Land Off Radcliffe Street, Royton Created on Behalf of Kellen Homes

Design and Access Statement

Land off Radcliffe Street, Royton Created on behalf of Kellen Homes. April 2021 CONTENTS

01: INTRODUCTION page: 1 1.1 Foreword

02: CONTEXTUAL ANALYSIS page: 3 2.1 Local Context Setting 2.2 Context Plan 2.3 Local Context

03: SITE ANALYSIS page: 8 3.1 Photographic Analysis 3.2 Constraints and Opportunities

04: PLANNING CONTEXT page: 11 4.1 Planning Context 4.2 Summary of Oldham Local Development Plan Design Policies 4.3 Building for a Healthy Life Questions

05: DESIGN RESPONSES page: 16 5.1 Mastersteps Plans 5.2 Design Principles Summary

06: THE SCHEME page: 20 6.1 Use and Amount of Development 6.2 Scale 6.3 Layout and Structure 6.4 Proposed Housing 6.5 Appearance 6.6 Indicative Visuals 6.7 Proposed Materials 6.8 Hard and Soft Landscaping 6.9 Boundary Treatment Plan 6.10 Servicing 6.11 Sustainability

07: CONCLUSION page: 34 7.1 Conclusion SECTION INTRODUCTION 01 01

1.1 Foreword This Design and Access Statement (DAS) has been prepared by This Statement is set out as follows: ■ Section 6: The Scheme - parameters for the site, supported by a Baldwin Design Consultancy Limited on behalf of Kellen Homes in final layout that demonstrates how the site can be developed in support of their Full Planning Application for residential development ■ Section 2: Context Analysis - an assessment of the site’s wider accordance with the parameters including key design principles

INTRODUCTION comprising of 99 dwellings for affordable and private ownership at the context in terms of town structure, historic development, streets which shows how the scheme ties into the surrounding vernacular, site located off Radcliffe Street, Royton. and landscape character. incorporating architectural details, materials, and scale of building, with reference to landscaping. This application seeks planning permission for the development of ■ Section 3: Site Analysis - a more detailed focus of the site and land south of Radcliffe Street for residential purposes. immediate surroundings in terms of townscape and visual structure; ■ Section 7: Summary and Conclusions movement and connections; environmental assets; and residential This document should be read in conjunction with the Supporting amenity, concluding with key opportunities for development of the Planning Statement, supporting technical reports. site.

The purpose of this report is to describe the site, its context, relevant ■ Section 4: Planning Context - review of key planning policies that design guidance and the design concepts and principles which will will influence the detailed design process. inform the final design. ■ Section 5: Design Responses - key design principles which will The structure of this document and the detail within follows the guidance inform the indicative layout. from CABE’s ‘Design and Access Statements: How to read and use them’ (2006) and Part 2, Article 8 of the Town and Country Planning (Development Management Procedure)(England) Order 2010.

Radcliffe St

The Site

Milton St

High Barn Street N

Aerial view of Land off Radcliffe Street, Royton with site edged in red SECTION CONTEXTUAL ANALYSIS 02

1.0 - TITLE 02

2.1 Local Context Setting

The site covers an area of approximately 2.26 hectares and is only 0.2 miles from Royton Town A58 Centre making services highly accessible. Royton M62 Primary School and Nursery boundary abuts the Rochdale site to the East, with Radcliffe Street bordering site to the North, beyond which are residential A664 A664 properties. A671

The site is situated in Royton, a town within the

CONTEXTUAL CONTEXTUAL ANALYSIS Metropolitan Borough of Oldham. Oldham town centre is roughly 2.5 miles (4 km) south of the A627(M) site and Rochdale town centre is north of the site v approximately 3.5 miles (5.6 km). Both town centres Heywood have direct bus routes linking them to Royton. For M62 people with access to private cars, the site is within close proximity to Junction 20 on the M62 Trans- A671 Pennine Motorway via the A627 and Junction 22 of the M60 Manchester Orbital Motorway via the A663 Broadway, whilst Manchester City Centre is approximately 9 miles (14.5km) to the south by Royton Town means of the A62. Centre 3 The Site A former cotton mill currently occupies the site along with an adjoining single storey warehouse. M62 Although this area makes up part of a designated Business Employment Area it is considered that the A627(M) site could be reallocated subject to demonstrating compliance with loss of employment land policies and achieving a suitable level of residential amenity A671 for future occupants. The town of Royton is located in a shallow valley amongst undulating land and sits at the foothills A663 of the South Pennines. High quality, mix tenure A669 housing stock with associated car parking and Middleton A669 landscaping in close proximity to extensive range Oldham of amenities and transport infrastructure would make this a desirable area to live.

A62 Key N The Site Roads

Aerial view of the proposed development site and surrounding area 2.2 Context Plan Towards Rochdale

The contextual analysis on the right shows the distribution of local amenities and services within reasonable walking distance of the development site. The site is situated in Royton, a town and community within Oldham Council Borough, Manchester. The location of the site has a great access to a wide range of local services, amenities and natural open landscape. vv

The NPPF document highlights the importance of pursuing sustainable development, and the need for the planning system to support economic growth. A671 It is commonly accepted that walking has the greatest potential to replace short car journeys, particularly those under two kilometres. The plan opposite shows the 400m (approx. 5 minute walk) and 800m (approx. 10 minute walk) catchment ranges for the site. Walking represents an alternative to the car for short range educational ‘school run’ and ‘top up’ shopping trips as well as some local employment and leisure journeys to the nearby town centre. vv The site benefits from good accessibility with a selection of public transport hubs in close proximity. The nearest bus stop is located 0.2 miles from the Crompton & Royton development site located on High Barn Street, providing regular and frequent Golf Club bus services to the surrounding area such as Oldham, Rochdale and Manchester. From Oldham town centre there are also direct links to Manchester Royton City Centre. This gives the site accessibility to the local, regional and national Park

road networks, and thus provides opportunities for modes of transport other The Site 400 m 800 m than the car. 4 The site is located in a sustainable location with excellent access to the wider North West area via M62 Trans-Pennine motorway and also the M60 orbital motorway. Royton Market Within 150m of the site lies the Royton Community Primary School and Nursery. Square

Other community facilities such as eateries, doctor’s surgery, shops and religious establishments are all located within 800m of the site. Due to the site’s close proximity to services and public transport reliance on the private car will be reduced which can only have a positive impact on the environment.

KEY Shopping Facilities (i.e. shops, convenience stores and other commercial facilities); Elk Mill Medical Facilities (i.e. doctors surgeries, Retail Park pharmacies, dentists and hospitals); A671 Education (i.e. pre-schools, primary schools, secondary schools, colleges and universities); Eateries (i.e. restaurants, pubs, cafés and diners); N Post Offices ( including those within convenience stores); Towards Oldham

Bus Stops Contextual Analysis Plan 2.3 Local Context

The proposed site is situated in a the centre of Royton and lies to the south of the Radcliffe Street, abutting the Royton Primary School and Nusery boundary. A well established residential area is located north of the site across Radcliffe Street and also to the south of the site beyond High Barn Street. Royton is situatuted North East of Manchester and a commute to the city centre would take between 30-50 minutes depending on how a person would choose to travel. 3 The existing buildings within Royton and the surrounding area are varied in styles, age and materials. The vast majority of the buildings are constructed from red brick with elements of render. The development is situated between two existing residential areas and therefore a material’s palette that respects the local character must be considered to provide a cohesive look. 11 10 4 The dominant, local to the site building materials include: Red facing brick, yellow facing brick, 9 white render and stone. 2 6 7 8 1 Typically, in the area local to the development site as indicated on the context images the majority of the properties are terraced with on-street parking. However there are also semi- 5 detached properties in the local area with larger front gardens which provide adequate space for off road car parking.

The surrounding housing stock to the development site are generally 2 storey brick and N rendered dwellings in varied mixture of built forms including detached, semi detached and terraced properties, with pitched grey and pitched red tiled roofs. Aerial Image site edged in red. Numbers correspond to the images. 5 Local Setting

There are a number of local amenities within close proximity of the development in Royton, including food and drink establishments, shops and a pharmacy and health care centre located on Rochdale Road. Located next to the health centre is also a leisure centre giving local people access to a gym and swimming pools. The site also has links to existing open space within walking distance of the boundaries of the development.

The site benefits from good accessibility to public transport hubs giving the site accessibility to the local, regional and national road networks, including bus routes, and thus provides opportunities for modes of transport other than the car.

The nearest bus stops are located on High Barn Street and Rochdale Road south and north of View 1 - Royton Town Hall View 2 - Royton Park the site, both located within a 5-minute walk of the application site.

View 3 - View from Tandle Hill View 4 - Crompton & Royton Golf Course View 5 - Saint Paul’s Church (Grade II Listed) Local Setting

The site is surrounded by various styles of architecture presented in brick and render, examples of these are demonstrated on the following page. This varied palette of architectural styles and materials has been taken into consideration and have helped to influence the proposed house types, materials, landscaping and architecture.

View 6 - 2.5 storey terraced dwellings on Rosebay Close. Georgian door View 7 - Terraced dwellings on High Barn Street directly south of the View 8 - Single storey dwellings on Peninne View. Parking is provided to surround prominent feature on elevations. Parking court to the rear. Most development site. Georgian door surrounds are a prominent feature along the front. Low brick wall defines the boundary. 6 dwellings situated on this street are build from red brick with some being this street with the majority of the dwellings being built in red brick finished with a white render.

View 7 - Semi-detached dwellings on Radcliffe Street, directly facing into View 10 - 2 Storey semi-detached Dwellings - Milton Street. Finished in View 11 - 2 Storey Detached Dwelling - Bleasdale Street. Finished in the development site. These properties have large front gardens with on a range of materials including red brick, pebbledash, painted pebbledash cream render and red facing brick and a smooth red brick band course. street parking. Low hedges define the boundary. and a grey tiled roof. Symmetrical bay windows are a prominent feature of the front elevation. SECTION SITE ANALYSIS 03 03

3.1 Photographic Analysis The Site

The Site SITE ANALYSIS SITE SITE CONTEXT & ANALYSIS & SITE CONTEXT

View 2 - Looking North towards the site.

View 1 - Looking East towards the Site. View 3- Looking North-West towards the site, with the former mill in the background.

The Site 2

1 1.0 - TITLE N 3

4 Areal Image with the site edged in red. Arrow indicate where views are taken from. View 4 - Aerial view of the Site 3.2 Opportunities & Constraints

The site has been identified for a residential development and is subject to a number of opportunities and constraints. These have influenced the design team and have been taken into account when developing the design of the presented scheme. This page demonstrates these points and also highlights the site in context within its surroundings. The points are summarised below: Proposed access to be taken off Radcliffe Street.

Royton After School Care Association.

Royton Hall Primary & Nursery School.

Orchard House Day Clinic.

Existing engineering product distributor 9 (‘Transdrive Engineering Services Ltd’).

Existing buisness (‘Aspul Catering Equipment & Services Ltd).

Existing Sewer drain and easement.

Existing trees and hedges.

Existing properties on High Barn Street; the rear is highlighted in yellow. N Areas where possible noise attenuation is required. In addition, visual interface must be respected. Constraints and Opportunities Plan Potential plot frontage onto Radcliffe Street. 1.0 - TITLE Existing former working mill that currently occupies the site is indicated by a dashed line. Former mill is to be demolished. SECTION PLANNING CONTEXT 04 04

