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Gib Lane Masterplan September 2015 Contents

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Gib Lane Masterplan September 2015 Contents Gib Lane Masterplan September 2015 Contents 1. Introduction ...........................................................4 4. Vision and Objectives .................................... 27 8. Design Framework ...................................................49 1.1 The Site .......................................................................................6 4.1 Vision ........................................................................................ 28 8.1 General Guiding Design Principles .................50 1.2 Purpose of the Masterplan.........................................9 4.2 Objectives ............................................................................. 28 8.2 Creating the Place ..........................................................50 1.3 Process for Producing the Masterplan ............9 8.3 Character Areas ................................................................52 5. Masterplan Framework .................................30 1.4 Structure of the Masterplan.....................................10 5.1 Housing Requirements ..............................................33 9. Delivery Strategy .............................................. 65 2. Planning Policy Context .................................. 11 5.2 Education Requirements ..........................................34 9.1 Planning Application Requirements .............. 66 2.1 National Planning Policy Context ......................12 9.2 Securing Design Quality ...........................................67 6. Transport Framework ..................................... 36 2.2 Core Strategy ....................................................................... 12 9.3 Infrastructure Requirements ................................. 68 6.1 Primary Street Design Principles .......................38 2.3 Local Plan Part 2: Site Allocations and 9.4 Phasing of Development ......................................... 68 6.2 Secondary Street Design Principles ...............38 Development Management Policies ............... 13 9.5 Developer Contributions and Viability.........70 6.3 Tertiary Street Design Principles .........................41 2.4 Supplementary Planning Documents ............ 15 9.6 Community Engagement ........................................70 6.4 Bus Access ............................................................................ 41 3. Evidence Base .................................................... 16 6.5 Walking and Cycling ...................................................... 41 Appendix 1 Housing Trajectory ................................... 71 3.1 Topography ............................................................................ 17 6.6 Travel Plans .......................................................................... 42 Appendix 2 Infrastructure Delivery Plan ................ 72 3.2 Ground Conditions .......................................................... 17 6.7 Parking ..................................................................................... 42 3.3 Flood Risk ...............................................................................18 7. Green Infrastructure ........................................ 43 3.4 Landscape and Visual Assessment/ Views ..........................................................................................19 7.1 Green Infrastructure .....................................................44 3.5 Ecology and Biodiversity .........................................20 7.2 Green infrastructure drainage ...............................44 3.6 Services and Utilities ...................................................20 7.3 Informal Green Space ..................................................45 3.7 Traffic and Transportation Analysis ..................21 7.4 Green Corridors ................................................................ 46 3.8 Green Space Analysis .................................................. 21 7.5 Tree-lined Primary Street ......................................... 46 3.9 Educational Needs ........................................................ 22 7.6 Landscaping ...................................................................... 46 3.10 Townscape and Character Appraisal .............23 7.7 Biodiversity ........................................................................... 47 3.11 Housing Market Appraisal.......................................25 Gib Lane Masterplan - September 2015 2 Erratum The master plan was adopted at a time when 440 houses were expected to be delivered on the site. The proposed modifications to the Draft Local Plan Part 2 have increased this figure to 621 and the revised Housing Trajectory in appendix 1 is reproduced below. References to 440 houses are amended to 621 houses in the following pages: • Page 4 (Introduction) • Page 13 ( 3rd paragraph) • Page 14 (local Plan extract) • Page 28 (2nd Paragraph) • Page 32 (land use table) Housing Trajectory The table below is an estimated trajectory for the delivery of housing on the Gib Lane site. It is in accordance with the housing trajectory included within the draft Local Plan Part 2: Site Allocations and Development Management Policies. 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 Housing 0 105 105 86 70 45 35 35 35 35 35 35 Delivery 3 The land to the west of Gib Lane is identified in the draft Local Plan Part 2 as a site for residential development. The Plan estimates that 440 houses could be built on the site by 2026 but acknowledges that housing development is expected to continue beyond 2026. The draft Local Plan requires this site to be brought forward in line with a masterplan which covers the whole of the site and which must be agreed by the Council prior to the granting of planning permission for any part of the site. This document presents the Gib Lane masterplan. It provides guidance for the development of land to the west of Gib Lane and will be used in determining planning applications relating to the site. 1 Introduction GIB LANE MASTERPLAN 5 1 1.1 The Site The land to the west of Gib Lane is located on the Although the site abuts the suburban fringe of south-west edge of Blackburn, approximately 2 miles Blackburn, it is principally rural in character, with from Blackburn town centre and between junctions gritstone walls, trees and hedges delineating the 3 and 4 of the M65 motorway. It comprises of edge of the site and field boundaries. The site approximately 55 hectares of largely agricultural land contains areas of woodland, including Cockridge which is used principally for grazing. Wood, and a number of tree belts which form attractive features in the landscape and contribute The site is bordered to the north, north west and to the rural character of the area. The site rises north east by existing residential properties which significantly from the north-west towards the south- form part of Feniscowles, whilst Gib Lane forms the east, forming a distinctive hillside and providing eastern extremity of the site. The southern boundary extensive, panoramic views out from the site. of the site is formed by Broken Stone Road, beyond which lies the West Pennine Moors and the village The site is in three separate ownerships, with of Tockholes. The site boundary is shown in approximately 70% being in the ownership of Witton Figure 1 below. Estates and the remainder of the site being in the ownership of Mr & Mrs Shorrock (approximately 20%) and Mr & Mrs Gee (approximately 10%). The land ownerships can be seen in Figure 2 below. Above - Figure 1 Panoramic view west of the site 6 FIGURE 1 - Site Location Above - Plan 1 Site Location Plan 7 Livesey Branch Rd Gib Lane Horden Rake Broken Stone Rd M65 M65 FIGURE 2 - Site Location Plan - Ownerships Above - Plan 2 Site Ownership Plan 8 1.2 Purpose of the Masterplan 1.3 Process for Producing the Masterplan The preparation of a masterplan for the land to The masterplan thereby bridges the gap between the The Council has worked collaboratively with the the west of Gib Lane is essential for ensuring strategic policy aspirations set out in the draft Local owners of the land to the west of Gib Lane to develop that development on the site is brought forward Plan and the detailed development proposals that this masterplan for the site. in a comprehensive manner. It will ensure that will be the subject of specific planning applications. The masterplan is informed by a series of detailed the development is successfully integrated with It provides a framework to guide the preparation of technical studies which have been completed to the existing urban area, is delivered in a cohesive development proposals for the land to the west of provide a robust evidence base for the plan. These manner and creates a distinctive new neighbourhood Gib Lane. It also provides a framework against which include surveys and reports to examine specific consistent with the Pennine rural setting. planning applications for the site will be assessed features of the site and to assess the potential and will be an important material consideration in the The masterplan establishes guiding spatial principles, impacts of development in this location, including determination of those future planning applications. relating to parameters such as land use, transport, a topographical survey, Landscape & Visual design and green infrastructure, which will structure Assessment, Phase 1 Habitat Survey, Drainage and the development of the whole site and ensure that it Flood Risk Assessment and a Transport Assessment. is not
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