Draft Daneshouse Duke Bar & Stoneyholme Development Brief
1 Objectives 4 2 Policy Context 8 3 Site Appraisal 18 4 Site Constraints 26 5 Development Principles 34 6 Development Options 42 7 Additional Information 48 A Local Plan Policies 52 B Consultation Process 56
Burnley Borough Council Draft Daneshouse Duke Bar & Stoneyholme Development Brief
Burnley Borough Council Draft Daneshouse Duke Bar & Stoneyholme Development Brief
Objectives
Burnley Borough Council 3 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
1 Objectives
1.1 A vision was developed for Daneshouse, Duke Bar and Stoneyholme during the preparation of the emerging Area Action Plan. Following further consideration with a number of stakeholders the following vision setting out the aspiration for the area was derived
A well-integrated and mixed community across all neighbourhoods, where everyone’s needs are understood and catered for. A quality living environment for the 21st Century and beyond with a wide mix of adaptable quality housing, recreational, social and religious facilities, where the 19th century industrial heritage of the area and its buildings are valued and respected.
Where educational, training and employment opportunities are maximised, taking advantage of the new educational facilities within and adjacent to the area. Where existing local businesses can develop and thrive; where entrepreneurs are encouraged and supported; and new businesses want to locate. Where the local and district shopping centres are well defined and provide desirable, accessible and serviced accommodation and the specialist Asian culture retail is developed and promoted to attract shoppers and visitors.
The area takes advantage of its unique attributes – the countryside and parks which surround it; the waterside setting of the canal; its closeness to the Town Centre and other centres of employment – with excellent transport links within and outside the area and where walking, cycling and public transport are promoted encouraged and supported.
1.2 The sites sit within the wider context of the Daneshouse, Duke Bar and Stoneyholme Area Action Plan. Site A includes a main road frontage to Colne Road. This part of the area is considered a key gateway site which will lead to the regeneration of north Daneshouse and the wider area. The Council’s aims in producing a development brief for this site are to:
Set out in detail the characteristics of the site Guide development to ensure that it meets the policy requirements of the local plan and the aspirations of the Council. Ensure housing development is provided to meet the needs of existing and new residents Assist the planning application and development process Provide a co-ordinated framework for the delivery of good quality housing choice, urban design, and open space in the area.
1.3 The objectives for the development brief can be summarised as producing a development that:
Uses community participation in the planning process Increases the number and the variety of homes available in the area
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Integrates local distinctiveness, character and heritage in the development (including the use of suitable materials and colours) Promotes accessible and usable outdoor spaces that integrate functions of green infrastructure Creates a safe, secure, welcoming and healthy local environment for all Embraces designing out crime principles including natural surveillance, visibility, lighting, defensible space and other security measures Complements regeneration activity in the wider area Revitalises the housing market Develops sustainable neighbourhoods that support vital amenities and services
Question 1
Do you agree with the aims and the objectives for the development brief?
Burnley Borough Council 5 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
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Policy Context
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2 Policy Context
2.1 The development Brief follows government advice and supports strategic and local policies that seek to encourage to regenerate and enhance the character of the locality and which provides a good quality environment for those who visit live and work in the area.
2.2 The planning policy framework is guided at national level through the publication of Planning Policy Guidance Notes (PPG's) and their successors Planning Policy Statements (PPS's). This advice filters through the regional planning documents (Regional Spatial Strategy) into the preparation of the Local Development Framework, currently provided by the Burnley Local Plan.
National Policy.
2.3 Government Policy promotes sustainable development and good design and this is set out in a number of planning policy guidance notes and more recently planning policy statements. The issue of sustainable development and design is covered primarily in Planning Policy Statement 1: Delivering sustainable development, though most planning policy statements and guidance notes provide some guidance on design. This guidance has particular regard to the government’s policies and principles set out in
PPS1 Delivering Sustainable Development (2005)
2.4 PPS1 strives to facilitate and promote sustainable and inclusive development by encouraging the re-use of vacant and previously developed land and by creating well designed, safe and livable communities that have good access to jobs and key services.
2.5 In 2007 a supplement to PPS1: Planning & Climate Change was introduced. This document sets out how planning should contribute to reducing emissions and stabilising climate change and take into account the unavoidable consequences.
PPS3 Housing (2006)
2.6 PPS3 sets out the Government’s objectives in relation to housing. It places emphasis on the efficient and effective reuse of previously developed land, promotes, high quality design and aims to deliver a mix of housing tenures within sustainable locations.
2.7 In 2006 the Government published ‘Delivering Affordable Housing’ to supplement the objectives of PPS3. This guidance document aims to widen the opportunities for home ownership and supports the delivery of more high quality affordable homes within mixed sustainable communities.
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PPG13 Transport (2001)
2.8 PPG13 strives to locate development in sustainable locations, reduce private car dependence and encourage alternative, more sustainable forms of travel such as public transport, walking and cycling.
2.9 For too long the focus has been on the movement function of residential streets, the result of this being places that are dominated by motor vehicles. Manual for Streets has been produced by the Department for Transport, to replace Design Bulletin 32, and aims to assist in the creation of high quality residential streets that
Balance the needs of all users Build and strengthen communities Form part of a well-connected network Create safe and attractive communities Are cost-effective.
2.10 Manual for Streets demonstrates the benefits that flow from good design and assigns a higher priority to pedestrians and cyclists, and refocuses on the place function of residential streets.
PPG15 Planning & The Historic Environment (1994)
2.11 PPG15 provides a full statement of Government Policies for the identification and protection of historic buildings, conservation areas and other elements of the historic environment. The guidance states that planning has a role to play in preserving and enhancing the built and natural heritage
Draft Planning Policy Statement 15 Planning for the Historic Environment (2009)
2.12 The draft PPS 15 updates the guidance within PPG15. This states that the historic environment is central to our cultural heritage. It contributes to our sense of national, local and community identity, through the memories of events and phases in our history that it holds. It has aesthetic value and provides local distinctiveness that is so important to a sense of place.
2.13 Planning has a central role to play in conserving and enhancing the historic environment through policy and plan-making at national, regional and local level. Through the planning process we can identify and define the interest and character that the historic environment brings to an area and conserve that value. An area’s heritage can also provide a reference point for the design of new development.
2.14 'The Communities Plan: Sustainable Communities: Building for the Future' was produced by the Office of the Deputy Prime Minister in 2003. It is a national, long-term programme of action to deliver sustainable communities by, for example tackling issues of low housing demand and improving the quality of public spaces. It aims to focus the activities of all levels of Government and other key stakeholders to bring about development that meets economic, social and environmental needs, now and in the future.
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2.15 In the North West, the Plan highlights the mismatch between housing supply and housing demand as one of the key issues with some areas suffering from housing in poor condition, low demand and housing market failure. It identifies nine Housing Market Renewal Pathfinder areas where resources are to be focused on restructuring the urban fabric and creating sustainable living and working environments. Burnley is one of five local authorities within the Elevate East Lancashire Pathfinder.
2.16 Building on the Communities Plan, the development agencies for the North East, Yorkshire and the Humber, and the North West have published an economic growth strategy for the north of England - 'The Northern Way'. This aims to exploit the north of England's particular strengths, such as its outstanding countryside and its unique heritage. Creating sustainable communities is one of the key elements in this strategy. The Northern Way Growth Strategy sets out how the North can unlock the potential for faster economic growth and bridge the £29 billion output gap with the southern part of the UK. As success will depend on whether the North is seen as a desirable place to live and invest, a more responsive housing market is viewed as an essential component of this Growth Strategy. Each of the City Regions in the Northern Way has produced a development programme. Daneshouse, Duke Bar & Stoneyholme area is located in the Central Lancashire Region.
