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Hoddlesden, Darwen  APPLICANT Miller Estates

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Hoddlesden, Darwen  APPLICANT Miller Estates REGENERATION HOUSING & NEIGHBOURHOODS DEPARTMENT ADAM SCOTT, DIRECTOR REGENERATION HOUSING & NEIGHBOURHOODS PLAN REF 10/06/0225 SCALE 1:1250 DEVELOPMENT Mixed use scheme including residential, employment, assisted living, community facility, new access and associated access. ADDRESS Johnson New Road, Hoddlesden, Darwen APPLICANT Miller Estates FB 204.8m P a th ( u m ) Stock Clough J Gas k O S n H Gov FB S a N FW B S k O p u o N k o N Foot B ridge c r E i B W P W F R O A D Foot Bridge f De Filter Beds H M od o d s le s sd B e ro n o k Hoddlesden Hall Tanks The S tables 209.1m Reservoirs Eastwing The Coach House B M 2 Resr Issues 1 0 .2 0 m 's ul a h t P rc S hu C th a P St Paul's C of E Pr imar y Sc hool Mills Shelter E 5 V I R D 1 10 ta S 3 b 0 u l S E 210.6m 7 K 3 IN G 2 2 S 0 D R 1 I a 1 1 V E 1 T Hillside 1 E 2 1 5 House 4 P E 2 B L R R E T A O S S W S 7 A 1 O'er th' 5 E N N 1 I B ridge N 1 Vale Rock N T 4 9 1 Y G V 2 Cottage A 2 I 4 S B E Hoddlesden 5 T W 9 R 8 41 1 E LD E N FO E T BM ESD Wks DD L 1 H O 1 229.70m 1 18 3 1 2 2 PO 2 221.0m 2 Q 0 'S S T 7 EN EE 1 U E TR Q W ar Meml S 1 N 5 EE 1 QU 9 7 G LB R 5 A 1 H Club A M 14 10 to 4 8 2 S TC B T 2 3 S helter S 1 B M 235.89m Y 3 D Ranken Arms N Greenhall L El Sub Sta (P H) E 4 T O Y S B ungalow N T G S R T E H 8 B E L Y 1 A 5 1 0 1 L A 9 2 1 N West View 1 E 6 REPORT OF THE DIRECTOR Plan No. 10/06/0225 1. Development: Mixed use scheme including Residential, Employment, Assisted Living (Sheltered Accommodation), Community Facility, New Access and Associated Landscaping. Address: Former Vernon Carus Complex, Former Vernon Carus Complex, Johnson New Road, Hoddlesden, Darwen. Applicant: Miller Estates. 1.0 Details of Application 1.1 This application is presented to the Committee as the site area exceeds one acre, and the proposal raises a number of policy issues. 1.2 The application site comprises the former Vernon Carus mill complex located towards the north east boundary of the Hoddlesden settlement. The overall site area amounts to 5.86 acres (2.372 hectares). The complex includes a number of buildings of varying design ranging from the attractive three storey mill building along the Johnson New Road frontage through to the northern light industrial units located at the lower level within the central area of the site. Towards the north west boundary of the site is an existing stone chimney, silo tanks and car parking area. The complex has stood empty for a considerable number of time, and recently has been subject to a number of incidents where vandalism and theft of existing plant/machinery has occurred. The complex has a long association with the settlement of Hoddlesden. 1.3 The site has been subject to intense marketing for employment use, however, it has become apparent that the existing site’s topography, constraints and buildings do not satisfy the requirements for modern industrial uses. 1.4 The application site is located within an area which is semi-rural in nature. The site is bounded to the north and west by a steep wooded embankment with Hoddlesden Moss Brook running at a lower level through the site. Further north approximately 60 metres from the boundary of the application site is a reservoir, again which is at a much lower level. To the west of the application site on the opposite side of Johnson New Road is a wooded embankment area that rises towards Hoddlesden Village. An existing pedestrian footpath is located along this frontage that links Johnson New Road to Baynes Street past St Pauls C of E Primary School and church. To the northeast and south of the application site are open fields, together with Pickup Bank Brook, and three small redundant reservoirs. Immediately to the south east of the application site are two existing industrial units, that are currently operating as Cooper Rigg Fabrication and Darwen Sawing Services. There is an existing access to the south of the application site that serves these units. Along the road frontage is an existing 2m high stonewall. Report Continued Plan No 10/06/0225 1.5 The proposed development comprises a major mixed scheme to regenerate a derelict vacant prominent site. The proposal, the subject of this application is in “Outline” form, with all matters reserved. 1.6 The development comprises: - Conversion of existing 3 storey mill building to provide employment uses/community uses at ground floor level, with 18No apartments accommodation within the first and second floors, which would be affordable units. - 15 new sheltered accommodation bungalow units; and - 63 units on the open market comprising detached, semi- detached, mews and town houses. Total (96 no. units). 