4.1 Relevant Design Policies

The application site is located in the town of Royton, which is in the The Joint Core Strategy and Development Management Policies Policy 11 Housing Metropolitan Borough of Oldham, Greater Manchester. The site provides Development Plan Document (‘Joint DPD’) sets out a long-term spatial an opportunity to develop up to 99 dwellings in order to realise key vision, objectives and the planning and development strategy for the All residential development must be appropriate to the area reflecting benefits to the local area and borough as a whole through boosting borough up to 2026, core policies and development management policies its local character, accessibility to public transport and access to key housing delivery in Oldham and meeting affordable housing needs. and a monitoring and implementation framework. services, and have regard to the council’s plans for the area. The UDP was adopted in 2006 and the policies were further `saved` by The council will promote the delivery of a mixed housing stock, based on PLANNING CONTEXT A summary of relevant planning policies is outlined below; the Secretary of State in May 2009 (for an unspecified period of time) until the findings of local evidence which will be monitored and reviewed over replaced by the relevant part of the Local Development Framework. The the lifetime of the LDF, to ensure that it is still appropriate. Based on our National Planning Policy Framework adoption of the Joint DPD resulted in a number of the 2006 UDP policies current local evidence this includes: The NPPF attaches great importance to the design of the built environment being superseded, with only a limited number being unaffected by the as well as recognises that good design is a key aspect of sustainable Joint DPD and continuing to be used. In line with paragraph 213 of the • family housing (three bedrooms and above), particularly within development. Paragraph 127 of the Framework requires developments NPPF, due weight should be given to relevant ‘saved’ policies in the UDP regeneration areas, to widen the choice of housing available and to ensure that they: according to their degree of consistency with the NPPF. address issues of overcrowding; • a mix of housing within Oldham Town Centre and the centres of • will function well and add to the overall quality of the area; Policy 10 Affordable Housing Chadderton, Failsworth, Hill Stores, Lees, Royton, Shaw and Uppermill as appropriate, to encourage people to live within these areas; and • are visually attractive; All residential development of 15 dwellings and above, in line with national • high-value housing to retain and attract residents throughout the borough. • are sympathetic to local character and history; guidance, will be required to provide an appropriate level of affordable • establish or maintain a strong sense of place; housing provision. The current target is for 7.5% of the total development The council will have regard to the following to determine the appropriate • optimise the potential of the site; sales value to go towards the delivery of affordable housing. This target is mix on a specific site, including where the proposed density is below the • create places that are safe, inclusive and accessible. based on the findings of the AHEVA, but will be monitored and reviewed minimum density requirements: 11 over the lifetime of the LDF to ensure that it is still appropriate. Under the provisions of Section 38(6) of the Planning and Compulsory When agreeing the level and nature of affordable housing to be provided • the need to create sustainable and inclusive communities and meet Purchase Act 2004, LPAs are required to determine planning applications the council will have regard to the following: identified housing needs within the site and surrounding area and, in in accordance with policies contained within the statutory Development the case of smaller developments the surrounding area; Plan, unless material planning considerations indicate otherwise. • the size and type of affordable housing to be provided, such as social- • the findings of the Greater Manchester and Oldham Strategic Housing rented accommodation or intermediate housing, and how this meets Market Assessments (SHMA) and other local evidence identifying The Development Plan the local affordable housing needs; and housing needs and demands within the borough. • the availability of Social Housing Grant, or equivalent, to support the • the location and characteristics of the site, including: Oldham Council’s Development Plan, which covers the site, currently delivery of the affordable housing; and 1. public transport accessibility and access to key services; comprises: • the impact of the provision of affordable housing on the economic 2. shape, topography, landscape and biodiversity features; and viability of the development; and 3. surrounding uses and characteristics; and • The Joint Core Strategy and Development Management Policies • whether the provision of affordable housing would prejudice • delivery of wider planning and regeneration objectives. Development Plan Document which was adopted in November the delivery of other planning and regeneration objectives. 2011; and Houses in multiple occupancy shall not be permitted unless it can be Affordable housing must be provided on-site, in partnership witha demonstrated that the proposal does not adversely affect: the local • A limited number of ‘saved’ policies from the Unitary Development Registered Social Landlord, preferably that belongs to the Oldham character of the area; the residential and workplace amenity of current, Plan adopted in July 2006. Housing Investment Partnership (OHIP), unless there are exceptional future and neighbouring occupants; and traffic levels and the safety of circumstances that would justify the acceptance, by the council, of off-site road users. provision within the locality or a financial contribution in lieu of provision. Exceptional circumstances include: Housing development within an existing residential curtilage shall not • where the specific characteristics of the residential development be permitted unless it can be demonstrated that the development: is proposed mean that the provision of affordable housing on-site is acceptable in terms of design, scale, massing and density; is sensitive neither practicable or desirable; or and compatible with local character; and does not adversely affect the • where the council consider that off-site provision within the locality or a amenity of adjoining dwellings. All residential development must provide financial contribution would meet local affordable housing needs and adequate garden or other outside amenity space. other planning and regeneration objectives more effectively. Where a financial contribution is paid and the provision cannot be provided on-site, the priority will be given to off-site provision in the local area followed by off-site provision within the borough. The council will use planning conditions or obligations to secure delivery of the affordable housing provision, and to ensure that it is occupied in perpetuity by people falling within particular categories of need for affordable housing. 4.2 Summary of Oldham Local Development Plan Design Policies

Policy 9 Local Environment • not harm, directly or indirectly, species and habitats and protected by • ensure the safety of pedestrians, cyclists and other vulnerable road law, or other species and habitats identified in the Greater Manchester users by ensuring appropriate highway safety measures and schemes Local Environmental Quality and Amenity Biodiversity Action Plan and the Oldham Biodiversity Action Plan or Local are implemented as part of development proposals. Nature Reserves or other non designated sites containing features likely • promote walking and cycling by ensuring developments are located so The council will protect local environmental quality and amenity by to be of substantial nature conservation value, such as trees, woodlands as to link to an attractive and safe network of routes where possible. ensuring development: and dry stone walls. This includes any associated geodiversity. Where • require developments to be accompanied by a Transport Assessment development is unavoidable: and a Travel Plan where appropriate. • is not located in areas where it would be adversely affected by 1. the applicant must demonstrate the need and the over-riding public • apply the RSS parking standards to developments as a means to neighbouring land uses; and interest and benefits of the development. manage demand and encourage greater use of public transport, walking 1. does not have an unacceptable impact on the environment or 2. the development must set out how the proposals will protect and and cycling. human health caused by air quality, odour, noise, vibration and enhance the nature conservation, including how any harm will be light pollution; and minimised through design and mitigation measures. Policy 23 Open Spaces and Sports 2. does not cause significant harm on residential and workplace • maintain, extend or link existing green corridors and links, including amenity of occupants, future occupants and neighbouring strategic recreational routes, where appropriate. Protection of Open Spaces occupants through impacts on privacy, safety and security, noise, • have regard to the principal landscape objective for the relevant pollution, the visual appearance of an area, access to daylight and landscape character area and type found within the Oldham Landscape The council will protect, promote and enhance existing open space in the other nuisances; and Character Assessment. Development must enhance the visual amenity borough, and will seek to secure new and improved well-designed open 3. does not have a significant, adverse impact on the visual amenity of the area, including Green Belt land, through conserving and reinforcing spaces where appropriate. of the surrounding area, including local landscape and townscape; the positive aspects and distinctiveness of the surrounding landscape and character. New Open Spaces 4. does not result in unacceptable level of pollutants or exposure of • protect and, where appropriate, enhance the canal corridor, including people in the locality or wider area. Developments identified in the its value as a biodiversity resource. The council will support appropriate All residential developments should contribute towards the provision of new Air Quality Action Plan will require an air quality assessment; and canal side regeneration, whilst ensuring development does not act as an or enhanced open space, unless it can be demonstrated by the developer 5. is not located in areas where an identified source of potential obstacle to canal maintenance and its operations, navigation for leisure that it is not financially viable for the development proposal or that this hazard exists and development is likely to introduce a source of or freight purposes and public access to towpaths. is neither practicable nor desirable. The council will have regard to the potential hazard or increase the existing level of potential hazard; proposed development and the open space surpluses and deficiencies in and Policy 5 Promoting Accessibility and Sustainable Transport Choices the area to determine whether on-site or off-site new provision, enhanced 6. minimises traffic levels and does not harm the safety of road users. existing provision or a financial contribution will be required. Open space Proposals to work from home must also ensure provision is made The council will: surpluses and deficiencies will be defined through the Annual Monitoring 12 for access, servicing and parking. Report. • ensure that development is accessible by public transport. All major Community Safety developments should achieve `High Accessibility` or `Very High The required type and amount of provision in any instance shall be calculated Accessibility` unless it can be demonstrated that this is neither practicable in accordance with the council’s current local standards of provision and The council will promote community safety by ensuring that nor desirable or it provides exceptional benefits to the surrounding the surplus and deficiencies of open space provision identified in the development: environment and community. Minor development should achieve `Low Local Needs Assessment and Audit (LNAA). These will be monitored and 1. minimises opportunities for crime; and Accessibility` as a minimum. reviewed over the lifetime of the LDF. 2. reduces the fear of crime; and Public transport accessibility is currently defined below. It will be monitored 3. provides for the safety and security of all sections of the community. and reviewed over the lifetime of the LDF. Type of Open Space Quality - The required quality Quantity Accessibility 1. Very High Accessibility: within approximately 400 metres of a frequent of spaces masured as a Hectares Policy 20 Design percentage. Good quality is per 1000 bus route (route with a service or combination of services running measured at 70% minimum of every 10 minutes daytime Monday to Saturday and running population The contribution that high quality design can make to regeneration evenings and Sundays) and approximately 800 metres of a rail station Parks and Gardens at least 70% 0.26 15min/ 720 metres and sustainable development is widely recognised. High quality or future Metrolink stop. design brings economic, social and environmental benefits, adding to 2. High Accessibility: within approximately 400 metres of a frequent bus Natural and Semi- at least 70% 1.95 15min/ 720 metres quality of life, attracting new business and investments and reinforcing route or approximately 800 metres of a rail station or future Metrolink Natural civic pride. High quality design is as much about the way buildings stop. Amenity Greenspace at least 70% 0.46 15min/ 720 metres and environments function as with their appearance. Our design 3. Medium Accessibility: within approximately 400 metres of a bus route Allotments at least 70% - - principles apply equally to urban and rural situations, and to the built with a service, or a combination of services, running at a frequency of and natural environment. They need to be expressed in ways that two per hour daytime Monday to Saturday. Provision for at least 70% 0.37 10min/ 480 metres reflect the character of the area in which the development is taking 4. Low Accessibility: within approximately 400 metres of a bus route with Children place, reinforcing local identity. The council will promote high quality a service, or a combination of services, running less frequently than the Provision for Young at least 70% 0.10 10min/ 480 metres design and sustainable construction of developments that reflect the medium accessibility. People character and distinctiveness of local areas, communities and sites across Oldham. Development proposals must have regard to national, Outdoor Sports at least 70% 1.35 15min/ 720 metres Major developments are defined as 10 or more dwellings or sites of 0.4 Facilities 20min/ 12.63 km regional and local guidance and policies on design. hectare or above for residential development, or floorspace of 1,000 Cemeteries / Green at least 70% square metres or more or sites of 1 hectare or above for other uses. Minor - - 1.0 - TITLE Corridors Policy 21 Protecting Natural Environmental Assets development is defined as that which falls below these thresholds.

Development proposals must • promote Metrolink and encourage developments that are accessible to • protect and maximise opportunities for Green Infrastructure at or it. near to the site. 4.2 Building for a Healthy Life Facilities and Services A ‘Building for a Healthy Life’ assessment has been produced by Baldwin Design Consultancy Community facilities such as health centres, leisure centres, retail provision, schools, Ltd in accordance with the ‘Building for a Healthy places of worship and eateries all have adequate provision off-site within walking Life’ headings. distance. Response Grade. From the development site, the nearest bus stop is a 5 minute walk away (0.2 miles) Green = go ahead with routes travelling to Rochdale and Oldham town centres. Both of the aforementioned towns have direct services to Manchester City Centre.

Amber = try & turn to green

Red = stop & rethink Home for Everyone

The tenure of the development is a mixture affordable homes and private ownership with a variety of house typologies and scale will be provided across the site. As the housing mix comprises entirely of detached, semi-detached and mews houses Natural Connections it is possible to give every dwelling private outdoor space and off-street parking. This mixture of house types allows for changing circumstances and promotes social mobility. It is proposed that vehicular access into the site is to be taken off Radcliffe Street. The The scheme delivers a good supply of family homes, ranging between 2-4 bedrooms single access point will allow good permeability and connections. Pedestrian routes that will give local people an opportunity to up size, down size or get on the property have been provided throughout the site aligned with the proposed vehicular routes in ladder. A full breakdown of the tenure can be found in Section 6, p. 19). 13 order to create a pedestrian loop around the development. The access road hierarchy has been designed to promote a pleasant, low traffic environment and to design out ‘rat runs’, the housing layout has also been designed Making the Most of What’s There to face outwards to enhance natural observation and minimise the creation of ‘negative spaces’. The layout respects multiple sensitive boundaries that have been identified. Appropriate stand-off is provided between the proposed development and the adjacent existing businesses/facilities located to the West of the site, as well as Royton Hall Walking, Cycling & Public Transport Primary & Nursery School to the East of the site. In addition, proposed housing layout mitigates against overlooking onto the existing properties located on High Barn Street, south of the site. Active frontage is proposed along Radcliffe Street. Cycle and pedestrian routes have been provided throughout the site, with priority being given to pedestrians and cyclists as they move through the site. Shared surfaces and pedestrian footpaths run alongside vehicular routes creating a loop, providing safe, coherent routes through the site. It is considered the site’s permeability and connectivity to neighboring areas will be significantly enhanced. A Memorable Character

The development site is located in the Metropolitan Borough of Oldham which is part of The house types have been designed with a contemporary style in response to the more a wider scheme in Greater Manchester that looks to create world class infrastructure and modern influences of surrounding buildings. A cohesive visual style will run through kick-start the city-region’s plans to have the UK’s largest cycling and walking network – the development and will be tied back to the surrounding area though sympathetic The Bee Network. This project is set to deliver around 55 miles of new routes for walking landscaping and pedestrian, cyclist and vehicular connections. and cycling by December 2021 and will see Royton gain huge Improvements to cycling and walking facilities in and around the town centre. This is due to be completed by Due to the development site facing on to an existing residential area the materials and Autumn 2021. scale of proposed dwellings on site have been carefully considered. The intention is to provide a unified mix of high-quality housing, designed to be memorable and locally Public transport facilities are available off-site, with bus stops within walking distance of distinctive yet adopt a similar vernacular to the surrounding area in order to blend into the site on Rochdale Road. It is not believed that it is necessary to provide any further the existing landscape. public transport facilities. 1.0 - TITLE Well Defined Street and Spaces Cycle and Car Parking

The development has been designed to provide active frontages and complete parcels As the development comprises of detached, semi-detached, mews, off-street car parking has throughout. The proposed housing has been orientated to face inwards where interface between been provided to all plots, the parking has been designed to remove the car from the street adjacent land must be respected, with distinct feature plots at intersections and dual aspect units scene wherever possible. at corners to avoid blank elevations facing onto public spaces. Secure cycle storage facilities can be provided within the dwellings or within the dwelling Planting has be proposed in prominent areas to enhance the overall street scene. curtilage.

