Design & Access Statement

Land off Henthorn Road, , August 2010

4370/DAS

Rev A August 2010 Contents

1 Background

Figure 10: Green Infrastructure Figure 1: Aerial Photo Figure 11: Local Character Areas Introduction and Purpose 1 Figure 12: V iewpoints Design and Access Statement Methodology 1 Visual Analysis 14 Site and Context Appraisal Figure 13: Facilities 2 Access, public transport & rights of way 15 Introduction 2 Involvement 15 Figure 2: Location plan Social & Economic Context 15 Assessment 3-15 Figure 14: Response to Context Location, Land Use & Context 3 Evaluation (response to context) 16 Figure 3: Land Use Planning Context 4-5 3 Design: The Scheme Figure 4: Administrative Context Physical Context: 6-15 Figure 15: The Vision Topography 6 The Development Strategy - Vision 17 Figure 5: Topography Plan Figure 16: Development Framework Plan Nature Conservation & Ecology 7 Use & Amount of Development 18 Figure 6: Ecology Plan Figure 17: Illustrative Development Blocks Trees 8 Layout and Structure 19 Figure 7: Trees Figure 18: Illustrative Masterplan Archaeology 9 Scale of Development - Illustrative Masterplan 20 Figure 8: Heritage Assets Figure 19: Street Hierarchy Figure 9: Character Photographs Layout and Access 21-25 Landscape Character 10-13 Contents

3 ...Continued A Appendix: Summary Notes on Background Planning Guidance & Figure 20: Valley Sketch Best Practice The Valley 22

Figure 21: Green Edge Sketch National Planning Policy & Guidance: Green Edge 23 PPS1: Delivering Sustainable Development Figure 22: Lanes Sketch PPS3: Housing The Lanes 24 Best Practice: Figure 23: Shared Spaces and Courtyards Sketch By Design Shared Spaces & Courtyards 25 Safer Places Manual for Streets Figure 24: Site Green Infrastructure Plan Design Quality & Creating Spaces Green Infrastructure and Landscaping 26 Access Review Figure 25: Community Park Inclusive Design Appearance 27 Other Key Documents Drainage 28 Building in Sustainability 29

F P C R E n v i r o n m e n t a n d D e s i g n L t d fpcr L o c k i n g t o n H a l l , L o c k i n g t o n , D e r b y , D E 7 4 2 R H , T e l : 0 1 5 0 9 6 7 2 7 7 2 F a x : 0 1 5 0 9 6 7 4 5 6 5 , m a i l @ f p c r . c o . u k

F i l e : J : / 4 3 7 0 / C o r e l / D A S \ D A S S e c t i o n 1 . C d r . Background Section 1 1 Background

INTRODUCTION & PURPOSE

This Design and Access Statement (DAS) accompanies the Outline Planning Application each of these topics, which are addressed within this DAS. made by Gladman Developments Ltd for residential development on land off Henthorn Road, Clitheroe, Lancashire. The following requisite elements are identified in Circular 01/2006 and are fully explained within this document This document should be read in conjunction with the Planning Statement. The purpose of the DAS is to clearly explain and illustrate the project's urban design and access principles. The DAS provides a sufficient level of detail and clarity in which to Understanding and Appraising the context inform reserved matters applications, and to ensure a high quality development. Development Strategy and Vision Use and Amount It should be noted that whilst the DAS makes reference to the North West of England Design Principles RSS, Regional Spatial Strategies have recently been revoked by Central Government Layout and Access and therefore the RSS is referred to as a material consideration only as opposed to Scale Development Plan Policy. Landscaping Appearance DESIGN & ACCESS STATEMENT METHODOLOGY

The structure of this document and the detail within follows the guidance produced by the DCLG: 'Circular 01/2006 Guidance on Changes to the Development Control System'. This statement has also embraced two essential supporting texts: CABE's 'Design and Access Statements: How to write, read and use them' (2006) and the Urban Design Group's 'Design and Access Statements Explained' (2008).

The Borough Council DAS Pro-forma requests that a DAS submitted with a planning application includes detail on ‘Process’, ‘Use’, ‘Amount’, ‘Layout’, ‘Scale’, ‘Landscaping’, ‘Appearance’ and ‘Access’. The Pro-forma asks specific questions on

1. Roefield Leisure Centre Playing fields Henthorn Road

Miniature golf Edisford Bridge Clitheroe Camping & Caravanning Club Site Model railway & riverside visitor Ribble Valley Way facilities N

Not to scale

FIGURE 01 Aerial Photo Site & Context Appraisal Section 2 2 Site & Context Appraisal

ASSESSMENT Introduction

In line with Circular 01/2006, this Statement demonstrates how the proposals have responded to the site's context, in terms of its location, site features and planning context. A good understanding of local character has assisted the decision making process, and the evaluation of the proposals. To summarise, the following have been addressed.

Assessment - The site and it's context has been assessed in terms of its physical and environmental character, planning and local policy background, through desk based assessment and field work;

Involvement - Public Consultation and consultation with the Local Authority; Settlement edge and Clitheroe Castle

Social and Economic Context - Ensuring that people in the local community will benefit from the proposals;

Evaluation - The identification of site constraints and design opportunities;

Design - Analysing the findings of the assessment, consultation and evaluation in order to develop the design strategy and vision (the amount of development, layout, scale, landscaping and appearance).

