Land South of Mill Lane, Goosnargh

LAND SOUTH OF MILL LANE, GOOSNARGH

DESIGN & ACCESS STATEMENT IN SUPPORT OF AN OUTLINE PLANNING APPLICATION FOR UP TO 140 DWELLINGS INCLUDING CRIME IMPACT STATEMENT & WASTE MANAGEMENT, REFUSE AND RECYCLING STATEMENT

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Document Structure Document Structure 2 Executive Summary 3 Design and Access Statement 4 Building For Life 5 Introduction 6 Physical Context & Local Character 7 Site Features 8 Surrounding Character 9 Design Considerations - Summary of Reports 10 Design Considerations - Existing Trees & Hedges 11 Design Considerations - Ecology 12 Design Considerations - Flood Risk Assessment 13 Constraints & Opportunities 14 Constraints & Opportunities 15 Design Parameters - Landscape infrastructure & Block Structure 16 Design Parameters - Movement & Street Hierarchy 17 Detailed Design 18 Detailed Design 19 Access 20 Access 21 Sustainability, Energy and Waste & Crime Impact Statement 22 Building for Life Conclusions & Final Conclusions 23 Page 3

Executive Summary

Design and Access Statement Structure This Design Statement has been prepared so that it is simple, logical, and easy to read and understand. Documents referred to in the production of this planning application It has been prepared in support of an outline planning application submitted to Preston City Council for up to 140 dwellings at land south of Mill Lane, Goosnargh. ‘The site’ is shown edged red on the Site Location Plan which accompanies this planning application.

The description of the development is: Outline matters planning application for the erection of up to 140 No. dwellings with associated landscaping and infrastructure.

This document will discuss the sites context and constraints as they have been an important part of the design process. This will help demonstrate how the proposed development is responsive with it’s context and environment into which it is set.

It will also follow a logical design approach as set out by Building for Life 12 guidance which will be illustrated and justified throughout the document.

Central Lancashire Design Guide Supplementary Planning Document (SPD)

Final Version October 2012

SOUTH RIBBLE COUNCIL BOROUGHforward with South Ribble

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Design and Access Statement

The structure and detail of this document follows guidance set out by the Planning Practice Guidance. This document provides the following guidance on Design & Access Statements:

What is a Design and Access statement?

A Design and Access Statement (DAS) is a concise report accompanying certain applications for planning permission and applications for listed building consent. They provide a framework for applicants to explain how the proposed development is a suitable response to the site and its setting, and demonstrate that it can be adequately accessed by prospective users. Design and access Design and Access Statements can aid decision-making by enabling local planning authorities statements and third parties to better understand the analysis that has underpinned the design of a How to write, read and use them development proposal.

The level of detail in a Design and Access Statement should be proportionate to the complexity of the application, but should not be long.

What should be included in a Design and Access Statement accompanying an application for planning permission?

A Design and Access Statement must: • Explain the design principles and concepts that have been applied to the proposed development; and • Demonstrate the steps taken to appraise the context of the proposed development, and how the design of the development takes that context into account. A development’s context refers to the particular characteristics of the application site and its wider setting. These will be specific to the circumstances of an individual application and a Design and Access Statement should be tailored accordingly.

Design and Access Statements must also explain the applicant’s approach to access and how relevant Local Plan policies have been taken into account. They must detail any consultation undertaken and how the outcome of this consultation has informed the proposed development. Applicants must also explain how any specific issues which might affect access to the proposed development have been addressed. Page 5

Building For Life INTEGRATING INTO THE NEIGHBOURHOOD

The scheme has been developed embracing the Building for Life 12 criteria Q1 Does the scheme integrate into its surroundings by reinforcing existing connections developed by CABE and the Home Builders Federation. and creating new ones; whilst also respecting existing buildings and land uses along the boundaries of the development site?

These criteria embody the vision of what new housing developments should be; Q2 Does the development provide (or is it close to) community facilities, such as shops, attractive, functional and sustainable. The Building for Life criteria are used to schools, workplaces, parks, play areas, pubs or cafés? evaluate the quality of schemes against this vision. Q3 Does the scheme have good access to public transport to help reduce car dependency?