Green and Blue Infrastructure Easy to Find Your Way Around The proposals for the site will provide a sustainable form of development. In our view sustainability The development has a legible layout that promotes way finding through the provision of is derived from the provision of an inclusive, safe and well managed environment; from a high vista plots at key locations to help people find their way around the development. The house quality design and landscaping that respects the built and natural environment, that is well typologies and orientations are matched to the road layout to create a positive relationship with connected to public transport facilities, employment opportunities and local services and that their surroundings. reduces the consumption of water and energy and reduces waste.

The entrance to the site is obvious and serves distinct areas of the site. As mentioned previously, 14 there is a pedestrian loop around the development in order to enhance permeability. Back of Pavement, Front of Home

Healthy Streets The housing layout has been designed to create distinct spaces, reinforcing the divide between public and private spaces. Strong boundary treatments will further reinforce these boundaries and create distinctive local characteristics. The road layout has been designed to incorporate measures to ensure a healthy, secure environment for residents and visitors, such measures include a decreasing road hierarchy to reduce vehicular speeds through primarily residential areas. The scheme is made up of family homes with substantial gardens. Adequate space has also been allocated for front garden spaces that will create opportunities for social interaction. Street-side landscaping has been provided to further enhance the public spaces. Layered landscaping has been provided to boundaries of the site to further complement the existing The layout has been designed to minimise ‘left over’ spaces that serve no public or private uses. landscaping. A coherent waste management strategy has been implemented to ensure that waste is stored and disposal is easy.

It is proposed that the bin facilities for these properties will be contained within the private garden area of the associated dwelling. Additionally all plots will have a gated access route from the rear garden areas to the highway at the front of the property to enable the bins to be left out on collection day. 1.0 - TITLE

SECTION DESIGN RESPONSES 05 05

5.1 Mastersteps Plans 1 2 DESIGN RESPONSES

N N

Mastersteps Plan - Step 1 Mastersteps Plan - Step 2

The Site Existing Landscaping

■ Application site identified edged red, adjacent landscape assets filled in green and adjacent ■ Existing trees and other landscape features within the site boundaries have been identified; urban grain marked in grey; ■ Existing drainage easements have been identified (dashed in blue) as a constraint; ■ Existing structures on site have been identified; ■ Existing alley way has been identified along the Southern Boundary of the site. ■ The site boundary defines the outer limit of the application site, edged in red;

■ Proposed vehicle access is to be taken off Radcliffe Street. 3 4

N N

Mastersteps Plan - Step 3 Mastersteps Plan - Step 4

Connection and Views Vehicular / Pedestrian Routes

■ Opportunity to front onto Radcliffe Street; ■ Parcel configuration considered and developed with emphasis of creating an inward facing development where possible in order to respond to the site’s surroundings; ■ Multiple sensitive boundaries have been identified. Adequate stand off must be given towards existing businesses and facilities to the West of the site, as well as Royton Hall Primary & ■ Spine road route is identified based on the orientation of development parcels. Road Nursery School to the East of the site; hierarchy established, access road in blue, and private drives dotted blue;

■ Proposed housing layout must mitigate against overlooking onto the existing properties located ■ Visual connections have been identified with opportunities to create multiple focal points on High Barn Street, south of the site. (circled in blue) along the spine road; 5 5.2 Design Principles Summary

The mastersteps have attempted to demonstrate how the established design principles, derived from a detailed investigation of the surrounding local context, site opportunities and constraints as well as planning context analysis, have been implemented to ensure they can underpin the scheme to create an interesting place which is sympathetic and able to reference local context whilst ensuring the scheme has its own distinctive qualities.

Design Principles

■ Access to be taken from Radcliffe Street;

■ Orientation of the plots is carefully considered in order to provide natural surveillance over the proposed footpaths as well as mitigate from noise and visual impact sources;

■ Buildings arranged to create an enclosure of the street and provide terminated vistas at focal points;

■ Primary spine street of the scheme will form a loop ensuring permeability and providing access to shared surface services;

18 ■ Proposed landscaping introduced along the spine route in order to break up the up-front car parking. Trees are proposed along Radcliffe Street will aid in screening the car from the street scene. N

Mastersteps Plan- Step 5

Amenities

■ Proposed landscaping has been introduced around the sensitive edges of the site;

■ Careful consideration has been given to the landscape design providing tree lined streets, landscaping at focal areas and planting which defines private and public spaces.

SECTION THE SCHEME 06 20 THE SCHEME proposed: of Theschedule properties outlines themixofresidential below accommodation properties. market open and rent affordable The scheme wouldcompriseof a number of shared ownership, constraints andopportunitiesdetailedintheprevioussections. locations is a result of layout design whichinturn responds to the and mews; the detached, semi-detached overall amountand These unitsrangefrom 2 to 4 designed as bedroom properties of residentialuseonlywith99unitsandassociatedparking. contextual analysissection,thedetailedmasterplancomprises hectares. Giventhelocationofsiteasdemonstratedwithin 2.26 of approximately site coversatotalarea The application development areasandsiteaccess. opposite which identifies the proposed landscaping, the proposed bythe proposals areillustratedindicatively The development 06 Amount ofDevelopment 6.1 755 -2B3P 911 -3B4P NDSS E-3B4P 1053 -4B5P Hickory Cedar Acacia Cypress Hazel Birch Cherry House Types

Use & Bed No. 2 3 3 4 2 3 3 3 3 4 4 Total Sq. Ft. 1053 1063 1163 1199 755 908 766 935 939 956 911 99 Quantity 23 14 12 10 8 4 6 8 7 4 3 Proposed SiteLayout N N Disclaimer: This drawing is not to be reproduced, altered or published in part or in full without the expressed permission of Baldwin Design Consultancy Ltd.

6.2 Scale Do not scale from this drawing, any discrepancies are to be reported to Baldwin Design Consultancy Ltd. prior to project commencement.

This document and its associated intellectual 16 assets remain the property of Baldwin Design Consultancy Ltd. and no element of such is to be The scale of building is of importance if the development is to 85 used beyond the contracted usage. integrate into the existing context. With this in mind, the massing and rhythm of the surrounding buildings has been repeated LEGEND

P87 2 Storey Buildings within the proposed development, replicating the precedent set P87 P88

P88

P89

in the local area. P90

GP 2B P90 2 P91 GP 2B Disclaimer: 69 P91 P92 GP 2B P92 This drawing is not to be reproduced, altered or P93 GP 2B P93 GP 2B 87 This consists of predominantly 2-4 bedroom dwelling P94 published in part or in full without the expressed P94 88 RADCLIFFE STREET GP 3B GP 3B 89 houses.permission Hardof Baldwin and Design soft Consultancy landscaping Ltd. features have also P95

P96 90 80 7 P96 GP 3B 24 91 P97 P95 GP 2B P97 GP 3B been chosen to reflect the scale of the surrounding area. 92 79 Do not scale from this drawing, any P98 P98 93 P80 GP 2B P99 GP 2B 57 P80 P99 discrepancies are to be reported to Baldwin GP 2B 94 78 P79

CHAUCER GP 3B 95 P79 Design Consultancy Ltd. prior to project Type - E STREET Type - E 81 77 The properties on site, as shown on the right, are 2 storey, 22the 96

commencement. 3 P78 GP 3B P7 82 P81 97 P78 P6 P81 heights of which is varies from 8 to 10m metres with varying P6 83 P77 Acacia P7 76

P5 98 1 P77 P5 Hazel

This document and its associated intellectual Acacia

widths of buildings. 99 86 GP 3B

Cypress 16 assets remain the property of Baldwin Design Cypress P4 GP 3B Cypress P3 Consultancy Ltd. and no element of such is to be P3 85 P76 P4 P86 Cypress Hazel 7 P82 P76 75 P82 85 P86 P2 used beyond the contracted usage. P83 P2 P83 6 P85 Birch 16 84 P8 P85 P75 Cherry P1 5 P8 P84 P75 74 Cedar P9 P84 Acacia 4 Cedar

P1 Cypress Cedar P9 P55 73

8 P54 P74 Cedar 3 P55

Cypress P10 P54 Acacia Key P74 P53 2 P10 11 P53 Royton Hall P73

9 P52 Cherry 72 LEGEND 1 12 P73 Birch P52 Primary School Acacia P51 P51 13 Cypress 55 Cedar P50 P50 14 10 Cypress 71 Cedar P72 Orchard House 15 P49 P61 P49 Cedar Cypress P72 54 P61 Hickory P11 Cypress 70 P12 P11 P87 Hickory P71 Indicates2 Storey Buildings 2 Storey Building 53 Cedar

P87 Hickory 48 P71 1521 Hazel P12

P88 Cherry 52 69 78 P13 P70 P13 P88 Birch P14 51 61 P70

P14 Acacia P15 Hazel 47 P62 P89 P15 50 P48 P62 P63 P89 Cedar P48 60 68 49 P69 P90 46 62 P63 GP 2B P16

P90 P47 59 P69 P16 Cedar

Birch P47 58 2 P91 GP 2B Acacia 57 P68

P91 67 Type - E - Type 69 P46 45 Hazel 63 P68 P46 P60 PLANNING 16 56 GP 2B P92 P45 GP 2B P17 Hickory

Hazel Revision: Date:By: Type - E - Type 66 P92 P45 P17 Hickory P60 P18 P67 GP 2B

P93 GP 2B 9 44 Hickory Rev A- Draft Planning Issue. AAL 25.3.21 P18 P67 P93 17 65 Cedar P59 Rev B- Revised to Client's comments. AAL 07.4.21 P19 Hazel P66

87 P59 P40 GP 2B 2B GP GP 2B P58 P40 P19 P66 Rev C- Revised to Client's comments. AAL 08.4.21 43 P58

P94 P57 P44 P39 Cedar P41 64 Rev D- Revised to Client's comments. AAL 15.4.21 P57 18 P39 P65

P94 2B GP P20 P56 Type - E GP 2B P44 P38 88 P41 GP 3B P20 P38 P65 P43 Type - E MILTON STREET 42 P56 P21 P37 P64 RADCLIFFE STREET 19 P43

P37 GP 2B GP GP 4B GP 3B 89 P21 P64 P95 P42 GP 4B

P42

Acacia P36 1 P22

20 2B GP 41

P96 90 80 P35 GP 4B 7 P22 P35 40 P36 P96 GP 3B P34 GP 4B 24 91 21 P34 P97 P95 GP 2B 39

P97 GP 3B E - Type P33 38 GP 3B 151 79 P32 92 P32 GP 3B 37 P98 22 P31 P33

Type - E - Type P31 GP 3B 36 P98 P80 GP 2B P30 141 93 P30 35 GP 2B P29 P99 23 P23 GP 2B 57 P80 P23 34 P99 20 GP 2B

GP 2B 78 P28 94 P29 152 P28 GP 2B 33 P79 P27 P27

GP 3B 32 CHAUCER P26 GP 2B 129 95 P79 P26 31 Type - E P25 GP 2B

P25 STREET P24 GP 2B 30 77 P24 22 Type - E 81 Client:

96 GP 3B 29

3 GP 3B P78 142 GP 3B 28 P7 82 P81 GP 3B

97 P78 27 117 140 P6 P81 26 P6 83 P77 25 Acacia 76

P7 98

P5 24

1 P77 P5 134 Project Title:

Hazel : [email protected]

.baldwindesign.net Acacia N 99 105 Residential Development www 86 e-mail GP 3B

Cypress Cypress 38 Address: P4 GP 3B 41 103 132

39 28 Vernon Works,

Cypress 51 40 130 P3 Works Royton, P3 85 P76 Oldham P4 P86 Cypress 93 P82 P76 Hazel 7 75 3 P82 P86 P2 P83 Proposed Storey Height Plan 21 Drawing Title: P2 P83 Storey Heights Layout 6 P85 Birch CARDIGAN STREET 16 84 P8 P85 P75 Cherry PENNINE VIEW Drawing No: P1 5 RUNNYMEDE COURT P75 KH/VW/SHL/01 P8 P84 74 HIGH BARN STREET Cedar Dwn: Ckd: Date: P9 P84 Acacia 4 Cedar AAL GB 15/03/21

P1 Cypress Cedar P9 P55 Scale: Paper Size: Rev: Vernon Works, Royton : 01925 747615 1:500 D 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ 73 Tel A1

8 P54 P74 Cedar 3 P55

Cypress P10 P54 Acacia P74 P53 2 P10 11 P53 Royton Hall P73

9 P52 Cherry 72 1 12 P73 Birch P52 Primary School Acacia P51 P51 13 Cypress 55 Cedar P50 P50 14 10 Cypress 71 Cedar P72 Orchard House 15 P49 P61 P49 Cedar Cypress P72 54 P61 Hickory P11 Cypress 70 P12 P11 Hickory P71 53 Cedar Hickory 48 P71

P12 Hazel

Cherry 52 69 78 P13 P70 P13 Birch P14 51 61 P70

P14 Acacia P15 Hazel 47 P62 P15 50 P48 P62 P63 Cedar P48 60 68 49 P69 46 62 P63

P16 P47 59 P69 P16 Cedar

Birch P47 58 Acacia

57 P68 67 Type - E - Type P46 45 Hazel 63 P68 P46 P60 PLANNING 16 56 GP 2B P45 P17 Hickory

Hazel Revision: Date:By: Type - E - Type 66 P45 P17 Hickory P60

P18 P67 GP 2B 9 44 Hickory Rev A- Draft Planning Issue. AAL 25.3.21 17 P18 P67 65 Cedar P59 Rev B- Revised to Client's comments. AAL 07.4.21 P19 Hazel P66