View towards Clitheroe from Kemple End

2. Clitheroe l b be i R Clitheroe r e v i Castle R

d a o R rn o th n e H Kemple End

9 5 A

Site

N Not to scale

To motorways FIGURE 02 Location plan 2 Site & Context Appraisal

ASSESSMENT Location, Land Use and Context

The site limited to Siddows Hall and Farm, which are located within woodland to the south and Clitheroe is the largest settlement within the Ribble Valley Borough. Clitheroe lies two semi-detached 20th century built properties: Langdales and the Oaks. Further approximately 12km northwest of Burnley, 15km northeast of Blackburn, 25km north south accessed via Henthorn Road, there is a former industrial works, sewage works east of Preston and 44km east of Blackpool. The Northwest of England Regional and landfill site. Spatial Strategy (September 2008) acknowledges that ‘The Central Lancashire City Region’, in which Clitheroe and these larger settlements lie, has a rather different Bordering the west and northwest there are a number of recreational uses associated profile to the major conurbations of Manchester and Liverpool, with a “looser, multi- with the River Ribble, including the Clitheroe Caravan and Camping Club site, the centred geography” (para 2.24). Ribble Way Long Distance Trail, a children’s play area, car parking, recreational facilities including a sports centre and playing fields, and a miniature railway and golf Clitheroe lies adjacent to the A59, with direct links to the M65 motorway, located course. approximately 12km to the south and to the M6 motorway, which lies approximately Edisford Bridge Roefield Leisure Centre 20km to the southeast. The application site itself lies at the southwestern edge of the settlement of Clitheroe. The site area extends to approximately 15.70 hectares.

Existing land uses Playing fields The site is currently used for agricultural purposes. No buildings exist on the site. Clitheroe Camping Within the site there are three internal hedgerow field boundaries and a small number & Caravanning Club Site of hedgerow boundary trees and a small watercourse, that emerges from a culvert into a small valley. The agricultural land is pastoral and currently utilised for grazing cows. Ribble Way

The perimeter site boundary comprises hedgerows, which along the northwestern Langdales and boundaries are overgrown and contain a number of mature hedgerow trees. Rear the Oaks gardens of properties at the adjacent settlement edge abut the northern boundary of the site and are separated by a field boundary hedgerow. To the south are agricultural Landfill and sewage works and woodland land uses lie within the adjacent context. Settlement to the south is

FIGURE 03: LAND USE 3. 2 Site & Context Appraisal

ASSESSMENT Planning Context

draw your attention to the importance of reflecting policy in Planning Policy A suite of National Planning Policy and Best Practice Guidance is available to guide the Statement 3 Housing and Strategic Housing Land Availability Assessments in relevant quality of new development. This has been used as a source of reference in the decisions.” development of the proposals for land at Clitheroe and is summarised in Appendix A. The development’s Masterplan and vision aims to accord with the best practice Spatial planning policies are discussed further in the Planning Statement, this section approaches set out within the documents outlined in the Appendix . considers only the policies most relevant to design and access. Saved Policy G1 sets out 13 criteria which the Council will apply in determining all planning applications; This section focuses on the regional and local planning policies and supplementary planning documents most relevant to the design and access proposals for the All development proposals will be expected to provide a high standard of building design and landscape quality. Development which does so will be permitted, unless it adversely affects the development. The Ribble Valley Districtwide Local Plan (June 1998) and the North amenities of the surrounding area. In determining planning applications the following criteria West of England Plan Regional Spatial Strategy to 2021 (September 2008) provide will be applied: (a) Development should be sympathetic to existing and proposed land uses in terms of its the planning context for the site. size, intensity and nature. (b) The likely scale and type of traffic generation will be assessed in relationship to the highway infrastructure and the proposed and existing public transport network. This will Ribble Valley Districtwide Local Plan (June 1998) include safety, operational efficiency, amenity and environmental considerations. The Local Plan was adopted in June 1998. It covered the period 1991 to 2006 and was (c) Developments should make adequate arrangements for car parking (see Policy T7). prepared to conform to the Lancashire Structure Plan Review 1991-2006 which had (d) A safe access should be provided which is suitable to accommodate the scale and type of traffic likely to be generated. been adopted in 1997. Given this date, the Local Plan is now extant. However (e) The density, layout and relationship between buildings is of major importance. following the Secretary of State's direction under paragraph 1(3) of Schedule 8 to the Particular emphasis will be placed on visual appearance and the relationship to surroundings as Planning and Compulsory Purchase Act 2004, a number of policies were saved and well as the effects of development on existing amenities. continue to apply. The letter which accompanied the 'saving direction' made clear (f) Developments should provide adequate arrangements for servicing and public utilities. that this does not represent “an opportunity to delay DPD preparation”. It further (g) Developments should provide adequate daylighting and privacy. states: (h) Materials used should be sympathetic to the character of the area. (i) Developments should not result in the loss of important open space including public “Following 27th September 2007 the extended policies should be read in context. and private playing fields. Where policies were adopted some time ago, it is likely that material considerations, (j) Developments should not damage SSSI's, County Heritage Sites, Local Nature Reserves in particular the emergence of new national and regional policy and also new or other sites of nature conservation importance. evidence, will be afforded considerable weight in decisions. In particular, we would

4. Ribble Valley Borough boundary

The Site

Note: only larger settlements are indicated on this plan.

