North East Blackburn Development Framework December 2020

conservation North East Blackburn ~ Development Framework

Contents

01 Introduction and Purpose of the Framework 3

02 Planning Policy Context 6

2.1 National Planning Policy Context 2.2 Local Planning Policy Context

03 Site Analysis and Constraints 9

3.1 Topography 3.2 Existing Services and Utilities 3.3 Flood risk and Drainage 3.4 Land Quality 3.5 Landscape and Ecology 3.6 Heritage 3.7 Opportunities 16 04 Development Framework and Objectives

4.1 Integrated Approach 4.2 Earthworks and Development Platforms 4.3 Green Infrastructure 4.4 Land Quality Access and Movement

05 Delivery and Infrastructure 22

Figures 1. Site Location and Context 2. Topography 3. Existing Services and Utilities 4. Constraints Plan 5. Opportunities Plan 6. Development Framework Plan 7. Indicative Sections 8. Phases of Development

Tables 1. Housing Delivery and Potential Housing Yield

2 North East Blackburn ~ Development Framework

01 Introduction and Purpose of the Framework

This development framework shows how a new housing neighbourhood at North East Blackburn (the site) can be delivered in a way that is sustainable and adheres to the core principles of place making. It has been commissioned by the owners of land at the site who are working together in a collaborative and coordinated way.

The purpose of the development framework is to support the process of reviewing the statutory development plan for Blackburn with Darwen in general and the allocation of the site for housing development in particular. The key objective is to demonstrate that housing on the site is deliverable. The framework is based on a series of technical and environmental baseline studies that are referred to throughout.

The site is the major part of a zone on the north eastern edge of Blackburn which has been identified in the statutory development plan as being suitable to meet the needs of longer term development, beyond the plan period which runs to 2026. The review of the development plan will consider the site as a location to meet projected housing needs with the potential for it to be allocated for residential use. This development framework supports the process of assessment and review and will support the drafting of the replacement development plan.

The land at North East Blackburn is of strategic scale. It extends over an area of around 100 ha. Figure 1(Plan 1515 102 A) shows the relationship between the site and the surrounding urban area of Blackburn. It is a well contained by existing development. To the north is a pocket of housing extending towards Ramsgreave and Wilpshire. The western boundary is formed by Brownhill Drive (A6119) which is a strategic route around the eastern fringe of Blackburn providing a direct link onto the M65 at junction 6. At the southern boundary are Whalley Old Road and an enclave of housing. The eastern extent is the borough boundary beyond which is the district of Hyndburn.

The document will start by looking at the planning policy that is relevant and explain the relevance of this guidance to the delivery of housing at the site. It will then summarise the outcome of an analysis of the site with a focus on constraints that will need to be addressed in the creation of a new housing neighbourhood. These constraints have informed and shaped the development framework which is presented along with a commentary on how fundamental development objectives are met. Finally, there is a concluding chapter on the delivery of development and the construction of the infrastructure to serve it.

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01 Introduction and Purpose of the Framework

1.1 Vision and Objectives

The vision for the site is to create a place where housing, greenspaces and community facilities can be brought together in an integrated and co-ordinated way. This place will be a response to the particular qualities of the landscape. It will represent the managed expansion of Blackburn with convenient links to the facilities and services already available in the town. The quality of the place will be defined by the network of routes which join different activities together and the spaces which line these routes. A permeable layout is essential with streets that are designed for all users not just vehicles and which are animated and full of interest. Throughout the development the quality of the landscape, layout and buildings will be combined to give an enduring character and identity.

There are several key objectives that will shape and influence the development framework. These are:

• To create a form of development which represents the sustainable extension of existing communities in North West Blackburn. • To give a balance between uses and activities and to ensure that this is a place which provides opportunities for living, learning and recreation. • To integrate the new development with its surroundings on all sides. • To provide links to Brownhill Drive and Whalley Old Road but to also include pedestrian and cycle connections into surrounding neighbourhoods and towards the open countryside. • To provide a robust and purposeful green infrastructure which builds on the natural assets of the site and successfully integrates drainage features. • To give high quality frontage to movement corridors.

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Figure 1 Site Location and Context 5 North East Blackburn ~ Development Framework

02 Planning Policy Context

2.1 The National Planning Policy Context

The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how these are expected to be applied.