P59 P40 GP 2B GP GP 2B P58 P40 P19 P66 Rev C- Revised to Client's comments. AAL 08.4.21 43 P58

P57 P44 P39 Cedar P41 64 Rev D- Revised to Client's comments. AAL 15.4.21 P57 18 P39 P65

GP 2B GP P20 P56 Type - E GP 2B P44 P38 P41 P20 P38 P65 P43 Type - E MILTON STREET 42 P56 P21 P37 P64 19 P43

P37 GP 2B GP GP 4B P21 P64 P42 GP 4B

P42

Acacia P36 1 P22

20 2B GP 41 P35 GP 4B P22 P35 40 P36 P34 GP 4B 21 P34

39 Type - E - Type P33 38 GP 3B 151 P32

P32 GP 3B 37

22 P31 P33

Type - E - Type P31 GP 3B P30 36

P30 141 35 P29 23 P23 GP 2B P23 34

20 GP 2B

P28 P29 152 P28 GP 2B 33 P27

P27 32 P26 GP 2B 129 P26 31 P25 GP 2B

P25 P24 GP 2B 30 P24 Client:

GP 3B 29 GP 3B 28 142 GP 3B

27 117 140 26 25

24 134 Project Title: : [email protected] .baldwindesign.net 105 Residential Development www e-mail

38 Address: 41 103 132

39 28 Vernon Works,

51 40 130 Works Royton, Oldham 93 3

21 Drawing Title: Storey Heights Layout CARDIGAN STREET

PENNINE VIEW Drawing No: RUNNYMEDE COURT KH/VW/SHL/01 HIGH BARN STREET Dwn: Ckd: Date: AAL GB 15/03/21 Scale: Paper Size: Rev: Vernon Works, Royton : 01925 747615 1:500 D 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ Tel A1 6.3 Layout and Structure

General Design Principles

Development will be expected to reflect the relevant planning policy relating to matters of access, layout, scale, appearance THE SCHEME and landscaping, as well as reflecting the principles set out in Section 4 of this document and the following additional general guiding design principles. Below are the key design principles that were considered:

The primary spine street of the scheme will form an 3 1 internal loop ensuring permeability and providing access to shared surface streets. In addition, the road layout allows for a series of focal points and thus further aids way finding around the site. 6

The layout is designed in order to respect interface 5 2 distances to adjacent existing properties. 1 The proposed access is to be constructed off Radcliffe 3 Street to required adoptable standard.

Enhanced connectivity through proposed pedestrian 22 4 and vehicular loop route through the development. 1

Proposed dwellings along the Eastern boundary are 6 1 5 orientated to back or side onto the adjacent Royton Hall Primary & Nursery School in order to minimise visual and noise impact.

Trees are proposed along the Northern and Western 6 boundary in order to provide a visual buffer between the 1 traffic along Radcliffe Street as well as existing industrial units and the proposed development.

2 6

Proposed Site Layout Movement and Connections

The road structure has been configured to allow the development to be easily and safely navigated for all users throughout. The design of the roads aims to calm traffic and suppress speeds with the use of gentle curve forcing drivers to slow.

The primary vehicular route is a 5.5m wide estate road with footpath provisions on both sides. The proposed entrance off Radcliffe Street creates a spine route that allows for a gateway into the site. The route allows for an active frontage with a series of focal spaces, ensuring an organic settlement pattern can be created. The accessway is also of adequate width in order accommodate waste management vehicles accessing the development site.

Narrower tertiary streets branch off the access road to create private drives, differing in surface treatment from the access road to aid legibility. Varied turning configurations are accommodated within these areas to ensure the road pattern does not become repetitive, adds distinctiveness whilst maintaining adoptable standards. 23 Parking Varied parking solutions are proposed in order to reduce the impact of traffic on the street scene, by ensuring each house has off street parking. Side curtilage parking preferred at junctions in order to allowing building lines to define these spaces.

Pedestrian movement

Ease of Pedestrian movement has been prioritised throughout the design, with designated footways providing segregation from road traffic along the main pedestrian public realm. New pedestrian link has been added from the proposed accessway to the existing footpath along Radcliffe Street, connecting the development to the wider pedestrian and cycle network. Moreover, the orientation of plots aim to provide active frontage, ensuring appropriate surveillance of the pedestrian routes is maintained.

Key N Indicates Primary Vehicular Route Approximate location of Private Drives Approximate location of Cycle and / or Pedestrian routes Proposed Movement and Connections Plan Radcliffe Street

High Barn Street Proposed Proposed Proposed Proposed Proposed Proposed Proposed ProposedProposed Proposed Proposed Parking Plot 93 Rear Garden Rear Garden Plot 81 Front Garden Front Garden Plot 55 Rear Garden Parking Plot 61 Plot 62 Parking Parking Plot 63 Front Garden Plot 41 Rear Garden 6.4 Proposed Housing Precedent Images and Material Swatches Existing Brickwall Proposed Proposed New Road FFL 162.90 FFL 162.90 FFL 162.90 New Road FFL 163.20 Radcliffe FFL 162.45 FFL 162.70 FFL 162.430 ElevationsStreet of the proposedFFL 161.80 dwellings are designed so that they possess articulation and interest. Windows will be positioned to provide surveillance and overlook the public realm. Dwellings located on corner plots will be provided with additional windows to side elevations to reduce prominent Dashed line Line Hatch Dashed line blank elevations and increase surveillance. Elevational stylesindicates and exg materials of the proposed dwellingsindicates reproduce ground architectural features used on indicates exg site level site level existing housing within the area, therefore complimenting the local surroundings. to be filled

Section A-A Scale @ 1:200

Proposed Proposed Proposed Rear Garden Plot 70 Parking Parking Plot 63 Side Elevation Front Elevation Plot 60 Plot 59 Plot 58 Plot 57 Proposed Front Elevation FrontPlot Elevation56 Proposed Proposed FrontProposed Elevation Proposed Parking Rear garden Plot 43 Parking Front Garden Plot 22 Rear Garden Acacia Acacia Type E Semi-Detached Version Type Cypress Semi-Detached Version Type Hazel Existing Sub station Existing Proposed adjacent Proposed Rear Garden to be New Road demolished building FFL 163.30 FFL 162.9 FFL 162.9 Proposed FFL 161.75 FFL 161.35 FFL 161.35 FFL 161.35 FFL 161.05 New Road FFL 160.4 FFL 160.5 Dashed line FFL 160.2 indicates exg Line Hatch Line Hatch site level indicates ground Dashed line indicates ground to be filled indicates exg Dashed line to be filled Line Hatch site level indicates exg indicates ground site level 24 to be filled

Proposed Proposed Proposed Proposed Proposed Proposed Proposed ProposedProposed Proposed Proposed Parking Plot 93 Rear Garden Rear Garden Plot 81 Front Garden Front Garden Plot 55 Rear Garden Parking Plot 61 Plot 62 Parking Parking Plot 63 Front Garden Plot 41 Rear Garden SECTION B-B

Section B-B Existing Brickwall Proposed Proposed New Road FFL 162.90 FFL 162.90 FFL 162.90 New Road FFL 163.20 Radcliffe FFL 162.45 FFL 162.70 FFL 162.430 Scale @ 1:200 FFL 161.80 FrontStreet Elevation Front Elevation Front Elevation

GP 3B Mews Version Dashed line Line Hatch GP 2B Semi-Detached Version Dashed line 16 GP 2B Semi-Detached Version 85 indicates exg indicates ground indicates exg site level to be filled site level

Proposed Proposed ProposedProposed Proposed Proposed Proposed Proposed Proposed Proposed Proposed C Parking Plot 93 Rear Garden Rear Garden Plot 81 Front Garden Front Garden Plot 55 Rear Garden Parking Plot 61 Plot 62 Parking Parking Plot 63 Front Garden Plot 41 Rear Garden

GP 2B GP GP 2B GP

2 69 GP 2B GP GP 2B GP

GP 2B GP 87

88 1 B 3 GP RADCLIFFE STREET

89 GP 3 B 3 GP

90 80 7 Existing B 3 GP 91 GP 2B

Existing Houses Proposed Brickwall B 3 GP 92 79

GP 2B Proposed 2B GP 93

57 New Road 2B GP Ridge - 171.94 New Road FFL 162.90 FFL 162.90 FFL 162.90 FFL 163.20 94 78 GP 3 B

Radcliffe FFL 162.70 CHAUCER 95 FFL 162.45 FFL 162.430 Type-E STREET

81 77

FFL 161.80 Type-E

Eaves - 168.42 GP 3 B Street 3 96 82 97 83

Existing Rear Proposed Acacia 98 Acacia 76 1 99 Section A-A 86 GP 3 B Garden Front Garden Plot 98 Rear Garden Plot 86 Plot 85 Hazel Dashed line Line Hatch Dashed line GP 3 B Hazel 85 indicates exg indicates ground indicates exg 7 75 C Scale @ 1:200 site level site level 6 to be filled 16 84 5 2 74

Cedar 4

1 Cedar Cedar Acacia 73 8 Acacia 3 Cedar 2 11 B Royton Hall 9 1 12 72 Cherry Primary School

Acacia 13 55 Dashed line Cedar Existing Radcliffe 14 10 71 Site Section A-A Orchard House Cedar 15 Brick wall indicates exg Hickory 54 Cedar Street Hickory 70 Hickory 53 Cedar site level 48 Hazel

FFL 161.05 FFL 161.25 FFL 161.25 Cherry 52 69

Acacia 47 51 61 Hazel 50 2 46 49 60 62 68 Cedar

59 Type-E 58 Cross Hatch Acacia Cedar 57 Hazel 67

Proposed 45 Proposed Type-E Proposed Hickory 63 indicates ground 16 56 GP 2B Rear Garden Plot 70 Parking Parking Plot 63 Hickory 66 Hazel Hickory Section A-A GP 2B to be excavated 44 3 Plot 60 Plot 59 Plot 58 Plot 57 Proposed Proposed Proposed Proposed Proposed 17 Hazel 65 Cedar PLANNING Plot 56 GP 2B Parking Rear garden Plot 43 Parking Front Garden Plot 22 Rear Garden 2B GP 43 Revision: Date:By:

GP 2B 64 Cedar 18 Type-E GP 2B Scale @ 1:200 2B GP

Type-E Rev A- Draft Planning Issue. AAL 25.3.21 MILTON STREET 42

GP 2B GP

Existing 4B GP

Existing 4B GP Rev B- General revision. AAL 07.4.21

Acacia 1

Proposed Sub station 20 2B GP 41

adjacent 4B GP

Proposed to be 40 Rear Garden 4B GP 21 A Rev C- General revision to AAL 15.4.21

New Road building 39 demolished 3B GP FFL 163.30 Type-E 38 151 Clients'comments.

FFL 162.9 3B GP 37

FFL 162.9 22

GP 3B GP Type-E 3 Proposed 36

FFL 161.75 B 141 GP 2B GP 35 FFL 161.35 FFL 161.35 FFL 161.35 FFL 161.05 New Road 23

FFL 160.5 20 2B GP 34

FFL 160.4 2B GP FFL 160.2 152

Dashed line 33 GP 2B GP 32

Line Hatch 129

indicates exg 2B GP 31 Line Hatch 2B GP site level indicates ground Dashed line 30

to be filled indicates ground 3B GP 29 GP 3B GP indicates exg 142 Dashed line 28

to be filled Line Hatch 3B GP N

site level indicates exg 27 indicates ground 117 140 Client: site level 26 Proposed Proposed Proposed to be filled 25

24 Rear Garden Plot 70 Parking Parking Plot 63 134 Plot 60 Plot 59 Plot 58 Plot 57 105 Plot 56 Proposed Proposed Proposed Proposed Proposed

Parking Rear garden Plot 43 Parking Front Garden Plot 22 Rear Garden 38 39 41 28 103 132

Section C-C 51 40 130 Works Site Section B-B Existing Existing 93 Sub station Locator NTS 3 Proposed adjacent Proposed Rear Garden to be 21 Project Title:

Scale @ 1:200 New Road building : [email protected]

demolished .baldwindesign.net

FFL 163.30

FFL 162.9 6 FFL 162.9 1 PENNINE VIEW Residential Development RUNNYMEDE COURT

Proposed www FFL 161.75 HIGH BARN STREET e-mail JOHN HOGAN CLOSE

FFL 161.35 FFL 161.35 FFL 161.35 FFL 161.05 New Road 5

FFL 160.5 27 to 5 FFL 160.4 1 Dashed line FFL 160.2 Address: SECTIONindicates exg B-BLine Hatch Line Hatch site level indicates ground Dashed line Vernon Works, Section B-B indicates ground to be filled indicates exg Dashed line Royton, to be filled Line Hatch site level indicates exg Location Plan Oldham indicates ground site level