N

Not to scale

FIGURE 04 Administrative Context 2 Site & Context Appraisal

ASSESSMENT Planning Context

(k) Development should not require culverting, artificial channelling or destruction of a topics from jobs, housing and transport to climate change, waste and energy. watercourse. Wherever possible watercourses should be maintained within a reasonable corridor of native vegetation. (l) Developments should be economic in the use of land, water and aggregates and should A number of broad policies have been identified as being most relevant to the DAS, not prejudice future development which would provide significant environmental and amenity improvements. these are; (m) Where it is the intention to rely upon a private water supply, developments should RT2: Managing Travel Demand provide an adequate means of water supply, which will not derogate existing users. RT4: Management of the Highway Network In certain cases additional factors may be taken into account. RT9: Walking and Cycling There are a number of other applicable general saved policies, these include; G11, EM1(A): Landscape ENV 3, 6, 7, 13, 14 & 19, RT8,18 & 19 and T1 & 7. The proposals at Clitheroe are EM1(B): Natural Environment soundly based on the general development principles set within these policies. The EM1(C): Historic Environment components of the scheme all culminate in a sustainable development that recognises EM1(D): Trees, Woodlands and Forests EM3: Green Infrastructure the needs of both present and future generations. EM5: Integrated Water Management EM17:Renewable Energy North West of England Plan Regional Spatial Strategy to 2021 (September 2008).

The new Government has recently revoked Regional Spatial Strategies (RSS), meaning In this context the proposals at Clitheroe respect the provisions of these broad policies they no longer form part of the development plan. However the policy contained as evidenced within the Landscape and Visual Assessment, Ecological Assessment, within the RSS reflects current central government planning policy guidance. In the archaeological DBA, FRA and Traffic reports. Through effective and well designed absence of a draft or published Local Development Framework for the Ribble Valley master planning the proposals also serve to enhance Green Infrastructure, and the Regional guiding policy set out within the RSS has been reviewed within this walking and cycling connections and are likely to make a positive contribution to context. regional biodiversity targets through the creation and management of habitats.

The Regional Spatial Strategy (RSS) for North West England provided a framework for The Planning Statement discusses the Spatial Policy of the RSS in further detail and development and investment in the region over the next fifteen to twenty years. It demonstrates that having tested the proposals against the material policies contained established a broad vision for the region and its sub-regions, priorities for growth and within the Regional Spatial Strategy it has been shown that strong accordance with the regeneration, and policies to achieve sustainable development across a wide range of regional development plan and central government policy is achieved.

5. 2 Site & Context Appraisal

ASSESSMENT Physical Context

Topography The site and Clitheroe lie within the Ribble Valley. The River Ribble flows from northeast to southwest along the western edge of Clitheroe . The valley is flanked by Pendle Hill to the southeast, which rises dramatically to almost 600metres, Fell to the west at 350metres AOD, and more distantly to the north the upland areas of the Forest of Bowland AONB at up to around 400metres AOD. The Ribble Valley is broad and gently undulating with knolls providing features within the landscape, Clitheroe Castle is located upon a knoll within the centre of the town.

The site topography varies, the southern residential edge of Clitheroe and the site lie at around 60-62metres AOD. A small watercourse cuts through a part of the site at around 58metres AOD and western fields descend towards the river to 55metres AOD, the southern field descending more steeply from a highpoint at 65metres AOD to 50metres AOD at the river edge. Just north of the site, Clitheroe Camping and Caravanning Club and other recreational facilities lie on lower land adjacent to the river. To the west of the river steep banks descend from farmland. K E Y S i t e 2 0 0 - 2 2 0 m 1 0 0 - 1 2 0 m A O D

3 0 0 - 3 2 0 m 1 8 0 - 2 0 0 m 8 0 - 1 0 0 m A O D

2 8 0 - 3 0 0 m 1 6 0 - 1 8 0 m 6 0 - 8 0 m A O D

2 6 0 - 2 8 0 m 1 4 0 - 1 6 0 m 4 0 - 6 0 m A O D

2 4 0 - 2 6 0 m 1 2 0 - 1 4 0 m A O D 2 0 - 4 0 m A O D

2 2 0 - 2 4 0 m

FIGURE 05: TOPOGRAPHY 6. 2 Site & Context Appraisal

ASSESSMENT Physical Context (continued)

Nature Conservation and Ecology An ecological appraisal was undertaken by FPCR on behalf of Gladman Development Ltd in June 2010 the findings of which are summarised below.

The site is dominated by intensively managed improved grassland divided and bounded by hedgerows, a small area of semi-improved grassland is located on the banks of a section of ditch which is culverted across the majority of the site but opens up in the eastern section of the site providing enhanced habitat diversity. Hedgerows are relatively species rich and of good structure with all containing at least 80% native species. None of the hedgerows are classed as important under the Hedgerow Regulations 1997 but all are UKBAP priority habitat and provide a good nesting, commuting and foraging resource for local wildlife.

