Land off Lambs Road/ Raikes Road, Thornton

Draft Masterplan: September 2020 INTRODUCTION The site allocation

Policy SA1/2 of the Wyre Local Plan allocates land at Lambs Road/ INTRODUCTION Raikes Road, Thornton for 400 dwellings. The allocation extends to 19.67 ha of open land on the eastern edge of Thornton. As part of the residential development, the allocation also requires the delivery of a small-scale convenience store and infrastructure such as education provision and highways to be addressed to meet the needs generated by new developments in the Thornton area.

Site SA1/2 - Lambs Road/Raikes Road,

The adopted local plan requires the allocation site to be brought forward in line with a Masterplan, which covers the whole of the allocation. The Masterplan will determine key aspects of the future development such as the:

• Distribution and interrelationship of activities/uses. • Relationship between spaces and buildings (existing and new). • Degree of ‘permeability’ – visual and physical. • Best location of different type of uses. • Movement networks within and out with the site. • Provision of infrastructure.

The agreed Masterplan will be a material consideration in deciding subsequent planning applications relating to the site.

This Masterplan has been produced through a collaboration between the landowners, developers Wainhomes (NW) Ltd and Baxter Homes both of whom hold a legal interest within part of the allocation, key stakeholders, and Wyre council. Wainhomes (NW) Ltd are currently on-site implementing the approved scheme for ‘Phase 1’ (157 new houses).

The remainder of the allocation site (outside of Phase 1) could accommodate at least 243 dwellings; the precise number to be determined through detailed planning applications. It is this remaining area that is the focus of this masterplan.

2 SITE CONTEXT Site Context and Analysis

The final masterplan has been informed by the production of technical and survey work that describes the physical characteristics of the site and its context, and identifies key constraints and considerations that should be taken into account in developing the site. SITE CONTEXT

The site can be split into various parcels of land as described below:

Image showing Phases 1,2,3A,3B and 3C Phase 1 Phase 3A

This land has the This land is in the same benefit of detailed land ownership as Phase planning consent for 2 and is also in the control 157 dwellings with of Wainhomes (NW) Ltd. associated works It comprises agricultural land. and Wainhomes There is some hedgerow are currently on-site within the site and to the implementing this boundaries, together with a approved scheme. small group of trees and a pond. The land has been used for agricultural purposes.

Phase 2 Phase 3B

This land is in the This land is the same control of Wainhomes land ownership (NW) Ltd. It land as Phase 2. This has been used for small parcel of land agricultural purposes has been used for Phase 3C and there is some agricultural purposes. hedgerow to the site This land is in separate land ownership and the control of Baxter boundaries. Homes. This land has been used for agricultural purposes. There is hedgerow to the boundaries and a ditch to the south. 3 SITE CONTEXT HIGHWAYS Site Context and Analysis Highways and accessibility

The site has been subject to detailed surveys and technical work for the Lambs Road is a classified distributor road which runs in a north south SITE CONTEXT site allocation area and we summarise the key findings below: alignment along the site’s western boundary. The road is subject to a 30mph speed limit and forms a major arm of a number of priority • The site is not subject to any statutory or non-statutory junctions along its length before forming a compact roundabout designations in relation to nature conservation. junction with Stanah Road and Station Road located approximately • The site is located at least 425m away from the boundary of the 400m to the north of the site. To the south, the road becomes Wyre Estuary Site of Special Scientific Interest (SSSI) and Road and runs for approximately 1.2km before terminating at the Bay Ramsar Site, and it is 6.2km to the south of the roundabout junction with the A585 and A588 Breck Road. Morecambe Bay Special Area for Conservation (SAC). • There is one non-statutory conservation site within a 1km of the Post mounted signs indicating ‘unsuitable for HGVs’ are erected at the site and this is the Skippool Marsh and Thornton Bank Biological Skippool Road exit of the Skippool Road/A585 roundabout and at the Heritage Site (BHS). approach to Lambs Road near Stanah School to discourage HGVs • The site has been subject to detailed ecology surveys using Skippool Road. undertaken by ERAP to include badgers, bats, bird species and great crested newts. The A585 is a Trunk road managed by Highways (HE), and it • There are 12 individual trees, 15 groups of trees and 14 provides the key connection to the strategic highway network at Junction sections of hedgerow within the site. None of the trees 3 of the M55 motorway. The M55 motorway connects and and hedgerow assessed by Iain Tavendale Arboricultural coast with the M6 motorway. Consultants comprise high quality (Category A) specimens. • The site is predominantly within a Flood Zone 1 (i.e. at low risk The A585 extends from in the north, through Thornton and of flooding), although a small part of the northern part of the site before bearing south east and extending through Skippool within ‘Phase 3b’ is at identified as falling within a Flood Zone 2. and Little Singleton. • There are public foul water sewers within Lambs Road to the west and Raikes Road to the south. The local highway network will benefit significantly from the proposed • A new surface water sewer is being provided by Wainhomes A585 Windy Harbour to Skippool road scheme. A planning application (NW) Ltd as part of Phase 1 construction works and this will has been lodged for this with the Planning Inspectorate by Highways discharge to the . England. This highway major scheme will provide significant additional • Lambs Road is a distributer road with a 30mph speed limit, and highway capacity on the A585 trunk road to accommodate the Local there are a number of bus services along this route. The Plan allocated development. A585/A588 roundabout is approx 1.2km to the south. • There is a Grade II listed building known as Raikes farmhouse on Raikes Road 4 HIGHWAYS The Local Highway Network Highways Lambs Road/Station Road/Stanah Road Roundabout

As part of the consent Phase 1 scheme, being implemented on-site by ± Thornton Town Centre HIGHWAYS Wainhomes (NW) Ltd, improvements to the Skippool Road bend were Red Line Boundary secured by the Council. These mitigation works are committed and will be delivered within the highway network as part of the delivery of this approved scheme. Raikes Road

There are bus stops on Stanah Road/Station Road. These services provide regular connections to destinations such as Cleveleys, Thornton, and Poulton. As part of the consented development, Wainhomes (NW) will make a £120,000 financial contribution to increase the frequency of bus services and allow for the diversion of existing services along Sharp Bend on Skippool Road Lambs Road. There will also be new bus stops provided along Lambs B5412 Lambs Road Road as part of this consented scheme. Hornbys Corner

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Skippool Road/Breck Road/

Amounderness Way/Mains Lane Roundabout

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Contains Ordnance Survey data © Crown copyright and database right 2012.

QUAY WEST AT MEDIACITY UK Proposed Residential Development TRAFFORD WHARF ROAD Lambs Road, Thornton TRAFFORD PARK MANCHESTER Plan 2: Local Highway Network M17 1HH

TEL: +44 (0)161 872 3223 Scale @ A4 NTS Project No: A105893 FAX: +44 (0)161 872 3193 e-mail: [email protected] © WYG Group Ltd.

5 ECOLOGY Ecology andTrees • • • • • bird surveys. A summary of the advice for issued by site ERAP the is provided surveyed below: protected species and have this has ERAP included great crested ecologists newt and Consultant wintering pond. a and The site comprises improved grassland with boundary hedgerows, trees Risk Zone(IRZ). Impact SSSI a within lies site The Site. Ramsar ecology Bay Morecambe and non-statutory or (SSSI) Interest Scientific Special of Site statutory Estuary Wyre the of boundary any to the subject from 500m approximately located is site the although designations, not is site The 6 • • based boundaryfencinginordertoencourage wildlifetopass Creation ofcontiguousgardensandavoidthe useofconcrete Encourage habitatconnectivitythroughthesite. recreational purposesratherthantheRiverEstuary area. spaces inordertoencourageresidentsuse thesitefor Provision ofpedestrianandcyclelinksbetween theopen through theprovisionofanundevelopedbufferarea. Retain andprotecttheexistingpondtocentreofsite replacements shouldbeprovided. possible. Wheretreesorhedgerowaretobelostthensuitable Retain theexistingmaturetreesandhedgerowinsofaras Installation ofbatand bird boxeswhereappropriate. attract wildlifethroughthelandscapingscheme. Planting ofwildlifegrasslandandsuitablespecies knownto through thesite. Masterplan process. The recommendations made by ERAP have been incorporated into the

ECOLOGY HERITAGE Heritage

Raikes Farmhouse, a Grade II listed building, is located to the north-east HERITAGE of the site subject to Policy SA1/2. This building was listed in August Position of Raikes farmhouse (circled red) 1983 and the listing description states the following:

“Farmhouse, dated 1692, with C19 rear extension. Probably brick, now pebbledashed, with stone cornice gutter and graded slate roof. Stone coping on left gable. 3-unit baffle-entry plan, one axial chimney stack and one gable chimney-stack. 2 storeys, asymmetrical; plain doorway, door recessed; one 2-light casement window on each floor on the left, two 3-light casement windows on each floor on the right (those on ground floor having keystones) all with stone sills and wooden frames. Each gable wall has small sashed window on ground floor; right gable has inset square sandstone tablet lettered in relief: B T S 1692 Interior had a staircase, now removed, in right bay which was previously kitchen; rush ceilings in upper floor and in outshut at rear of right bay.”