Scale @ 1:200 to be filled 16 85 Scale @ 1:1000 Drawing Title: Site Sections

GP 2B GP Drawing No: GP 2B GP

2 69

GP 2B GP KH/VW/SS/01 GP 2B GP

GP 2B GP 87

88 1 B 3 GP RADCLIFFE STREET

89 GP 3 B 3 GP

90 80 Dwn: Ckd: Date: 7

GP 3 B 3 GP 91 GP 2B

GP 3 B 3 GP 25/03/21

Existing Houses 92 79 AAL GB

GP 2B GP 2B GP 93 57 Ridge - 171.94 2B GP 94 78 GP 3 B SECTION B-B CHAUCER 95 Scale: Paper Size: Rev:

STREET : 01925 747615

81 77

Eaves - 168.42 Type-E Type-E GP 3 B 3 96 82 1:200 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ Tel A0 C Section B-B 97 83

Existing Rear Proposed Acacia 98 Acacia 76 1

99 GP 3 B Garden Front Garden Plot 98 Rear Garden Plot 86 Plot 85 86 Hazel GP 3 B

Hazel 85 Scale @ 1:200 7 75 C 6 16 84 5 2 74

Cedar 4

1 Cedar Cedar

Acacia 16 73 8 Acacia 3 Cedar 85 2 11 B Royton Hall 9 1 12 72 Cherry Primary School

Acacia 13 55 Dashed line Cedar Existing Radcliffe 14 10 71 Cedar Orchard House 15 Brick wall indicates exg Hickory 54 Cedar Street Hickory C 70 Hickory 53 Cedar site level 48 Hazel

FFL 161.05 FFL 161.25 FFL 161.25 Cherry

A 52 69 GP 2B GP

Acacia GP 2B GP 2 47 51 61

69 Hazel

50 2B GP 2 2B GP

46 60 68 49 2B GP 62 Cedar 87 59

1 B 3 GP Type-E 58 Cross Hatch RADCLIFFE STREET Acacia

Cedar 89 57 B 3 GP Hazel 67

90 80

7 45

Type-E GP 3 B 3 GP Hickory 63 indicates ground 16 56 91 GP 2B GP 2B Hickory

GP 3 B 3 GP 92 79 66 Existing Houses Hazel Hickory

GP 2B GP 2B to be excavated 2B GP 93 3 57 44

17 2B GP Hazel 94 78 65 Cedar PLANNING Ridge - 171.94 GP 3 B GP 2B CHAUCER 2B GP 43 95 Revision: Date:By: STREET GP 2B

Cedar 81 77 64 Type-E Type-E

18 Type-E GP 2B GP 3 B Eaves - 168.42 2B GP 3 96 82

97 Type-E Rev A- Draft Planning Issue. AAL 25.3.21 MILTON STREET 42

19 Acacia 83 Acacia

Proposed 2B GP

Existing Rear 98 4B GP 76

1 GP 4B GP Rev B- General revision. AAL 07.4.21

99 Acacia GP 3 B 1 86 Hazel

Garden Front Garden Plot 98 Rear Garden Plot 86 Plot 85 20 2B GP 41

GP 3 B 4B GP 40

21 4B GP A Rev C- General revision to AAL 15.4.21

Hazel 85 39 7 3B GP 75

Type-E 38 C 151 Clients'comments.

6 3B GP 37

16 22 84

GP 3B GP Type-E 3 5 36 2

B 74 141 Cedar

4 2B GP 35

1 Cedar

Cedar 23 20 2B GP 34

Acacia 73 GP 2B GP 8 33 Acacia 152 3 Cedar

B GP 2B GP 32

2 11 129 Royton Hall 9 2B GP 31 1 12 72

GP 2B GP 30 Cherry Primary School Acacia

13 3B GP 55

Dashed line Cedar 29

Existing Radcliffe 14 3B GP 71 10 142

Orchard House Cedar 28 15 3B GP Hickory Cedar

Brick wall indicates exg 27 54

Street Hickory 70 117 140 Client: Hickory 26 53 Cedar site level 48 Hazel

FFL 161.05 FFL 161.25 FFL 161.25 25 Cherry

52 69

24 Acacia 134 47 51 61 Hazel 50105 2 46 49 60 62 68 38 Cedar

39 41 28 103 132 Type-E 58

Cross Hatch Acacia

Section C-C 51 Cedar 40 57 130 Hazel 67 Works 45

Type-E Hickory 63 indicates ground 16 56 GP 2B 93 Hickory 66 Hazel Hickory 3 GP 2B to be excavated 44 3 Hazel 17 21 65 Cedar PLANNING Project Title:

GP 2B

GP 2B GP Revision: Date:By: Scale @ 1:200 : [email protected] 43

GP 2B 64 .baldwindesign.net

Cedar

18 Type-E GP 2B

GP 2B GP 6

1 Residential Development Type-E PENNINE VIEW RUNNYMEDE COURT Rev A- Draft Planning Issue. AAL 25.3.21 MILTON STREET 42 www

19 e-mail

GP 2B GP HIGH BARN STREET 4B GP

JOHN HOGAN CLOSE 5

GP 4B GP Rev B- General revision. AAL 07.4.21

Acacia 1

5 to 27 to 5 20 2B GP 41

GP 4B GP 1 40 Address:

21 4B GP A Rev C- General revision to AAL 15.4.21

39 GP 3B GP Type-E 38 151 Clients'comments.

GP 3B GP 37 Vernon Works,

GP 3B GP Type-E 3 36

B 141 Royton, GP 2B GP 35

20 2B GP 34

GP 2B GP Location Plan 152 Oldham

33 GP 2B GP 32

129 GP 2B GP 31

GP 2B GP 30

GP 3B GP 29

GP 3B GP

Scale @ 1:1000 28 142 Drawing Title: GP 3B GP

27 117 140 26 SiteClient: Sections 25

24 134 105 Drawing No:

38 39 41 28 103 132 KH/VW/SS/01

Section C-C 51 40 130 Works Dwn: Date: 93 Ckd: 3 AAL GB 25/03/21 21 Project Title:

Scale @ 1:200 Scale:: [email protected] Rev: .baldwindesign.net Paper Size:

: 01925 747615

6 1 PENNINE VIEW 1:200Residential Development 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ RUNNYMEDE COURT Tel A0 C www HIGH BARN STREET e-mail

JOHN HOGAN CLOSE 5

5 to 27 to 5 1 Address: Vernon Works, Royton, Location Plan Oldham

Scale @ 1:1000 Drawing Title: Site Sections

Drawing No: KH/VW/SS/01

Dwn: Ckd: Date: AAL GB 25/03/21 Scale: Paper Size: Rev: : 01925 747615 1:200 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ Tel A0 C 6.5 Appearance

The proposed development will be aesthetically influenced by the existing character of the wider Oldham area and by the adjacent development to the west, with the goal of creating an aesthetically unified frontage. Materials have been carefully selected in order to reflect the local character as well as respect the interface between the existing adjacent dwellings. Below are the proposed street scenes that indicate the materials palette and the appearance of the development.

Street Scene- A-A

Street Scene- B-B

Street Scene- C-C N

Locator NTS 6.6 Indicative Visuals The development proposals are shown by indicative 3D visuals below. The visuals indicatively show the scale, layout and design features of proposed dwellings (no materials are shown, for material’s schedule please refer to the Material’s Plan).

01 03

05 26

3 2

2 5 4

Locator NTS 6.7 Proposed Materials

Disclaimer: This page aims to demonstrate the mixture of materials employed within the site to vary and enliven the design. Dwellings within the layout will This drawing is not to be reproduced, altered or published in part or in full without the expressed consist of predominantly red, brown and buff brick. The roof scape is proposed to be slate grey and red to echo the materials in the area. The permission of Baldwin Design Consultancy Ltd. Do not scale from this drawing, any proposed red mixed brick will correspond to the red brick used on surrounding existing dwellings along High Barn Street, and the windmill golden discrepancies are to be reported to Baldwin Design Consultancy Ltd. prior to project multi brick references the colour palette currently visible along Radcliffe and Byron Street. The intention is to provide a unified mix of high-quality commencement.

This document and its associated intellectual 16 assets remain the property of Baldwin Design housing, designed to be locally distinctive yet adopt a similar vernacular to that of the surrounding area. Consultancy Ltd. and no element of such is to be 85 used beyond the contracted usage.

P87

P88

P88 Witton Multi

P89

P90

GP 2B 29 Units in Total P90 2 P91 GP 2B 69 P91 P92 Witton Multi Harvest Buff Multi GP 2B P92 P93 GP 2B P93 GP 2B

P94 P94 Windmill Orange Multi RADCLIFFE STREET GP 3B GP 3B P95

P96 31 Units in Total 7 P96 GP 3B 24 P97 P95 GP 2B P97 GP 3B

P98

P98 P80 GP 2B

P99 GP 2B 57 P80 P99 GP 2B Crofters Medley P79 Disclaimer:

CHAUCER GP 3B Type - E P79 This drawing is not to be reproduced, altered or STREET 32 Units in Total

22 Type - E published in part or in full without the expressed 3 P78 GP 3B

P7 P81 permission of Baldwin Design Consultancy Ltd. P78

P6 P81 P6 P77 Acacia P7

P5 1 P77 P5 Do not scale from this drawing, any Hazel Acacia Harvest Buff Multi GP 3B discrepancies are to be reported to Baldwin

Cypress Cypress P4 GP 3B Design Consultancy Ltd. prior to project Cypress 7 Units in Total P3 commencement. P3 P76 P4 P86 Cypress Hazel P82 P76 P82 P86 P2 P83

P2 This document and its associated intellectual P83 P85 Birch

16 16 P75 Dual TLE Rustic Roof Tiles P8 P85 assets remain the property of Baldwin Design Cherry P1 P8 P84 P75 Consultancy Ltd. and no element of such is to be Cedar P9 P84 Acacia 45 Units in Total 85 Cedar P1 used beyond the contracted usage.

Cedar Cypress P55 P9 Windmill Orange Multi Crofters Medley P54 P74 Cedar P55

Cypress P10 P54 Acacia P74 P53 Dual TLE Dark Grey Roof P10 P53 Royton Hall P73

P52 Cherry P73 Birch 27 P52 Tiles Primary School Acacia P51 P51 Cypress 54 Units in Total Cedar P50 P50 Key Cypress Cedar P72 Orchard House P49 P61

P49 Cedar Cypress P72 P61 Hickory P87 P11 Cypress P12 P11 Hickory P87 P71 Cedar P88 Hickory P71

P88 Hazel Witton Multi P12

Cherry 78 P13 P89 P70 P13 Birch P89 P14 P70 P14 Acacia

P90

P15 GP 2B Hazel 29 Units in Total P62

P90 P15 P48 2 P91 P62 P63 GP 2B Cedar P91 P48 P69 69 P63

P92 P16 GP 2B P47 P69 Cedar P92 P16 Birch P47 P93 GP 2B Acacia P93 P68

GP 2B E - Type P46 Hazel P68 P94 P46 P60 GP 2B P94 P45 P17 Hickory

Hazel Revision: Date:By: Type - E - Type Windmill Orange Multi GP 3B P45

RADCLIFFE STREET P17 Hickory P60 P18 P67 GP 2B 9 GP 3B Hickory Rev A- Draft Planning Issue. AAL 25.3.21 P95 P18 P67 AAL Cedar P59 Rev B- Layout revised to Client's 07.4.21

P96 P19 Hazel P66 31 Units in Total

7 P59 P40 P96 GP 3B 2B GP GP 2B P58 P40 comments. 24 P19 P66 P97 P95 GP 2B P58 P57 P44 P39 AAL Cedar Rev C- Layout revised to Client's 08.4.21 P97 GP 3B P57 P41 P39 P65

GP 2B GP P20 P56 Type - E GP 2B P44 P38 P41 comments. P98 P20 P38 P65 P43 Type - E P98 MILTON STREET P80 GP 2B P56 P21 P37 P64 Rev D- Materials revised to Client's AAL 12.4.21 P43

GP 2B P37 P99 2B GP GP 4B 57 P80 P21 P64 P99 P42 request. GP 2B GP 4B Crofters Medley

P42

Acacia P36

1 P79 P22 GP 2B GP Rev E- layout revised to Clients' AAL 15.4.21

P35 GP 4B CHAUCER GP 3B P22 P79 P35 comments. Type - E P36 P34 GP 4B STREET P34 32 Units in Total

22 Type - E

3 P78 GP 3B Type - E - Type P33 GP 3B P7 151 P81 P32 P78 P32 GP 3B P31 P33 P6

P81 E - Type P31 GP 3B P6 P77 P30 Acacia 141 P7 P30

P29 1 P77 P5 P23 GP 2B Hazel P23

Acacia 20 GP 2B

P28 Harvest Buff Multi P29 152 GP 3B P28 GP 2B P27 Cypress Cypress P27 P4 GP 3B P26 GP 2B 129 Cypress P26 7 Units in Total P3 P25 GP 2B P3 P76 P25 P24 GP 2B P4 P86 Cypress Hazel P82 P76 P24 Client: P82 GP 3B P86

P83 P2 GP 3B 142 P83 P85 Birch 16 GP 3B P75 Dual TLE Rustic Roof Tiles

P8 P85 N Cherry P1 117 140 P8 P84 P75

Cedar P9 P84 Acacia 45 Units in Total Cedar P1

Cedar Cypress P55 P9 134 Project Title: : [email protected] .baldwindesign.net 105 Residential Development P54 P74 Cedar www P55 e-mail