No evidence of any protected species was recorded within the site but several of the trees have features that are suitable for use by roosting bats. The most important features on the site are the hedgerows, mature trees and the section of ditch and associated grassland. In order to ensure that the scheme can deliver biodiversity enhancements the vast majority of these features are retained with only limited sections of hedgerow being lost to provide access through the site. Where losses are K E Y unavoidable the design incorporates additional native tree and shrub planting to S i t e B o u n d a r y S e m i - i m p r o v e d T r e e s w i t h b a t enhance retained features and create additional linkage through the site. g r a s s l a n d p o t e n t i a l

I m p r o v e d X X S c a t t e r e d S t r e a m I g r a s s l a n d X X s c r u b Further biodiversity enhancements will be provided through the retention of a large

S p e c i e s p o o r H1 T a r g e t N o t e area of grassland and scattered scrub adjacent to the river. This area will be managed H e d g e r o w s TN1 SI s e m i - i m p r o v e d to improved the diversity of the grassland and reduce scrub cover g r a s s l a n d

FIGURE 06: ECOLOGY 7. 2 Site & Context Appraisal

ASSESSMENT Physical Context (continued)

Trees An arboricultural appraisal to BS 5837:2005 was carried out by FPCR in July 2010.

Trees present across the site were predominantly common ash. A small number of other species were represented and included sycamore, common alder and English oak. Physical conditions of trees were found to be such typically associated with specimens growing in open countryside where specific management had been fairly limited, if absent in most cases. Defects commonly observed were occasional storm damaged limbs, crowns supporting varying proportions of dead wood and rudimentary branch removals for crown clearance.

Positions of trees were almost entirely found within boundary hedgerows of the livestock fields and overall trees formed an intrinsic part of the local landscape character. Being mostly mature there was an absence of younger material throughout the tree stock and despite the abovementioned defects were generally in good condition. Providing appropriate remedial tree surgery is implemented, existing trees should integrate with the development proposals thereby continuing to provide landscape character and amenity value.

K E Y

R e t e n t i o n C a t e g o r y A - H i g h R o o t P r o t e c t i o n A r e a

R e t e n t i o n C a t e g o r y B - M o d e r a t e T r e e N u m b e r

R e t e n t i o n C a t e g o r y C - L o w T r e e p l o t t e d t o B e s t E s t i m a t i o n s R e t e n t i o n C a t e g o r y R - R e m o v e

FIGURE 07: TREES 8. 2 Site & Context Appraisal

ASSESSMENT Physical Context (continued)

Archaeology An archaeological desk-based assessment was carried out by Wardell Armstrong on behalf of Gladman Developments Ltd in May 2010.

The assessment has established that although the site is situated within an area highlighted within the ASLF Aggregate Extraction in the Lower Ribble Valley report (2007) as having high potential for the presence of archaeological features dating from the prehistoric period, with a medium potential for features dating from the Romano- British period; there is no evidence on the HER / identified by site visit to indicate the presence of remains which would preclude development. Therefore it has been established with the archaeological planning officer for Lancashire that any further archaeological work can be carried out as a condition

In terms of other impacts upon heritage assets, it is considered that the proposed development has a limited potential to impact upon the setting of a Listed Building

(Henthorn Farmhouse) adjacent to the site. For other heritage assets, principally K E Y Listed Buildings at Edisford, Edisford Bridge Scheduled Ancient Monument (SAM) and S i t e B o u n d a r y C l i t h e r o e G a r d e n H E R E n t r y - D M V ( 1 ) Clitheroe Castle SAM the site does not form a key part of the setting for these. ( 1 ) S c h e d u l e d H E R E n t r y - H E R E n t r y - M o n u m e n t ( 2 ) F i n d s p o t ( 6 0 ) P a l a e o c h a n n e l ( 1 ) G r a d e I L i s t e d H E R E n t r y - H E R E n t r y - L a t e B u i l d i n g ( 1 ) B a t t l e f i e l d ( 1 ) M e d i e v e l H o u s e ( 1 ) G r a d e I I * L i s t e d H E R E n t r y - C i r c u l a r H E R E n t r y - O t h e r B u i l d i n g ( 1 ) a n d L i n e a r w i t h i n s i t e ( 2 ) G r a d e I I L i s t e d H E R E n t r y - R i d g e H E R E n t r y - O t h e r B u i l d i n g ( 1 5 3 ) a n d F u r r o w ( 5 ) C o n s e r v a t i o n A r e a ( 1 )

FIGURE 08: HERITAGE ASSETS 9. Traditional Clitheroe settlement character

The site context and settlement edge

Nearby Ribble Valley character

Wider Ribble Valley landscape setting

FIGURE 09 Character Photos 2 Site & Context Appraisal

ASSESSMENT Physical Context (continued)