The image to the right shows the listed building circled in red. It is well enclosed from the land subject to Policy SA1/2 by virtue of the numerous ancillary two-storey outbuildings within the grounds of Raikes Farmhouse and the planted treebelt to the south.

7 TOPOGRAPHY Topography and ground conditions

The topography of the site varies but generally dips towards the TOPOGRAPHY north east in an approximate gradient of 1:100 and with no significant topographical features. The site does contain local variations in level but these variations are not considered to have any significant effect upon the development proposals.

Phases 2 and 3 have been in agricultural use. There is no evidence to suggest that the site has been subject to any ground disturbance or filling operations and based upon the current information it is anticipated that natural strata will immediately underlie the surface topsoil layer.

A Geo-Technical Assessment has been carried out by REFA, consulting engineers, of the land subject to the site allocation. This recommends that intrusive ground investigations are carried out to be secured by way of planning condition as part of any planning application.

Please refer to appendix 2 for the topographical survey for part of the site allocation.

8 FLOOD RISK Flood risk and drainage FLOOD RISK

The Strategic Flood Risk Assessment Addendum (August 2017), PRELIMINARY DRAINAGE STRATEGY PLAN prepared by the Council to support the local plan process provided an   assessment of the land at Lambs Road/Raikes Road (Ref: SFRA_18_02).    This assessment found that the site passed the sequential test and   that a new surface water drain connecting to the River Wyre would be    required. The report noted that the site is located within a Flood Zone 1    (Low Risk of flooding).       Betts Associates have advised on the most appropriate drainage   strategy for the purposes of delivering Policy SA1/2 and the constraints    are summarised below:    PHASE 2     • The nearest rivers to the site allocation are the River Wyre (circa.    500m to the east) and (circa. 450m to the east).    PHASE 3 RIVER WYRE RIVER • The approved strategy for Phase 1 was for surface water to discharge    PHASE 1 to the River Wyre mimicking pre-development greenfield rates. A       new surface water sewer is now under construction to outfall to the     watercourse via Ramper Pot near Underbank Road.    • The approved strategy for Phase 1 was for foul water run-off to   connect to the public water sewer within Lambs Road.    • There is a very small area of the site allocation to the northern edge    that is identified as within a Flood Risk Zone 3. Otherwise, the site is    identified as being at low risk of flooding.   • Consultation with Wyre Council has revealed some historic flooding LEGEND:  Phase 1 (Site Extents)   to neighbouring highways due to a lack of capacity in both the surface  Phase 2 (Site Extents)  Phase 3 (Site Extents)  water sewers and Hillylaid Pool to which they drain.  Additional land in control of developer  Existing land drain/watercourse   General Topographic Fall EXISTING SEWER INFRASTRUCTURE:

 Existing UU Public Foul Water Sewer

JOB NO: HYD382 REVISION: 0 DATE: 11.12.2018 AUTHOR: KW

9 LANDSCAPE Landscape and visual analysis

The site is undulating in places with no public rights of way extending through or adjacent to it. There is existing hedgerow to the site perimeters LANDSCAPE and within the site itself, although there are very few trees. The northern boundary of the site allocation to the Trust Land is open.

The western part of the site is influenced by surrounding urban features with the existing built-up area of Thornton-Cleveleys beyond Lambs Road to the western boundary and Stanah Primary School approximately 100m beyond the northern boundary of the site. The eastern part of the site is undeveloped, although Raikes Road provides a definitive boundary to the wider countryside. The implementation of the approved scheme for 157 dwellings (‘Phase 1’) will further change and urbanise the character of the area.

The provision of a second principal access point off Lambs Road would not necessitate the loss of any trees with limited intervention necessary to the existing hedgerow. There is scope to replace the existing boundary hedgerows extending through the existing site with better provision in qualitative and quantitative terms. (i.e. more hedgerow and enhanced condition).

In terms of the Wyre Estuary and the Wyre Way Public Right of Way alongside it, the site is approximately 400m away at the nearest point. However, there is no inter-visibility due to the land level changes. The land beyond Raikes Road rises significantly towards the estuary before dropping down to the riverside. There is a difference of approximately 3-4m between Raikes Road and the riverside path in terms of levels. Nevertheless, in order to provide a transition zone between the development site and the countryside beyond, the masterplan drawings show the provision of a planted landscape buffer to the eastern boundary.

10 LANDSCAPE

11 TOWNSCAPE

There is a wide range of house types, sizes and layouts within the surrounding area. There is no sense of uniformity in terms of the character and appearance of the built form. TOWNSCAPE

Raikes Road Stanah Road

Raikes Farmhouse

Lambs Road Furlong Green

The Design & Access Statement for any planning application will provide a more detailed analysis and rationale for the house types and design concept for the proposed development. However, it is unlikely that any building would be higher than 2.5 storeys and the external materials are likely to include red brick and tiled roofs.

12 MASTERPLAN FRAMEWORK Masterplan vision

To create an ‘organic’ extension to Thornton-Cleveleys that creates a sustainable development integrated into the existing landscape and local FRAMEWORK community in terms of its design and layout, including pedestrian and cycle accessibility. The development will have a strong local identity that responds positively to the local context. It will incorporate a range of integrated green spaces that will provide formal and informal recreation opportunities accessible to new and existing residents whilst creating a soft transition between the newly built development and the open land beyond the eastern boundary of the site. Objectives

The aim of the masterplan is to provide a framework for the delivery of a 4. Build a range of appropriately located homes of different high quality and sustainable development that responds positively to the types, sizes and tenures in order to meet the needs of different local context. In so doing, the development should positively sections of the community and create a varied, well designed respond to the following objectives: and attractive physical and green environment.

1. Create a new sustainable neighbourhood which is integrated 5. Produce a high quality and safe public realm that includes socially and physically with Thornton-Cleveleys and promotes landscaping and Green Infrastructure. healthy and active communities, maximising opportunities to enhance the quality of life for future and existing residents. 6. Deliver an appropriate amount and type of Green Infrastructure in a manner that contributes to a well-designed and healthy 2. Create a development that respects and responds to its living and working environment, including physical and location with particular attention paid to the relationship to the functional connections with neighbouring Green Infrastructure. existing built form and wider landscape, which includes the Grade II Listed Raikes Farmhouse, views into and out of the 7. Create a movement network for pedestrians and cyclists that site, and the nature and quality of boundary treatments. secures a safe, desirable, healthy and inclusive place to live through the provision of accessible streets and open 3. Use the existing site characteristics, retaining any important ecological and landscape features, with the aim of establishing 8. Provide a new primary school if required. and preserving functional ecological habitats and networks which facilitate the movement of species and wildlife populations and protect the borough’s biodiversity, having particular regard to ensuring no unacceptable impacts on the Morecambe Bay and Wyre Estuary statutory ecology sites.

13 MASTERPLAN FRAMEWORK Objectives

9. Ensure that flood risk, drainage and the provision of water FRAMEWORK infrastructure is appropriately managed throughout the lifetime of the development including having regard to the local plan surface water drainage hierarchy, Key Development Consideration 9 of Policy SA1/2, and appropriate mitigation.

10. Encourage measures to address any relevant issues arising from climate change and to minimise the use of resources, including energy consumption.

11. Avoid unacceptable adverse impacts on the amenity of occupants and users of surrounding or nearby properties, whilst securing a good standard of amenity for the occupants and users of the proposed development, including ensuring that any non-residential components are appropriately located taking into account operational requirements and the need to maximise accessibility and encourage sustainable travel movements by existing and new residents.

12. Consider the potential impact of the proposed development on the setting of Raikes Farmhouse, which is located to the north-east of the site allocation is a Grade II listed building with appropriate mitigation if necessary.

The masterplan framework describes the spatial arrangement of uses within the masterplan area and establishes a set of design principles that should be used to inform future planning applications within the site.

14 DESIGN PRINCIPLES

1. Development should deliver an organic extension to Thornton 7. Residential development should be of a density suitable to the DESIGN

that achieves a high-quality environment taking advantage of character of the surrounding area including adjacent PRINCIPLES and integrating with existing topography, views, landscape countryside having regard to the most appropriate location of features and habitats. different dwelling types across the site.