Regional Planning Policy
2.17 The aim of the North West of England Regional Spatial Strategy to 2021, adopted 2008 is to promote sustainable patterns of spatial development and physical change. The Strategy is underpinned by several core development principles, which emphasises the re-use of previously developed land, promote good design quality in new developments and aim to reduce the need to travel, and provides a framework for development and investment in the region over the next fifteen to twenty years.
2.18 Burnley is identified as an regional priority within the region and emphasis is placed on addressing regeneration and housing market renewal and restructuring. In particular it is clear that the overall priorities for investment and regeneration activity is within the Housing Market Renewal Pathfinder areas. (Policy RDF1 Spatial Priorities).
2.19 Policy L3 Existing Housing Stock and Housing Renewal areas identifies the challenges with the Housing Market Renewal areas. A wide range of complementary services should be encouraged in order to meet the needs of residents with an emphasis on creating the kind of communities and neighbourhoods where people actually want to live, while at the same time ensuring that the region's economic growth is supported in a sustainable way.
2.20 Housing provision should allow for clearance replacement to reflect local circumstances as a mechanism for the recreation of viable and sustainable neighbourhoods and should address the housing requirements of different groups to ensure the construction of a mix of appropriate house types, sizes, tenures in line with other policies (Policy L4 ‘Regional Housing Provision’).
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2.21 Policy DP4 - Make the best use of existing resources and infrastructure - states that development should accord with a sequential approach firstly using existing buildings (including conversion) within settlements, and previously developed land within settlements;
2.22 The importance of protecting and enhancing the existing built heritage is stressed along with the opportunity afforded by the quality and distinctiveness of traditional buildings. In particular, the Regional Spatial Strategy indicates that strategies should exploit the regeneration potential of the Pennine textile mill-town heritage that exists in East Lancashire. (Policy EM1(c) Historic Environment).
2.23 The vision of the Central Lancashire City Region (within which Burnley falls) is
A global competitive City Region offering a distinctive and diverse environment for prosperity.
2.24 Development in the Central Lancashire Region will be located primarily in Preston, Blackburn, Blackpool and Liverpool, and Elevate, East Lancashire's Housing Market Renewal Pathfinder programme intends to transform the area's housing stock, economy and quality of life (Policy CLCR1 Central Lancashire Region Priorities & CLCR2 Focus for development and Investment in Central Lancashire City Region).
2.25 The strategic housing issues facing the region, including that of low demand in East Lancashire, are set out in the Regional Housing Strategy (2009). This highlights the need to address the housing market imbalance caused by the wrong number or the wrong types of housing being able to meet the needs and aspirations of current and future communities. The strategy's vision is 'to create balanced housing markets across the North West that support economic growth, strengthen economic and social inclusion and ensure that everyone has access to appropriate, well- designed high quality, affordable housing in sustainable, mixed and vibrant communities.' To achieve this the strategy has identified 3 interconnected objectives of achieving the right quantity of housing; continuing to raise the quality of the existing stock; and connecting people to the improved housing offer.
2.26 The Regional Economic Strategy (2006 – 2009) provides a regional framework for economic development, skills and regeneration in order to ensure that activity in the region is clearly focused. Creating the conditions for sustainable growth by investing in the region's environment and infrastructure and by improving the quality of life is a priority. This includes setting housing market renewal in a strong economic context. The fifth element of the RES Vision is to regenerate (amongst others) the economy of East Lancashire. Also, a number of Transformational Actions within the RES relate to Burnley, such as 38 which includes "Ensure provision of HE opportunities in East Lancashire", 87 "Set Housing Market Renewal within a strong economic context" and 47 "Develop and implement an integrated economic plan for East Lancashire".
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2.27 In the North West Region, the RSS, RES and RHS are due to be superseded by a single Regional Strategy. The creation of single regional strategies was recommended in the Government's Review of Sub- national Economic Development and Regeneration and due to be enacted in a forthcoming Government Bill. The regional Strategy, dubbed RS 2010, is currently at 'Principles and Issues' stage and is due to be published in 2010.
Sub Regional
2.28 The Joint Lancashire Structure Plan 2001 – 2016 was adopted in March 2005. With the exception of policy on Gypsy & Traveller site provision and car parking standards the Plan has been replaced by the Regional Spatial Strategy. A Partial Review of RSS is currently ongoing and will update and replace the remaining Structure Plan policies.
2.29 The Local Transport Plan for Lancashire (LTP) 2006-2010 sets out policies and proposals to deliver transport improvements in the county. Good accessibility is a key aim as it makes a vital contribution towards the creation of sustainable communities. The priorities for Burnley are improving public safety, pedestrian accessibility, public transport services and access to local employment. There is also a commitment for Lancashire County Council to work with partners to develop a scheme for the modernisation of stations in Burnley.
2.30 The community strategy for Lancashire is Ambition Lancashire. Its vision is that by 2025, Lancashire will be an area of outstanding opportunity, combining a world-class economy with a breath-taking environment and exceptional communities. Lancashire’s towns, cities and rural areas maintain their separate identities, but inter-dependence is strengthened through strong economic, social and environmental connections. The emerging Daneshouse, Duke Bar and Stoneyholme Area Action Plan and the Daneshouse, Duke Bar and Stoneyholme Development Brief have been prepared in the broad sub-regional context provided by Ambition Lancashire.
2.31 The economic focus for the sub-region produced by Lancashire Economic Partnership is set out in the Central Lancashire City Region Development Programme - the City with Room to Breathe. This provides the strategic focus for driving up productivity in the region in Line with the Northern Way Growth Strategy. An important part of its strategy is to support economic development through the transformation of the housing market.
2.32 Pennine Lancashire is a smaller sub-region within the Central Lancashire City Region. It comprises of the local authority areas of Blackburn with Darwen, Burnley, Hyndburn, Pendle, Ribble Valley and Rossendale. A Multi Area Agreement (MAA) for the sub-region has been signed off by the Government. The MAA is an economically focused document which outlines how the sub-region and Central Government will work together on shared priorities such as worklessness, transport improvements, strategic sites and higher education facilities. The MAA is supported by the Pennine Lancashire Economic Strategy and emerging Housing Strategy. The Economic Strategy focuses on the delivery of sustainable economic development
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through investment in the area's environment, culture and infrastructure, improving the quality of life, tackling deprivation and valuing diversity. The Housing Strategy sets out the need to focus regeneration on the creation of sustainable neighbourhoods and on linking housing with areas of economic growth, through a 'market progression model' which seeks to identify the spread of housing types and tenures that are required throughout Pennine Lancashire.
2.33 The Pennine Lancashire Spatial Guide is an expression of the planning policy framework for the sub-region. It is intended to provide a light touch guide or framework for Pennine Lancashire that will act as a guide to other key strategic documents. It does not form part of the development plan for Pennine Lancashire but may form some basis of a future joint core strategy that would be prepared in partnership by the authorities that comprise Pennine Lancashire.
2.34 Daneshouse, Duke Bar and Stoneyholme is identified as an area within which a housing market intervention is required under the Government's Housing Market Renewal Pathfinder initiative. Elevate East Lancashire is charged with tackling the problem of low demand housing and housing market collapse in East Lancashire. The Elevate Sustainable Development Framework provides advice on incorporating principles of sustainable development into the Housing Market Renewal (HMR) process in East Lancashire. The work was initiated by officers from local authorities within the Elevate Pathfinder area, as a means of embedding principles of sustainable design into HMR and to assist with improving overall quality of design. The framework reflects government policy objectives in terms of promoting and demonstrating good practice in sustainable regeneration. Housing Market Renewal investment will be supported by wider interventions identified through the MAA and the LSP focused on the economic and social concomitants of market failure to deliver sustainable neighbourhood regeneration.