The Design and Access Statement contains the information required for the Q4 Does the development have a mix of housing types and tenures that suit local evaluation, and is set out to enable the evidence for the evaluation to be easily requirements? obtained.

The twelve Building for Life Questions are grouped under three headings, and are CREATING A PLACE set out as follows:

Q5 Does the scheme create a place with a locally inspired or otherwise distinctive character?

Q6 Does the scheme take advantage of existing topography, landscape features (including water courses), wildlife habitats, existing buildings, site orientation and micro-climates?

Q7 Are buildings designed and positioned within the landscaping to define and enhance BUILDING streets and spaces and are buildings designed to turn corners well? FOR LIFE12 Q8 Is the scheme designed to make it easy to find your way around? The sign of a good place to live www.builtforlifehomes.org

STREET AND HOME

Q9 Are streets designed in a way that encourage low vehicle speeds and allow them to function as social spaces?

Q10 Is resident and visitor parking sufficient and well integrated so that it does not dominate the street?

By David Birkbeck and Stefan Kruczkowski Edited by Paul Collins and Q11 Will public and private spaces be clearly defined and designed to be attractive, well Brian Quinn managed and safe?

Q12 Is there adequate external storage space for bins and recycling as well as vehicles and cycles?

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Introduction Purpose Mr Gerald Gornall and Community Gateeway Association is applying for outline planning permission to develop up to 140 dwellings © Google at land south of Mill Lane. The proposed development would deliver a range of high quality, high specification homes for the local community in a sustainable location. The new homes would contribute to Preston City Council’s housing supply.

PCC’s Local Plan has been fully considered throughout the design process. The following chapters of this design and access statement will demonstrate that the development can be delivered so that it is sympathetic to it surroundings and embraces the constraints and

opportunities described and illustrated with this Design and Access Goosnargh St Mary the Statement. The development will be of a character which maintains Oliverson’s C of E Virgin Church and enhances the quality of the landscape and will be in keeping Primary School with local vernacular. The Grape’s Bushells Mill Lane The Site Inn Pub Hospital The application is accompanied by a suite of supporting documents. Cottage This statement should be read in conjunction with the Planning Statement prepared by PWA Planning and other technical Bus Stops assessments. The Site Relevant Building for life 12 Q1 Connections: does the scheme integrate into its surroundings? Church Lane Permeability into the surrounding area will be achieved. Any potential opportunities to connect to existing movement networks Bus Stops will be explored and integrated into the proposals. In particular pedestrian links with Church Lane, Whittingham Lane and the Bus Stops pedestrian access adjacent to Bushells Hospital Cottage will be explored. Local Bus Stops Convenience Q2 Facilities and services: is the development close to facilities and Stores Whittingham Lane services? Bus Stops The site is within easy walking and cycling distance of a range of Bus Stops Post Office local services and facilities which are found on Whittingham Lane. The Stag’s These include a Londis mini-market, Post Office, pharmacy, fish and Head Pub chip shop, hairdressers and a public house.

Q3 Public transport: is there good access to public transport? The nearest bus stop is located 0.1 miles away from the centre of the site (3 minutes walking time) with regular services running to and from Preston, Chipping and Longridge.

Q4 Meeting local housing requirements: is there a mix of house types and tenures to suit local requirements? The scheme has been designed to take into account the identified need for different house types and tenure in Preston as set out in the Mid Lancashire Housing Contextual Statement.