2. The development should aim to retain existing landscape 8. Dwellings for older people/mobility impaired should be features of value where possible, using planting to shape the appropriately located in terms of access to services, facilities location and character of the built form, street and open and access routes. spaces, and to soften new development in relation to views of the site. 9. An appropriate level of car parking will need to be provided in line with planning policy, but this should be sufficiently 3. There should be a highly legible structure of streets and where well-integrated so as to not dominate the street and building residents and visitors can intuitively find their way around the frontages. development with good connectivity onto surrounding roads and streets. 10. There should be clear demarcation between the public, semi-public and private land. 4. The structure of the development should utilise key views into and out of the site together with the orientation and design 11. Building orientation and layout, including corner-turning and of streets, green spaces, houses and other development types, dual aspect houses at key intersections, should be used to create a rural transition zone, paying particular regard to the throughout the site to create active frontages and natural boundary of the site along Raikes Road surveillance/security over the public spaces, streets and footpaths/cycle routes. 5. Trees and structural landscaping should be used to break up the street scene, utilising existing hedgerows where possible. 12. Place making will be further reinforced through the design of Where existing tree and hedgerow loss is necessary, at least an hard and soft landscape for individual plots and the creation of equivalent amount of new mitigation planting of suitable incidental green spaces/landscaping to break up the built form. species should be provided. 13. Whilst it is important that the neighbourhood has continuity and 6. The design and layout of the development should support a definable sense of place, it is also important for there to be a healthy living, including the provision of accessible high-quality complementary and, where appropriate, contrasting palette green infrastructure together with cycle and pedestrian routes of building elements and architectural details to achieve variety and linkages internal to the site and between the site and in appearance across the Masterplan area. surrounding area. 15 DESIGN PRINCIPLES

14. Through the provision of interface distances and building orientation, together with landscape screening, in line with DESIGN policy requirements the development should ensure adequate PRINCIPLES privacy and amenities for the residents of new and existing housing. Careful attention should be given to the design of the interface between residential and non-residential uses within the Masterplan area.

15. Development should be located and designed so as not to adversely affect the significance of local heritage assets.

16. The design and layout of the convenience store and school, if developed, should respect the largely residential nature of the area.

17. Residual surface water should drain into the River Wyre at Ramper Pot via Underbank Road.

18. Any sustainable drainage systems developed as part of the scheme should be incorporated into the development as part of a high-quality green and blue infrastructure with multi- functional benefits. Sustainable drainage and flood risk management where required should be seen as an inherent part of the landscape design process and intrinsically linked to the landscape proposals.

16 USES Residential development USES

As described above, the site outside of the existing planning permission The mix, type and size of houses to be delivered will be secured at the for 157 dwellings is required to deliver: planning application stage. However, the adopted local plan requires a suitable mix of housing to be delivered in accordance with needs, at • Residential development on some 12.24ha with a minimum 243 least 20% of new housing to be suitable or adaptable for older people dwellings. with restricted mobility in accordance with Policy HP2 and 30% of new • Land for new a new primary school on Phase 3, if required housing to take the form of affordable homes in accordance with Policy on-site, and suitable for a 1 form entry (1.36 ha). HP3 (inc. starter homes, discounted market housing, affordable housing • Small convenience store of 280sqm net sales area to be located for rent and shared ownership). on Phase 2. Higher density housing will be more appropriate in proximity to existing In addition, the masterplan also needs to set out the approach to: development, which includes the consented Phase 1 scheme with lower density on the periphery and towards Raikes Road in particular. • Access and movement. • Sustainable drainage. • Green infrastructure, landscaping and biodiversity.

The local plan policy identifies an approximate capacity of 400 dwellings across the whole allocation area with a minimum of 360 dwellings to be delivered over the plan-period.

The starting position with regard to new housing has been the existing site constraints and the outcome of surveys carried out by technical consultants. In particular, ERAP identified constraints and opportunities and Tyler Grange provided a series of recommendations in relation to landscape and visual impacts e.g. new woodland copses, green lanes and a landscaped buffer alongside the eastern boundary.

Taking into account constraints and opportunities identified by technical consultants, Tyler Grange produced a landscape framework plan and this informed the siting and density of housing as shown through the Masterplan drawings.

17 USES Primary school and convenience store USES

The local plan requires the site to provide land for a new primary school The shape of the school land shown is logical and allows for options and/or a contribution to be made towards the expansion of an existing in terms of configuration. Furthermore, there will be opportunity for the school(s). Discussion with the Local Education Authority has indicated carrying out of landscaping as part of the detailed design stage e.g. that there is an option of extending the existing Stanah County Primary creation of small wooded area within the grounds. The school land has School, which lies close to the site on Lambs Road. However for the not been sited further southwards given the desirability of retaining the purposes of the Masterplan it is considered necessary to identify an existing central pond feature for ecology reasons, and this pond would appropriate site for a one-form entry school of 1.36 hectares within the frame a new area of public open space. allocated boundary on Phase 3 to be made available to the LEA as part of the education financial contribution should the expansion of Stanah A detailed assessment of the impact of the development on school place County Primary not be possible. In addition, a financial contribution would provision will be carried out at the detailed application stage, once the be made where required in order to address any shortfalls in secondary number of bedrooms being created is known, and this will inform whether school place provision as a result of the proposed development, although new school land within the site allocation is necessary. this has no impact on the design of the masterplan itself. Convenience store The primary school land is shown on Phase 3 away from the Lambs Road frontage to reduce any pollutant impact, albeit still with a convenient Land for a small-scale 280sqm (net sales) convenience store would be access point from the main road. In this location, the school would be reserved as part of the proposed development in accordance with Policy within walking distance of the services and bus stops along Lambs Road SA1/2. It would be located to the north-western part of the site allocation and would benefit from safe walking and cycling routes. There would be where it is accessible for future occupiers of the proposed development no vehicular or pedestrian access between Raikes Road and the new as well as existing residents within this part of Thornton-Cleveleys. school site. The proposed convenience store would meet the ‘everyday’ ‘top-up’ There are no landscape features in this location nor are there any shopping needs of residents in a sustainable manner. identified risks in terms of adverse ground chemistry, landslides or fault lines. There are no records of past industry or mining on the land, which has historically always been used for agricultural purposes. As such, there are no associated contamination risks with providing the school in this location. Furthermore, the land is reasonably flat in this part of the site allocation land as shown on the topographical survey undertaken.

18 USES The surface water run-off generated within the site allocation would be Sustainable Drainage discharged to the watercourse at pre-development greenfield rates. USES Local Plan Policy CDMP2 sets out a hierarchy in terms of surface water run-off. Betts Associates have advised that ground conditions (i.e. clay- like materials) mean that it is unlikely that infiltration will prove to be a viable drainage solution for all the site allocation, albeit there may be scope to utilise infiltration in parts to assist with dealing with the first 5mm of run-off generated by the site. Further soakaway testing at the planning application stage will determine the extent of infiltration and SUDS that can be accommodated.

Notwithstanding the above with regard to infiltration, measures are being put in place for surface water run-off to discharge to the River Wyre. Indeed, Key Development Consideration No. 9 of the Policy SA1/2 of the Wyre Local Plan requires residual surface water to drain into this watercourse at Ramper Pot via Underbank Road. A new surface water sewer is currently under construction for the Phase 1 development to outfall into the River Wyre, via Ramper Pot, with all the relevant consents having been obtained.

Two new connections to the public sewer within Lambs Road will be required in order to manage foul water flows.

The following image shows an illustrative drainage strategy for the site allocation and the route of the new surface water run-off to discharge to the River Wyre.

Given the historical and existing flood issues within the neighbouring surface water networks, there are no proposals to connect surface water run-off generated by the development into the public sewer network. The new surface water sewer pipe currently under construction to outfall directly to the River Wyre will help to alleviate pressures on the drainage system through reducing the amount of surface water currently reaching the downstream sewers via overland run-off.