2.35 The Pennine Lancashire MAA has taken responsibility to deliver a coordinated cross council plan to strengthen and connect the economy. A new company called the Pennine Lancashire Development Company will create a new link between business and local governments. It will include Elevate, acknowledging the important relationship housing provision has to skill retention and economic growth. The company will deliver elements of the Integrated Economic Strategy (IES) and the Pennine Lancashire MAA.
Local Policy
2.36 The Sustainable Community Strategy, ‘Burnley’s Future’, provides a strategic framework for the Borough, setting out the Local Strategic Partnership’s priorities up to 2017. Burnley’s Future identifies 3 priorities:
· Prosperity – securing the Borough’s economic future · Places – making sure the whole Borough is clean green and safe; and · People – creating opportunities and sustaining ambition
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2.37 For each of these, three-year delivery pledges and ten-year transformational projects are identified.
2.38 At the local level, the Development Brief must fit with the borough-wide policies contained in the Burnley Local Plan, which have been 'saved' until April 2009, pending production of the Core Strategy. Appendix 1 contains a full list of relevant policies within the present Burnley Local Plan.
2.39 Additional Planning Guidance include the Supplementary Planning Document: Design Guidance for Daneshouse, Duke Bar and Stoneyholme adopted May 2006. The document is an important reference for the design of future development within the area. The guidance is intended to establish the key design and planning principles for the design of new development in Daneshouse, Duke Bar and Stoneyholme whilst also providing for innovation, creativity and originality. It places the advice set out in the Sustainable Development Framework for East Lancashire in a local context informed by the Heritage Appraisal for Daneshouse, Duke Bar and Stoneyholme.
2.40 The Heritage Appraisal for Daneshouse, Duke Bar and Stoneyholme was undertaken as part of the Area Action Plan process to ensure that the future regeneration proposals are informed by a sound understanding of the heritage importance of the areas and proper regard to their historic character and local distinctiveness. The Heritage Appraisal offers an evaluation of characterisation and heritage interest of the area, and identifies opportunities to retain strengthen and enhance local character and identity.
2.41 The emerging Daneshouse, Duke Bar and Stoneyholme Area Action Plan is a comprehensive spatial planning policy document for the neighbourhood. The Area Action Plan identifies opportunities to deliver development, growth and regeneration; guides future housing, economic development and regeneration programmes; identifies funding to ensure public and private sector resources benefit the local area; and identifies short, medium and long term actions required to manage regeneration and development in the area. The Area Action Plan is in the process of being prepared for submission to the Secretary of State in May 2010.
2.42 The Council itself has produced a number of strategies that need to be taken into account. The Development Brief has an important part to play in implementing the Housing Strategy 2006-2009. This identifies three key housing priorities
Regenerate neighbourhoods and revitalise the housing market Enable a range of affordable housing options to meet need; and Promote independence and support for vulnerable people
2.43 It indicates that the rejuvenation of the housing market needs to be addressed in the wider context of neighbourhood renewal and the economic and social regeneration of the borough. This in turn is tied into the wider strategic consideration of East Lancashire. Work undertaken by consultants, Livesey - Wilson and Elevate ('Dreaming of Pennine Lancashire' - June 2005) looked at ways of changing the
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image of East Lancashire and setting housing market renewal in a 'transformational agenda' that included improving infrastructure, skills, education and health, diversifying the economy and celebrating the character and heritage of the area.
2.44 The Greenspace Strategy has developed local standards for open space provision that will inform, where relevant the content of the Development Brief.
2.45 Other relevant documents include
Economic Development Strategy Neighbourhood Renewal Strategy Tourism Strategy Annual Crime and Disorder Reduction Assessments Arts Strategy Cultural Strategy Strategic Housing Market Assessment Wildlife and Habitat Survey
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Site Appraisal
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3 Site Appraisal
Picture 3.1 Development Brief sites
Site Location and Accessibility
3.1 The neighbourhoods of Daneshouse, Duke Bar and Stoneyholme lie approximately 1.4 kilometres to the north of Burnley Town Centre.
3.2 The area comprises of the three districts – Daneshouse, Duke Bar which overlap and Stoneyholme, which is separated from the other two districts by the railway and the canal. The area is clearly bounded to the west by the M65 motorway and the railway and canal but the eastern boundary is less defined around the Duke Bar area where it runs along local streets and along the built up area until it meets up with the canal to the south.
3.3 The canal creates a linear open space and recreation area running through the area and provides diverse views of the terraced streets, waterside mill buildings and open views of the countryside and Pendle Hill to the north and west
3.4 The Daneshouse neighbourhood is bounded to the west by the railway and canal, by open space and playing fields to the north, and by the A682 Colne Road to the east. Residential land use dominates the area, with retail development dispersed along Colne Road to the east and Hebrew Road and Abel Street running through the centre of the area. In the west of the neighbourhood a number of derelict sites and employment uses abut the canal. Housing is predominantly traditional
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stone terraced set in high-density fine-grained grid layout creating a distinctive built environment character. However, the housing and environmental quality is generally poor.
3.5 The Duke Bar neighbourhood is separated from the Daneshouse area by the A682 Colne Road. While primarily residential in character, the neighbourhood contains a small number of large mill buildings, three churches, a school and retail units along Briercliffe Road. The majority of the housing stock is pre 1919 stone terraced properties, with terraced streets and housing of poor quality throughout much of the neighbourhood.
3.6 The Stoneyholme neighbourhood abuts Burnley Town Centre and is defined by the railway and canal to the east the M65 to the north. It contains a mixture of land uses including industrial and warehouse development in the south west and north of the area, dwellings, two primary schools and open space. The neighbourhood experienced quite significant demolition of terraced housing in the late 1970’s associated with the construction of the M65 Motorway and its access road (Princess Way). At the same time Housing Improvement Initiatives took place to tackle poor housing conditions. Stoneyholme is now a relatively compact well-defined area.
Context and Analysis of Surrounding area
3.7 The area has experienced cultural changes, particularly in the Stoneyholme and Daneshouse districts. During the 1960’s, Asian immigrants from Pakistan, India (Pathan) and Bangladesh settled in Stoneyholme and Daneshouse. Over the years, the ethnic make-up of these two neighbourhoods has changed and there is now an Asian heritage majority population with specific cultural needs.
3.8 All three districts within the area have the same essential character – rows of terraced houses built alongside factories in the period from 1860-1930 to house the expanding workforce. There is also a range of community and commercial buildings built during the same period.
3.9 The ancient and turnpike road routes and canal and railway created a framework for development. In Stoneyholme the streets are mainly built on a north east/south west axis. In Daneshouse, west of Abel Street the main axis runs north/south, but in east Daneshouse, the main axis is west/east. The Duke Bar district is crossed by several old road routes and the streets have a more irregular form.
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Picture 3.2 Figure Ground Diagram
3.10 The houses are two storeys and have a fairly balanced window to wall ration and a rhythmic window door arrangement. The majority of houses open directly onto the pavement
3.11 In addition to the built heritage of the three areas, there is a distinctive cultural heritage resulting from the relatively high proportion of residents originating from the Asian subcontinent. During the 1960s, skilled textile workers from Bangladesh, Pakistan and India were invited to Burnley in order to meet local employment demands. Many settled with their families in and around Daneshouse and Stoneyholme, and over time opened businesses offering a range of services catering for the specific needs of the present ethnic minority populations. Today, these residential areas are home to a rich mix of social, religious and commercial uses including mosques and Islamic education centres, speciality Asian shops and other small businesses such as financial advisers, jewellers and hairdressers.
Site Context and existing built form
Site A (New Hall St/Hurtley Street)
3.12 The site consists of three separate blocks, which consist of land between Colne Road and North Street; North Street and Abel Street; and Abel Street and Elm Street.
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3.13 The site is predominantly surrounded by existing residential development. Beyond the residential properties to the north lies educational/community uses, to the east the Colne Road district centre, and to the east of the site lies Elm Street Business Park.
