumes the proposed developments within fl ood risk but ood risk concerns. Such work may reduce fl improvements to the watercourse will resolve fl ood event. The SA should focus on the problems of may still potentially be affected by an extreme fl ood risk areas, rather than solutions that may or not be appropriate. locating development in fl ood risk as a concern which will be dealt with at the planning application stage, ed fl The SA identifi however at this strategic scale, the question is not how much to mitigate a site from fl Development may be ood risk zone, if any. but rather what if any development is appropriate in the fl necessary but evidence to support this will be meet the Sequential T Statement 25. ed in Annex D of Planning Policy identifi gures are available from With regards to Indictor 22 ‘limit and adapt climate change’, CO2 emissions fi It is suggested that an indictor (‘amount of development taking place within the fl development needs to be included (within ‘objectives’ on pages 16-17) other relevant DPD’s and that the Masterplan proposals should not be seen as binding arrangement of layout and land uses should be included within ‘overarching development principles’ under Layout Design. The SA does not appear to appreciate that the proposals could reduce pollution (Objective 19 ‘promote sustainable waste management and reduce all types of pollution’ is deemed as not directly relevant to the SPD). the Environment Agency website. measure the SA objective be replaced with ‘number of planning applications granted contrary to a ood risk objection from the Environment Agency’ as this is a more valuable measure of inappropriate fl ood risk areas. development in fl

– – – – – – – – – Comment Environment Agency ood risk has not been fully considered. A large proportion of the site falls Object to the SPD as issue of fl within Flood Zone 2 (medium risk) and Risk 3 (high risk). The issue of fl development constraint and the proposed land uses have been determined without considering PPS25 The following amendments are sought: the Sequential and Exception Tests. Sustainability Appraisal Report Comments The Agency feel that the Sustainability Appraisal report does not adequately cover two of three ood risk and potential pollution of the water environment (River environmental concerns; potential fl Blakewater).

65 Blackburn with Darwen Borough Council Incorporate further information about the historic environment in SPD and how the decision to demolish 53 King Street has been reached. Accept need for development to be subject to archaeological assessment. Correct omission of reference to impact upon the graveyard 8.68. in Para Action Required Discussion held with English Heritage. Council welcomes support for the vision and appreciates heritage shapes a sense ed any historic resources which study identifi of place. NATA could be affected potentially by new link road proposals. The nite Masterplan recognises that historic buildings are a fi resource and has sought wherever possible to return, upgrade nd viable uses for them to function successfully in their and fi new context. One of the ideas central to draft Masterplan was that any highway proposals should maximise the regeneration potential Street of the area. The section between new Freckleton Bridge and King Street/Montague Street is the last remaining Centre Orbital piece of highway which will complete the Town Route and presently suffers from a number of movement problems. Of the options appraised to remedy this situation, a number of schemes necessitated the removal graveyard and the demolition of Grade II listed building at 53 King for Street. The use of New Approach to Appraisal (NATA) Highway Schemes ensures the choice of a preferred scheme is based on facts with the appropriate weight given to all nal selection having been reached in considerations and the fi an objective manner. ed the area as lacking any coherent The Masterplan identifi image or sense of place which undermines commercial dence and has led to lower levels of economic activity confi and higher vacancy rates. The new link road scheme is the only option which allows a holistic approach to land assembly being adopted. Once in place, a robust framework for further opportunities can be realised including public funded projects Street Landmark Bridge which along with the new Freckleton will attract investment and act as a catalyst for other private it is considered that the sector development. Furthermore proposed road link will provide a new gateway into the Street area and provide the best chance of realising Freckleton the ambitions of Masterplan. The catalyst for private sector development will have major spin-offs for the re-use and renovation of historic buildings within the area, including those in the King Street Conservation Area. The Sustainability Appraisal report although not as extensive in terms of the number of options appraised, considered 3 viable alternatives study. and arrived at the same preferred option as NATA In addition to the loss of Grade II listed 53 King Street, Graveyard. preferred option also involves the loss of St Peter’s Discussions have been ongoing with Blackburn Diocese to understand the issues with development that are likely to impact upon the graveyard. Best practice guidelines will be followed for the treatment of human remains that are excavated from Christian Burial Grounds. All developments in this area will be subject to detailed archaeological survey and the need for more intrusive works of inspection (e.g. trial excavation) will become clear upon completion of this assessment. Council’s Response Cannot comment on Masterplan illustration (Figure 14) and recommended that decisions are deferred until more detailed information is available. Impact on archaeology and historic townscape the new road running through grave yard will need to be assessed. The description of option / strategy 2 in regard to its impact upon the graveyard differs different parts of the report. On page 44 report states that graveyard is to be acquired allow construction the new link road, whilst on page 54 paragraph 8.68 this is not mentioned. The Masterplan must include more information on how the impact upon listed buildings and their settings is handled as the need to demolish listed building limited option / strategy 3 in Environmental Report.