A core principle of the NPPF is to proactively drive and support sustainable economic development to deliver the homes, infrastructure and thriving local places that the country needs. It seeks to boost significantly the supply of housing and widen the choice of high quality homes and requires local planning authorities to identify key sites which are critical for meeting the objectively assessed needs for market and affordable housing in their area.

The NPPF also emphasises the importance of securing high quality design and recognises that good design is a key aspect of sustainable development and is indivisible from good planning. The Framework highlights the importance of planning positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes. It recommends that local character should be respected and reinforced to reflect local distinctiveness whilst not preventing or discouraging innovative development which raises the standard of design within an area.

The national Planning Practice Guidance (PPG) provides further advice on securing high standards of design in new development. It emphasises the importance of successfully integrating new development with its surrounding context and encourages new development to be distinctive. It needs to respond to natural features and locally distinctive patterns of development, incorporate attractive and well connected permeable street networks and integrate a system of easily accessible open and green spaces.

The Planning Practice Guidance also recognises that masterplans can be important tools for achieving good design. It notes that masterplans can set out a strategy for a new development including its general layout and scale and can be used to set the most important parameters for an area such as the mix of uses, requirements for open space or transport infrastructure, the amount and scale of buildings and the quality of buildings.

The National Design Guide (2019) has been published by the Government to explain and expand on the guidance and objectives on design set out in both the NPPF and PPG. It is a valuable reference document and is intended to illustrate how well designed places that are beautiful, enduring and successful can be achieved in practice. It is based on ten characteristics including context, identity, movement, nature and built form. In a well - designed place these characteristics are brought together in a mutually supporting way.

2.2 The Local Planning Context

(a) The Core Strategy (Local Plan Part 1) The Core Strategy provides an overarching planning document for Blackburn with Darwen. It sets priorities for the future development of the Borough for a 15 to 20 year period, including how much and what types of development there should be, where it should be focused, when it is likely to take place, and how it will be delivered. 6 North East Blackburn ~ Development Framework

02 Planning Policy Context

The Core Strategy seeks to provide for the development of approximately 9,000 new houses between 2011 and 2026 and contains a Targeted Growth Strategy (Policy CS1) which seeks to direct the majority of new development in the Borough to the urban areas of Blackburn and Darwen.

The strategy does, however, recognise that there is a finite supply of land for development in the urban area and that the continued concentration of development in this area is unlikely to be sustainable. It also acknowledges there may be insufficient development sites in the urban area that are capable of supporting the Council’s aspirations for delivering more high quality housing of a type which may require the use of land in attractive settings.

The Core Strategy therefore identifies a potential need for some growth in the urban area during the Plan period and, if necessary, a limited number of small scale urban extensions. The Core Strategy states that any changes to the urban boundary will be determined through a Site Allocations and Development Management Policies Plan. Core Strategy Policy CS5 indicates that the first preference for locating any urban extension sites will be on land not currently in the Green Belt.

(b) The Local Plan Part 2 : Site Allocations and Development Management Policies The Local Plan Part 2 was adopted in December 2015. It is based on the development strategy contained in the Core Strategy and seeks to support its implementation by identifying strategic land allocations that are essential for delivering Blackburn with Darwen Council’s objectives.

The Part 2 Plan identifies a series of sites which are considered to be central to the delivery of the Council’s overall strategy for new housing, including key sites in urban regeneration areas, major urban sites and a number of urban extensions.

It also designates areas which are suitable for development beyond the plan period. These are covered by Policy 4 of the Part 2 Local Plan. The site falls in one of the three areas to meet longer term development needs: Reference 4/1 Brownhill.

The design aspirations for Blackburn with Darwen are set out in Policy 11 of the Local Plan Part 2. It develops on the seven aspects of good design set out in the Core Strategy: character, townscape, the public realm, movement and legibility, sustainability, diversity and colour. In this there is an echo of the ten characteristics for well – designed places that appear in the National Design Guide. Like the NPPF, Policy 11 aims to achieve a high quality of design and requires all places to be conceived taking into account the following key considerations: character, townscape, public realm, movement, sustainability, diversity, materials and colour and viability.