Cypress P10 P54 Acacia P74 P53 Dual TLE Dark GreyAddress: Roof P10 38

P53 Royton Hall P73 39 41 28 103 132

P52 Cherry Vernon Works,

51 P73 Birch 40 130 P52 Works Primary School Tiles Royton, Acacia Proposed Materials Plan P51 P51 Oldham Cypress 93 54 Units in Total Cedar P50 3 P50 Cypress Cedar P72 Orchard House P49 P61 21 Drawing Title:

P49 Cedar Cypress P72 CARDIGAN STREET P61 Hickory Material Layout P11 Cypress P12 P11 Hickory P71 Cedar PENNINE VIEW Drawing No: RUNNYMEDE COURT Hickory P71 KH/VW/ML/01

P12 Hazel

Cherry HIGH BARN STREET 78 P13 Dwn: Ckd: Date: P70 P13 Birch AAL GB 30/03/21 P14 P70

P14 Acacia Scale: Paper Size: Rev:

: 01925 747615 P15 Hazel Vernon Works, Royton P62 1:500 E 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ P15 Tel A1 P48 P62 P63 Cedar P48 P69 P63

P16 P47 P69 P16 Cedar

Birch P47 Acacia

P68 Type - E - Type P46 Hazel P68

P46 P60 GP 2B P45 P17 Hickory

Hazel Revision: Date:By: Type - E - Type P45 P17 Hickory P60

P18 P67 GP 2B 9 Hickory Rev A- Draft Planning Issue. AAL 25.3.21 P18 P67 AAL Cedar P59 Rev B- Layout revised to Client's 07.4.21 P19 Hazel P66

P59 P40 GP 2B GP GP 2B P58 P40 comments. P19 P66 P58

P57 P44 P39 AAL Cedar Rev C- Layout revised to Client's 08.4.21 P57 P41 P39 P65

GP 2B GP P20 P56 Type - E GP 2B P44 P38 P41 comments. P20 P38 P65 P43 Type - E MILTON STREET P56 P21 P37 P64 Rev D- Materials revised to Client's AAL 12.4.21 P43

P37 GP 2B GP GP 4B P21 P64 P42 request. GP 4B

P42

Acacia P36

1 P22 GP 2B GP Rev E- layout revised to Clients' AAL 15.4.21

P35 GP 4B P22 P35 comments. P36 P34 GP 4B P34

Type - E - Type P33 GP 3B 151 P32

P32 GP 3B

P31 P33

Type - E - Type P31 GP 3B P30

P30 141

P29 P23 GP 2B P23

20 GP 2B

P28 P29 152 P28 GP 2B P27

P27

P26 GP 2B 129

P26 P25 GP 2B

P25

P24 GP 2B

P24 Client:

GP 3B GP 3B 142

GP 3B

117 140 134 Project Title: : [email protected] .baldwindesign.net 105 Residential Development www e-mail

38 Address: 41 103 132

39 28 Vernon Works,

51 40 130 Works Royton, Oldham 93 3

21 Drawing Title:

CARDIGAN STREET Material Layout

PENNINE VIEW Drawing No: RUNNYMEDE COURT KH/VW/ML/01 HIGH BARN STREET Dwn: Ckd: Date: AAL GB 30/03/21 Scale: Paper Size: Rev: Vernon Works, Royton : 01925 747615 1:500 E 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ Tel A1 Disclaimer: This drawing is not to be reproduced, altered or published in part or in full without the expressed permission of Baldwin Design Consultancy Ltd.

Do not scale from this drawing, any discrepancies are to be reported to Baldwin Design Consultancy Ltd. prior to project commencement.

This document and its associated intellectual 16 assets remain the property of Baldwin Design Consultancy Ltd. and no element of such is to be 6.8 Hard and Soft Landscaping 85 used beyond the contracted usage.

The hard and soft landscaping in this scheme is designed to create a high-quality public realm that is P87 P87 KEY P88 sympathetic to the surrounding area whilst maintaining P88 P89

P89 Line to delineate application

P90

GP 2B

P90 site boundary. the unique identity and character of this proposed 2 P91 GP 2B 69 P91 P92 GP 2B P92 Indicates proposed private development. P93 GP 2B P93 GP 2B 87 drive

P94 P94 88 RADCLIFFE STREET GP 3B GP 3B 89 P95 Indicates adopted

P96 90 80 The lifespan of the landscaping will be of critical 7 P96 GP 3B highways 24 91 P97 P95 GP 2B P97 GP 3B 92 79 importance when considering surface finishes and P98 P98 93 P80 GP 2B P99 GP 2B Indicates proposed rumble 57 P80 P99 78 planting if longevity is to be achieved. The landscaping GP 2B 94 strips. P79

CHAUCER GP 3B Type - E 95 P79 STREET Type - E 81 77

will provide texture and make the development feel22 96 3 P78 GP 3B

P7 82 P81 97 P78 P6 established. Careful choice of plants will significantly P81 P6 83 P77 Acacia P7 76

P5 98 1 P77 P5 Hazel improve the biodiversity of the site and provide a habitat Acacia 99 86 GP 3B

Cypress Cypress P4 GP 3B Cypress for urban dwelling wildlife. P3 P3 85 P76 P4 P86 Cypress Hazel 7 P82 P76 75 P82 P86 P2 P83 P2 P83 6 P85 Birch 16 84 P8 P85 P75 Cherry 5 Proposed tree planting along the Northern boundary P1 P8 P84 P75 74 Cedar P9 P84 Acacia 4 Cedar P1

Cedar Cypress P55 of the site will help screen the proposed up-front P9 73

8 P54 P74 Cedar 3 P55

Cypress P10 P54 Acacia parking from Radcliffe Street. In addition, occasional P74 P53 2 P10 11 P53 Royton Hall P73

9 P52 Cherry 72 1 12 P73 Birch tree planting along the main spine road and at focal P52 Primary School Acacia P51 P51 13 Cypress 55 Cedar P50 areas will enhance the public realm and provide P50 14 10 Cypress 71 Cedar P72 Orchard House 15 P49 P61 P49 Cedar Cypress P72 cohesion to the street scene. Where applicable, within 54 P61 Hickory P11 Cypress 70 P12 P11 Hickory P71 53 Cedar

Hickory 48 P71 the front gardens the landscape treatment is proposed Hazel P12

Cherry 52 69 78 P13 P70 P13 Birch P14 51 to comprise of a predominately lawned area and tree 61 P70

P14 Acacia P15 Hazel 47 P62 P15 50 P48 P62 P63 28 and shrub planting to some properties that will further Cedar P48 60 68 49 P69 46 62 P63

P16 P47 59 P69 enhance focal areas and improve visual interest along P16 Cedar Birch P47 58 Acacia

57 P68 67 Type - E - Type the spine road. P46 45 Hazel 63 P68 P46 P60 16 56 GP 2B P45 PLANNING P17 Hickory

Hazel Revision: Date:By: Type - E - Type 66 P45 P17 Hickory P60

Disclaimer: P18 P67 GP 2B Rev A- Layout revised to Client's AAL 07.4.21 9 44 Hickory This drawing is not to be reproduced, altered or 17 P18 P67 65 comments. The proposed hard landscaping to all primary vehicular Cedar P59 P19 Hazel P66

published in part or in full without the expressed P59 P40 GP 2B GP P58 GP 2B Rev B- Layout revised to Client's AAL 15.4.21 P40 P19 43 P66 permission of Baldwin Design Consultancy Ltd. P58 P57 P44 P39 64 comments. and pedestrian routes to be black tarmacadam to Cedar P57 P41 18 P39 P65

GP 2B GP P20 P56 Type - E GP 2B P44 P38 Do not scale from this drawing, any P41 P20 P38 P65 P43 Type - E discrepanciesMILTON STREET are to be reported to Baldwin 42 P56 adoptable standards, with private drives to consist of P21 P37 P64 19 P43 P37

Design Consultancy Ltd. prior to project 2B GP GP 4B P21 P64 P42 commencement. GP 4B

P42

Acacia P36 black tarmacadam with red chippings. All associated 1 P22

20 2B GP 41 P35 GP 4B This document and its associated intellectual P22 P35 40 P36

P34 GP 4B

P34 16 private footpaths that serve front and rear doors from assets remain the property of Baldwin Design 21 39

Consultancy Ltd. and no element of such is to be Type - E - Type P33 38 85 the driveway will be laid in 900mm x 600mm concrete used beyond the contracted usage. GP 3B 151 P32

P32 GP 3B 37

22 P31 P33

Type - E - Type P31 GP 3B 36 grey flags. P30 P30 141 35 P29 23 P23 GP 2B P23 34

20 GP 2B

P28 P29 152 P28 GP 2B 33 P27

P27 32 P26 GP 2B 129 P26 31 P25 GP 2B P87 P25 P87 Key KEY P24 GP 2B 30 P88 P24 P88 Client:

GP 3B 29

P89 P89 Line to delineate application GP 3B 142 28 Kellen Homes Limited P90 GP 2B GP 3B

P90 site boundary.

2 P91 GP 2B P91 117 140 69 26 P92 GP 2B 25 P92 Indicates proposed private P93 GP 2B

P93 24 GP 2B 87 drive 134 Project Title:

P94 : [email protected] .baldwindesign.net P94 Residential Development GP 3B 88 105 www RADCLIFFE STREET e-mail GP 3B 89 P95 38 Indicates adopted Address:

P96 90 80

7 N

P96 GP 3B 41 highways 103 132 24 P95 91 39 28

P97 GP 2B Vernon Works,

P97 GP 3B 51 40 130 92 79 Royton, P98 Works P98 93 P80 GP 2B Oldham P99 GP 2B Indicates proposed rumble 57 P80 93 P99 78 GP 2B 94 -Black Tarmacadam -Black Tarmacadam -Concrete Flags strips. 3 P79

CHAUCER GP 3B Type - E 95 P79 21 Drawing Title: STREET -Primary Routes with red chippings -Private Paths Type - E 81 77 22 96 CARDIGAN STREET

3 P78 GP 3B -Private Drives Proposed Highways Layout P7 82 P81 Hard Landscaping Plan 97 P78 P6 P81 PENNINE VIEW Drawing No: P6 83 P77 Acacia RUNNYMEDE COURT

P7 76 KH/VW/HWL/01

P5 98 1 P77 P5 HIGH BARN STREET Hazel Acacia 99 86 Dwn: Ckd: Date: GP 3B BG/AAL GB 20/12/20 Cypress Cypress P4 GP 3B Scale: Paper Size: Rev:

Cypress : 01925 747615 P3 Vernon Works, Royton 1:500 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ P3 85 P76 Tel A1 B P4 P86 Cypress Hazel 7 P82 P76 75 P82 P86 P2 P83 P2 P83 6 P85 Birch 16 84 P8 P85 P75 Cherry P1 5 P8 P84 P75 74 Cedar P9 P84 Acacia 4 Cedar

P1 Cypress Cedar P9 P55 73

8 P54 P74 Cedar 3 P55

Cypress P10 P54 Acacia P74 P53 2 P10 11 P53 Royton Hall P73

P12 Hazel

Cherry 52 69 78 P13 P70 P13 Birch P14 51 61 P70

P14 Acacia P15 Hazel 47 P62 P15 50 P48 P62 P63 Cedar P48 60 68 49 P69 46 62 P63

P16 P47 59 P69 P16 Cedar

Birch P47 58 Acacia

57 P68 67 Type - E - Type P46 45 Hazel 63 P68 P46 P60 16 56 GP 2B P45 PLANNING P17 Hickory

Hazel Revision: Date:By: Type - E - Type 66 P45 P17 Hickory P60

P18 P67 GP 2B Rev A- Layout revised to Client's AAL 07.4.21 9 44 Hickory 17 P18 P67 65 comments. Cedar P59 P19 Hazel P66

P59 P40 GP 2B GP P58 GP 2B Rev B- Layout revised to Client's AAL 15.4.21 P40 P19 P66 43 P58

P57 P44 P39 64 comments. Cedar P57 P41 18 P39 P65

GP 2B GP P20 P56 Type - E GP 2B P44 P38 P41 P20 P38 P65 P43 Type - E MILTON STREET 42 P56 P21 P37 P64 19 P43

P37 GP 2B GP GP 4B P21 P64 P42 GP 4B

P42

Acacia P36 1 P22

20 2B GP 41 P35 GP 4B P22 P35 40 P36 P34 GP 4B 21 P34

39 Type - E - Type P33 38 GP 3B 151 P32

P32 GP 3B 37

22 P31 P33

Type - E - Type P31 GP 3B P30 36

P30 141 35 P29 23 P23 GP 2B P23 34

20 GP 2B

P28 P29 152 P28 GP 2B 33 P27

P27 32 P26 GP 2B 129 P26 31 P25 GP 2B

P25 P24 GP 2B 30 P24 Client:

GP 3B 29 GP 3B 28 142 Kellen Homes Limited GP 3B

27 117 140 26 25

24 134 Project Title: : [email protected] .baldwindesign.net 105 Residential Development www e-mail

38 Address: 41 103 132

39 28 Vernon Works,

51 40 130 Works Royton, Oldham 93 3

21 Drawing Title:

CARDIGAN STREET Proposed Highways Layout

PENNINE VIEW Drawing No: RUNNYMEDE COURT KH/VW/HWL/01 HIGH BARN STREET Dwn: Ckd: Date: BG/AAL GB 20/12/20 Scale: Paper Size: Rev: Vernon Works, Royton : 01925 747615 1:500 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ Tel A1 B 6.9 Boundary Treatment Considerations

The proposed housing layout has been designed to create distinct Disclaimer: This drawing is not to be reproduced, altered or published in part or in full without the expressed spaces, reinforcing the divide between public and private spaces. permission of Baldwin Design Consultancy Ltd. Do not scale from this drawing, any Strong boundary treatments will further reinforce these boundaries discrepancies are to be reported to Baldwin Design Consultancy Ltd. prior to project and create distinctive local characteristics. commencement.