Diagram 6.1 Page 7

Physical Context & Local Key Character The Site Motorway

The Site A Roads The site is located to the east of the main settlement of Goosnargh, Preston. To the north of the site lies Mill Lane with Bushell House assisted living residence beyond, the east is B Roads bounded by agricultural fields, to the south and west lies residential properties associated Railway with Whittingham Lane and Church Lane with further residential streets beyond off , The Croft, Churchgate and Goosnargh Lane. Public Right of Way

Sub Regional Context As shown on the plan adjacent the site lies to the north east of the main settlement of Preston and lies within a well connected part of Lancashire. Preston has a character rich and vibrant centre with a selection of shops and facilities located at its heart. Junction 32 M6 Motorway and Goosnargh has excellent links with the wider region. Junction 1 of the M55 and junction Junction 1 M55 32 of the M6 are located 3.5 miles to the west by vehicle. Royal Preston Hospital is located 4.3 miles to the south west. Preston Bus Station is located 6.3 miles away. Preston has a railway station which is 6.7 miles away and has daily services to London and Edinburgh.

Local Context The site is situated in Goosnargh which is characterised by both single and two storey, terraced, semi-detached and detached properties. Goosnargh has a range of local amenities including; a primary school, a local store, post office, fish and chip shop, hair dressers, a pharmacy, village hall with recreational field and park and two public houses. The former Whittingham Hospital site is located to the south and is currently being developed by housing developer Taylor Wimpey.

The context of the local area can be seen in the land use assessment diagram below.

Land use assessment

Junction 31 M6 Motorway

Diagram 7.2 Key Diagram 7.1 Site Boundary Residential Areas Retirement Home Agricultural

Education Church Public Houses Local Shops Page 8 Site Features

Site boundaries

North: Mill Lane lies to the north of the site, served off Mill Lane there are a number of listed buildings which include Goosnargh School, The Grapes Inn and Bushells Arms which are Grade II and Bushells Hospital and St Mary’s Church which are both Grade II*. Bushells Hospital, wall and gate to front St Mary’s Church The Grapes Pub The Bushells Arm (Former)

East: The site is bounded by existing trees and hedges with open fields beyond. Bushells Hospital Cottage is located to the north east and an St Mary’s Goosnargh existing pedestrian right of way is located on it’s boundary. Church Oliverson’s C of E Bushells Hospital © Google South: Houses served by Whittingham Lane back onto the southern Primary School boundary. There are local convenience stores which are located to the Wall and gate piers south west corner and include a pharmacy, village store, hair dressers, The Grapes Pub Mill Lane fish and chip takeaway, post office and Londis local store. The Stags Head Goosnargh Lane pub is located a short distance away on the opposite side of Whittingham Bus Stops Bushells Hospital Cottage Lane. An existing pedestrian access connects the site with Whittingham Bushells Arms Lane. (Former) Footpath connection with wider network West: Houses served off Church Lane are located along the western Playing fields boundary with residential housing further to the west served by The Croft, Footpath connection Churchgate and Beacon Drive. There is also a village hall, playground and with wider network playing field located within walking distance to the north west. Village Hall Play area Topography Site topography slopes up The site gently slopes upward from the north to the south and ranges in gently from the North to height from 65.28m in the north to 71.50m in the south. South.

Buildings and Structures There are no existing buildings on the site.

Existing Trees and Hedges Church Lane There are existing trees and hedges which form the boundary, in part, Churchgate to the east, south and west these vary in size and quality. As shown on Key diagram 8.1 there are a number of hedges that run through the site. Most of the trees within the site are subject to a tree protection order. Application boundary

Public Rights of Way Listed buildings The is a public right of way which runs through the site. This connects Locally listed buildings Bus Stops Whittingham Lane with the pedestrian access adjacent to Bushells

Hospital Cottage and connects with the wider footpath network. Convenience services

Proposed main access Footpath connection with wider network Public houses Footpath connection with wider network Potential pedestrian link

Lane Public Right of Way ingham Whitt Bus route Bus Stops

Retained trees and hedges

Diagram 8.1 Page 9 Surrounding Character

The site is surrounded by various styles of buildings both modern and old, examples of these are demonstrated in the following chapter.

4 5 Convenience services found on the corner of Church Lane include; Semi-detached homes with a canopy over ground floor projection. a pharmacy, hairdressers, village store and a fish and chip shop. Finished in pebble-dash render with slate roof tiles.