The development framework and any subsequent masterplan will need to take into account the national and local aspirations for high quality design and the creation of a place that is successful and sustainable. The detailed policies and explanatory text for the local development plan can be found at: https://www.blackburn.gov.uk/planning/planning-policies-strategies-and-guides/planning-core- strategy https://www.blackburn.gov.uk/sites/default/files/media/pdfs/Local-Plan-Part%202-2015.pdf 7 North East Blackburn ~ Development Framework

02 Planning Policy Context

(c) Supplementary Planning Documents A number of Supplementary Planning Documents (SPD) have been prepared to provide additional detail to policies set out in the Local Plan. These give more detailed planning guidance on specific issues. Those of relevance to the site at Brownhill include:

Residential Design Guide Supplementary Planning Document The SPD provides targeted advice to enhance the quality of new homes and residential places across the Borough. It seeks to ensure that new development reflects the area’s special character and promotes the highest standards in design. The SPD also aims to ensure that the new homes and residential places in the borough are on a par with, or even exceed, the most attractive and popular historic residential areas in Blackburn, Darwen and the outlying villages.

Green Infrastructure and Ecological Networks Supplementary Planning Document This relates to the protection, improvement and creation of green infrastructure and ecological networks. It aims to make the most of opportunities to enhance the natural environment.

The SPD does not show national or local nature conservation designation at or around the site but the guidance in the SPD is important especially with reference to the maintenance of natural corridors which link the site to surrounding areas and the creation of continuous areas of habitat. Unbroken corridors of natural habitat which is suitably managed will go some way to an overall net biodiversity gain at the site.

Planning for Health Supplementary Planning Document (April 2016) This examines how decisions made on the environment can impact on the health of the local population. It recognises that well – designed developments can support strong and vibrant communities. The living environment should engender healthier lifestyles. This is particularly pertinent to the new neighbourhood to be created at North East Blackburn where there are opportunities to integrate new homes with diverse and fully accessible open spaces, Key consideration 1 of the SPD deals with community development and health and must guide the development framework and any subsequent masterplan. Key consideration 2 relates to Health Impact Assessments. These could be required at later stages in the planning process. Key consideration 7 requires allotments and community growing spaces to be considered as part of large scale housing developments.

(d) Other Guidance

Borough Design Guide (March 2006) Although this is no longer a formally adopted SPD as it hangs off former Local Plan policies, the information in it remains useful guidance which should inform planning policy. The guide outlines a series of principles for securing high quality urban design and provides general guidance to promote better design on individual sites/developments. The guidance is not intended to provide design solutions for every eventuality. Instead it seeks to raise awareness of good design and encourages an innovative design-led approach to development.

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03 Site Analysis and Constraints

In order to inform the master planning of the site and to provide technical and environmental baseline information specialist studies have been commissioned to examine :

• Topography • Existing Services and Utilities • Flood Risk and Drainage • Land Quality • Landscape and Ecology • Heritage

3.1 Topography The topography of the site is variable as is shown on Figure 2 (Plan 1515 -108 A). The highest elevation of the site is along the eastern boundary. The land falls from this point most markedly to the northern boundary and the western boundary. The lowest level is adjacent to Brownhill Road on the western boundary of the site. There are two watercourses that bisect the site. The southern watercourse originates beyond the eastern site boundary and flows in a steep sided but confined valley to a culvert passing beneath Brownhill Drive. The northern watercourse issues within the site and, at a confluence with the southern watercourse, also leaves the site via the culvert. The northern watercourse also flows through a distinct valley.

3.2 Existing Services and Utilities A desk top utility study by UCML and information from other sources has informed the preparation of a summary plan showing a range of existing utilities crossing the site and falling along its margins. This plan is included as Figure 3 (Plan 1515 -114). The most evident constraint is the high voltage power line that crosses the site on pylons. An overall easement corridor of 50 metres width is assumed along the power line but the use of the National Grid’s guidance on ‘Development near Overhead Lines’ and ‘A Sense of Place – Design Guidelines for Development near High Voltage Overhead Lines’ should be consulted in determining the optimal way to plan and design new development in proximity to the power lines. Another significant consideration is the water distribution main that crosses the south eastern quadrant of the site with a connection to Eddyholes Reservoir which sits within the site boundary. There are also smaller diameter water mains, one that bisects the site and another which crosses the south west corner. Electricity and telecommunication are of a local scale serving the three properties within the site boundary.