– – – – Comment English Heritage cult to assess because of lack detailed information on the historic nd it diffi Supports the vision but fi qualities and sensitivity. environment, its character,

66 Freckleton Street Masterplan No further amendments proposed. Historic environment and heritage issues will be addressed as for English Heritage. Action Required Discussions held with agent acting for his 3 clients. Concerns seem to be about impact of proposals on the 3 properties. The whole purpose of the new link road is to reduce “rat-running” through the area arising from present one-way system and to adopt a holistic approach land assembly and development in the Masterplan area; see also response to English Heritage. The intention is to incorporate pedestrian access and crossings in the design of new link road and possible locations are clearly shown on the illustrative Masterplan. The Council is prepared to negotiate purchase by agreement or to compulsorily purchase any properties affected by the new road and owners will be appropriately compensated. The Council will attempt to minimise the land and property take for the new road when detailed design work is undertaken. It likely that one of the properties mentioned will not be affected. It is not accepted that the Masterplan lacks an appreciation of the character and qualities of area, indeed many features interest are to be retained and enhanced, including proposals Street. Some loss of existing for the enhancement of St. Peter green space is anticipated but this will be compensated for through the creation of new areas. See also response to English Heritage. Council’s Response ow for reckleton Street and reckleton Street Bridge has cant in cost terms. I would also question the value of expenditure on River Blakewater as a feature – water fl cant and it does not offer a solution to creating an integrated walkway/green much of the year is insignifi The proposed highway route will split the local community by providing a physical impediment to intra- c traffi circulate to fail will road the of nature engineered the that concern is There access. neighbourhood ltering to the c will be funnelled through rather than fi ciently to meet the overall objectives. Traffi suffi the intended regeneration c will by-pass ow of traffi immediate surrounding areas ensuring the general fl c raises serious safety issues with seemingly little provision given zones. The increased weight of the traffi to pedestrian access and crossings. This is in direct contradiction Lancashire Structure Plan’s aim cant investment, provides the best opportunity (6.22). The existing one way system, with similarly signifi c through the area in a more sustainable way. to move traffi The Spiritualist Church of Blackburn is one the buildings under threat and not easily replaceable. nancial compensation the acquiring authority would have to provide replace a building of The fi similar scale but with current standards would be extremely signifi The other building under threat (Byrom House Care Home) obstructs the proposed route of road. In nancial cost of compensation, the relocation residents potentially large distances may addition to the fi cult to bridge. Many with family ties in the area may be forced out creating issues well create a void diffi ts. which will not be assuaged by development benefi The illustrative Masterplan contains a wish list of proposed development which is commendable but c proposals but of wider aws in some of the site specifi lacks in my view focus. There are distinct fl concern is that the document fails to demonstrate an appreciation of certain qualities and features Street does have an interesting street scene which are worthy of retention and enhancement. St Peter cant green space worthy of enhancement and there Churchyard is a signifi along its full length, St Peter’s are a number of other buildings worthy retention and enhancement. link other than in perhaps certain individual lengths.