19 Consultation with Wyre council has indicated that the need for Green USES Infrastructure within the site is focused on three elements:

Green infrastructure, landscape and biodiversity • Amenity open space strategy • Play space for children and young people USES • Natural and semi-natural space The vision for this masterplan is to create a development with green infrastructure fully integrated into the overall design. A greener The amount of Green Infrastructure being provided through this environment can create important environmental, social, health and Masterplan equates to approximately 2.3ha of land. This will include the economic benefits, particularly in relation to physical and mental health following: and the need to mitigate climate change impacts. The approach to GI is closely related to the movement network with the aim to create • Creating a series of linked green spaces providing off-road attractive, well-designed cycleways and footpaths fully integrated into opportunities for walking and cycling, whilst enhancing permeability the GI and local landscape. The strategy of this masterplan is also to through the site and connectivity with the adjacent open land and ensure that full regard is had to the integration and improvement of urban area. existing ecological systems and natural habitats found within the site, • Retaining existing ponds, trees and hedgerows insofar as possible including trees, hedgerows and water features. The local landscape and where appropriate. can also play a key role in setting the context for the development and • Providing areas of amenity green space which create an attractive in particular the identification and protection of key views into and out setting for the development as well as functional areas of open space of the site. The masterplan plan shows how these three elements – GI, for people to socialise and enjoy. ecology and landscape can work together to inform and be a part of the • Developing appropriate children’s play facilities which are suitably overall development. located and of a type and size appropriate to the scale of the development. The exact location design and type of children’s Any future development of the site will need to provide green infrastructure play provision will be determined at planning application stage. in line with Local Plan Policy HP9. Based on an indicative dwelling However, it is expected that children’s play facilities will be capacity of 243 dwellings the total GI requirement (TGIR) would be commensurate with the scale of development proposed and not approximately 2.14 ha. The final figure will depend on the total number necessarily confined to a single location. Children’s play facilities of dwellings and dwelling mix (by number of bedrooms). Policy HP9 should be designed to be suitable for a range of age groups defines GI according to one or more of the following types: and may be based on, but not confined to, standard definitions of play space such as a Local Area for Play (LAP) and a Local • Parks and gardens Equipped Area for Play (LEAP). • Amenity open space • Creating areas of open space throughout the development which • Natural/semi natural green space enhances the setting and provides an attractive outlook. • Children & young people • Using strategic landscaping which softens the development edges • Allotments and provides a successful transition between the built form and • Playing pitches adjacent countryside, provides biodiversity enhancement and creates an attractive setting for the development. 20 Green Infrastructure Plan USES Green infrastructure, landscape and biodiversity strategy USES

The siting of the proposed open spaces has been informed by the ecological constraints and recommendations identified by ERAP. The retention and enhancement of the existing central pond allows frames a new area of public open space accessible to all future residents, and linked to other parts of the site allocation land by virtue of green links and corridors. A landscaped green buffer would also be provided alongside the eastern boundary of the site in order to provide a transition towards Raikes Road and the countryside beyond.

21 ACCESS Site Access

The Masterplan has been designed such that the access off Lambs Technical assessments have concluded that no improvements to ACCESS Road secured as part of the consented Phase 1 scheme would act as the highway network are considered necessary to support Phase 2 the primary/principal access point into the site allocation. development coming forwards. However, it has been agreed with the local highways authority that it would be beneficial for additional off-site Phase 2 would be accessed from a secondary access junction off Lambs improvements at Thornton Hall Mews to be carried out as part of the Road, which has been accepted by the local highways authority. Phase 2 development.

Both vehicular access points into the site allocation land off Lambs Road The delivery of Phase 3 would benefit from a traffic calming safety scheme have been designed such that they can each accommodate the quantum on Skippool Road, north of the bend at Thornton Hall Mews, where the of development required through Site Allocation SA1/2 to include any carriageway is narrow. Given that Phase 3 would be supported by a new primary school. safety scheme, it is agreed that the delivery of Phase 3 will not require a new road, from Skippool Road to Raikes Road, as originally envisaged The Masterplan shows a number of pedestrian and cycling linkages in the adopted Local Plan. across the site in order to provide permeability for future occupiers, including between Phase 1 and 2. The safety scheme for Skippool Road would be located entirely within the adopted highway and it is envisaged that it would encompass the In order to emphasise the Phase 1 access point as the primary/principal following: access point into the site allocation, a further option in terms of the final Masterplan could be presented showing the internal road layout for (a) Road markings scheme Phase 2. This could replace the previous linear route through Phase • Slow markings and or full width bar marking. with a more convoluted road layout in order to calm traffic speeds and • Ribbed edge of carriageway marking and increased centreline encourage drivers to use the Phase 1 access point insofar as possible. width (northbound approach to Thornton Hall bend) solid “ribbed” edge of carriageway road markings to within 30m of A package of improvement works for Lambs Road and Skippool Road residential properties (where within 30m no “ribbing”) from 80m were agreed as part of the consented Phase 1 development, and these before bend, increase centreline width to 150mm. are being implemented as Wainhomes (NW) progress the construction of this phase of development.

22 The plan below shows a potential street hierarchy to be adopted, ACCESS encompassing primary streets, secondary streets and shared streets.

Access and movement Illustrative Street Hierarchy ACCESS

• Reposition edge of carriageway line to achieve uniform road width (as best as possible) and give greater separation between northbound lane and wall / hedge where there is no verge. (b) Speed Indicator Display (SPID) for southbound traffic and “slow” road marking, could be permanent or mobile. (c) Review existing post signs and remove those that are unnecessary, additional post mounted safety sign. (d) Bends warning signs on approach Tarn Road with side road stub. (e) The narrows section of the road to have different colour aggregate linked to signing and changes to road marking (circa 400m) plane and resurface . (f) Review and upgrading of street lighting between Skippool Roundabout (A585) and Stanah Road. (g) Annual speed and traffic flow/composition surveys on corridor and to/from development (with outcomes linking back into the Travel Plan), over years.

Parking

Phase 2 and 3 would provide a range of on-plot parking solutions including frontage, side of parking and integral garages.

Street Hierarchy

The illustrative street hierarchy would be designed to ensure excellent connectivity and permeability through the wider site and with the surrounding street/ road network.

23 Infrastructure is a term used to describe those services and systems DELIVERY required to enable a place to function effectively and efficiently. This Masterplan identifies a number of infrastructure requirements that Infrastructure and Delivery are integral to the creation of sustainable development, including

the provision of a primary school (if required), internal new road DELIVERY Due to the size of the site and the quantum of development that is infrastructure (and off-site works where required), the creation of areas envisaged, the development of the allocated land at Lambs Road is of green infrastructure including play provision, the provision of SuDS expected to be delivered over a time period in excess of five years. As and a range of utilities related infrastructure such as connections to the Masterplan area is in multiple land ownerships it is recognised that the power, gas, water and foul drainage network. separate planning applications will come forward for different areas of the site. As this development is expected to take place over a number of Infrastructure and its delivery should accord with the following years, it is acknowledged that it is difficult to predict with a high degree infrastructure principles: of certainty how and when the development will come forward. • Be appropriate and proportionate. Planning applications will be expected to be supported in the usual way • Be delivered in a timely fashion that supports the new by appropriate documentation, such as Design and Access Statements, development at an appropriate stage. Transport Assessments, Ecological Surveys, Land Contamination • Be delivered in a co-ordinated fashion across separate Assessments, Flood Risk Assessments and Drainage Assessments. development parcels to an agreed overarching strategy. There should also be a statement setting out how the application accords • Be capable of being appropriately funded such that risks to with the vision, objectives, principles and detail of this Masterplan, delivery are minimised. including necessary infrastructure. The statement should demonstrate how the proposal will be integrated with the wider site and, in particular, Whilst infrastructure must be delivered in a timely and effective manner how it will enable the specific requirements of the Masterplan to be met. in order to mitigate the impacts of the development and to create a sustainable extension to Thornton, its delivery will be influenced by the Given the importance of the co-ordination and integration of different timings of the submission and determination of planning applications development parcels, it is particularly important that applicants engage in for each phase. Where infrastructure is to be delivered by a provider appropriate discussions with the council and other relevant organisations following a S106 agreement, delivery will be subject to the receipt of such as infrastructure providers prior to submitting a planning application an appropriate level of contributions. for any part of the site. To meet the objectives of this Masterplan, applicants should demonstrate To realise the vision for a high quality, sustainable organic addition to how proposals relate to the overall infrastructure strategy. Proposals Thornton a range of physical and social infrastructure is required. should be informed by ongoing dialogue with appropriate infrastructure providers. Applicants should demonstrate a co-ordinated approach to the delivery of infrastructure between different phases of development within the allocation where this is appropriate.

24 DELIVERY Infrastructure and Delivery DELIVERY If delivered on-site, the delivery of the new primary school will be the responsibility of the Local Education Authority and financed under s106 agreements secured against residential development that comes forward within the Masterplan area.

The timing of the delivery of any new primary school will depend on the level of need requiring to be met and sufficient development coming forward to generate the funds for its construction. This will require ongoing discussions with the relevant parties.

Management and Maintenance

The new development will include areas of communal benefit such as green infrastructure and Sustainable Drainage Systems. The management and maintenance of such uses will be determined at planning application stage but it is usual for this to be secured via planning condition and/or legal agreement with a management company employed.