Northgate 10 © Google

Churchgate Church Lane

9 1

Beacon Drive

3 5 11 2 6 Whittingham Lane 7 4 8 Newly built semi-detached properties on Cameron Avenue. Porch Newly built semi-detached properties on Cameron Avenue. Dormer canopies are a prominent feature in the elevation. Parking is to the windows sit within grey roof tiles. Walls finished in brick and render. front or side of the properties. Parking is to the front of the properties.

8 9 Detached property on Whittingham Lane. Large double gable Semi detached dormer bungalows on Beacon Drive. Horizontal fronted house with stone surrounds and vertical emphasis to Diagram 9.1 windows with vertical emphasis. Finished in red brick with grey windows. Finished in brick and render with grey tiled roof. concrete roof tiles.

1 2 3 10 11

Example of terraced dwellings on Whittingham Lane. Example of a linked detached dwellings. Large Example of detached bungalow on Whittingham Detached property on Northgate. Prominent gable roof is a feature Semi detached properties on Parkgate. Parking is to the side on Finished in traditional red brick with slate roofs. gable fronted houses with vertical emphasis to Lane. Large symmetrical bay windows are a in the elevation. Finished in white render with horizontal windows driveways leading to a garage. Stone heads and sills and an arched doorway feature windows. Finished in dark multi brick with concrete prominent feature in the elevation. Parking is with vertical emphasis. Parking to the side on a driveway. highlights the entrances. roof tiles. Parking to the rear of the house. provided to the front. Brick wall and railings defines the boundary. Page 10 Design Considerations

Summary of Reports From the initial sketch proposals, throughout the design process, technical advisors have been involved in the evolution of the proposals, analysing local information and producing reports to help guide the design.

Ecology PDP Associates was commissioned in May 2018 by PWA Planning to carry out an ecological appraisal.

Highways A Transport Assessment and Travel Plan has been prepared by VTC Consultancy and concludes that the proposal offers an opportunity to bring forward a sustainable development that integrates well with the existing community, meets NPPF, local planning guidance, and does not have significant impact on road capacity or safety levels.

Trees All on site trees were classified by PDP Associates from Category Grade ‘A’ to ‘U’. The majority of the on site tree stock were classified as Category Grade ‘C’ and category ‘B’ most of which will be retained and integrated into the development proposals.

Flood Risk The residential development will be solely located within Flood Zone 1 and in summary, the development can be considered appropriate in accordance with the NPPF.

Heritage Although these proposals will not physically alter any of the listed buildings nearby, an assessment by C.J.O’Flaherty has been undertaken to ensure the proposals do not adversely impact them by changing their setting. C.J.O’Flaherty has collaborated with the design team to ensure the significance of the heritage assets has both been understood and conserved within the proposals from the outset. This approach has ensured successful results, as outlined with the document.

Ground investigation A phase 1 Geo-Environmental Site Assessment has been prepared by E3P and accompanies this planning application. No restrictive issues have been found which impacts the proposals.

Evaluation The findings of the technical assessments and individual studies provide a good starting point for the outline design of the scheme and for any key issues to be taken account of at that outset. Generally, there are no inhibitive environmental constraints presented by the specialist studies that have been conducted.

The process stage has allowed us to prepare a robust proposal that works within its context and constraints whilst maximising the site’s potential. Page 11

64.76 Tree Survey Key

9 Design Considerations 64.3 Extent of Tree Canopy

64.06 Theoretical Root Protection Area (BS5837) BS 5837 Category (See Below) 63.74 Tree Survey Number Existing Trees and Hedges 63.62

63.54 The importance of the existing landscape was appreciated from

63.55

63.63 the outset and prior to any design proposals being developed, a full 65.

47 © Google

63.76

4 63.8 65.57 H2 tree survey was carried out. The survey was undertaken in general 63.98 64.13 65.55 65.52 65.44 65.37 65.05 64.40 65.22 64.75 H2 65.59 H1 accordance with British Standards 5837 2012. 65.59 H1 T3 65.52

65.48 H3

65.21 65.22 65.19 65.21 65.42 65.15 65.17 65.08 64.96 65.02 65.12 64.87 64.92 64.83 64.85 65.30 64.82 64.83 64.80 65.37 64.81 64.76 64.85 Tree Survey Key 65.39 T4 64.89 64.98 64.91 65.00 .39 65.05 T2 64

Existing trees have been surveyed. 65.38 Extent of Tree Canopy

64.06 Theoretical Root Protection Area (BS5837)

61 T1 BS 5837 Category (See Below) 65. 63.74 Tree Survey Number

63.62 65.