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Figure 2 Topography 10 North East Blackburn ~ Development Framework

03 Site Analysis and Constraints

3.3 Flood Risk and Drainage A Flood Risk Assessment and Drainage Strategy has been prepared by Waterco. This shows that the site as a whole is at low risk of flooding. The management of surface water runoff is a key consideration for development. Attenuation will be needed. It is unlikely that infiltration into soils and sub strata will be feasible and so detention ponds will be required to allow the regulation of the rate of discharge to the culvert under Brownhill Drive. This culvert connection is at the point where there is the greatest risk of localized flooding if attenuation is inadequate. The watercourse corridors are the optimum locations for attenuation or detention ponds. With these in place a gravity based drainage network can be designed to serve new development. The Drainage Team at Blackburn with Darwen Council will advise on the most appropriate and sustainable drainage design. 3.4 Land Quality Waterco has also provided a Phase One Environmental Desk Study. A historic quarry lies at the southern margin of the site. This is the only area where contamination is likely. Elsewhere, there is a low likelihood of contamination. The risks from contamination are considered to be only moderate to very low. The southern boundary of the site is located within a Coal Mining Reporting Area. A very small section is recorded as a ‘Development High Risk Area’, lying within the likely zone of influence on the surface from underground coal workings. It is unclear to what extent the site could be impacted at this stage but a Coal Mining Report from the Coal Authority prior to more detailed design will be needed. 3.5 Landscape and Ecology The dominant character of the landscape is undulating land of large green pastures divided by fencing and occasional stone walls. Reasonably steep sided, partially wooded valleys cut through the landscape to result in steep slopes in localised areas. The character in the south western quadrant differs. At this point there is continuous woodland and the evidence of past activity in the form of a long abandoned quarry and a disused playing field. Envirotech has undertaken a Preliminary Environmental Appraisal. The majority of the site is poor semi-improved grassland which has a very low species diversity and ecological value. Whilst the assemblage of species within it is higher than improved pasture, the species are all indicative of regular grazing and disturbance. There is interspersed marshy grassland which has low species diversity but does have a high ecological value for ground nesting birds and small mammals. The woodland has moderate species diversity and high ecological value. Whilst some woodland areas are grazed and in poor condition, and others are recently planted, this constitutes a priority habitat of Lowland Mixed Deciduous Woodland. The running water and standing water through the site have moderate species diversity and moderate ecological value. These watercourses constitute a valued habitat but are in poor condition. The hedgerows are species poor and contain a low diversity of woody plant species but all hedgerows are a priority habitat. They should be retained in any proposed scheme and where lengths need to be lost, they should be transplanted or new hedges planted as compensation. There is no indication of present or past use by great crested newts, badgers or otters. Buildings and woodland provide roosting and nesting opportunities for bats and birds. There are no statutory or non-statutory wildlife areas that are connected to the site. However, the site has some significance in the context of The Lancashire Ecological Network (Wildlife Trust for Manchester, Lancashire and North Merseyside and LEARN, 2015). This focuses broadly on landscape integrity (i.e. areas that have lower levels of human modification and are in relatively natural condition). It is an approach which identifies ecological

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Figure 3 Existing Services and Utilities 12 North East Blackburn ~ Development Framework