25 ILLUSTRATIVE MASTERPLAN DRAWING A0 Checked Approved D.G.Lever 1:1000 @A0 April 2019 Southfield BB10 3RH

Drawn Scale Drawn Tel : 01282 601157 Mbl : 07976 782876 Southfield Fold Farm ASSOCIATES [email protected] DGL Associates Limited E Barn Meadow House Revision. E-mail : MASTERPLAN WAINHOMES LAMBS RD, THORNTON CLEVELEYS ILLUSTRATIVE MASTERPLAN 1909WHD/LRT/1MD1 Drawing No. Client Project Drawing Title LAMBS ROAD, THORNTON CLEVELEYS - ILLUSTRATIVE MASTERPLAN SA1/2

26 CONCLUSION

This Masterplan Framework has been prepared in response to Policy SA1/2 of the Wyre Local Plan (Lambs Road/Raikes Road, Thornton). CONCLUSION This content of this Framework has been developed in collaboration with stakeholders bodies and a development team including highways, drainage and landscape specialists. It identifies site constraints and it outlines a Vision alongside Key Objectives and Design Principles. It is intended to guide the future development of this site allocation.

27 hedgerows, trees, ponds and water courses should be considered. APPENDIX 1 Buildings and surrounding habitat should be surveyed for signs of use by bats, Barn Owls and nesting birds. Local plan policy 6. The development should make land available for a new primary school if required by the Local Planning Authority in consultation Wyre local plan policy SA1/2 allocates land at Lambs Road/Raikes with the Local Education Authority which will form part of the APPENDIX 1 Road, Thornton for 400 dwellings. The policy identifies a number of financial contributions towards education. If land is not needed, Key Development Considerations that should be taken into account in a contribution should be made towards the expansion of developing the site and as such are relevant to the masterplan process. the existing school(s). 7. The development of the site should include a small convenience 1. This site is to be brought forward in line with a masterplan to be store of 280 sqm net sales area. produced covering the whole of the site. The masterplan must 8. Very small parts of the site on the northern periphery fall within be agreed by the local planning authority prior to the granting of Flood Zone 3 where housing will not be permitted. planning permission for any part of the site. 9. Residual surface water should drain into the River Wyre at 2. Primary access into the site should be from a new road from Ramper Pot via Underbank Road. Contributions towards the Skippool Road to Raikes Road unless demonstrated that replacement of the tidal outfall will be required. satisfactory access could be obtained from the existing road 10. Raikes Farmhouse, a Grade II listed building located off Raikes network. Other off site highway works may be required. Road adjacent to the site. To mitigate any impact on the setting 3. The development should be supported by a landscape and of the listed building the current tree screening to the eastern green infrastructure framework incorporating structured tree edge of Raikes Road should be protected and strengthened. planting, on-site open space to include formal and informal Further, the use of appropriate building mass within the setting play and pedestrian and cycle connectivity within and where of the listed building would further minimise any negative impact. possible outside the site and in particular Wyre Estuary Country Park. 11. The site is located within 3.5km of Morecambe Bay European 4. The design of the development should provide an ‘organic’ protected nature conservation site and home owner packs for extension to this part of Thornton. It should utilise important key future home owners highlighting the sensitivity of Morecambe vistas into the adjoining open countryside and estuary and provide Bay to recreational disturbance will be required. a rural transition zone between the development and the wider 12. The following should be taken into account in preparing the countryside and coastline. Particular attention should be given masterplan and planning application: to the nature and quality of boundary treatments. An appropriate buffer to the Estuary is required. a) An area of unknown landfill within the site. 5. The site does not have any nature conservation designations but is b) A telecommunications mast east of Raikes Road. located to the west of Wyre Estuary Site of Special Scientific Interest, Special Protection Area and Ramsar Site. The site also abuts a Biological Heritage Site (Skippool Marsh and Thornton B a n k ) . Potential ecological impacts to the adjacent ecological designations and on the site due to its greenfield nature and features such as

28 APPENDIX 2 TOPOGRAPHICAL SURVEY APPENDIX 2

29 16.958 13.073 13.303 12.475 12.395 12.336 14.550 12.948 12.601 10.127 13.240 10.193 10.072 12.733 10.731 14.441 13.008 12.492 12.319 14.424 14.299 13.243 12.838 HEDGE 12.781 15.200 15.554 13.094 HEDGE 12.55612.550 12.477 13.718 11.377 11.494 15.353 13.932 12.464 13.344 13.645 15.786 14.944 16.450 12.745 12.443 10.782 BL10.138 13.102 15.986 14.961 14.546 14.275

13.494 10.877 16.642 14.659 12.0 10.826 13.060 14.682 10.365 13.318 14.536 10.633 16.823 12.858 TREE CANOPY 16.819 14.807 14.722 10.175 13.972 12.813 BT 12.545 14.826 12.535 10.660 12.712 14.128 12.350 14.788 15.226 14.357 12.362 10.665 11.780 12.506 15.497 12.708 11.116 13.435 13.073 12.413 15.215 15.115 10.677

15.520 10.725 BL10.282 13.230 12.5 10.540 BL14.997 12.826 10.780 G12.658 13.233 13.576 15.966 15.928 BL15.073 12.518 WL12.146 10.861 14.946 TREE CANOPY 15.978 15.059 14.987 15.043 12.992 G12.664 IC 13.974 14.023 14.231 14.602 15.430 15.621 16.151 15.339 15.369 15.180 CL12.816 13.687 15.019 15.199 BL15.030 15.213 16.191 15.279 15.025 14.968 TREE CANOPY 13.333 13.546 14.731 15.547 BL15.279 16.073 15.689 15.094 14.813 11.529 13.131 13.461 14.072 14.140 15.104 15.427 15.196 15.480 16.065 BL15.497 15.307 14.964 12.484 CL12.782 14.800 15.377 15.374 15.998 15.935 15.178 15.231 12.959 12.810 13.227BL12.751 13.200 15.158 15.384 15.724 15.703 16.077 16.060 15.836 15.936 15.357 14.949 13.896 13.349 14.327 15.949 15.925 15.743 BL15.151 15.168 15.038 14.843 13.466 10.830 14.085 10.440 13.459 13.133 13.974 BL14.617 15.210 15.243 15.435 15.440 15.842 15.981 15.575 14.5 12.663 13.197 15.453 BL15.636 16.142 15.721 15.434 10.605 15.336 15.368 15.483 15.288 15.442 15.160 12.854 13.052 12.830 BL13.334 14.356 14.927 BL14.986 15.971 15.866 15.277 15.678 15.549 14.633 12.888 BL12.780 14.106 14.433 15.549 15.609 15.997 15.586 14.985 12.411 12.171 14.690 14.937 14.804 15.494 15.678 15.909 15.950 BL15.454 15.502 14.956 14.589 BUSHES 13.372 13.524 14.243 14.354 14.546 14.649 14.756 15.311 15.560 15.650 15.521 BL15.425 15.473 POND 13.195 14.777 15.708 15.447 10.891 13.218 13.704 13.903 15.141 15.522 15.803 12.752 13.221 13.279 13.498 14.501 14.736 16.110 15.528 14.837 13.439 14.128 15.730 15.737 15.998 TREE CANOPY 13.131 13.319 13.715 14.611 14.982 14.855 15.294 15.680 15.907 12.814 15.476 16.018 15.932 15.980 15.810 14.843

14.379 15.081 15.763 15.643 15.870 14.766 14.711 11.252

13.993 14.605 15.737 15.703 15.842 13.421 15.343 13.0 14.828 14.198 11.514 13.685 12.596 13.542 15.540 15.750 14.746 12.441 15.380 15.853 14.0 13.223 13.045 13.594 14.490 14.736 15.531 15.908 15.636 15.852 15.275 13.459 15.592 15.960 15.450 12.628 HEDGE 12.676 15.612 15.610 15.638 14.928 14.881 12.798 12.601 13.300 14.721 15.5 15.585 13.207 15.132 15.767 13.329 12.547 13.838 13.379 13.304 14.617 12.567 11.120 10.847 12.063 13.325 12.700 13.150 13.693 13.256 15.512 12.825 15.322 12.897 13.049 13.050 BL10.580 15.730 11.086 12.924 14.768 13.5 12.866 12.982 G12.541 15.400 14.712 12.955 13.214 12.451 15.484 12.622 13.223 11.432 12.664 12.765 14.757 12.026 G12.477 13.132 15.373 11.431 12.491 12.928 14.425 HEDGE 14.358 14.943 15.033 12.925 12.700HEDGE 12.637 14.359 14.370 12.882 13.258 11.341 13.620 15.0 15.218 14.543 STN10 12.604 GP 12.587 12.928 13.856 12.807 12.598 14.643 14.473BL14.217 12.831 11.064 12.387 14.316 12.490 13.315 SURVEY ORIENTATED TO REAL TIME GPS LP 13.174 13.0 12.861 11.259 12.395 12.683 12.570 13.355 12.695 14.696 12.743 12.349 GP 12.604 HEDGE 11.769 14.802 12.895 12.960 14.407 12.357 14.888 13.056 RS 12.505 GV 13.260 MH 13.899 14.037 12.658 11.744 14.718 14.209 13.139 13.391 14.304 11.225 11.150 CL12.412 14.5 12.693 11.647 BL11.017 UTL IC 11.896 CL12.384 13.451 14.222 14.688 0m 10m 20m 30m 40m 12.408 13.962 UTL TEMP1 11.423 13.033 14.475 12.772 13.379 14.762 12.732 IC 14.000 13.507 CL12.372 14.153 12.863 13.319 11.357 IL10.802 12.346 14.020 12.690 13.822 12.351 12.186 12.768 SCALE BAR 1:500 14.239 14.023 12.875 12.167 13.467 14.319 12.360 12.752 11.402