– – – – – Comment Lea Hough & Co on behalf of Blackburn Spiritualist Church, Byrom House and PGB Contractors Expresses dissatisfaction with the proposals in Masterplan and also states that SPD appears confusing in that the line of new link between Montague Street and F Byrom Street, creating an orbital approach does have merit. already been decided but there also appears to be recognition that the existing use of F

67 Blackburn with Darwen Borough Council Amend timescale to 2009-11 Action Required Action Required Action Required Action Required The site allocated is in a very prominent location and proposals for a high quality design are expected. The illustrations indicative only to show the broad principles of design which should be considered. Note support and comments. Note support and comments. Note support and comments. Council’s Response Council’s Response Council’s Response Council’s Response unding . re station as a ict with established uses in . For safety reasons drive through . For

Lancashire Fire and Rescue service are concerned about the description of new fi nition of this statement. It is the intention Lancashire FRS to provide “landmark building”, and the defi re appliances will be reversing into the The indicative artists impression of the site, suggests that fi site and that part of the building will be provided with a turf roof strongly support the proposal for a short highway connection linking Mill Lane and In particular, Street. Support the high status given to this link but in terms of time-scale object Freckleton medium to long term vision and urge that it is brought forward in the short term. F budget, disposal of surplus land and section 106 agreements should be prioritised received from LTP2 a building of high quality design within the constraints allocated budgets and operational needs re service. the fi facilities are required and reversing should be avoided; the principle of a turf roof is not likely to accommodated within the available budgets. General concern that artist’s impression will raise expectations beyond what can realistically be achieved. It is the intention that Emergency turnout from new station will continue to be onto Byrom Street as at present and therefore we would wish to see the emergency egress arrangements maintained part of any development. for this link Support the vision for introduction of a mix uses along Mill Lane in principle but object to low accessibility and reasons relating to the sustainability, status given to the project by Council. For need to attract investment the area project should be recognised as a higher priority Notwithstanding the above, Calor request that vision of Masterplan for Mill Lane area makes the provision that introduction of new uses into area does not confl the area, including Calor site.

– – – – – – Comment Lancashire Service Fire and Rescue re station however the indicative timescale is more to see that a site has been allocated for new fi Positive likely to be 2009 – 2011. Comment on behalf of Calor Gas Limited Atisreal Support the vision and proposals set out in principle. Comment Chamber of Commerce East Lancashire The chamber supports the proposals which offer a good balance between private and public sector projects, enterprise development and housing development. Comment Blackburn College Blackburn College is very supportive of these proposals.

68 Freckleton Street Masterplan No further amendments proposed. Historic environment and heritage issues will be addressed as for English Heritage. Arrange meeting with businesses following adoption of SPD. Action Required Action Required Action Required , the Council fully supportive of freight entering into Borough but c around accepts that it may generate more local road traffi t for purpose. facilities. Need to ensure access is fi The SRA is now defunct and given the site has not been in operation for a long period of time there is unlikely to be (continuing) demand for this facility. The designation of a bus lane will not affect access to side roads such as Iron Street vehicles will be allowed to cross t from other highway changes the bus lane. Gilbraiths will benefi such as parking restrictions complimentary to the bus lane proposal which will allow easier movement of larger vehicles. Gilbraiths road-rail freight interchange is an existing facility Council will work with Gilbraiths to improve vehicular access. This part of Appendix 1 sets out the Local Plan policies T3 is equally applicable to relevance to the Masterplan. Policy both the Wrangling and Gilbraith sites. Current planning application to address concerns. Comments noted. Detailed comments which can be addressed as and when the Church premises are relocated. Detailed comments which can be addressed through discussions with businesses. Council’s Response Council’s Response Council’s Response reight facilities will cant increase in usage