3.14 The site is relatively level with a difference in levels across the length of the site (450 metres) of 5 metres sloping up from the west to the east.
3.15 The character of the surrounding area is of pre-1919 terraces, mill buildings and schools built from local stone and welsh blue slates set within a grid iron pattern of streets.
3.16 To the south of the development brief site the terraces are on a north/south axis whereas to the north of the site the axis is more east/west.
3.17 Northbridge House fronts Elm Street unlike the other mills in the area which front the canal. It retains much of its character in terms of views from the street.
3.18 At the corner of Holbeck Street and North Street, the Heritage Appraisal identified a building that was originally built as a bake house and had a later extension for a carriage house and stable with hayloft over. The building was Locally Listed. This building has since been demolished under the Council's clearance programme.
3.19 In the north Daneshouse district there are also domestic scale workshop premises. The Heritage Appraisal identified one of these at the junction of Tunstill Street and Holbeck Street built between 1890 and 1910. The building had a plain attractive stone gable with a large arched doorway. This building has also been demolished as part of the Council's clearance programme.
3.20 There are no further buildings within or directly adjacent to the site area that are identified as Listed, Locally Listed or of Local Heritage Value.
Site B (Oswald Street)
3.21 The site is adjacent to the railway with access from Daneshouse Road via Oswald Street.
3.22 The site has a gradual slope away from the railway (east to west), and is within a predominantly residential area. The layout of the adjacent dwellings is in a east west direction.
3.23 Other uses in the immediate area include a school, a gasholder, allotments and a community farm.
3.24 The character of the surrounding area is of pre-1919 terraces, built from local stone and welsh blue slates set within a grid iron pattern of streets.
3.25 Adjacent residential development is mainly built on a north east /south west axis.
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3.26 Old Hall Farm, adjacent to the site is Locally Listed, although it is thought that the rear wall and the outbuildings of the farmhouse are the only part of the present structure which date from the early 17th Century and these have been modified mainly during the early 19th Century. It is the barn which is of special interest because it is an example of vernacular architecture which is transitional between two different types of barn - an oak framed aisled barn and a stone barn.
History of the Area
3.27 The Heritage Appraisal highlights the history of Daneshouse Duke Bar and Stoneyholme, and is summarised below. Several of the terraced blocks within the site have now been cleared.
3.28 By the middle of the 18th Century, Burnley was considered to be a small market town. Its importance grew with the arrival of the Leeds Liverpool canal between 1796 and 1801. The first half of the 19th Century saw the unplanned development of back-to-back houses crammed together within the core of the town. The town continued to expand in the second half of the 19th Century, but it was a more regulated planned expansion.
3.29 Burnley’s section of the Leeds-Liverpool Canal had been completed in 1801, the East Lancashire Rail line in 1848 and the Lancashire and Yorkshire rail line in 1849. The Canal had played a significant part in the development of industry in the first half of the 19th Century as a transport route for materials and as a source of water. As the town continued to develop in the second half of the 19th century the canal and rail transport corridors and the medieval footpath/road routes influenced the form of its development.
3.30 By the mid 19th century the Burnley Township had extended to the southern boundary of the Daneshouse, Duke Bar and Stoneyholme area, but there had been no significant factory or housing development within the area. From 1860 to 1930 the area developed to form most of the present day Daneshouse, Duke Bar and Stoneyholme.
3.31 The layout of the streets was planned, and the ancient and turnpike road routes and canal and railway created a framework for development. The rows of houses were built one or two terraces at a time. The houses are two storeys, have a fairly balanced window to wall ratio, and a rhythmic door and window arrangement. The blocks of houses have a range of subtle architectural details in the windows and door surrounds, size of windows and size and finish of stone.
3.32 The industrial buildings are concentrated along the canal in Daneshouse, along the river Calder in Stoneyholme and close to main roads in Duke Bar. The older mills are concentrated between the canal and Elm Street
3.33 The Stoneyholme and Daneshouse districts have suffered from decline for many years. Both districts have seen efforts to prevent the decline – housing and environmental improvement initiatives in the 1970’s and 1980’s and more recently
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through Housing Renewal Area declaration. These efforts have been more successful in the Stoneyholme district, which does not suffer from the same levels of vacancy and abandonment as Daneshouse. The problems in Daneshouse have worsened in recent years and the increase in vacancy and abandonment is beginning to spread to the Duke Bar area and beyond.
3.34 Several small new housing developments have taken place on cleared sites throughout the Daneshouse, Duke Bar and Stoneyholme area, although none respect the traditional street pattern.
3.35 Within the Site A boundary, North Street Baths was cleared many years ago, but the site has remained as a barren, poorly maintained grassed area, which attracts fly tipping. Over the last few years’ similar sites have been created throughout Daneshouse where terraces of unfit and abandoned housing have been cleared leaving gaps in the built form, which are poorly maintained and attract fly tipping.
Socio-Economic History
3.36 Daneshouse, Duke Bar and Stoneyholme covers an area of 2810 homes, 13% of which are empty (Burnley House Condition Survey 2009). Added to this 53.9% homes are non-decent (Elevate LIS 2008). This is clear evidence of collapse in the area's housing market.
3.37 The area’s population is currently estimated to be 8015 (2001 census). The 2001 census showed that 53% of the areas’s population were of Asian origin. In comparison, the white British population for Burnley as a whole was 91%, showing that the Asian population is concentrated in this area. And there is a larger population of under 16 year olds (40%) than in Burnley (23%) and the county as a whole (20%). The area falls within the top 4% of the most deprived Census Super Output Areas (SOA’s) in terms of health and disability.
3.38 57% of households are owner occupied but there is a significantly higher proportion of private rented properties (22%) than in Burnley (9%) and the country as a whole (7.7%). Vacancy levels are high 23.4% in the 2001 census with the highest levels being in the Daneshouse neighbourhood. (2001 Census)
3.39 The main employment areas are in Daneshouse along the eastern boundary of the canal and in Stoneyholme alongside the river Calder/Princess Way. Within the area, manufacturing jobs now account for less than 29% of all residents employment whilst 67% are employed in the service sector (2001 census).
3.40 Skill levels in the area are low and fall into the worst 14% of deprived areas for education, skills and training in the 2004 Index of Multiple Deprivation. Crime levels in the area have been below the Burnley level (2002/3) but have since begin to increase. Economic inactivity levels (46%) and high levels of dependency on state benefits highlight a community with low wage levels and low levels of participation in the labour market (2001 census).
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3.41 Throughout the three neighbourhoods there is a strong feeling of local community commitment and a desire for change and this together with the Housing Market Renewal Initiative, the Building Schools for the Future programme and the Burnley College campus, will help drive the transformation of this area.
Recent Planning History
3.42 There are no recent applications that directly affect the sites identified within this development brief. Although there is a development which has been completed adjacent to Hurtley Street as follows
Application Number
Land bounded by Hurtley Street, Grey Street and Nicholl Street.
Full planning permission – Proposal to erect 18 No 3 and 4 bed houses with off-street parking.
Decision: Full planning permission granted with conditions
Date: 17th June 2008
The application was submitted by Great Places Housing Group to provide Affordable Housing in the area. The construction of the properties is complete.
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Site Constraints
Burnley Borough Council 25 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
4 Site Constraints
Land contamination
Site A
4.1 Although there are only a small number of concerns within the boundary of the site in respect of land contamination, there is a significant number in close proximity, which may have had an affect on the condition of the site. In addition there are 5 Environment Agency historical landfill sites within 250 metres.
4.2 In addition there has been some historic commercial activity concentrated on the area between North Street, Holbeck Street and Robinson Street. This includes a Public Baths, a Laundry, and a skating ring, and on later historic maps an Iron works.