11.907 12.913 11.857 14.0 12.972 11.531 11.969 13.139 14.212 13.607 13.904 LP BL13.609 13.979 13.124 TREE CANOPY 13.676 12.108 12.099 12.220 14.161 11.570 11.949 RS 13.773 13.352 13.985 13.861 13.825 11.510 13.716 TREE CANOPY 12.552 11.999 G12.056 13.534 12.574 BL11.374 13.248 11.647 11.819 12.627 13.774 13.915 12.661 13.442 13.161 13.777 13.752 11.587 13.661 13.331 NOTES AND AMENDMENTS 13.229 13.634 13.806 12.595 13.527 13.872 12.853 LAMBS ROAD 13.572 ST 13.628 11.809 11.928 11.935 11.956 12.631 TREE CANOPY 12.612 FH 13.808 TEMP2 12.482 11.909 11.947 12.089 12.964 13.5 12.570 ONLY MANHOLES AND SERVICES VISIBLE AT 13.327 13.641 12.678 11.531 SUNNINGDALE11.837 DRIVE 11.388 LP 11.957 TIME OF SURVEY SHOWN 12.089 13.419 12.912 11.918 12.955 13.0 11.536 12.093 13.458 12.099 12.481 13.388 11.634 11.910 11.937 11.975 BRICK WALL 12.097 13.526 13.152 11.726 DRAINAGE INFORMATION MUST BE CHECKED AND 12.961 13.129 13.232 13.398 13.348 13.193 11.717 11.654 13.362 13.161 BL12.915 VERIFIED WITH LOCAL AUTHORITY RECORDS 12.460 12.946 13.186 13.253 12.761 12.672 12.497 13.352 TREE CANOPY 11.779 BT 12.396 11.590 12.678 PRIOR TO WORK COMMENCING 13.275 12.733 11.877 12.967 11.485 EH14.419 11.731 12.240 12.993 13.245 BL11.329 Levels defining edge of carriageway are observed at GV G11.618 13.0 13.267 12.357 12.537 11.928 12.978 channel (bottom of kerb). Unless otherwise stated. BT 11.754 11.919 12.736 RH18.267 12.775 11.814 EH14.419 12.668 12.741 13.134 12.305 12.731 TREE SPREADS ARE SYMBOLIC ONLY AND ARE 12.711 12.633 12.999 11.759 12.226 12.781 12.854 13.070 11.759 13.046 11.934 11.575 G11.597 12.437 12.881 12.921 REPRESENTATIVE OF THE THE AVERAGE SPREAD. 12.411 12.706 12.558 12.924 12.356 13.239 12.110 THE DRIP LINE LAYER DENOTES THE TREES EXTREMITY 11.653 12.175 11.516 12.756 BL12.332 12.664 11.999 12.524 12.5 11.468 11.722 12.306 11.552 12.622 11.982 11.662 G11.492 12.290 GRASS STN14 11.423 12.079 12.5 12.493 12.362 HEDGE 12.440 12.352 12.633 11.431 11.462 12.278 12.545 11.512 12.826 11.904 12.038 12.417 12.458 12.905 11.641 REVISIONS 12.249 12.446 12.535 12.467 12.298 BL11.204 12.507 12.023 REV. DESCRIPTION DRAWN CHKD. DATE 11.315 11.453 12.305 11.913 TREE CANOPY 11.902 12.947 LP 12.261 11.630 11.586 11.664 11.357 11.779 12.161 12.321 12.072 12.482 11.452 12.118 A UPDATE ROAD AND JUNCTION ES PSH 18.01.17 MH 11.841 11.648 CL11.367 12.207 11.988 11.689 IC 11.960 11.976 12.280 H BOUNDARY DETAIL SURVEYED TO AREAS JF PSH 09.02.19 UTL 12.0 11.962 12.125 CL11.319 11.898 11.922 11.739 11.797 REQUESTED IL9.739 12.291 11.633 BL11.720 12.188 12.679 TREE CANOPY 11.922 11.938 12.043 12.381 BL11.241 I SURVEY BOUNDARY WALL TO THE REAR MG PSH 23.01.19 11.569 11.952 12.0 12.542 11.732 ST 11.904 12.510 12.021 12.619 11.723 OF PLOT 20 GARAGE 11.420 IC 11.281 G11.128 11.796 CL11.374 11.802 11.751 11.116 11.821 11.661 IL9075411.177 11.623 11.555 11.433 12.762 11.753 11.894 11.582 11.868 G11.158 11.664 11.620 11.578 12.021 11.574 11.746 11.529 11.951 BL11.471 11.611 11.427 HEDGE 11.5 11.443 12.040 11.576 11.524 11.657 13.260 11.506 11.817 11.242 10.964 11.110 12.066 12.461 11.456 TREE CANOPY 11.429 12.483 11.822 12.586 12.058 RH18.298 11.541 11.610 11.815 EH14.174 10.980 11.493 11.379 11.332 13.109 11.525 12.623 11.604 11.073 11.572 11.764 11.591 11.307 11.184 11.131 12.651 BL10.976 11.354 11.168 12.390 11.412 11.257 11.49411.5 11.351 11.563 11.855 11.690 11.080 LP 11.281 11.410 11.178 11.105 11.659 11.376 11.242 11.705 10.784 11.852 11.402 11.268 10.920 11.660 11.233 11.298 12.259 12.184 11.241 10.918 11.095 11.943 BL11.604 10.961 11.857 10.814 11.100 11.231 11.086 12.329 TREE CANOPY 11.146 11.000 12.499 11.205 11.257 10.991 11.906 10.930 11.0 11.042 11.105 10.881 13.0 11.347 11.162 12.936 11.038 11.853 11.631 G10.638 BRAMBLES 10.848 12.585 11.943 11.193 11.230 11.192 11.913 12.399 10.958 10.940 10.873 11.198 11.529 11.950 11.264 10.782 10.815 11.0 G10.658 10.906 10.942 10.638

10.774 11.375 12.048 10.914 BL10.617 10.657 10.711 12.207 12.003 11.151 11.113 11.018 10.754 10.772 10.720 10.827 11.370 GP 11.090 10.685 10.584 10.803 13.274 10.730 12.159 11.999 11.897 GP 11.109 STN9 10.910 10.865 12.033 11.799 10.730 10.607 12.141 11.759 10.449 10.714 10.703 RH17.860 10.669 12.732 13.000 EH13.933 12.283 11.080 10.558 11.863 11.849 10.680 10.486 11.977 11.704 10.479 10.510 11.022 11.962 10.932 11.287 11.377 10.873 10.721 10.589 12.140 11.923 10.500 12.053 10.990 10.602 10.362 BL11.581 12.421 IC 10.843 10.694 11.456 11.853 12.106 BL11.832 CL10.475 10.509 10.778 12.025 11.548 IL8.915 10.474 10.789 10.651 10.582 10.285 12.077 11.693 12.499 11.017 10.409 10.391 12.100 11.568 10.416 10.517 12.184 11.883 12.201 10.220 10.669 12.084 BL11.708 10.817 11.634 10.5 11.669 10.630 12.393 10.311 11.657 12.201 11.771 10.924 10.938 10.226 10.581 12.101 HEDGE G10.149 10.561 10.338 12.363 RH17.744 BL10.014 BL11.768 10.548 12.444 G11.655

EH14.035 BT 10.5 10.756 10.825 LP 10.819 10.281 10.112 11.402 BRAMBLES BL9.961 11.025 11.736 HEDGE 12.369 10.503 12.115 G10.205 10.621 11.717 10.429 10.124 12.086 10.911 10.845 10.309 11.986 10.003 11.501