1.7 These figures are indicative, and an illustrative site layout has been submitted. 1.8 Extensive public consultation has been undertaken by the applicants with the local community during the summer of 2006. The event was hosted by the local village association, and included the ward councillors, local villagers, and representatives of local groups and clubs. In addition, the applicants have presented their proposals to the East Rural Network in April 2006. 1.9 In support of the application, the applicant has submitted a Noise Assessment, Ecology Report, Transport Assessment and Bat Survey. 2.0 Development Plan 2.1 Joint Lancashire Structure Plan 2001 - 2016 Policy 1 “General Policy” “Development will be located primarily in the principal urban areas, main towns, key service centres (Market towns) and strategic location for development and will contribute to achieving: a) the efficient use of buildings, land and other resources; b) high accessibility for all by walking, cycling and public transport, with trip intensive uses focussed on town centres; c) a balance of land uses that helps achieve sustainable patterns development; d) accelerated rates of business development in the regeneration priority areas; e) urban regeneration, including priority re-use or conversion of existing buildings and the use of Brownfield sites; f) rural regeneration; Report Continued Plan No 10/06/0225 1. g) a high quality built environment. Policy 5 “Development outside of Principal Urban Areas, Main Towns and Key Service Centres” “Development outside of the Principal Urban Areas, main towns and Key service centres will be of a scale and nature appropriate to its location and will mostly take place in villages and other settlement identified in Local Plan/Local Development framework” Policy 12 “Housing Provision” “Provision will be made for the following number of new dwellings for new households in the period 2001 to 2016: Blackburn With Darwen 255” Policy 21 “Lancashire’s Natural and Manmade Heritage” “Lancashire’s natural and Manmade Heritage will be protected from loss or damage according to the hierarchy of designations of international, national, regional, county and local importance. The strongest levels of protection will be afforded to those heritage resources of international and national importance. Sites, areas, features and species of heritage importance will be conserved and, in appropriate circumstances, enhanced and re-established taking account of: a) their rarity, vulnerability, antiquity or complexity; b) their contribution to the countrywide network of sites and features, to the character of its location and setting and to national and county biodiversity and the likely implications of climate change on heritage assets; c) positive opportunities affordable by development for conservation, management or enhancement of heritage resources Where, in exceptional circumstances, unavoidable loss or damage to a site or feature or its settings is likely as a result of a proposed development, measures of mitigation and compensation will be required to ensure there is, as a minimum, no real loss of heritage value. Such measures may include the creation of appropriate new heritage resources, on or off site. 2.2 Blackburn with Darwen Local Plan - the application site is located within the Hoddlesden Village settlement boundary. The area to the north of the application site is designated both as a Country Heritage Site and, as a Greenspace Corridor. Policies of particular relevance to the proposal are: Report Continued Plan No 10/06/0225 RA14 “Development within the villages of Belmont, Chapeltown, Hoddlesden and Pleasington” “Development will be limited to: i) the use of infill sites ii) the rehabilitation and reuse of buildings; or iii) affordable housing to meet a recognised need; or iv) that which meets a particular local community or employment need. LNC4 “Greenspace Corridor” “Development that could destroy or significantly impair the integrity of identified greenspace corridors as wildlife habitats, landscape features or recreational facilities will not be permitted”. LNC6 “Country Heritage Sites” “Development likely to damage or destroy a Country Heritage Site – biological or geological will not be permitted unless there are material considerations which outweigh the conservation interests reflected in their designation” 2.3 Interim Housing Policy Statement A Strategic Approach to planning for housing in Blackburn with Darwen in December 2004.
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