4.3 Made ground may exist on the site that could possibly contain levels of contamination which are unacceptable in today's standards. That coupled with, five Environment Agency historical landfill sites within 250metres would indicate that prior to any redevelopment taking place a full survey should be done in order to establish risks associated with potential land contamination and gas in relation to the proposed end usage
Site B
4.4 The site has been identified as a site of potential concern in respect of land contamination due to the previous use of the site.
4.5 Within the site, a tunnel appears on early maps, but is not shown on the 1990 map where all the sidings have disappeared. The state of this tunnel, whether it is still in existence or whether it has been filled in will need to be established. In addition a watercourse appears on earlier maps and disappears from later additions. It may be that the watercourse has been culverted at some time in the past.
4.6 The site itself is likely to contain elevated levels of contamination. In order to establish actual levels, an intrusive site investigation will be required to ascertain these levels prior to any redevelopment of landscaping taking place. Contact should be made with the Council prior to undertaking any site investigation.
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Underground Culverts
Picture 4.1 Culvert position
4.7 There is an underground culvert which runs across part of Site A. The map indicates the approximate position of the known culvert relating to the sites.
4.8 There are associated easement zones to allow for future access and maintenance, although if required the culverts could also be diverted at the developer’s expense.
4.9 The position of the underground culverts shown is approximate and is given in accordance with the best information available. The actual positions may be slightly different from those shown on the plan. The plan does not show all pipes sewer and drains and this information should be obtained from United Utilities.
Services
4.10 The following information will require verification with the relevant service providers.
Site A (Daneshouse)
4.11 Gas, electric and water supplies are available to the site. There is a network of public sewers and drains on the site. These would require the necessary stopping up or diversion at the expense of the developer.
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4.12 The site is served by a totally separate sewer system and therefore new proposals would be required to do the same. No restrictions shall be imposed upon foul water flows emanating from the site, however surface water flows would need to be designed in accordance with PPS25 guidelines.
4.13 As part of the Level 1 SFRA United Utilities identified a risk of sewer flooding in the vicinity of this site. Development of this site should involve liaison with United Utilities and Environment Agency and a flood risk assessment will be required. Levels of surface water run-off from the developed site should be reduced by attenuation to lower than existing levels in order to reduce overall flood risk in the area in line with PPS25. Pursuant to this, consideration should be given to the integration of appropriate SUDS measures within any scheme design.
4.14 United Utilities have confirmed that surface water sewers are in place linking to the culverted water course identified above
4.15 For development sites over 1 Ha, a surface water flood risk is required by PPS25. The vulnerability to flooding from other sources as well as from river flooding, and the potential to increase flood risk elsewhere through the addition of hard surfaces and the effect of the new development on surface water run-off, should be incorporated in the Flood Risk Assessment.
4.16 Flooding results both from sources external to the development site and rain falling onto and around the site. The sustainable management of this rainfall, described as surface water, is an essential element of reducing future flood risk to both the site and its surroundings. Assessment of surface water and drainage will be required as part of an FRA. Drainage Systems. Undeveloped sites generally rely on natural drainage to convey or absorb rainfall, the water either soaking into the ground or flowing across the surface into watercourses, providing a natural flow of environmental and ecological benefit.
4.17 The effect of development is generally to reduce the permeability of at least part of the site. This markedly changes the site’s response to rainfall. Without specific measures, the volume of water that runs off the site and the peak run-off flow rate is likely to increase. Inadequate surface water drainage arrangements in new development can threaten the development itself and increase the risk of flooding to others. To satisfactorily manage flood risk in new development, appropriate surface water drainage arrangements are required, to manage surface water and the impact of the natural water cycle on people and property.
4.18 The effective disposal of surface water from development is a material planning consideration in determining proposals for the development and use of land. It will always be much more effective to manage surface water flooding at and from new development early in the land acquisition and design process rather than to resolve problems after development. Site layout should be influenced by the topography. The location of buildings where surface water may flow naturally, or as a result of development, under extreme circumstances should be avoided if possible.
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4.19 Surface water arising from a developed site should, as far as is practicable, be managed in a sustainable manner to mimic the surface water flows arising from the site prior to the proposed development, while reducing the flood risk to the site itself and elsewhere, taking climate change into account. This should be demonstrated as part of the flood risk assessment.
Site B (Oswald St)
4.20 Gas, electric and water supplies are available to the site. There is a large public sewer that runs across the site which would require the necessary easements or diversion at the expense of the developer.
4.21 The site is served by a separate sewer system located within Oswald Street and the proposed development should be designed on the same basis with foul flows being directed to any of the adjacent combined sewers (unrestricted) and surface water flows should be directed in to the adjacent surface water sewers at a Greenfield runoff rate of 8l/s per hectare. There is also a culverted watercourse crossing Oswald Street close to Old Hall Farm. The possibilities of connecting surface water run off should be investigated with the Environment Agency and United Utilities.
4.22 For development sites over 1 Ha, a surface water flood risk is required by PPS25. The vulnerability to flooding from other sources as well as from river flooding, and the potential to increase flood risk elsewhere through the addition of hard surfaces and the effect of the new development on surface water run-off, should be incorporated in a Flood Risk Assessment. (see Paras 4.16 to 4.19)
Noise Sources
4.23 There are a number of noise sources, which will require addressing in order to achieve an acceptable development in terms of residential amenity for future occupiers.
Site A (Daneshouse)
4.24 The western end of the site is adjacent to the business sector of Elm Street. Consideration should be given to the potential for future noise disturbance from this area
Site B (Oswald St)
4.25 The site is bounded on the eastern side by the railway. Noise attenuation measures will be required along this boundary to protect future residents and their amenity from the potential noise nuisance.
4.26 So far as development or works of any description on land adjacent to the railway are concerned, detailed plans showing the development work including foundations, fencing, altered ground levels and drainage requirements should be supplied to Network Rail to enable that its adjoining interest is adequately safeguarded and must be approved prior to work commencing. Network Rail would require all
Burnley Borough Council 29 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
drainage systems to be directed away from its land and connected to the public main drainage sewer system. All buildings should be located sufficiently clear of Network Rail's boundary to avoid any need for entry onto its land for construction or future maintenance purposes or to afford an illegal means of access onto the railway.
4.27 With regard to landscaping, Network Rail request that trees be sited so as not to overhang Network Rail's boundary since such afford would be trespassers, particularly young children, a means of access on to the railway. In addition, wet fallen leaves create major operating difficulties on the railway line, particularly in cuttings, and during the falling season are a major problem and the cause of many delays to services of the Train operating Companies. Accordingly, if deciduous trees are to be planted, they should be well away from the railway boundary.
4.28 Network Rail may look to a future developer of the site provide any additional or upgraded security that may be necessary along the boundary to prevent trespass onto Network Rail's land.
4.29 Consideration should also be given to the adjoining industrial and commercial uses.
Ground Stability Reports
Site A (Daneshouse)
4.30 Burnley Borough Council has received a Ground Stability Report for the area from the Coal Authority. This is available for view at Planning & Environment Services.
4.31 In summary the Coal Authority have indicated the following
Past workings - Last worked in 1959, 4 seams of coal at 70m to 470m in depth Present workings - None Future workings - None planned but states that coal reserves exist in the local area and could possibly be worked in the future (unlikely) Mine entries - None known, but some may exist that have not been recorded. Coal Mining Geology - No known faults Open Cast Mining Past = None, Present = None, Future = None Coal Mining Subsidence - No current stop notices in force, no damage notices or claims received for a property since 1st January 1984. No requests for preventative work received under Section 33 of the Coal Mining Subsidence Act 1991 Mine Gas - No record of any emissions Hazards related to coal mining - No remedial works undertaken.