This document and its associated intellectual 16 assets remain the property of Baldwin Design Consultancy Ltd. and no element of such is to be 85 Private Gardens used beyond the contracted usage. KEY

Private gardens are a psychologically defining characteristic of a home W

W 1800mm high close timber

P87 P87 W

P88

and consequently, all proposed dwellings are to be provided with rear W P88

W boarded fence. P89

P89

P90

GP 2B

gardens and substantial private space to the frontage. Within the front P90 2 P91 GP 2B P91 69 W

P92 W GP 2B gardens the landscaping treatment is proposed to be relatively simple P92

P93 GP 2B 1800mm high brick wall with W P93

GP 2B 87 W

W W P94 and comprises predominately lawned areas with tarmac drives (where W P94 W 88 RADCLIFFE STREET GP 3B piers. W GP 3B 89 P95

included) and tree and shrub planting to some properties to improve P96 90 80 7 P96 GP 3B 24 91 P97 P95 GP 2B

W P97 GP 3B

W 92 79 visual interest in the street scene. P98 P98 93 P80 GP 2B 1800mm Timber gates to be

W P99 GP 2B 57 P80 P99 W GP 2B 94 78 P79 erected to rear gardens (as

CHAUCER GP 3B

W P79

W Type - E 95 W

STREET W W W Type - E 81 W 77

Boundary Treatment 22 96 3 W indicated on site layout).

W P78 GP 3B

P7 82 W P81 97 P78

P6 W W P81 P6 83 P77 Acacia P7 W 76

P5 98

W W 1 P77 P5 W W W W W W W W W W W

W Hazel W Acacia W Hedging (refer to Landscaping W

W W 99

86 W

Brick screen walls to match the materials of the housetypes, partially GP 3B W W Cypress Cypress W

P4 GP 3B W layout). Cypress W P3 W W W

shielded by planting, will provide a secure but visually appealing W P3 85 W P76

W P4 P86 Cypress W P82 P76

W Hazel 7 W 75 P82 P86

W P2 W W P83

W P2

W P83 barrier at focal boundaries within the development’s street scene. P85 6 Birch 16 W 84 P8 P85 P75 Cherry 1800mm high acoustic fence P1 5 P8 P84 P75 74 W

An acoustic fence is proposed at the south-west corner of the site in W Cedar P9 P84 Acacia 4 Cedar

P1 W

Cypress (refer to Acoustic Report).

P55 Cedar P9 W

W W W 73 order to mitigate noise impact cause by the existing adjacent industrial W

W 8 W P54 P74 Cedar 3 W P55

Cypress P10 W P54 W Acacia P74

W P53 2 P10 11 P53 Royton Hall engineering products distributor. In addition, acoustic fence is also P73

9 W P52 Cherry 72 12 P73 Birch 1 P52 W Primary School proposed at the west corner of the development site as well as along Acacia W P51 W P51 13 Cypress 55 Cedar P50 P50 14 10 Cypress 71 Cedar P72 the Eastern boundary that adjoins the adjacent Royton Hall Primary & Orchard House 15 P49 P61 P49 Cedar Cypress P72 54 P61 W Hickory P11 70 W Cypress P12 Nursery School. P11 P71 Hickory

W 53 Cedar

P71 W

Hickory W 48 W Hazel

P12 W

29 W

Cherry 52 69 78 P13 P70 P13 Birch P14 51 61 P70 P14 Acacia

W P15 Hazel 47 50 P62 W P15 W P48 P62

P63 W Cedar 1 2 P48 68 60 49 P69

46 62 P63 W P16

P47 P69 W 59

P16 Cedar W

W Birch W W P47 58 Acacia W

W W 57 P68

W 67 Type - E - Type Disclaimer: P46 45 Hazel 63 P68 This drawing is not to be reproduced, altered or P46 P60 56 GP 2B PLANNING 16

P45 W P17 Hickory W

published in part or in full without the expressed Hazel Revision: Date:By: W Type - E - Type 66 P45 W

permission of Baldwin Design Consultancy Ltd. P17 Hickory P60

W W P18 W P67 GP 2B

W W 9 Hickory 44 W Rev A- Layout revised to Client's AAL 07.4.21 W Do not scale from this drawing, any P18 P67 17 W W

W 65 W W discrepancies are to be reported to Baldwin Cedar P59 W comments and Acoustic report. P19 Hazel P66 P59 W

Design Consultancy Ltd. prior to project P40 W GP 2B GP GP 2B

P58 P40 W W

P19 43 W P66 Rev B- Layout revised to Client's AAL 08.4.21

P58 commencement. W W P57 P44 P39 64 Cedar W P57 P41 comments. 18 P39 P65

This document and its associated intellectual 2B GP P20 P56 Type - E GP 2B P44 W P38

P41

16 assets remain the property of Baldwin Design P20 P38 P65 W Rev C- Layout revised to accommodate AAL 13.4.21 P43 Type - E

P56 W MILTON STREET Consultancy Ltd. and no element of such is to be 42 W

P21 P37 P64 W

85 19 P43 W Crime Statement recommendations.

used beyond the contracted usage. P37 GP 2B GP GP 4B

P64 P21 W P42 Rev D- Layout revised to Client' AAL 15.4.21

W GP 4B

P42

Acacia W P36 1 P22

20 2B GP 41 comments. KEY P35 W GP 4B P22 P35 40 P36 P34 W GP 4B W P34 21 W W W W W 39 W W

W W

Type - E - Type P33 GP 3B 38 W

W 1800mm high close timber P87 W 151

P32 W P87 W GP 3B W P32 37 P88

P33 W 22 P88 P31

W Type - E - Type P31

W boarded fence. GP 3B Key W P89 P30 36

P89 W P30 141 P90

GP 2B W

P90 W 35 P29 P23 W 2 GP 2B P91 GP 2B 23 P23

P91 W 34 69 20 W GP 2B

P92 W P28

3 GP 2B 4 W P29 152 P92 P28 GP 2B 33

P93 GP 2B 1800mm high brick wall with P27 W P93 P27

GP 2B 87

W W

W W P94 32 P26 GP 2B 129

W P94 W W 88 GP 3B piers. P26 31 RADCLIFFE STREET P25 GP 2B W GP 3B 89 P25 P95

W P24 GP 2B 30 80

P96 90 P24 7 P96 GP 3B 24 91 Client: P97 P95 GP 2B GP 3B W

P97 GP 3B 29

W 79 92 GP 3B 142 P98 28 Kellen Homes Limited P98 93 P80 GP 2B 1800mm Timber gates to be

W P99 GP 2B GP 3B 57 P80 P99

W GP 2B 94 78 27

P79 erected to rear gardens (as 117 140

CHAUCER GP 3B 26

W P79

W Type - E 95 W

STREET W W W Type - E 81 W 77 25

22 96 3 W indicated on site layout).

W P78 GP 3B P7 82

W P81 24

97 P78 W 134 Project Title: P6 W P81 P6 83 P77 : [email protected] Acacia P7 W 76 .baldwindesign.net

P5 98 W

W 1 P77 P5 W W W W W W W W W W W W Residential Development

Hazel 105 W Acacia W Hedging (refer to Landscaping W

W www W 99 e-mail

86 W

GP 3B

W W Cypress Cypress W

P4 W N

GP 3B 38 layout). Address: Cypress W W P3

W W

W P3 85 W P76 41 132 W 103 P4 P86 Cypress 39 28 W P82 P76

W Hazel

7 W 75 Vernon Works, P82

P86 W

P2 W 51 W 40 130 P83

W P2 W P83 Royton, 6 P85 Birch Works 16 W 84 P8 P85 P75 Cherry 1800mm high acoustic fence Oldham P1 5 P8 P84 P75 74 W

W 93 Cedar P9 P84 Acacia 4 Cedar

P1 3 W

Cypress (refer to Acoustic Report).

P55 Cedar P9 W

W W W 73 W 21 Drawing Title: W 8 W P54 P74 Cedar 1. ExampleW of a 1800mm lockable secure gate; 3 P55

Cypress P10 W P54 W Acacia P74

W P53 2 P10 CARDIGAN STREET 11 P53 Royton Hall P73 Proposed Boundary Treatments

9 W P52 Cherry 72 12 P73 Birch 1 2. Example of a 1800mm P52 close boarded timber fence; W Primary School Acacia W P51 Proposed Boundary Treatment Plan PENNINE VIEW Drawing No: W P51 13 Cypress 55 RUNNYMEDE COURT Cedar P50 KH/VW/BTL/01 14 P50 10 3. Example of plot Cypresslandscaping; 71 HIGH BARN STREET Cedar P72 Orchard House 15 P49 P61 P49 Cedar Cypress P72 Dwn: Ckd: Date: 54 P61 W Hickory P11 70 GB 20/12/20 W Cypress BG/AAL P12 P11 4. Example of a 1800mm screen brick wall. P71 Hickory W 53 Cedar

P71 W Scale: Paper Size: Rev:

Hickory W 48 : 01925 747615 W Hazel

P12 W

Cherry W Vernon Works, Royton

1:500 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ 52 69 Tel A1 D 78 P13 P70 P13 Birch P14 51 61 P70 P14 Acacia

W P15 Hazel 47 50 P62 W P15 W P48 P62

P63 W Cedar P48 60 68 49 P69

46 62 P63 W P16

P47 P69 W 59

P16 Cedar W

W Birch W W P47 58 Acacia W

W W 57 P68

W 67 Type - E - Type P46 45 Hazel 63 P68 P46 P60 56 GP 2B PLANNING 16

P45 W P17 Hickory W

Hazel Revision: Date:By: W Type - E - Type 66 P45 W

P17 Hickory P60

W W P18 W P67 GP 2B

W W 9 Hickory 44 W Rev A- Layout revised to Client's AAL 07.4.21 W P18 P67 17 W W

W 65 W W Cedar P59 W comments and Acoustic report. P19 Hazel P66

P59 W

P40 W GP 2B GP GP 2B P58 P40

P19 W W 43 W P66 Rev B- Layout revised to Client's AAL 08.4.21

P58 W W P57 P44 P39 64 Cedar W P57 P41 comments.

18 P39 P65 GP 2B GP P20 P56 GP 2B

W Type - E P44 P38 P41

P20 P38 P65 W Rev C- Layout revised to accommodate AAL 13.4.21 P43 Type - E

P56 W MILTON STREET 42 W

P21 P37 P64 W

19 P43 W Crime Statement recommendations.

P37 GP 2B GP GP 4B

P64 P21 W P42 Rev D- Layout revised to Client' AAL 15.4.21

W GP 4B

P42

Acacia W P36 1 P22

20 2B GP 41 comments. P35 W GP 4B P22 P35 40 P36 P34 W GP 4B W P34 21 W W W W W 39 W W

W W

Type - E - Type P33 GP 3B 38 W

W 151 P32 W GP 3B W P32 37

22 P31 P33

W W

Type - E - Type P31 GP 3B

W P30 36 W P30 141

W W 35 P29 23 P23 W GP 2B P23 34

20 W GP 2B

P28 W P29 152 P28 GP 2B 33 P27

P27

W 32

P26 GP 2B 129 W P26 31 P25 GP 2B

P25 P24 GP 2B 30 P24 Client:

GP 3B 29 GP 3B 28 142 Kellen Homes Limited GP 3B

27 117 140 26 25

24 134 Project Title: : [email protected] .baldwindesign.net 105 Residential Development www e-mail

38 Address: 41 103 132

39 28 Vernon Works,

51 40 130 Works Royton, Oldham 93 3

21 Drawing Title:

CARDIGAN STREET Proposed Boundary Treatments

PENNINE VIEW Drawing No: RUNNYMEDE COURT KH/VW/BTL/01 HIGH BARN STREET Dwn: Ckd: Date: BG/AAL GB 20/12/20 Scale: Paper Size: Rev: Vernon Works, Royton : 01925 747615 1:500 4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ Tel A1 D Disclaimer: This drawing is not to be reproduced, altered or published in part or in full without the expressed 6.10 Servicing permission of Baldwin Design Consultancy Ltd. Do not scale from this drawing, any discrepancies are to be reported to Baldwin Design Consultancy Ltd. prior to project commencement.

This document and its associated intellectual 16 assets remain the property of Baldwin Design Parking Arrangements Consultancy Ltd. and no element of such is to be 85 used beyond the contracted usage.