03 Site Analysis and Constraints

connections between areas that contain natural or semi natural habitats and have been identified as ecologically significant (i.e. as ‘wildlife sites’). Across the site there are grassland networks and woodland networks identified which provide potential connections or corridors for wildlife. 3.6 Heritage A Heritage and Archaeological Assessment has been undertaken by Kathryn Sather and Associates. It identifies both designated heritage assets and non-designated heritage assets which shouldbe taken into account. The two primary designated heritage assets are Upper Middle Hey Farmhouse and Attached Buildings (Grade 2) and Eddy Holes (Grade 2*). The setting of these buildings and the inter – visibility between them should be recognised as a fundamental feature of any future development. There are other listed buildings in the vicinity of the site such as Miles Wife Hey (Grade 2*) in the enclave of housing to the south west. New development is unlikely to impact on the character or significance of Miles Wife Hey as it is already surrounded by later housing. There are non-designated heritage assets which can add value and character to any new development. These include Brownhill House and associated farm buildings, the site of Hollin Hall and the site of the former ropewalks (both in the south western corner), and the remains of the stone quarry along the southern boundary. 3.7 Constraints Plan These key aspects of the site which define the existing site character have been brought together onto a single plan. This is included in this Framework document as Figure 4 (Plan 1515 106B). It provides the baseline for taking forward the high level development framework. 3.8 Opportunities The opportunity to create a new residential neighbourhood needs to account for the identified constraints in a holistic way and, where possible, to embrace and integrate into the framework characteristics that add value. There are some key characteristics that will shape the framework and influence how the new development is created. These are shown in Figure 5 and include: 1. Heritage Assets – The setting of the heritage assets on the site will change but there is an opportunity to improve the setting of listed buildings and non-designated heritage assets and to emphasise the visual and physical links between the designated heritage buildings in particular. 2. Key Viewpoints – The high points across the site are around the location of the two listed buildings and the land to the east. From these high points there is the potential to create open landscape corridors providing views over the urban area of Blackburn and towards the open countryside. 3. Habitats and Ecology - The survey of habitat and species has identified wildlife aspects at the site of greatest significance. These are the watercourse valleys, the woodland in the south west sector and higher value wetland areas. Some of this coincides with the grassland and woodland networks identified more broadly in the Lancashire Ecological Network study. There are opportunities to incorporate corridors running east – west and north - south which will act as wildlife connections. 4. Access and Movement – The Public Rights of Way network provides the opportunity to make connections to the communities at the edge of the site and to the open countryside to the north and east.

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Figure 4 Constraints Plan 14 North East Blackburn ~ Development Framework

UA 2 106 NORTH 55 Bdy El Sub Sta Def Knott 14 115 1

17 CS

BROOK26 VIEW CLOSE 2 89

Brook CS 102

Stepping Stones WARRENSIDE CLOSE 100

KnottsBrook 36 121 14 Def 29

Drain

1 37 CCS

39 15 1 16

WALDEN ROAD 98 Path (um) 169.8m Def LB BALMORAL AVENUE 87 21 31 Drain CG

8 60 46 23

43 2 Boro Const & UA Bdy 41 OSE

49 CS Drain 7 BELVEDERE CL

31 8

3 33

33 9m

82 164. 5 24 62

75 2 61

El Sub Sta 4 Def

76 9

71 68

8 21 11 27 25

49 15

69 63 71 CS 152.4m

PARSONAGE ROAD

18 152.1m 158.2m 18

50 52

Und BELVEDERE ROAD Issues

28 1 5 7 3 Issues SCENT 68 YORK CRE

62 56

38 37 Sinks 22

Drain

48 41 44 Def

5 47 3 Issues 52 Drain 5

CAMBRIAN CLOSE 10 27 46 ETL 1 Middle Mickle Hey Farm

15 11 36 Issues

7 26 Sheep Wash EAST LANCASHIRE ROAD

Boro Const & UA Bdy

16 Track 6

Brownhill Upper Farm Mickle Hey CW

15 Brownhill Farm

Upper Mickle 14 Hey

NEWINGTON AVENUE Tank Track

Issues 24 29

Track

Path (um)

Path (um) 36 ETL

Path (um)

Track 49 Path (um)

Issues

38 48 Ford

Posts Pond

24 20

Path (um)

(um)

Path Track 234 Eddy Holes

BROWNHILL DRIVE 10

CC Trough BANK HEY LANE NORTH CF 157.3m 222

2 Eddy Holes BROWNHILL DRIVE Def

210 125

Eddyholes CF 200 CS

157.0m Reservoir CW 213

101

215.8m CW

Cattle Grid 201

113

123

ETL Eddyholes Service Reservoir

Posts B oro Co 155.1m

FB t & UA Bdy

Ward Bdy

Path (um) 0.91m CF

FB OLD ROAD

WHALLEY FB Roe Lee Site of

Park Hollin Hall CG 64 199

203.3m 54

FB 193

EMERALD AVENUE 189

Roe Lee Park 46 Primary School

1 160.0m CF

Def

179

44 2

42 Roe Lee Park BROWNHILL DRIVE

Primary School 201.5m 1 0.91m FF

Ward Bdy 2

12 BERYL AVENUE Stone Hill 11 Quarry AMBER AVENUE PERIDOT CLOSE Stone Hill WHALLEY OLD ROAD Bungalow 23

22 199.3m 14 164.3m

3 1

112

21 65 87 Stone Hill Nurseries

33 Site of

28 104

83 31 63 51 Ropework

33 100

79 32 55 El 59 71 Sub Cunliffe Farm 35 57 Sta 43 Path (um) 197.5m Higher Cunliffe