4.32 In view of the mining circumstances a prudent developer would seek appropriate technical advice before any works are undertaken. Technical advice relating to both the investigation of coal and former coal mines and their treatment should be obtained before beginning work on site. All proposals should apply good engineering practice developed for mining areas. No development should be
30 Burnley Borough Council Draft Daneshouse Duke Bar & Stoneyholme Development Brief
undertaken that intersects, disturbs or interferes with coal or mines of coal without the permission of the Coal Authority. Developers should be aware that the investigation of coal seams/former mines of coal may have the potential to generate and/or displace underground gases and these risks both under and adjacent to the development should be fully considered in developing any proposals. The need for effective measures to prevent gases entering into public properties either during investigation or after development also needs to be assessed and properly addressed. This is necessary due to the public safety implications of any development in these circumstances.
Site B (Oswald Street)
4.33 Burnley Borough Council has received a Ground Stability Report for the area from the Coal Authority. This is available for view at Planning & Environment Services.
4.34 In summary the Coal Authority have indicated the following
Past workings - Last worked in 1959, 6 seams of coal at shallow to 480m in depth Present workings - None Future workings - None planned but states that coal reserves exist in the local area and could possibly be worked in the future (unlikely) Mine entries - Within 20 metres of the boundary of the site there are three mine entries. Coal Mining Geology - No known faults Open Cast Mining Past = None, Present = None, Future = None Coal Mining Subsidence - A damage notice or claim for alleged subsidence damage given made or pursued in January 1976. The claim was discharged by repair. No current stop notices in force, no damage notices or claims received for a property since 1st January 1984. No requests for preventative work received under Section 33 of the Coal Mining Subsidence Act 1991 Mine Gas - No record of any emissions Hazards related to coal mining - No remedial works undertaken.
4.35 In view of the mining circumstances a prudent developer would seek appropriate technical advice before any works are undertaken. Technical advice relating to both the investigation of coal and former coal mines and their treatment should be obtained before beginning work on site. All proposals should apply good engineering practice developed for mining areas. No development should be undertaken that intersects, disturbs or interferes with coal or mines of coal without the permission of the Coal Authority. Developers should be aware that the investigation of coal seams/former mines of coal may have the potential to generate and/or displace underground gases and these risks both under and adjacent to the development should be fully considered in developing any proposals. The need for effective measures to prevent gases entering into public properties either during
Burnley Borough Council 31 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
investigation or after development also needs to be assessed and properly addressed. This is necessary due to the public safety implications of any development in these circumstances.
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Development Principles
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5 Development Principles
Urban Design Principles
5.1 Any future development of the sites will be expected to adhere to urban design, public realm and landscaping, movement and sustainable development principles to ensure the creation of a mixed and inclusive high quality and sustainable residential development, which integrates with, complements and enhances the surrounding area. These principles are based on a thorough analysis and appraisal of the key characteristics, constraints and opportunities of the two sites.
5.2 High quality design will be promoted in Daneshouse, Duke Bar and Stoneyholme by ensuring that all new development takes the objectives of good urban design into account. The Supplementary Planning Document: Design Guidance for Daneshouse, Duke Bar and Stoneyholme expands on and provides invaluable advice in relation to the principles of urban design.
5.3 Each of the principles relate to both sites.
5.4 With regards to design, developers are encouraged to take a proactive approach to creative community engagement, and should engage local communities through the design process.
Character & Context
5.5 All new development will be expected to make a positive contribution to the distinctive character of the area. Character is based on a number of elements and any new development will be expected to reinforce and enhance local character. The character of the area is discussed in further detail in the Daneshouse Duke Bar and Stoneyholme Heritage Appraisal
5.6 Development should reflect locally evident materials and colours from the landscape as well as remaining buildings. Materials colours and finishes should help to give a sense of unity and identity to an area. The areas within which the sites, has a strong local identity and it is important that this is reinforced by future development. The following materials are considered appropriate.
Sandstone or similar coloured finish natural stone. Reconstituted stone may be acceptable if of high quality and of a colour, size and texture which is sympathetic to surrounding buildings Render finish in a colour to match locally evident natural stone. Local detailing such as stone quoins, and window detailing may help reinforce local distinctiveness where render is the dominant finish. Blue grey slate of a locally sympathetic tone will be suitable for all roofs.
5.7 A predominance of brick within the area will not be acceptable.
5.8 Other contemporary materials will be considered on their own merits.
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5.9 The successful integration of any new development into the area is dependant upon the appropriate detailing, form, massing, scale and height in relation to the existing built fabric. Building form should respond positively to the topography of the area, creating visual interest by the use of innovative skylines. The massing of blocks and the shapes of roofs as well as the height of the buildings create the character of skyline. Building design should relate well to the height of the existing buildings and have regard to the degree to which it overlooks and overshadows existing buildings.
Continuity and Enclosure
5.10 Successful urban space is defined and enclosed by buildings structures and landscape. The relationship of buildings spaces and roads in a layout will at a very early stage determine much of the quality of the future environment. Daneshouse, Duke Bar and Stoneyholme all have a very distinctive layout as a result of the historic development of the area and it is essential that this context informs the design of future development.
5.11 In Daneshouse adjacent to Site A, the area west of Abel St has streets that run north/south, but in east Daneshouse the main axis is west/east. In Stoneyholme, where Site B is located, the streets are mainly built on a north east/south west axis following the lie of the land.
5.12 Buildings should relate to a common building line, which creates continuity and frontage and provides definition and enclosure to the public realm. Where developments are set back significantly from the building line they should incorporate a suitable boundary treatment which relates to the common building line.
5.13 Continuity of urban blocks reinforces the enclosure and definition of routes and open spaces. Particular attention should be paid to corner buildings to ensure they frame and landmark junctions. Important corners can be emphasised by scale or detailed design.
Public Realm, Open Space and Landscape
5.14 The public realm is that part of the built environment to which the public have free access. It includes streets, public squares and open space. Within new development all streets should be designed as attractive, safe, pedestrian friendly places that encourage social interaction. Activity on the streets adds character and provides natural surveillance to areas. This can be achieved by the use of innovative shared surfaces to encourage on-street activity and interaction. Home Zone measures should be considered as part of the design process, where limited through traffic is intended.
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5.15 All future residential development should contribute towards open space provision in accordance with the Local Plan policy. Where public open space is provided within a development it must take account of local needs, be accessible to all residents, provide a safe place without causing a nuisance to nearby residents and be landscaped to a high quality.
5.16 The landscape design within new developments should reinforce and extend existing features. It should be conceived as an integral part of the design of the development and of the wider landscape and open space network in Daneshouse, Duke Bar and Stoneyholme. Street trees should be incorporated within new development in order to give instant scale and enhance the visual amenity of the area. Planting should not include aggressive shrubbery which can become litter traps.
Accessibility and ease of movement
5.17 All new developments should be designed to incorporate good accessibility to local facilities, and should be designed to encourage the use of walking, cycling and public transport. This can be achieved by the provision of convenient short and direct public routes, and designing footpaths and cycleways to take account of gradients and contours. Adequate energy efficient lighting must also be provided along all public accessible routes
5.18 Roads should have continuous footpaths with safe accessible crossing points at road junctions. Footpaths should provide access between buildings and public open spaces and be linked to pedestrian routes within and beyond the site.
5.19 Car Parking should be in accordance with Local Plan policy.
5.20 In design terms, residential car parking should be associated with the dwelling it serves through ownership, overlooking and proximity or where possible it should be hidden from public view within garages, carports or secure communal rear courtyards. Dwellings with integral carports or garages should also accommodate habitable rooms to the front at ground floor level to ensure the street scene remains active and interesting.
5.21 When parking is in public/communal view it should be accommodated within streets and squares, which are well proportioned, well landscaped and contribute to the urban environment. Parking at the front of the property within the curtilage should be minimised to avoid the over domination of the car.