Lancashire (2000), the character descriptions from this document are carried forward Landscape Character in the more recent Joint Lancashire Structure Plan, Adopted Supplementary Planning The site lies within the 'Bowland Fringe and Pendle Hill' (Character Area 33) as Guidance, Landscape and Heritage, July 2006. The Site Falls within the Undulating described by Natural England in the Character Map of England. The key Lowland Farmland Character Type and Character Area 5E - Lower characteristics include; (Clitheroe to ). The landscape character description for this landscape o Undulating rolling landscape with local variation created by both the character type is; numerous river valleys and the outlying upland features of Beacon Fell, This area forms the southern valley side of the Ribble, between Copster Green and Gisburn, on and Pendle Hill. the lowland fringes of Pendle Hill. It is a particularly well settled area and provides a corridor o Strong outcrops of ‘reef knolls’ and limestone form distinct landscape for communication routes along the Ribble Valley. The A59(T) runs the length of the area, linking features in the Ribble and Hodder Valleys. the settlements of Copster Green, Whalley, Clitheroe, and Gisburn. The railway links the valley to Blackburn and Yorkshire. This communication structure has encouraged built o Meandering and commonly tree-fringed rivers with oxbow lakes form prominent features within the predominantly pastoral landscape. development and industry; the large cement works at Clitheroe is a prominent visual landmark for miles around. This character area is underlain by limestone and has some good examples of Predominantly Grade 3 agricultural land supporting permanent pasture, o limestone reef knolls, particularly around Clitheroe; Clitheroe Castle is located on top of one of mostly improved, for dairy and livestock farming. these knolls. o Intensively managed landscape, with lush hay meadows in small- to medium- scale fields defined by well-maintained hedgerows with mature hedgerow trees. Some rough grazing at higher elevations. The Landscape Strategy for Undulating Lowland Farmland includes; o Extensive semi-natural woodland, much of which is ancient, on both main Retain the characteristic pattern of river corridor and valley side woodlands; valley bottoms, side valleys and ridges. Conserve the distinctive rural hedgerow netowrk o Dense north-south communication corridor, which comprises the M6, the Conserve the lowland herb-rich haymeadows and unimproved neutral railway line and the Lancaster Canal, defines the western boundary and also grasslands; provides a physical and psychological barrier. Conserve the limestone reef knolls typical of the Ribble Valley; o Numerous water courses and bodies including the rivers Ribble, Hodder, Calder, Wyre, a number of reservoirs and field ponds north of Preston. Conserve rural built features such as stone bridges, historic villages and stone walls; o Small villages, hamlets and scattered farmsteads, mostly in local stone, are well integrated into the landscape and connected by a network of winding Conserve the Roman history and industrial archeology of the area; hedge-lined country lanes. Conserve country houses and parkland as features of the landscape; o Bowland Fells provide a dramatic backdrop to the east and north with Conserve the distinctive settings to rural settlements; extensive views possible from high ground across the Lancashire and Enhance the wooded character of the lowland landscape; Amounderness Plain and across open valley bottoms. Restore and maintain historic rural buildings. A more detailed character assessment is provided within the Landscape Strategy for

10. River Ribble corridor Existing Green Infrastructure corridor

Potential to extend Green Infrastructure links through the site Roefield Leisure Centre Existing public rights of way Car Park Playing Miniature Fields Potential new footpath / cycle Golf connections Model Railway Clitheroe Camping & Caravanning Club

River Ribble corridor Rural Network N Ribble of Public Way Footpath

FIGURE 10 Green Infrastructure 2 Site & Context Appraisal

ASSESSMENT Physical Context (continued)

hedges, hedgerow trees and diverse narrow stream corridors. There is also a rich built heritage A further Landscape Character Assessment (The Forest of Bowland AONB Landscape within the main towns and villages. In addition, the landscape displays a mature structure of Character Assessment 2009) includes Clitheroe within the study area, although hedgerows and hedgerow trees. Overall, landscape character and visual sensitivity is considered to be moderate. In places, hedgerows limit views, whilst there is strong intervisibility with the Clitheroe does not lie within the AONB. Within this assessment the site and Clitheroe Unenclosed and Enclosed Moorland Hills, which provide a backdrop to most views from this lie within Landscape Character Area H1: Clitheroe and Chatburn, within the landscape lower landscape. Industrial chimneys and other industrial buildings at theedges of Clitheroe are also visible within most views to this Landscape Character Type from adjacent Landscape type: Undulating Lowland Farmland with Settlement and Industry. The key Character Types and Areas within the AONB. characteristics of this area are;

Green Infrastructure in the North West of England (figure 10) Landscape pattern within this Landscape Character Area is dominated by the large town of Clitheroe, which is situated at the convergence of major road and railway The RSS for NW England includes policy EM3 on 'Green infrastructure'. It states that corridors; "Plans, strategies, proposals and schemes should: identify, promote and deliver multi-purpose These corridors introduce a source of noise and visual intrusion and disturb the overall sense of tranquillity; networks of greenspace, particularly where there is currently limited access to natural Clitheroe contains an assortment of housing (much of which is terraced and built from greenspace or where connectivity between these places is poor; and integrate Green local stone) and commercial buildings; Infrastructure provision within existing and new development, particularly within major The tower of Clitheroe Castle (situated on a limestone outcrop above the town) is a development and regeneration schemes". landmark within views towards this area; At the eastern edge of the area, the small village of Chatburn, with its rows of terraced cottages, further contributes to settlement pattern; The NW GI Guide, prepared by the NW GI Think Tank, has been prepared to support the Large-scale quarries and associated works (including tall vertical chimneys) to the east of Clitheroe and west of Chatburn are a dominant human infl uence within views GI policy (EM3) in the NW Regional Spatial Strategy and provides guidelines to Local to this landscape from surrounding Landscape Character Types and Areas; Authorities for developing strategies as part of the Local Development Frameworks. Views northwards, across the corridor of the River Ribble are dominated by the rising No technical studies have yet been undertaken. Local Green Infrastructure resources mass of the central Moorland Hills and Plateau, whilst Pendle Hill contributes to recognisable sense of place within views southwards; and connections around the site and Clitheroe are shown at Figure 10. At the edges of the urban development, patchworks of predominantly pastoral fi elds are delineated by, in places remnant, hedgerows, with frequent hedgerow trees.