On page 3 it states “Measures which encourage and facilitate the transfer of Rail F is less certain about the future of road-rail freight facilities. be supported.” But on page 9 it says “LTP2 Whilst the Borough does have a rail-road freight interchange at Gilbraiths, signifi c conditions overall.“ by large vehicles would adversely affect traffi es the two sites which would be affected by this facilities will not be granted and the report identifi ting from this or other highway improvement and access proposals. Gilbraiths not benefi 32). economic activity (Page (Gilbraiths and the Wranglings). The SPD proposes only retention of Gilbraith site even though Facility. ed the Wranglings as a Strategic Rail Freight the Strategic Rail Authority (SRA) has identifi permitted. can be shown to enhance the setting of bridge... will this affect new development at Islington Motel? the rail side of our property by: installation new murals; erection a perimeter fence; canopy and the payment of an annual charge to Network Rail maintain sidings. future of new premises with regards to timescale and further relocation due council acquisition. T3 states that planning permission for development which would result in the loss of rail Policy LTP restrict access to the site with Re-allocating road space on Bolton Road for an inbound bus-only lane will from Bolton Road will not be Development that would require new vehicular access to be taken directly T3 (in Appendix 1) only mentions the Wranglings and not Gilbraiths. Policy make to improve their What are the internal site changes and investments that Gilbraiths need to its design and appearance Development in close proximity to the new bridge will not be permitted unless the “environment” along Environmental Improvement Corridors. The company has substantially improved 1. Concerned with long term problems the proposals will have on car parking and journey time. 1. Request further clarity on what the likely effects will be small businesses. c but concerned over the uncertain Supportive of the orbital route as a means movement for traffi 2. – – – – – – – – Comment Gilbraith (TS) Limited facilities in the town. The SPD expresses contradictory views on having Rail Freight Comment Letters from the public (Members of Blackburn Spiritualist Church) Seven individual letters received all raising concern over the lack of car parking in proposals for church members and visitors particularly for the disabled. Comment Letters from Businesses (1. G A Autocare and 2. Lee Rogerson)

69 Blackburn with Darwen Borough Council

Adoption Statement

In accordance with Regulation 19 of the Town and Country Planning (Local Development) (England) Regulations 2004 (S.I. 2004 ) Blackburn with Darwen Borough Council has adopted the Freckleton Street Supplementary Planning Document as part of the Local Development Framework on the 15th Novem- ber 2007.

Under Regulation 16 2b of the Town and Country Planning (Local Development) (England) Regulations 2004 (S.I. 2004 No/2204) any person aggrieved by the SPD may apply to the High Court for permission to apply for judicial review of the decision to adopt the SPD. Any application for leave must be made promptly and in any event not later than 3 months after the date on which the SPD was adopted.

70 Freckleton Street Masterplan

71 For further information please contact:

Forward Planning and Transport Policy Group, Regeneration and Environment Department, Town Hall, Blackburn BB1 7DY Tel: 01254 585356 email: [email protected] Freckleton Street Masterplan Supplementary Planning Document Appendix 2: Maps and Figures

Part of the Blackburn with Darwen Local Development Framework November 2007

Supported by Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

1 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

2 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

3 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

4 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

5 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

6 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

7 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

8 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

9 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

10 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

11 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

12 Blackburn with Darwen Borough Council Freckleton Street Masterplan Appendix 2: Maps and Figures

13 For further information please contact:

Forward Planning and Transport Policy Group, Regeneration and Environment Department, Town Hall, Blackburn BB1 7DY Tel: 01254 585356 email: [email protected] Freckleton Street Masterplan Supplementary Planning Document Appendix 3: Consultation on Transport and Movement Part of the Blackburn with Darwen Local Development Framework November 2007

Supported by Consultation on Transport and Movement Options

Introduction

The consultation on transport and movement options for the Freckleton Street Masterplan was carried out during February 2006. The consultation was in two parts, the first part was a paper based questionnaire and the second an online questionnaire. Although the general content of the questionnaires is the same the wording of them is slightly different and as such the results have been collated and analysed separately. A total of 11 returns were received for the paper based questionnaire and 4 returns were received for the online questionnaire as well as a few letters of comment.