12.271 12.476 11.787 GV 10.385 10.110 ELEC US 12.227 BL11.682 13.010 10.112 10.706 10.400 12.674 SB 10.640 12.153 ER 10.147 9.978 10.142 10.281 10.788 11.735 11.994 12.097 ELEC US 10.361 11.923 RH17.473 12.232 EH13.817 10.637 12.401 10.615 10.390 11.807 BL11.560 10.206 11.899 12.283 11.841 13.270 10.532 10.094 11.359 11.889 12.732 10.133 BL9.940 10.803 10.312 9.955 9.885 11.144 11.600 12.475 12.358 10.274 10.086 11.699 12.887 10.245 11.452 11.653 12.389 10.497 9.864 11.687 12.358 12.353 12.382 10.120 BL11.492 12.341 11.845 12.723 9.721 10.341 10.012 11.594 12.840 10.223 11.804 10.323 12.318 11.436 11.467 11.294 12.162 12.718 12.591 10.490 10.309 10.729 12.208 STN13 11.256 12.314 10.610 11.723 12.118 11.894 10.584 HEDGE 11.948 RH17.260 LP TREE CANOPY 12.087 EH13.568 9.874 10.172 10.717 10.051 11.324 11.358 11.561 12.234 G9.537 9.945 BRAMBLES 10.180 9.919 10.295 12.019 12.930 9.662 10.290 11.088 9.693 9.938 10.091 11.401 12.390 12.470 9.544 11.237 10.960 12.326 10.125 9.905 11.845 12.703 10.075 BL9.299 BL11.029 11.914 10.015 10.948 11.868 12.492 10.170 G9.570 12.360 12.379 9.824 10.996 11.900 9.992 9.896 TREE CANOPY 11.067 12.538 12.155 10.316 9.997 10.894 11.836 11.943 10.0 10.950 12.846 10.024 BL10.658 12.232 10.093 10.0 10.058 10.822 12.548 10.635 10.667 10.906 10.915 HEDGE

11.328 9.601 9.977 10.450 12.285 9.362 9.872 10.015 11.633 12.5

10.080 10.006 9.996 RH17.159 9.414 11.445 12.576 EH13.474 IC 10.794 12.037 12.598 11.972 10.205 CL9.438 9.836 IL7.998 9.421 10.012 10.306 10.351 11.479 10.537 10.730 12.247 MH 9.869 9.932 10.344 10.453 10.721 10.352 11.418 11.814 HEDGE

CL9.488 12.651

IL8.058 9.948 10.095 10.737 11.417 9.848 BL10.523 11.406 9.969 13.0

10.497 10.340 12.101 10.232 10.085 10.064 10.344 10.492 HEDGE TREE CANOPY 11.686 MH 10.115 10.504 10.237 11.136 10.082 9.837 10.175 10.460 11.100 CL9.277 10.131 12.573 12.507 10.902 10.600 10.237 12.265 IL 6.757 9.156 10.217 11.956 9.385 10.037 10.289 11.309 9.937 11.028 11.079 9.184 9.946 10.318 10.518 10.183 BL10.182 11.406 9.843 10.470 10.314 TREE CANOPY 12.661 12.552 MH 10.208 12.431 CL10.577 10.350 10.913 10.460 10.269 10.300 10.964 IL 7.337 9.184 9.954 10.756 10.322 10.132 BL10.178 9.834 10.909 11.217 IC LP 9.702 10.010 10.289 9.822 10.157 12.788 9.966 10.999 10.189 12.174 CL9.227 9.907 10.355 10.736 10.862 10.201 10.214 12.191 9.216 IL7.737 10.008 BL9.672 10.023 MH 9.866 10.022 12.320 CL10.544 11.366 10.045 12.834 10.066 10.098 10.178 10.227 10.579 10.663 IL8.584 G8.982 10.129 10.969

10.021 8.998 10.305 10.033 10.189 11.975 9.140 G8.993 10.075 10.001 9.890 10.653 11.413 10.748 13.487 9.673 10.071 12.863 12.603 BRICK WALL 8.954 9.031 9.469 10.070 10.746 12.338 9.930 10.892 12.796 9.523 9.668 9.847 10.541 11.536 10.402 11.882 13.316 9.804 10.081 10.133 BL10.189 9.848 10.328 9.999 12.455 12.245 9.779 10.062 10.797 9.991 12.750 10.144

9.774 12.893 10.692 11.0 HEDGE 9.416 9.545 9.710 10.399 10.112 10.016 10.599 BL9.848 BL10.009 10.805 11.624 12.716 9.163 9.975 10.560 8.819 GP 9.321 10.742 12.594 10.171 BL9.899 12.939 Topographical Survey Legend 10.051 12.356 8.983 10.397 10.001 TREE CANOPY 11.068 ST 8.919 9.097 11.373 8.978 9.596 10.431 10.663 HEDGE Litter bin Tie line 8.760 9.651 10.352 10.525 10.904 10.849 12.368 8.783 9.085 9.294 9.595 12.960 Bore Hole Telegraph pole GP 9.782 9.978 10.013 RH17.273 BL9.795 Bollard Tactile paving slabs

9.741 11.147 EH13.200 IC 11.5 9.924 12.165 12.871 Bus stop Traffic signal light CL8.855 9.706 11.134 10.374 12.734 IL7.255 10.296 10.792 12.806 12.524 British telecom ic Television cover GRASS HEDGE 10.923 12.838 Concrete paving slabs Vent pipe 8.843 9.782 9.815 11.120 11.946 12.836 TREE CANOPY 12.306 9.441 9.675 9.834 BRAMBLES TREE CANOPY 12.438 Drain Water meter IC LP 12.779 12.356 Electrical ic Wash Out CL8.794 10.559 BL9.962 12.641

IL7.184 8.770 10.266 10.884 11.683 Elec. pole Unable to lift 9.459 12.0 9.657 13.060 8.605 9.819 10.810 stn4 10.372 Earth rod Fence annotation 9.424 9.818 9.901 10.754 10.933 12.634 8.608 9.577 STN12 Fire Hydrant Barbed wire 9.647 9.672 10.803 9.711 BL9.960 12.389 8.758 10.152 13.155 Flagpole Closed boarded 9.5 9.730 11.419 12.402 12.751 9.392 9.512 Floodlight Corrugated iron G8.547 10.910 Gully Chain link G8.553 13.275

8.645 10.777 10.998 11.165

10.114 10.784 12.215 TEMP4 Gate post Concrete panel 10.781 10.846 12.5 12.518 HEDGE FH 10.571 Gas valve Hand rail

8.667 12.743

10.540 12.221 13.136 Iron railings 8.569 9.264 10.985 Inspection cover 8.457 10.789

12.245 12.348 9.393 9.910 10.894 Junction box Open boarded 9.176 11.077 11.081 11.949 12.495 STN8 12.495 BRICK WALL 10.935 12.741 Kerb outlet Post & chain 8.581 8.409 8.553 11.885 10.871 13.032 G12.325 9.636 11.932 BL10.546 Letter box Post & rail 11.309 13.005 12.877

9.070 11.491 11.323 11.092 10.738 11.716 Lamp post RH16.271 13.0 12.732 Post & wire 10.809 EH11.955 HEDGE 9.573 10.661 10.731 BRAMBLES 11.063 12.575 G12.399 Utility marker 10.600 Wire mesh TREE CANOPY 12.837 12.754 12.451 10.421 11.783 11.011 13.252 TREE CANOPY Mile post 10.5 11.376 10.716 BRAMBLES 8.476 12.303 Level prefix descriptions 8.367 8.912 12.109 11.109 11.464 BL12.471 8.323 BL12.588 Monitoring Well 9.733 11.769 11.808 Arch level