The Forest of Bowland LCA describes sensitivity and capacity for change as;

The ecological sensitivity of this Landscape Character Type is represented by the combination of

11. 1 C l i t h e r o e ( H e n t h o r n R e s i d e n t i a l A r e a )

2 S e t t l e m e n t E d g e F a r m l a n d

3 E d i s f o r d B r i d g e

4 S i d d o w s 3 1 ( I n d u s t r i a l A r e a )

5 R i b b l e V a l l e y 5 2 F a r m l a n d

4

N

FIGURE 11 Local Character Areas 2 Site & Context Appraisal

ASSESSMENT Physical Context (continued)

valley within the site. From a highpoint land descends northwest steepening towards Local Character Areas (refer to figure 11 overleaf) the River Ribble character area. Although this character area is locally contained there are open views across the valley to higher land at Pendle Hill to the south, Character Area 1 - Clitheroe (Henthorn residential area) Longridge Fell to the west, and the larger Forest of Bowland AONB upland area more The south-western residential area of Clitheroe lies adjacent to the site. This distantly to the north. Clitheroe Castle is also visible to the north upon a bluff seen in contains 20th century housing estates with predominantly detached or semi-detached the context of Clitheroe in the foreground. properties, in uniform architectural style and form, generally set back from the road C l i t h e r o e with drives and front gardens. Building materials include red brick and render and s e t t l e m e n t predominantly grey roofs. Garden boundaries along Henthorn Road are generally edge. hedges; elsewhere they comprise a generally uncoordinated mix of fencing, walls and ( C h a r a c t e r hedgerows. This area has a built-up suburban character, with greenery only provided Area 1) by garden trees and planting. Open green space exists to the north at Henthorn Park and at the school playing fields; however, there is a lack of any formal or useable open space or play areas within this character area. Occasionally there are narrow channelled views along streets to St Paul's Church spire, Clitheroe Castle or Pendle Hill.

Character Area 2 - Grazing/arable fields adjacent to Clitheroe This character area includes the site itself, it is contained by the built up settlement edge to the east, Clitheroe recreational areas and the River Ribble to the north and Character Area 3 - Edisford Bridge west, and woodland and trees to the south. Grazed fields are enclosed by boundary This character area comprises a low lying river terrace, adjacent to the River Ribble hedgerows, with a number of individual hedgerow trees. Four older properties some and centred upon the Edisford Bridge scheduled ancient monument. The Roefield stone, some rendered, are located within this character area; they include Henthorn Leisure centre, Clitheroe Camping and Caravanning club site, visitor car parking, Farm and line Henthorn Road, adjacent to the settlement edge. Contours are gently playing fields, park with play facilities and model railway lie to the east of the river undulating, but with a notable slight ridge of land to the south of the site and a small

12. 2 Site & Context Appraisal

ASSESSMENT Physical Context (continued)

Hall and Cottages are hidden within trees. The Ribble Way passes through the entering from just south of Siddows Hall. northern playing fields and alongside the river within this character area. The area has a leafy parkland character and is generally contained by tree belts and the Sewage works surrounding higher land. and landfill ( C h a r a c t e r E d i s f o r d Area 4) B r i d g e a n d R o e f i e l d Leisure Centre ( C h a r a c t e r Area 3)

Character Area 5 - Ribble Valley Farmland This area is more extensive and comprises the open gently undulating farmland west of the river. The subtle topographical variations combined with woodland and tree Character Area 4 - Siddows (industrial area) cover retain a deeply rural character separating this area from Clitheroe and its This area is contained by woodland and tree belts which separate it from the adjacent peripheral urban fringe and industrial influences. Farmland comprises a mix of arable local landscape character areas. It includes several historic buildings including and grazing land and is scattered with large farmsteads, often located upon the Siddows Hall and Siddows Farm both located above the river and contained by limestone knolls. Many copses and small plantations combine to close in views, woodland. Old industrial buildings and car parking are located to the south with elsewhere; where field size is large the landscape is wide open with views of the former industrial and ongoing landfill operations affecting this area. To the east of the surrounding higher land of the Forest of Bowland AONB. area there is also a sewage works. The Ribble Way passes through this character area

13. S t P a u l ’ s P r o p e r t i e s o n T h e C l i t h e r o e C h u r c h F a i r f i e l d D r i v e S i t e C a s t l e

P h o t o V i e w p o i n t 1 - V i e w n o r t h e a s t t o C l i t h e r o e s e t t l e m e n t e d g e f r o m w i t h i n t h e s i t e T h e S i t e C l i t h e r o e P r o p e r t i e s o n ( b e y o n d h e d g e ) C a s t l e K e n i l w o r t h D r i v e P r o p e r t i e s P r o p e r t i e s o n P e n d l e H i l l o n F a i r f i e l d S t i r l i n g C l o s e D r i v e

