North East Blackburn Development Framework December 2020
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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. 3 North East Blackburn ~ Development Framework 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. 4 North East Blackburn ~ Development Framework 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.