5.22 All developments of over 100 dwellings will be required to submit a Travel Plan in a format to be agreed beforehand with the Council.
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Legibility
5.23 People often use physical features to navigate through the urban environment. Existing and new landmarks should be used to identify places of importance. New development should protect and enhance existing views and vistas. Key vistas should be framed using buildings and landscaping.
5.24 Large scale developments or prominent developments will be expected to contribute towards the improvement of public art in the area. This is in accordance with Local Plan policy.
Adaptability
5.25 The layout of a site and the design of the buildings should not limit potential adaptability or linkages with future development sites. Networks of routes and spaces should allow good access to all areas and avoid the creation of undevelopable sites.
Diversity and Variety
5.26 New residential development should aim to increase the variety of housing size, should include a mix of types and tenures.
5.27 The main requirements for Daneshouse, Duke Bar and Stoneyholme as derived from the Strategic Housing Market Assessment Burnley and Pendle 2008, are as follows
5.28 Housing tenure – There is a clear need for Affordable Housing in this specific area and this should be dispersed throughout a site and designed so that it is indistinguishable from the rest of the development in terms of its design and quality of finishes. This should be in accordance with the emerging Area Action Plans and emerging policy in the Core Strategy. The level of Affordable Housing Provision will be identified on a site by site basis.
5.29 Housing sizes – The development of housing should promote socially mixed communities by providing a variety of house sizes including housing for large families. The joint Burnley and Pendle Strategic Housing Market Assessment (SHMA) identified that the greatest need for larger homes within Burnley was located in the ward of Daneshouse and Stoneyholme.
5.30 Housing Types – Nearly a third of households in Burnley have an older person resident. Approximately 20% of households in the Borough have either a frail elderly person or a person with a physical disability resident. The indications are that this area has an above average need for these households. This indicates a requirement for specialist housing, and bungalows and housing to be built to Lifetime Homes standard. The predicted rise in numbers of older people will increase the need for this type of housing in the future.
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5.31 Future development proposals should cater for a mix of households and incomes and not reinforce high concentrations of social rented housing or large private homes.
Decentralised renewable energy/Climate Change
5.32 In April 2007 the Code for Sustainable Homes replaced Ecohomes for the assessment of new housing in England. The Code is an environmental assessment method for new homes based upon BRE’s Ecohomes and contains mandatory performance levels in 9 key areas.
5.33 The Code aims to protect the environment by providing guidance on the construction of high performance homes built with sustainability in mind. It is now mandatory for public funded development to achieve Level 3, and this will be enforced through Building Regulations from 2010. By 2016 all new homes should be zero carbon (Code Level 6).
5.34 BRE and CLG have worked closely together to ensure that the Code meets the latest regulatory requirements and addresses issues that emerged from an earlier industry wide consultation.
5.35 The 9 key areas relate to
Energy efficiency /CO2 Water efficiency Materials Surface water management Waste Pollution Health & Wellbeing Management Ecology
5.36 In 2007 a supplement to PPS1: Planning & Climate Change was introduced. This document sets out how planning should contribute to reducing emissions and stabilising climate change and take into account the unavoidable consequences.
5.37 Developers will be expected to explore the use of renewable energy and low carbon energy production including district heating in all developments to address climate change issues and secure carbon reductions
Safety and Security
5.38 The safety of people and the security of property can be improved by good design. Areas that have no natural surveillance, poorly lit and neglected can feel threatening and may attract anti social behaviour and crime.
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5.39 There should be a clear distinction between public, semi public and private space. All new development should have defensible space between the public and private realm. This should be defined by appropriate boundary treatment.
5.40 Buildings should be sited so as to maximise natural surveillance so that windows and entrances overlook streets, open spaces and pedestrian routes. Overlooked and active streets and spaces help to make places safer. Blank windowless gable ends and large areas of blank walls should be avoided. Corners offer opportunities for surveillance in several directions.
5.41 It is desirable to restrict access to the rear of buildings. There should be no footpaths or alleyways running along or providing access to buildings or rear gardens.
5.42 It is expected that all new development will work towards the principles of the Secured by Design Initiative. There are often conflicts between urban design principles and Secured by Design principles. It is envisaged that any issues should be raised at the earliest opportunity.
Building for Life
5.43 Good quality housing design can improve social well-being and quality of life by reducing crime, improving public health, easing transport problems and increasing property values. Building for Life promotes design excellence and celebrates best practice in the house building industry.
5.44 The 20 Building for Life criteria embody the vision of functional, attractive and sustainable housing. New housing developments are scored against the criteria to assess the quality of their design.
5.45 It is expected that all new developments will undergo a Building for Life Assessment undertaken by the developer. The assessment is an explanation of how any proposal addresses all 20 of the Building for Life Criteria, and developments are expected to achieve a “Very Good” standard
Developer contributions
5.46 Where appropriate developer contributions will be required, in accordance with Local Plan policies for the following
Public open space in lieu of on-site provision Public Art Highway Improvements/Public Transport Improvements Affordable Housing
Question 2
Do you agree with the principles identified to guide future development?
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Question 3
5.47 Are there any other issues that should be addressed to guide future development?
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Development Options
Burnley Borough Council 41 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
6 Development Options
Site A (New Hall Street/Hurtley Street)
6.1 The principle constraints to development on this site relate to existing drainage and service routes and to a culvert running through the north eastern edge of the site.
6.2 The main road frontage to Colne Road is considered a key gateway site which will lead to the regeneration of north Daneshouse and the wider area
6.3 It is envisaged that the redevelopment of the site will be predominantly two storeys with an increase at key corners, principle frontages and focal points to provide landmark features in keeping with the local context. It is expected that new development within the site will create linkages with the surrounding areas both in terms of design and character and physical linkages. All future development should take into account the character of the surrounding area and respect and enhance this.
6.4 It is expected that development along Abel Street and North Street will create continuity and enclosure with built up frontages and a common building line., and corner properties will be envisaged as framing junctions with important corners emphasised by scale and detail. Development along Hurtley Street and New Hall Street will also be expected to create continuity and enclosure respecting the existing grid iron pattern of the surrounding area. This should be achieved by a constant common building line.
6.5 All residential development will be expected to accommodate the refuse recycling bins required. This should be appropriately designed into the development.
6.6 The existing accesses to the site are via Tunstill Street, Hurtley Street and Barden Lane. The junctions of the three streets with Colne Road creates several pedestrian and vehicle conflicts.
6.7 The area is a large site and a phasing programme will be agreed.
Option 1
Undertake access improvements to create a better pedestrian/ cycle friendly access to the area and a safer vehicular access as identified in the Daneshouse Duke Bar and Stoneyholme Transport Study.
6.8 This option could open up views into the area from the main gateway of Colne Road, which would visually enhance the Duke Bar area, with green infrastructure
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Option 2
Create a servicing area for the shops on Colne Road, with additional car parking and environmental improvements.
6.9 The area to the rear of Nos 168 to 218 Colne Road is underused. A culvert runs underneath the area and it would be unlikely that any building works on the site would be acceptable.
Option 3
6.10 Create a neighbourhood park within the site.
6.11 Daneshouse has the highest child population of any of Burnley’s residential areas but it also has some of the worst quality play provision and least amenity green space. Consequently the Play Strategy (2007) identified that Daneshouse as one of the top 5 priority areas for development of new play facilities.
6.12 The condition of an area’s surroundings has ‘a direct impact on the quality of life, and the conservation/improvement of the natural and built environment brings social and economic benefit for local communities. Planning should seek to maintain and improve the local environment and help to mitigate the effects of declining environmental quality through positive policies on issues such as design, conservation and the provision of public space.’ (PPS1: Delivering Sustainable Development)
6.13 A neighbourhood park is envisaged within the site area. Future residential development of the adjacent sites will be expected to face the park to create natural surveillance and a safe environment for users of the park.