P h o t o V i e w p o i n t 2 - V i e w n o r t h e a s t t o w a r d s C l i t h e r o e s e t t t l e m e n t e d g e a n d t h e s i t e f r o m t h e R i b b l e W a y l o n g d i s t a n c e t r a i l ( a d j a c e n t t o S i d d o w s H a l l )

R o e f i e l d S t P a u l ’ s P e n d l e P r o p e r t i e s o n R o s e C o t t a g e P l a y i n g f i e l d s T h e s i t e ( b e y o n d t r e e s ) H o u s e C h u r c h H i l l F a i r f i e l d D r i v e

P h o t o V i e w p o i n t 3 - V i e w s o u t h e a s t t o w a r d s t h e s i t e f r o m t h e a d j a c e n t p l a y i n g f i e l d s S t C l i t h e r o e C a s t l e T h e S i t e L o n g r i d g e F o r e s t o f B o w l a n d E d i s f o r d F a r m b u i l d i n g s P a u l ’ s F e l l P e n d l e C h u r c h D i r e c t i o n o f t h e s i t e H i l l 5 4 3 1

P h o t o V i e w p o i n t 4 - V i e w s o u t h w e s t t o w a r d s t h e s i t e f r o m C l i t h e r o e C a s t l e P h o t o V i e w p o i n t 5 - V i e w s o u t h e a s t 2 S t P a u l s t o w a r d s C l i t h e r o e a n d t h e s i t e f r o m t h e D i r e c t i o n o f C l i t h e r o e L o n g r i d g e D i r e c t i o n C h u r c h l a n e a d j a c e n t t o C h e e t a l l F a r m t r a c k t h e s i t e C a s t l e F e l l o f t h e S i t e 6

7

P h o t o V i e w p o i n t 6 - V i e w n o r t h w e s t t o w a r d s P h o t o V i e w p o i n t 7 - V i e w n o r t h w e s t t o w a r d s C l i t h e r o e t h e s i t e f r o m t h e A 6 7 1 a n d t h e s i t e f r o m W e l l s S p r i n g s o n P e n d l e H i l l FIGURE 12 Viewpoints 2 Site & Context Appraisal

ASSESSMENT Physical Context (continued)

Visual analysis The potential visual effects on recreational users along the River Ribble would be Locally the Zone of Visual Influence of the site is limited by a combination of the mitigated by the creation of a Community Park landscape buffer within the settlement edge of Clitheroe to the north-east, woodland and trees to the south and southernmost field and native buffer planting to reinforce the existing tree belt edge north, and the subtle ridge of land just to the south. The site is visible in longer views to the Clitheroe Camping and Caravanning Club. from elevated land at Clitheroe Castle, from here it is viewed distantly within the context of Clitheroe residential areas in the foreground. The site is not easily Views from the two public footpaths located to the south may be mitigated by the discernible in long views towards Clitheroe from Pendle Hill, Kemple End / Longridge retention of existing boundary planting supplemented with buffer planting, and lower Fell and the more distant Forest of Bowland AONB uplands. density housing to form a filtered edge to the countryside. Only properties at the southwestern edge of Clitheroe adjacent to the site boundary will have direct views of Local receptors are limited to a small number of predominantly detached houses along the development, however the majority back onto the site with views from lower Fairfield Drive, Fairfield Close, Alderford Close and Henthorn Road that back onto the floors partially screened by a field boundary hedgerow which reduces the potential site, properties at the southwestern edge of Clitheroe on Stirling Close and Kenilworth adverse effects. Housing within Clitheroe beyond these properties has no Drive, several properties on Henthorn Road and the public footpath to the southeast, intervisibility with the site. a short stretch of the Ribble Valley Way adjacent to Siddows Hall and potential limited views through trees from the Clitheroe Camping and Caravanning site. Users of the Ribble Way would have views of the southern most field only as the route passes through this corner of the site. Existing trees and woodland screen views towards the site from Edisford Bridge and properties at Edisford, although there may be oblique glimpse views from Edisford Hall Cottages.

The potential visual effects of the development proposals on distant receptors will be negligible from Clitheroe Castle, where the site can be seen beyond the existing settlement in the foreground. There would not be any discernible change to the view from receptors located within the AONB upland areas given the considerable distance and the adjacent context of Clitheroe.

14. Train Station

Town Centre Key

Roefield Bus Stops near the site Leisure 4 B62 Public Footpaths

Nursery School Playing Primary School Ribble fields Way Secondary School Local Shops and Stores The Site Supermarket Petrol Station Leisure Centre

e in d L Playground a l o i R a rn R Religious Building o th 1 n 7 e 6 H A DIY/Garden Store Restaurant/Takeaway N Public house Hairdressers To A59

FIGURE 13 Facilities 2 Site & Context Appraisal

ASSESSMENT INVOLVEMENT Physical Context (continued)