67 Path (um) Farm 36 HIGHBANK 66

Path

91 56

89 PERIDOT CLOSE 80

52 Cunliffe Farm Cottage

25 40

105 168.6m

103

101 38

1 90 Path (um) 78 54

34 70 Sunnybower

27 82 Playing Field 58

15 22 Football Pitches 39

PEARL CLOSE 113 27

6 11

HIGHBANK

68 Posts

48 46

BANK HEY 29 44

189 24

Bank Hey 15

10 475 187 163 House

165 11 4 6 17

30 5 28 65

26 Bank OAKWOOD

2 32 103 1

RAVENSCROFT CLOSE SM Walk 161 11 183 Hey AVENUE El 99 185 63 Gretna El Sub Sta 105

8 Sub Sta

34 Bank Hey 3 CUNLIFFE CLOSE Cottages Ravenswood

Elderwood

1 24

57 22 193.5m

4 2 1 2 43

111 113 115 Myles Wife El Sub Sta

71 Miles 73 Hey 463

97 DOUGLAS PLACE 1

20 149 171.6m 95 Wife Hey 16

147 53

37 69 133 Blackburn 74

135 23 91 72 93 137 47 SUNNY

143 Cemetery BANK HEY LANE SOUTH

68 BOWER 80 21

141 45 10

6 14 FB 66 453

27 HEY LANE SOUTH Play Area 64

BANK 39 15

55 37 DOUGLAS PLACE 25 39 53 11

41 BANK HEY 54

DOUGLAS 35

2 13 82 50

PLACE CLOSE 86 SUNNY BOWER 31 188.4m

47 Tanks

36 443 BROWNHILL DRIVE SUNNY BOWER2 CLOSE

Well 15 ROAD 1

1 25 Blackburn Chemicals

1 to 8 9 15 El Sub Sta

GRETNA ROAD 4 17

174.0m 37 28 2 18

DR 12

431

STONE HILL 1

15 WB

12 14

15 Path (um) Tanks 16

17 24 WHALLEY OLD ROAD El Sub Sta 42 11

Ward Bdy STONE 429

59 BANK HEY LANE SOUTH 58 182.3m 31 HILL

18 27 28 12 19 30 DRIVE 20 29 21 22 m 0 20 40 60 80 100 120 140 160 180 200 L E G E N D SCALE 1:2500 Reproduced from Ordnance Survey material with the permission of the North East Blackburn Masterplan Area controller of Her Majesty's Stationary Office under the Licence No 186287

Overhead High Voltage Power Lines - 50m Easement ~ Opportunity for greenspace network

Existing Building

Existing Trees and Woodland ~ Opportunity to retain and enhance existing woodland

Existing Watercourse ~ Opportunity for ecological enhancements

Ecology Buffer ~ Opportunity for enhancement of existing ecological corridor

Lancashire Grassland Ecological Network ~ Opportunity within site to improve grassland and connectivity

Lancashire Woodland Network ~ Opportunity within site to improve woodland cover and connectivity

Heritage Asset ~ Opportunity to create a setting around existing asset

Public Right of Way Access Point ~ Opportunity to enhance pedestrian connectivity

purpose Infomation REVISIONS architecture Studio 204B The Tea Factory drawing title masterplanning 82 Wood Street Rev. Description Date By Chk'd Liverpool L1 4DQ planning Sites Opportunities Plan - - - - Cass T - +44 (0)151 7070 0110 - landscape E - [email protected] associates conservation W-www.cassassociates.co.uk

client scale @ A1 1:2500 Z:\Drawings\1515\117 Opportunities Plan.dwg Lea Hough 1515-117 project date 21/05/2020 North East Blackburn Masterplan drn PS chk'd GT - CAD FILE NAME: © This drawing is the property of Cass Associates and the information can only be reproduced with their prior permission Original paper size (A1) 841x 594mm Figure 5 Opportunites Plan 15 North East Blackburn ~ Development Framework

04 Development Framework and Objectives

The framework must balance a wide range of interests and objectives. It does this by taking the identified constraints as a starting point and then shows how the new housing neighbourhood can be formed whilst accounting for constraints, opportunities and characteristics that give the site an inherent value. The outcome is a framework which demonstrates how the opportunity at North East Blackburn can be approached in a way that achieves sustainable development and gains across all three dimensions of it – social, economic and environmental. The framework is shown at Figure 6 (Plan 1515-11 A).