The questionnaires were in three parts, the first part asked for people’s opinions and views in the Freckleton Street area through a number of statements which they were asked whether they ‘agreed strongly’, ‘agreed’, ‘neither agreed or disagreed’, ‘disagreed’ or ‘disagreed strongly’ with or ‘didn’t know’. The second part asked which option they preferred of three available. Option 1 is minimal improvements; option 2 is for a gyratory system and option 3 is for central alignment. The third part of the questionnaire was to establish the respondent’s relationship with the Freckleton Street area.

Paper Based Questionnaire

The majority of respondents, 80%, agreed or agreed strongly that the improvements to the orbital route in the Freckleton Street area will help support town centre businesses by making the Town Centre safer and more comfortable for pedestrians.

82% of respondents agreed or agreed strongly that improvements to the orbital route will help release development opportunities in the area. 9% or respondents disagreed strongly with this statement as they felt there was no ‘hard evidence’ available to support it.

All respondents either agreed or agreed strongly with the statement that the Frecklton Street area suffers from a poor image and physical environment.

Nearly all, 91% of respondents agreed or agreed strongly that the quality of existing routes running through the area need improving so that the area can develop a more positive image and role supporting the economy and life of the town.

Most respondents, 82%, agreed or agreed strongly that area does little to connect the surrounding neighbourhoods to the town centre.

Only 18% of respondents agreed strongly that the current level of public transport and the quality of routes for pedestrians and cyclists in the area is poor, 37% of respondents agreed with this statement and 36% of respondents neither agreed nor disagreed with this statement.

The majority of respondents, 77%, opted for Option 3 as the one they felt offered most potential for the Freckleton Street area. 15% of respondents preferred Option 2 whilst only 8% of respondents opted for Option 1.

A large number of respondents, 91%, commute to work or need to travel through the area on a daily basis. A large proportion, 70%, work in the area. Only 40% of respondents lived in the Frecklton Street area or close by. 64% of respondents own land or property in the area and 60% of respondents own a business in the area.

Online Questionnaire

75% of respondents agreed strongly that the Freckleton Street area has a poor image and environment and needs improvement, 25% of respondents also agreed with this statement.

All respondents agreed strongly that any improvements to the town centre orbital route in the area should help create space for new development.

40% of respondents agreed strongly that improvements to the area should help connect surrounding neighbourhoods to the town centre, 20% of respondents agreed with this statement. 20% of respondents neither agreed nor disagreed with this statement. A further 20% disagreed with this statement.

All respondents agreed or agreed strongly that public transport and routes for pedestrians and cyclists need improving in the Freckleton Street area.

100% of respondents agreed strongly that improvements to the area should reduce traffic congestion.

All respondents to the online questionnaire felt that Option 3 was the most suitable option for the long term future of the Freckleton Street area.

50% of the respondents said they lived in the area or close by. 25% of respondents work in the area, 25% also own land in the area whilst 25% also own a business in the area. 25% of respondents commute or travel through the area frequently.

Summary

Overall the vast majority of respondents, 88.5%, chose Option 3: Central Alignment, a new more direct two-way route linking the new bridge and Montague Street.

The majority of respondents made comments on the feedback forms; however, some letters were also received. In total comments were made by 10 respondents and the main points are summarised below:

• The potential loss of important Listed Buildings, these should be retained; • Impact on neighbouring businesses; and • Changes are needed as a catalyst for the regeneration of the area. For further information please contact:

Forward Planning and Transport Policy Group, Regeneration and Environment Department, Town Hall, Blackburn BB1 7DY Tel: 01254 585356 email: [email protected] Freckleton Street Masterplan Supplementary Planning Document Appendix 4: Appraisal Summary for Transport and Movement Options

Part of the Blackburn with Darwen Local Development Framework November 2007

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