Category U Red canopy hatch 63.54

65.91

.55

63 Those in such a condition that any existing value would be lost within 10 66.03

.63 H3

63 65

.47

76 63.

63.84 65.57 H2 63.98 64.13 66.14 65.52 65.44 65.55 65.37 65.05 64.75 64.40 years and which should in the current context, be removed for reasons of 65.22 H2 9 65.5 H1 H3 65.59 H1 T3

.52 65

66.20 sound arboricultural management. 65.48 H3 2 65.21 65.22 65.19 65.21 65.4 65.15 65.17 02 65.08 64.96 65. 65.12 64.87 64.92 64.83 64.85 6 3 66.26 5.30 64.82 64.8 64.80 37 64.81 65. 64.85 65.39 T4 64.89 91 64.98 64. 65.00 65.05 T2

65.38

66.31 T1 65.61 H8 T17

65.77

Category A Green canopy hatch 66.32

65.91

66.34 66.03 Those of high quality and value: - H3 H8 H3 66.14 in such a condition as to be able to make a substantial contribution (a 66.37 H3

66.20

66.44 minimum of 40 years is suggested). 66.26

66.31

66.48 H8 T17

66.32

66.50

66.34 T5 H8 H3

66.37

Category B Blue canopy hatch 66.53 H4

66.44

66.48 Those of moderate quality and value: - 66.51 H7

66.50 T5

66.50 T16 those in such a condition as to make a significant contribution (a 66.53 H4

66.51 H7 minimum of 20 years is suggested) 66.48 66.50 T6 T16

66.51

66.48 T37 T18 H10 66.52 T6 66.51 H4 T37 T18 H10 T21 Category C Grey canopy hatch 66.52

66.56 H4 T36 T21 66.56 T36 T19 Those of low quality and value: - currently in adequate condition to T19 66.64 66.64 T7 T7 H7 H7

66.72 T35 H9 66.7166.72 T22 remain until new planting could be established (a minimum of 10 years is 66.76 T35 H9 66.71 T22 66.76 66.76 T34 H5 66.76 T20 T23 66.83 H6 suggested), or young trees with a stem diameter below 150 mm. T34 H5 T24 T23 66. 94 T20 T8 66.83 T33 H6 67.08 T24 H10 66.94

6 T8 7.21 T33 H6

67.37

67.08

67.51 H10 The tree survey was used as a design tool to inform the proposals. The T25 T9 67.21

67.64 H7 H6

67.73 proposals are designed around existing vegetation where possible. 67.37

67.80 H6

67.67

67.51

67.91 T26 67.90 T25 T9

68.10

67.64 H7 H10 68.33 H11 T10 T15 67.73 68.53 T27 T13 T30 T12

68.74

67.80 H6 T28 H6 T11 T14 68.92 67.67 T29 H10 67.91 H11 T26 67.90 69.14 H10

69.32

68.10 H10

69.4 7 H10

68.33 6 9.56 H11 T10

69.6 4 T15 68.53 T31 T27 6 T13 9.70 T30 T30 T12 T32 69.7 68.74 5 T28 T11 69.77 H6 T14 68.92

69.86 T29 69.90 H11 H10 69.14 71.39

71.20 69.92 71.11 70.96 70.73 70.86 70.43 70.55 70.30 70.09 70.13 69.99 H10 69.92 69.85 69.72 69.68 69.61 69.32 69.50 69.35 69.32 69.09 68.93 H10 68.75 68.57

69.47

69.56

69.64 T31 69.70 T30 T32 69.75

69.77

69.86

69.90

71.39

71.20 69.92 71.11 70.96 70.73 70.86 70.43 70.55 70.30 70.09 70.13 69.99 69.92 69.85 69.72 69.68 69.61 69.50 69.35 69.32 69.09 68.93 68.75 68.57

Diagram 11.1

FIGURE 1: Phase 1 Habitat Plan Page 12

Design Considerations

Ecology

Nearby ponds on neighbouring land were surveyed for great crested newts (environmental or eDNA survey) but no evidence of their presence was recorded. No other protected species are considered to be present on site or likely to be directly affected by the proposed development.