Existing Access Gladman Developments Ltd have also pro-actively engaged with Officers during the The site is currently accessed via a field gate from Henthorn Road. A second pre-application stage. A meeting with the Development Control Officer was held to unadopted road which provides access to Clitheroe Camping and Caravanning Club agree the approach to public consultation and scope of documents to be included within connects to the northwestern tip of the site, this links to Edisford Road. the application. Public consultation has been undertaken in the form of a leaflet drop to local residents followed by an exhibition over two days held at St James’ Primary Public Transport School. An article including details of the proposal and the 30th & 31st July consultation Existing bus services (with local bus stops) offer travel to a range of destinations events was published in the Clitheroe Advertiser & News w/c 19th July 2010. including Clitheroe town centre, Blackburn, Bolton and Whalley. The bus services call at Clitheroe rail station, providing opportunity for a rail journey without the need to The exhibition contained information on Gladman Developments Ltd, the site and the travel to the station by car. There are typically 8-9 buses per hour calling at existing outline proposals with an illustrative plan, development area and 3d sketches. The bus stops near the site during the day on Monday - Saturday. Gladman project team were present to answer questions and discuss people’s suggestions. The attendance across the two events totalled 90 people. Further

Its is proposed with development to extend the C1 bus service providing a bus loop and information is included within the application's Statement of Community Involvement. stop within the site (subject to negotiation with the service provider). SOCIAL & ECONOMIC CONTEXT Public Rights of Way The Ribble Way long distance trail passes through the southwestern corner of the site Clitheroe consists of a mix of residential and employment areas, employment is adjacent to the River, otherwise there are no existing public rights of way through the located predominately to the north, however there are pockets of industry throughout site. This route offers links into the network of public footpaths throughout the wider the fringes of Clitheroe, including to the south of the site. Extensive recreational area and connecting further afield to Pendle Hill and Kemple End. There are facilities abut the northern edge of the site, with a number of sports pitches and the opportunities with development to connect the Henthorn area of Clitheroe to the Roefield Leisure Centre just beyond and adjacent school on Edisford Road. Adjacent Ribble Valley Way, wider network of footpaths and riverside recreation. to the river and the Clitheroe Camping and Caravanning Club site there are play facilities, model railway, miniature golf, parking and toilets. Clitheroe is the largest town in the Borough and has a good sized local centre offering a range of facilities. A Provision of footpath and cycling routes through the site would provide better full facilities audit is provided within the TA, see Figure 13 also. connections between the residential edge and the existing recreational facilities.

15. EVALUATION: RESPONSE TO CONTEXT Key River Ribble corridor Vehicular Access

Existing trees and hedgerows

Roefield Leisure Reinforce existing hedgerows within Centre landscape buffer Reinforce existing overgrown Car Park hedgerow/tree belt within landscape buffer Miniature Playing Site topography Golf Fields

Model Highpoint - Railway Viewpoint opportunity

Clitheroe Reinstate watercourse Camping & Caravanning Existing recreational corridor Club associated with the River Opportunity for green infrastructure/recreational extension to the Ribble Valley Existing woodland River Ribble Opportunities for footpath/ corridor cycleway connections N Bus loop opportunity Rural Ribble Network Way of Public Footpaths FIGURE 14Response to Context 2 Site & Context Appraisal

EVALUATION Response to context

Summary Constraints & Opportunities The site analysis provided a number of key opportunities and constraints for the New Housing Delivery -The proposals accord with current planning policy as discussed within the development of a framework for the site. Figure 14 shows these as: Planning Statement.

General planning policy -The proposals accord with the policy principles set by central Potential to expand and enhance Green Infrastructure links from the southwestern government guidance and the revoked RSS, and with more specific saved Local Plan 1 settlement edge to the recreational areas adjacent to the River Ribble, the sports policies applicable to the content of this Design and Access Statement. pitches, the Ribble Valley Way and other recreational routes, and encourage people to Landscape & heritage designations -The site is located within proximity of the Forest of Bowland use and appreciate the open spaces at the edge of Clitheroe and the wider countryside AONB, Clitheroe Castle SAM, Edisford Bridge SAM and a small number of listed on their doorsteps. buildings. The landscape and visual, and desktop archaeology reports submitted with the planning application show that the development can be accommodated without significant effects on these designations. 2 Maintain and enhance the existing landscape framework and the bio-diversity of the

Green Infrastructure - The River Ribble and associated riverside recreational areas provide a site through provision of tree and woodland planting, wildlife ponds and introduction robust green corridor with links to the wider countryside and more distant AONB via of meadow management within proposed open space areas. connected waterways and public rights of way.

Visual Impact - The application site benefits from good visual containment with a limited visual 3 Potential to provide a Community Park extension to the riverside recreational corridor. envelope locally within the valley. There are long distance views from higher land, however the site is located within the context of Clitheroe in these views. 4 Introduce a green settlement edge character with a lower density development and Functional Relationship - The site is adjacent to Clitheroe which is defined as a main settlement looser built form with green spaces and landscape buffers introducing a more gradual in the Local Plan. Although larger centres exist within the Central Lancashire Region of transition from urban to rural than presently exists. the RSS, Clitheroe provides the largest centre within the Borough. The opportunity exists for Clitheroe to deliver new homes to better serve the existing community and support the services and employment of the town. 5 Opportunity to reinstate the watercourse as a landscape and ecological feature within the development Accessibility - Clitheroe is well served by the main A59 which provides good connections to the motorway network. The town centre and rail station are just over 1km to the north via Henthorn Road. Opportunities exist to extend existing bus links into the development. Ensure Integration between existing settlement and new development through The Ribble Way long distance trail connects to the site. 6 provision of bus loops and pedestrian / cycle connections.

16.