There are four key components of the framework which are closely linked to planning objectives. These are:

• Integrated Approach • Earthworks and Development Platforms • Green Infrastructure • Access and Movement

4.1 Integrated Approach The new neighbourhood is comprehensively planned. There is a structure which will provide the basis for development which will be delivered in phases over a considerable time. It is important that the new neighbourhood is integrated with the immediately adjacent communities at Sunny Bower to the south, Roe Lee to the west and Brownhill to the north. The framework promotes strong physical connections by all modes of travel (walking, cycle, public transport as well as private vehicles) to open up easy access to facilities and services that exist in these communities. The mix and tenure of housing in the new neighbourhood will be geared towards creating strong social connections as well. The housing neighbourhood will be built in phases. As a consequence another aspect of integration is the links between the housing parcels. No one land parcel should be developed in a way that frustrates development on another. Indeed, the integrated approach requires road and utilities connections, greenspace corridors and drainage to be approached on a holistic way with a high level of co-ordination between different aspects of the new neighbourhood.

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04 Development Framework and Objectives

Figure 6 Development Framework Plan 17 North East Blackburn ~ Development Framework

04 Development Framework and Objectives

4.2 Earthworks and Development Platforms The framework is a tailored response to the sloping land across the site. The starting point has been to examine ways to create platforms for new development through a balanced programme of earthworks. Options for the cut and fill of soils have been tested in order to meet a number of key objectives: • To accommodate new housing development on land with less severe slopes. • To achieve an approximate balance in the cut and fill of material across the site. • To create platforms for new development with a cross gradient of around 1:20. • To avoid significant changes in levels at the periphery of the site particularly where there is an interface with existing housing. The preferred approach to earthworks results in discrete parcels of development land separated by more steeply sloping zones of greenspace. The development parcels will be linked together by a network of footpaths and cycleways. Some of the parcels are linked by roads where finished site levels can facilitate this. In order to demonstrate how the earthworks is approached to create platforms for new housing development a series of sections have been generated. These are shown on Figure 7 (Plan 1515 – 113). In these sections the vertical scale is exaggerated in order to illustrate the degree of change to site levels that are necessary.

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Figure 7 Indicative Sections 19 North East Blackburn ~ Development Framework

04 Development Framework and Objectives

4.3 Green Infrastructure The network of green infrastructure across the site has been appropriately planned so that it performs multiple functions. Green (and blue) infrastructure (including the network of natural and semi-natural features, green spaces, gardens, play areas, ponds and watercourses) will deliver a wide range of benefits from providing sustainable transport links to improving air and water quality, increasing biodiversity, giving focus to the new community, enhancing people’s health and well-being, enhancing land values and mitigating the effects of climate change. The strategic green infrastructure across the site comprises substantial and robust zones of interconnected and multifunctional open spaces that are designed to accommodate the changes in level across the site. These spaces will contribute to the unique character of the new neighbourhood and provide the potential for significant gains in biodiversity. They incorporate the ecological habitats of greatest value, including trees and hedgerows, and they harbour the detention ponds which are a vital part of the sustainable approach to surface water drainage. Retained landscape features and new components in the landscape will provide a rich and varied setting for new development. The new neighbourhood will be organized to respond in a positive way to the structure provided by green infrastructure. A varied landscape will play a major role in the creation of a legible identity for the neighbourhood where landscape, housing and infrastructure work together to create a distinctive development and a positive ‘edge’ to Blackburn. Existing footpaths are accommodated in the green spaces. These, together with new footpath routes, will provide important connections to surrounding communities, facilitating sustainable travel to the range of facilities and services that are established there. This includes connections to important parts of the green infrastructure network in Blackburn such as Roe Lee Park to the west of the site. The distributor road forms a key junction with Brownhill Drive – this will incorporate dedicated pedestrian crossings which will lead directly into Roe Lee Park. The landscape framework also has a role to play in preserving the setting of designated and non- designated heritage assets. It provides an open setting around three key groups of buildings at the site – Brownhill House, Upper Mickle Hey and Eddy Holes. The latter two listed buildings are visually connected by an unbroken open space between them. Other features of heritage interest such as the former ropewalks and the stone quarry become part of the landscape setting, adding interest and variety.