The Site does not form part of any statutory designated site for nature conservation and the nearest statutory site, Red Scar and Tun Brook Woods SSSI is over 3km away. There are no non- statutory sites within 2km.

The main habitat within the development footprint comprises arable land, generally of low value to wildlife. Boundary habitats include hedgerows, trees and a ditch offer local wildlife interest and these features will be retained and reinforced as part of the landscape design.

Habitat enhancement measures proposed as part of the landscape design, along with associated species provision for birds and bats, will serve to provide an overall net gain to local biodiversity.

FIGURE 1: Phase 1 Habitat Plan

Diagram 12.1 Bushells Farm, Goosnargh Ecological Assessment 1

Bushells Farm, Goosnargh Ecological Assessment 1 Page 13 Design Considerations

Flood Risk Assessment A Flood Risk Assessment & Drainage Strategy has been prepared by

Redford Consulting have found: Key

• The Site lies within Flood Zone 1, the lowest risk which is identified as land assessed as having a less than 1 in 1000 annual probability of river or sea flooding (<0.1%). • The risk of fluvial flooding is very low. • There are no recorded instances of historic flooding at the site. • The risk of flooding from canals, reservoirs and other artificial sources is low. • The flood risk from groundwater is low. • The Environment Agency Risk of Flooding from Surface Water map indicates the site is at a very low risk of surface water flooding. • The risk from sewer flooding and pluvial runoff is low. • The risk of flooding from the development drainage is low.

St Mary’s Design considerations Goosnargh C Church The diagram adjacent summarises and illustrates the constraints and of E School Bushell House opportunities for the site. Having analysed the site’s features and the Consideration to be supporting technical reports we are able to explain how they can be used to given to the relationship of the development Proposed access to be with the listed buildings develop the proposals further. taken from Mill Lane. The Grapes to the North of the Inn site. No houses to be ane constructed within the Key l L yellow hatched zone il Bushells Hospital Bus Stops M as set out within the Cottage Heritage Statement Application boundary

Goosnargh Lane Listed buildings of historical importance Bushells Arms (Former) Proposed Access Bus Stops Consideration to form, scale and architectural Playing fields style of houses along the Bus Route northern edge.

Pedestrian movement and green corridors Village Hall Created a series of well connect multi-functional Consideration given to relationship with existing Play area green spaces properties

Landscaped green edge Potential pedestrian connections. along the western

n boundary will provide a filtered views into and Public Footpath L out of the development.

orthgate c N r

u Area of land to have no houses as set out h Existing trees and hedges C

within the Heritage Statement (Figure 18) should be retained and

integrated into the

development.

Line of existing sewer

A series of green te Churchga corridors will run through the development providing ecological benefits and Summary providing attractive The main considerations that will need to be incorporated into the design are: pedestrian/cycle movement routes. B Bus route which e travels between a c Preston and • Maximise connectivity, there are a total of five potential & existing o n Longridge. Bus Stops pedestrian links, these are highlighted on the diagram adjacent. These D r i links should run through green corridors and link centrally within the v Highgate e development • Create a series of multi-functional and well connected green spaces Potential to that are safe and accessible to all connect with Landscaped green • Consider the developments relationship with existing neighbouring Existing tree- the pedestrian edge along the network. properties western and southern belt provides boundaries will provide a soft mature • Ensure walking distances to bus stops are as short as possible. increased interface landscaped screen • Development should be set back from Mill Lane in accordance with the distances between the between proposed proposed development development and finding of the heritage statement and existing buildings. existing development on Whittingham