All proposed dwellings would have private parking within Key

their own curtilages. The parking provision on site is Indicates Bin Collection Point

P87

P87 considered adequate and would comply with the Policy P88 P88

P89 Line to delineate route of bin P89

P90

5 (Promoting Accessibility and Sustainable Transport GP 2B access P90 2 P91 GP 2B 69 P91 Choices), (Oldham Council - Joint Core Strategy and P92 GP 2B P92 P93 GP 2B Indicates where bins are to P93 GP 2B 87 Development Management Policies, November 2011). P94 be stored P94 88 RADCLIFFE STREET GP 3B GP 3B 89 P95

P96 90 80 7 P96 GP 3B 24 91 P97 P95 GP 2B P97 GP 3B Varied parking solutions are proposed in order to reduce 92 79 P98 P98 93 P80 GP 2B P99 GP 2B 57 P80 the impact of traffic on the street scene, by ensuring each P99 78 GP 2B 94 P79

CHAUCER GP 3B Type - E 95 P79 house has off street parking. Furthermore, up front parking STREET Type - E 81 77

22 96 3 P78 GP 3B

P7 82 P81 97 P78 has been prioritised in order to make the most out of the P6 P81 P6 83 P77 Acacia P7 76

P5 98 1 P77 P5 Hazel site. Side curtilage parking preferred at junctions in order Acacia 99 86 GP 3B

Cypress Cypress P4 GP 3B Cypress to allowing building lines to define these spaces. P3

P3 85 P76 P4 P86 Cypress Hazel 7 P82 P76 75 P82 P86 P2 P83 P2 P83 6 P85 Birch 16 84 P8 P85 P75 Cherry P1 5 Refuse P8 P84 P75 74 Cedar P9 P84 Acacia 4 Cedar

P1 Cypress Cedar P9 P55 73

8 P54 P74 Cedar 3 P55

Cypress P10 P54 Acacia P74 Refuse and recycling has been a design consideration P53 2 P10 11 P53 Royton Hall P73

9 P52 Cherry 72 1 12 P73 Birch during the development of the proposed masterplan. As a P52 Primary School Acacia P51 P51 13 Cypress 55 Cedar P50 P50 result, each property will be provided with a hard standing 14 10 Cypress 71 Cedar P72 Orchard House 15 P49 P61 P49 Cedar Cypress P72 54 P61 Hickory area within the rear garden of the property, to site 4no. P11 Cypress 70 P12 P11 Hickory P71 53 Cedar Hickory 48 P71

30 P12 Hazel

bins (a 240 litre refuse bin, 240 litre garden waste bin and Cherry 52 69 78 P13 P70 P13 Birch P14 51 61 P70

two 240 litre wheeled recycling bins). P14 Acacia P15 Hazel 47 P62 P15 50 P48 P62 P63 Cedar P48 60 68 49 P69 46 62 P63

P16 P47 59 P69 P16 Cedar

Birch P47 58 Additionally, all plots will have a gated access route from Acacia

57 P68 67 Type - E - Type P46 45 Hazel 63 P68 the rear garden area to the highway at the front of the P46 P60 16 56 GP 2B PLANNING P45 P17 Hickory

Hazel Revision: Date:By: Type - E - Type 66 P45 P17 Hickory P60

P18 P67 GP 2B Rev A- DRAFT Planning Issue. AAL 25.3.21 property to enable bins to be left out on collection day.9 44 Hickory 17 P18 P67 65 Rev B- Revised to Client's comments. AAL 07.4.21 Cedar P59 P19 Hazel P66

P59 P40 Rev C- Revised to Client's comments. AAL 08.4.21 GP 2B GP GP 2B Bins will be presented for collection by residents at the P58 P40 P19 43 P66 P58 Rev D- Revised to Client's comments. AAL 15.4.21 P57 P44 P39 64 Cedar P57 P41 18 P39 P65

GP 2B GP P20 P56 Type - E GP 2B P44 P38 end of the private driveways or designated bin storage P41 P20 P38 P65 P43 Type - E MILTON STREET 42 P56 P21 P37 P64 19 P43

P37 GP 2B GP GP 4B locations, no more than 15m away from the highway, in P21 P64 P42 GP 4B

P42

Acacia P36 1 P22

20 2B GP 41 P35 GP 4B accordance with BS5906:2005 (British Standard: Waste P22 P35 40 P36 P34 GP 4B 21 P34

management in buildings — Code of practice). Refer to 39 Type - E - Type P33 38 Disclaimer: GP 3B 151 P32

This drawing is not to be reproduced, altered or P32 GP 3B 37 22 P33 the waste management plan that has been submitted as P31

published in part or in full without the expressed E - Type P31 GP 3B P30 36 permission of Baldwin Design Consultancy Ltd. 141 P30 35 P29 part of this application. P23 23 GP 2B P23 34

Do not 20 scale from this drawing, any GP 2B

P28 discrepancies are to be reported to Baldwin P29 152 P28 GP 2B 33 Design Consultancy Ltd. prior to project P27 P27 commencement. 32 P26 GP 2B 129 P26 31 P25 GP 2B

This document and its associated intellectual P25

P24 GP 2B 30 16 assets remain the property of Baldwin Design P24 Client: Consultancy Ltd. and no element of such is to be GP 3B

85 29 used beyond the contracted usage. GP 3B 142 28 GP 3B

27 117 140 KeyKey 26 25

24 134 Project Title: : [email protected]

Secure gated access Indicates Bin Collection Point .baldwindesign.net 105 Residential Development www P87 routes providing easy e-mail P87 P88 access to rear gardens Address: P88 38

P89 and waste storage 39 41Line to delineate route28 of bin 103 132 N P89 Vernon Works,

P90

GP 2B 51 40 access 130

P90 areas. Royton, 2 P91 Works GP 2B On-plot refuse storage 69 P91 Oldham P92 GP 2B area with capacity to 93 P92 P93 GP 2B 3 P93 accommodate 4no. Indicates where bins are to GP 2B 87 21 Drawing Title: P94 bins. be stored P94 N GP 3B 88 Site Waste Management RADCLIFFE STREET CARDIGAN STREET GP 3B 89 P95

P96 90 80 7 Waste Management Plan PENNINE VIEW Drawing No: P96 GP 3B 24 91 P95 GP 2B RUNNYMEDE COURT P97 KH/VW/SWM/01 P97 GP 3B 92 79 HIGH BARN STREET P98 P98 Dwn: Ckd: Date: 93 P80 GP 2B GP 2B P99 AAL GB 15/03/21 57 P80 P99 GP 2B 94 78 P79 Scale: Paper Size: Rev: : 01925 747615 CHAUCER GP 3B Vernon Works, Royton P79 1:500

4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ D Type - E 95 Tel A1 STREET Type - E 81 77

22 96 3 P78 GP 3B

P7 82 P81 97 P78 P6 P81 P6 83 P77 Acacia P7 76

P5 98 1 P77 P5 Hazel Acacia 99 86 GP 3B

Cypress Cypress P4 GP 3B Cypress P3

P3 85 P76 P4 P86 Cypress Hazel 7 P82 P76 75 P82 P86 P2 P83 P2 P83 6 P85 Birch 16 84 P8 P85 P75 Cherry P1 5 P8 P84 P75 74 Cedar P9 P84 Acacia 4 Cedar

P1 Cypress Cedar P9 P55 73

8 P54 P74 Cedar 3 P55

Cypress P10 P54 Acacia P74 P53 2 P10 11 P53 Royton Hall P73

P12 Hazel

Cherry 52 69 78 P13 P70 P13 Birch P14 51 61 P70

P14 Acacia P15 Hazel 47 P62 P15 50 P48 P62 P63 Cedar P48 60 68 49 P69 46 62 P63

P16 P47 59 P69 P16 Cedar

Birch P47 58 Acacia

57 P68 67 Type - E - Type P46 45 Hazel 63 P68 P46 P60 16 56 GP 2B PLANNING P45 P17 Hickory

Hazel Revision: Date:By: Type - E - Type 66 P45 P17 Hickory P60

P18 P67 GP 2B Rev A- DRAFT Planning Issue. AAL 25.3.21 9 44 Hickory 17 P18 P67 65 Rev B- Revised to Client's comments. AAL 07.4.21 Cedar P59 P19 Hazel P66

P59 P40 Rev C- Revised to Client's comments. AAL 08.4.21 GP 2B GP GP 2B P58 P40 P19 43 P66 P58 Rev D- Revised to Client's comments. AAL 15.4.21 P57 P44 P39 64 Cedar P57 P41 18 P39 P65

GP 2B GP P20 P56 Type - E GP 2B P44 P38 P41 P20 P38 P65 P43 Type - E MILTON STREET 42 P56 P21 P37 P64 19 P43

P37 GP 2B GP GP 4B P21 P64 P42 GP 4B

P42

Acacia P36 1 P22

20 2B GP 41 P35 GP 4B P22 P35 40 P36 P34 GP 4B 21 P34

39 Type - E - Type P33 38 GP 3B 151 P32

P32 GP 3B 37

22 P31 P33

Type - E - Type P31 GP 3B P30 36

P30 141 35 P29 23 P23 GP 2B P23 34

20 GP 2B

P28 P29 152 P28 GP 2B 33 P27

P27 32 P26 GP 2B 129 P26 31 P25 GP 2B

P25 P24 GP 2B 30 P24 Client:

GP 3B 29 GP 3B 28 142 GP 3B

27 117 140 26 25

24 134 Project Title: : [email protected] .baldwindesign.net 105 Residential Development www e-mail

38 Address: 41 103 132

39 28 Vernon Works,

51 40 130 Works Royton, Oldham 93 3

21 Drawing Title: Site Waste Management CARDIGAN STREET

PENNINE VIEW Drawing No: RUNNYMEDE COURT KH/VW/SWM/01 HIGH BARN STREET Dwn: Ckd: Date: AAL GB 15/03/21 Scale: Paper Size: Rev: Vernon Works, Royton : 01925 747615 1:500

4 Marina Walk, Pennington Wharf, Plank Lane, Leigh, WN7 4EZ D Tel A1 6.11 Sustainability

The proposals for the site will provide a sustainable form of development. In our view sustainability is derived from the provision of an inclusive, safe and well managed environment; from a high quality design that respects the built and natural environment, that is well connected to public transport facilities, employment opportunities and local services and that reduces the consumption of water and energy and reduces waste.

The proposed development will be designed to reduce the consumption of water and energy by means of water-saving and energy efficient appliances and fittings. As a whole, the development will be designed to meet the current Building Regulation requirements and will therefore achieve national standards of energy efficiency and ventilation.

N Access

The site location is considerably sustainable and has excellent links to the wider road, cycle and transport network. The access into the site has been made possible by various modes of transport through the provision of appropriate car, cycle and pedestrian infrastructure.

Pedestrian Links

Provisions to include the comfort for all pedestrians using the public realm within the proposed layout are to include:

■ Clear visual links between the entrances to the site and entrances to buildings; ■ A legible layout for visitors; ■ A safe pedestrian/cycle route through only to provide a physical pedestrian connection on site. All pedestrian circulation routes to be level or gently-sloping (as defined in Section 1, Approved Document M, Access to and Use of Buildings, Building Regulations 2013);

Residential Standards

Access to and within the public external environment is designed to ensure that there are no excessive changes in level between the highway and the private spaces. Houses are to be constructed at a minimum standard of latest Building Regulations ensuring each property has level access for ease 32 of wheel chairs (as defined in Section 1, Approved Document M, Access to and Use of Buildings, Building Regulations 2013). Where parking is not within curtilage, footpaths and gates are provided to ease access and create direct route.

Designing out Crime

The proposed development has been designed in accordance with the ‘Oldham and Rochdale Urban Design Guide’ in order to mitigate any risk of crime. A key objective of this development has been to create a safe and accessible environment which restricts opportunities for disorder and enhance the area for new and existing residents. The layout has been designed to ensure that all areas of the public realm, created as part of the development, can be overlooked by the residential properties. This has been achieved by fronting properties onto the existing and proposed pedestrian networks and providing in-curtilage parking which is secure and well overlooked.

The site layout and design of the dwellings have been carefully considered to integrate the site with its current neighbours. In addition, the layout ensures that a safe environment is created by means of maximising opportunities for natural surveillance. All building entrances are highly visible from the street and private rear gardens will be fenced with access restricted to residents only. Whilst providing a degree of physical security, a 1.8m timber fencing to rear gardens across the development is also most effective as a psychological deterrent to opportunistic crime.

SECTION CONCLUSION 07 07

7.1 Conclusion Summary and Conclusion This Design and Access Statement is in support of a Full Planning CONCLUSION application for 99 new dwellings, comprised of shared ownership, affordable and private ownership units, with associated parking and landscaping.

The site has been designed to complement and respond to the surrounding area, create local identity and cohesive sense of place. Well-informed design and material choice will give the development longevity, contribute to the townscape and raise the aspirations of the area.

Secure Development Detailed site analysis and extensive design process has lead to a layout form that is developable and acceptable within the character of the area, whilst maximising natural surveillance throughout.

Quality housing stock The scheme proposes a number of shared ownership and affordable properties, providing an essential contribution to the affordable housing 34 stock in the Oldham area as well as enhancing the local settlement. Accessibility All dwellings will comply with the requirements set within Part M of the British Building Regulations.

Enhanced Environment The built form within the development will sit comfortably within its surrounding, whilst providing an active street scene and sense of place. The proposed street scenes will be designed to knit well with the existing built environment, and improving the appearance whilst working within the grain and pattern of the surrounding area.

Integrated Parking Each dwelling has designated off street car parking space set to be convenient for the home owner with minimum travel distances from the related dwelling.

Private Space Each dwelling within the development will accommodate adequate private family gardens. Each property will have appropriate areas for bin storage with simple routes to public highway.

Overall, it has been demonstrated through this statement that the proposed residential development is acceptable in design terms in N respect of internal access, appearance, layout, scale and landscaping and constitutes sustainable development.

Proposed Site Layout