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04 Development Framework and Objectives

4.4 Access and Movement A measure of a sustainable new housing neighbourhood is the way in which people can move around it, to and from it by all modes of travel. The movement network in the framework has been conceived to meet the needs of pedestrians, cyclists and to allow penetration by public transport as well as accommodating private vehicles. An emphasis is placed on forming movement connections to surrounding communities. Many of these connections are in the form of segregated pedestrian and cycle routes which build on and expand the existing public rights of way. These will facilitate sustainable travel to the facilities and services that can be found locally. Walking and cycling routes that are safe, continuous, attractive and comfortable will be prioritised within the overall movement framework. Primary access to the site will be gained from two new junctions onto the highway network. These form links onto Brownhill Drive along the western boundary and to Whalley Old Road along the southern boundary. A distributor road arcs through the site between these two junctions. It is envisaged that this will be designed as a public transport corridor. Intermediate and local roads will spring off the distributor road to provide access to the pockets of homes in the neighbourhood. Overall, the objective of the framework is to integrate the movement framework with the landscape framework, land uses and public realm to create a cohesive design that is legible, easily accessible and locally distinct. In parallel with the preparation of the development framework a Highways Study is being undertaken to support the review of the development plan. This is to assess the impact of anticipated development (including the new neighbourhood at the site) on the local highway network and will recommend mitigation measures that will be required. This study will identify the range of highway and transport improvements needed to support the development of the site.

21 North East Blackburn ~ Development Framework

05 Delivery and Infrastructure

It is envisaged that the development will be built in phases. This heightens the need for a comprehensive approach which accounts for not only the phased delivery of housing but also the provision of associated infrastructure and utilities stages. With this in mind, an indicative phasing plan is included at Figure 8 (Plan 1515 115). This shows that it is possible to focus on an initial part of the neighbourhood along the southern margin. This can be served by new junctions onto Whalley Old Road (Plots G and H) and from the use of an existing road link at Bank Hey Lane South (Plot J). In the second phase the distributor road is completed with a junction onto Brownhill Drive. This opens up the opportunity to deliver the homes on Plot F. Phases 3 and 4 follow on to release Plots A and B and then Plots C, D and E. An indication of the sequence of development and the potential housing yield is given in the table below.

Table 1 Housing Delivery and Potential Housing Yield Development Area Potential Housing Phase Plots (Ha) Yield 1 G,H,J 10.57 315

2 F 11.85 355

3 A,B 19.16 480

4 C,D,E 14.13 350

TOTAL 55.71 1,500

In conjunction with each phase of development it is anticipated that contributions will be made to improve social infrastructure in the surrounding communities. This might include contributions towards enhanced education provision and the strengthening of primary health care. A number of evidence based documents are being progressed to support the review of the development plan. These will quantify the contributions required as a consequence of the development of the site. The informal recreation and children’s’ play needs will be met as part of the green infrastructure across the site but there could be a need for additional contributions to improve playing pitches and other more formal leisure facilities in the vicinity of the site. Utility infrastructure has been examined by UCML who have carried out a desktop study to identify capacity and constraints of the utility distribution networks. In relation to power, Electricity North West has advised that reinforcement works associated with the high voltage network are not required, based on current network availability. The power distribution arrangements on the site will require the construction of a minimum of two sub stations. The location of these should be determined alongside the detailed design of the housing layout. 22 North East Blackburn ~ Development Framework

Figure 8 Phases of Development 23 North East Blackburn ~ Development Framework

05 Delivery and Infrastructure

Cadent Gas has undertaken a capacity check and has confirmed the availability of capacity in the existing distribution network. The nearest gas main provides a point of connection. This is in the carriageway of Brownhill Drive. The likely point of connection for water will be from a trunk main located beyond the north east boundary of the site. United Utilities has advised that the current water distribution network does not have sufficient capacity and that some reinforcement works will be required to adequately serve the new development. For telecommunications, Openreach has confirmed that the development could receive Fibre to the Premises (FTTP) connections to provide ultrafast broadband speed to each house. There is a Virgin Media network in the vicinity. The development could connect to this. Virgin Media would undertake all off site works to enable connections to be made.

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