9.034 11.039 13.517 13.0 Name plate 8.436 10.860 11.808 12.617 13.402 13.117 RH16.252 12.961 13.564 Bed level MH 9.167 9.596 11.364 11.238 13.876 EH12.239 12.352 Post CL8.406 12.345 Cover level 8.587 BRAMBLES 11.556 11.048 10.868 BL12.446 13.561 Parking meter IL5.686 10.716 10.948 14.196 Eaves level 8.261 8.545 8.534 8.996 9.903 12.376 13.153 13.666 Rodding eye 9.930 10.896 EH12.594 13.216 Floor level 10.782 13.273 IC HEDGE 10.752 11.183 14.323 Road sign CL8.338 9.472 10.976 14.495 Invert level IL6.608 8.647 14.113 8.232 10.744 12.056 12.903 13.997 Rain water pipe Parapet level 8.501 MH 10.599 13.245 CL8.277 8.598 8.651 8.825 10.0 13.034 13.227 Sign post Roof/ridge level G8.303 IL6.957 9.611 13.271 LP 11.097 13.011 Stop tap Soffit level TREE CANOPY 9.353 10.771 11.070 13.206 BL12.536 8.151 ELEC 11.754 8.625 8.338 9.060 13.008 Service Box Arch springing level 8.956 10.748 12.919 14.482 8.336 9.332 12.992 Stop valve 8.469 8.964 9.512 12.999 Top of pipe/culvert 8.716 9.058 9.073 11.070 BL12.559 14.344 Telephone call box G8.111 9.277 9.974 13.107 Wall height 9.024 8.965 11.408 13.033 MH 8.766 10.922 TREE CANOPY 13.778 Trial Hole Water level BT CL8.506 8.746 8.872 9.420 9.058 10.812 BRAMBLES 8.712 IL5.716 9.329 TP 8.952 9.193 IC 11.355 12.824 CL9.064 11.044 8.856 11.384 13.348 8.496 8.709 9.126 10.580 10.868 13.869 8.180 10.958 BENCH MARK INFORMATION 9.264 stn5 10.911 12.592 8.563 8.094 8.566 9.315 9.510 10.549 13.219 13.335 8.139 8.138 RH17.458 9.095 TREE CANOPY 8.100 8.638 8.819 8.937 13.173 All levels relate to OSBM Newyln 8.524 8.879 RS 8.967 10.235 10.712 11.008 12.351 TREE CANOPY 8.118 8.148 13.486 8.055 EH13.494 9.733 10.990 7.952 8.150 Datum Generated by VRS GPS 8.253 8.908 9.279 13.179 BRICK WALL RH17.474 8.908 10.832 RH13.451 12.914 11.153 EH12.105 GV EH13.510 9.266 10.976 10.331 10.919 12.076 8.098 RH17.466 10.993 11.425 13.264 10.924 12.660 10.623 10.973 11.752

8.043 HEDGE 13.286 9.171 9.5 11.046 11.671 11.737 12.386 8.742 BRAMBLES 12.922 LP RH16.129 11.001 12.037 12.653 EH13.436 10.917 11.814 EH14.294 EH13.755 BRAMBLES 11.622 12.675 12.890 7.875 9.990 10.520 10.952 HEDGE SURVEY STATIONS 10.874 11.683 12.566 8.141 8.033 HEDGE 12.601 9.043 11.539 11.585 12.021 TREE CANOPY RH16.244 10.320 12.361 12.916 RH16.217 EH13.054 10.521 11.038 CONIFERS 12.043 12.036 10.599 stn1 335153.983 441582.296 9.132 EH13.404 HEDGE 10.398 10.724 7.935 9.699 stn1a 335106.584 441573.967 7.705 8.751 8.846 G7.837 9.526 10.506 8.786 10.661 stn1c 335206.715 441596.400 11.291 7.972 G7.909 8.918 10.427 10.508 stna 335510.453 440549.723 6.600 8.985 10.529 7.824 9.928 10.503 stnb 335428.871 440557.984 7.261 9.329 8.890 10.565 10.647 10.638 11.053 8.047 CONCRETE stnc 335430.481 440593.845 6.795 MH 10.490 RH16.585 RH15.804 BRAMBLES 10.530 EH14.801 CL7.928 EH13.465 stnd 335417.506 440670.182 6.684 UTL RH15.904 9.122 EH13.783 STN9 334898.081 441800.706 10.730 7.864 7.931 9.560 8.839 8.819 8.897 STN10 334835.644 441908.521 12.598

7.789 10.993 STN11 334821.981 442037.179 11.888 9.176 7.987 EH13.297 9.883 STN12 335328.081 441709.129 12.389 7.908 RH16.062 10.642 11.016 EH13.304 RH16.100 8.995 10.508 EH13.781 8.794 RH21.846 STN13 335328.938 441762.767 11.894 STN7 8.838 7.944 TREE CANOPY EH20.045 LP RH15.713 8.919 11.051 7.815 7.976 9.0 STN14 335326.489 441854.436 11.423 11.121 stn3 11.024 STN15 335295.798 441986.883 9.955 8.864 10.464 7.906 8.812 RH23.042 11.119 11.127 RH21.951 7.766 11.040 EH20.580 EH18.508 rb1 335169.000 441590.689 12.487 10.469 8.863 RH23.095 RH16.056 rb2 335163.790 441601.343 10.007 10.314 11.072 G7.715 9.304 9.811 10.469 7.850 EH13.594 8.832 rb3 335149.888 441622.029 10.553 7.831 8.8388.845 9.067

7.898 11.004 11.235 7.747 G7.752 7.834 7.836 BRAMBLES 9.849 7.700 7.816 BT 7.756 7.778 8.799 7.815 8.812 8.712 7.902 10.109 7.703 8.686 9.549 10.062 10.967 10.906 11.091 7.814 9.517 7.777 7.826 10.276 10.955 7.840 8.689 9.580 RH16.013 8.765 7.801 9.451 9.512

ST 7.738 10.951 7.734 8.625 7.846 EH13.399 9.635 7.728 9.424 9.534 9.005 9.366

7.757 RH15.997 9.372 10.897 7.686 7.628 8.676 8.814 9.203 LP 7.838 7.763 BRICK WALL 8.700 EH13.423 9.443 JLP Surveying

7.597 EH13.417 BRAMBLES 8.736 BRAMBLES 8.426 8.688 10.757 RH16.021 10.577 10.685 8.421 8.613 8.602 IL9.857 8.643 8.526 8.784 7.8847.810 IC 8.693 10.637 BRICK WALL CL7.713 8.666 11.727 7.577 BRICK WALL 12.048 TP12.024 11.562 ST 8.391 11.969 11.334 11.527 BUSHES 12.020 8.151 8.467 JLP Surveying Consultants Ltd, BRICK WALL 11.426 stn1c 7.630 7.769 8.620 11.291 11.291 G7.570 8.149 8.998 10.323 11.468 10.741 7.945 Suite 25 Rodney House, 7.879 10.877 8.607 10.469 10.501 TREE CANOPY 8.564 10.268 11.769 King Street, G7.641 8.5 10.288 10.484 7.702 11.271 11.250 11.520 11.837 MH MH 8.689 8.602 LP Wigan CL7.656 8.182 10.007 10.257 CL7.792 8.691 8.580 9.653 10.824 11.274 BRICK WALL IL6.0027.881 MH 8.654 RH15.242 10.660 WN1 1BT EH12.211 10.513 STONE WALL CL7.749 8.729 7.690 9.866 BRICK WALL 7.780 7.776CL5.969 8.740 9.359 10.283 Tel - 01942 243313 7.548 ST 9.285 10.150 10.403 10.551 8.883 8.871 9.079 Fax - 01942 492230 7.855 7.877 9.378 9.928 BRICK WALL TREE CANOPY8.333 8.956 9.185 9.195 MKR 7.739 8.777 8.869 Mobile - 07710 428498 8.911 ST 8.901 9.120 TREE CANOPY STONE WALL 7.786 7.611 8.432 RH16.383 8.654 9.519 8.870 9.119 9.589 8.442 8.583 EH13.560 8.855 EMAIL:- [email protected] 7.666 8.770 8.681 stn1 9.347 8.031 8.494 8.427 9.132 9.709 7.810 LP 7.888 8.353 8.603 9.511 8.670 9.039 EH13.920 ST 8.362 PROJECT 7.492 7.673 8.440 8.101 ST MH 8.256 STONE WALL CL8.210 8.703 7.796 7.676 8.416 7.781 RS ST 8.826 LAMBS LANE 8.041 8.622 7.902 8.404 9.668 BRICK WALL 7.779 EH13.961 RH16.866 EH13.948 8.653 8.654 9.099 7.791 7.789 7.846 FYLDE 7.747 G7.816 9.596 ST 8.131 7.554 G7.460 7.768 8.971 7.865 7.618 STONE WALL 7.665 8.390 9.355 7.735 RH16.840 stn1a 8.857 7.454 7.668 7.705 7.767 8.724 STONE WALL 7.520 8.804

STN6 7.672 8.399 7.696 MH 7.577 DRAWING TITLE 7.672 STONE WALL EH13.913 9.506 CL7.532 7.695 G7.519 8.021 7.704 UTL 7.563 7.399 7.494BRICK WALL TP 7.712 IC 7.979 8.330 Topographical Land Survey 7.377CL7.495 7.686 LP 7.649 7.512 7.622 7.626 7.452 MH 7.351 7.409 7.433 G7.329 CL7.437 7.321 7.416 BRICK WALL 7.617 UTL 7.343 7.306 7.428 ST 7.333 SCALE SHEET SIZE No. of SHEETS DATE REVISION 7.592 7.301 STONE WALL 1:500 A0 5 22.08.14 I 7.436 7.372 7.360 DRAWING NUMBER 7.473 7.243 7.533 G7.348 7.270 STONE WALL 7.197 7.516 7.319 7.181 7.220 7.156 7.179 RS 7.442 7.220 7.161 7.1147.007 S14-434-2 7.079 7.208 7.036LP 7.0936.998 7.492 7.054 7.097 6.992 6.989 6.981 LP