• Retain all existing trees within the site in particular trees with tree Convenience Stores Lane. Existing pedestrian

protection orders network runs along ane the eastern boundary. gham L • Consider the relationship with existing trees and design the scheme Whittin Connection with this is Bus Stops to be explored.

to respond positively with them so that they are integrated into the

development Bus Stops

The Stags Head • Proposed houses should overlook any pedestrian links to maximise The Stags

natural surveillance Post Office Head Pub • Provide a landscaped edge to the western boundary to filter views into and out of the development. Diagram 14.1 Page 15 Constraints &

Opportunities St Mary’s Key The plan adjacent shows how the constraints and opportunities have been Goosnargh C Church of E School Consideration to be integrated into the development proposals at an early stage in the design process. Bushell House given to the relationship Application boundary of the development with the listed buildings Consideration of constraints and opportunities to the North of the Potential vehicular route site. No houses to be Having considered the site’s constraints and opportunities we are now able to The Grapes constructed within the look at how the development proposals can work sympathetically with them and Inn yellow hatched zone Potential pedestrian/cycle link e as set out within the Lan embrace any opportunities and respond to any constraints. ill Heritage Statement Bus Stops M New Access gateway

Integration into the existing neighbourhood Goosnargh Lane Bushells Hospital Cottage Landscaped frontages The site will be developed in a way that creates a natural and logical extension Bushells Houses to the north to to the existing built form and urban grain, yet creates its own sense of place Arms have an architectural (Former) style which reflects Open space/green corridor and identity. Vehicular access to be taken from Mill Lane with a second access Bus Stops traditional Almshouses. point taken from Church Lane which will serve a new community car park. Playing fields Existing trees & vegetation There are two existing pedestrian links and three proposed pedestrian access links. They will connect together and form an integral part of the development Potential development area whilst connecting it with the wider footpath network. Consideration will be given Village Hall to neighbouring properties and the developments relationship with them. The Important street vista locations proposals have been designed so that there is minimal impact on the amenity of Play area both the new and existing properties. Attractively landscaped, linear green spaces are proposed on the western, southern and eastern boundaries.

Community e car park n

Creation of place L

h A new tree lined avenue will serve the development, this will be linear in form orthgate c N r

u and framed by Bushells House to the north and a new focal building to the south. h

New houses styled to reflect Almshouses will face out of the development to

the northern edge set back behind generous green space. This will provide an

attractive and unique sense of arrival and provide respectful distance between the

proposed development and the listed buildings to the north in accordance with te the recommendations of the Heritage Assessment. Churchga Existing trees and hedges retained and integrated into the development. A green space has been positioned at the head of the main route into the Created a series of well connect multi-functional development, it will create impact upon arrival and provide an easily identifiable green spaces nodal area. It will incorporate the existing trees and provide an attractive mature

B landscape setting. A selection of accessible multi functional green spaces will be e a c located around the development helping frame pedestrian links and connecting o Bus Stops n

them together. Houses will front or side onto these spaces responding positively D hgate r Hig i v Landscaped green with them as well as providing inviting and safe movement routes through the e edge along the development. western and southern boundaries will provide increased interface Creation of well defined streets and spaces distances between the proposed development The movement network will have strong pedestrian linkages through the and existing buildings. development and provide easy access to bus services, convenience services, St Mary’s church, local pubs and the local school. Street hierarchy will be paramount to the design considerations. An attractive tree lined avenue will form part of the

main route into the development. Convenience Stores Existing pedestrian

network runs along the eastern boundary. ane gham L Connection with this is Public and private spaces Whittin Bus Stops to be explored.

Public and private realm will be distinguished by soft landscaping, boundary

treatments and changes in surface materials and textures. Properties to face Bus Stops directly onto streets and where it is necessary for side elevations to abut the The Stags public realm, additional detailing or windows will be provided to avoid blank Post Office Head Pub gables and maximise overlooking and natural surveillance. Important street vista locations are shown on the plan adjacent where active street frontages will be Diagram 15.1 provided and consideration to street vista termination will be given.