6.14 The new neighbourhood park to serve the Daneshouse, Duke Bar and Stoneyholme area will include a wide range of amenities to meet the needs of the whole community and will consolidate existing smaller play areas. (subject to funding).
Option 4
Undertake surfacing improvements to Holbeck Street and widen to create a pedestrian/cycle friendly boulevard area for use by pedestrians and cycles.
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Picture 6.1 Artist's Impression
6.15 Pedestrian permeability should be retained and enhanced in the area. Hurtley Street and New Hall Street are the vehicular routes. A greenway should be created along the length of Holbeck Street to visually enhance the area, and encourage pedestrian activity. Street trees should be included within this to bring instant scale to future development and enhance the immediate area.
6.16 Other options that would enhance the redevelopment of the area include
Environmental improvement of thoroughfares in the area to include landscaping
Picture 6.2
Site B (Oswald Street)
6.17 This site is brought forward as a residential site within the emerging Daneshouse, Duke Bar and Stoneyholme Area Action Plan. The main constraints are a sewer at the northern end of the site, the noise from the railway and the remediation of the site.
6.18 A noise attenuation bund will be required adjacent to the railway to attenuate disturbance to future occupiers adjacent to the railway. (See Paragraphs 4.26 - 4.28)
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6.19 It is envisaged that the redevelopment of the site will be predominantly two storeys with an increase at key corners, principle frontages and focal points to provide landmark features in keeping with the local context.
6.20 All future development should take into account the grid iron character of the surrounding area and respect and enhance this. The development will be expected to respect the north east/south west orientation of the existing properties in the area and the existing grid iron layout.
6.21 All residential development will be expected to accommodate the refuse recycling bins required. This should be appropriately designed into the development.
6.22 Development of the site is expected at a density of 50 dwellings per Hectare
6.23 There are a number of existing trees situated along Oswald Street, there are two options
Option 5
Retain the existing trees
6.24 Providing the trees are healthy and not too large for the site it may be worthwhile retaining the trees to maintain landscaping.
Option 6
6.25 Remove the existing trees and plant more suitable species within the proposed development and along Oswald Street.
6.26 Public open space should be in accordance with Saved Local Plan Policy. There are a number of options as follows
Option 7
6.27 Provide Public Open Space on site.
6.28 The site may accommodate approximately 100 dwellings. The standard for a residential development of this scale would be an area of 0.6 Ha
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Option 8
6.29 Provide a equipped play area on site with a commuted sum towards the improvement of Public Open Space in the immediate surrounding area.
6.30 There are no facilities for small children in the immediate surrounding area. To allow easy and safe access for children the National Playing Fields Association recommends that 200 metres is the maximum distance that young children should have to travel from home to a play area.
Option 9
6.31 Provide a commuted sum towards the improvement of existing play areas/playing fields in the surrounding area.
Question 4
6.32 Are there any other options that should be addressed as part of the redevelopment of the two sites?
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Additional Information
Burnley Borough Council 47 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
7 Additional Information
7.1 No warranty, express or implied is given as to the accuracy of the information given within this Development Brief and Burnley Borough Council accepts no responsibility for any loss or damage whatsoever and howsoever caused arising out of any reliance placed by any person upon the accuracy of any statement given within it.
Council Services
7.2 For advice relating to Development Plan Documents including Area Action Plans and Development Briefs
Policy & Environment Team 01282 425011
7.3 For advice in relation to the submission of a planning application
Development Control 01282 425011 ext 2521
7.4 Advice on open space and landscaping can be obtained from
Green Space and Amenities 01282 425011
Highways
7.5 For advice on Highway issues
Lancashire Highways Burnley 08450 530 011
Services
7.6 Further detail about water supply, drainage electricity supply and culverts on the site can be obtained from United Utilities whose consent should be sought before connections or alterations are made:
United Utilities
Dawson House
Great Sankey
Warrington
WA5 3LW
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01925 237 000
7.7 Information and advice on gas supplies are available from Transco
Transco North West
Spa Road
Bolton
BL1 4SR
01204 545251
7.8 Information and advice in relation to watercourses including culverts should be obtained from the Environment Agency
Environment Agency
PO Box 519
South Preston
PR5 8GD
01772 714269
Telcommunications
BT
Telephone House
170-175 Moor Lane
Preston
PR1 1BA
01772 265314
New sites: 0800 731 7208
Burnley Borough Council 49 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
50 Burnley Borough Council Draft Daneshouse Duke Bar & Stoneyholme Development Brief
Local Plan Policies
Burnley Borough Council 51 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
Appendix A Local Plan Policies
Relevant Policies within the Burnley Local Plan
General Policies
GP1 Development within the Urban Boundary
GP3 Design and quality
GP5 Access for all
GP6 Landscaping and incidental open spaces
GP7 New development and the control of pollution
GP8 Energy conservation and efficiency
GP9 Security and planning out crime
GP10 Developer contributions
Housing and Local Neighbourhoods
H1 Land for new housing development
H2 The sequential release of further housing land for development
H3 Quality and design in new housing development
H4 Providing a choice of housing in new development
H5 Local Housing Needs
H6 Housing density
H7 Open space in new housing development
H8 Environmental improvements in existing residential areas
H9 Regenerating urban areas and neighbourhoods
Environment
E3 Wildlife links and corridors
E6 Trees, hedgerows and woodland
E7 Water bodies and watercourses
E8 Development and flood risk
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E10 Alterations, extensions, change of use and development affecting listed buildings
E16 Areas of traditional construction
E21 Gateways and throughroutes
E22 Public Art
Community Facilities
CF11 District and local centres
CF14 Provision, retention and enhancement of Community facilities
Transport and Movement
TM2 Transport Assessments
TM4 Transport Hierarchy within development proposals
TM5 Footpaths and walking within the urban boundary
TM7 Cycling network
TM15 Car Parking standards
Burnley Borough Council 53 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
54 Burnley Borough Council Draft Daneshouse Duke Bar & Stoneyholme Development Brief
Consultation Process
Burnley Borough Council 55 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
Appendix B Consultation Process
B.1 There are three key stages in the preparation of Supplementary Planning Documents:
pre-production/evidence gathering phase; production (including a 4 - 6 week consultation period); and adoption.
B.2 After the Council has completed the evidence gathering and pre-production stage, a draft Supplementary Planning Document will be prepared. As part of this preparation, the Council will informally involve local communities and stakeholders in the development of policies.
B.3 Once a draft has been prepared, the Council will publish it and invite representations from the community and stakeholders. The published document will be accompanied by a Sustainability Appraisal, a statement setting out how the informal consultation was undertaken and the main issues emerging and a statement setting out how the Council has complied with the Statement of Community Involvement or the minimum requirement of the Regulations.
B.4 The consultation period will last for four to six weeks and during this, the Council will:
make all relevant material available for inspection at the Council’s Planning and Environment Services offices, Contact Burnley and Burnley Central and Padiham libraries for the whole of the period for which it is open to comment; place the Supplementary Planning Document and supporting material on the Council’s website; send a copy to the Government Office if it has asked to see it; send a copy of the Supplementary Planning Document to each of the consultees identified in Appendix 3; advertise in the Burnley and Padiham Express where and when the documents can be inspected, how copies can be obtained, the closing date for representations and where to send any representations; and ensure that adequate publicity is given to the documents to ensure that all who have an interest in the planning of the Borough have the opportunity to make representations on the Supplementary Planning Document.
B.5 Following the consultation period, the Council will consider all representations and prepare a report summarising the main issues raised and how they are addressed in the Supplementary Planning Document. The Council will then make any changes that are considered appropriate and adopt the document.
B.6 At the time of adoption of the document, the Council will ensure that the following information is made available to the public:
an adoption statement;
56 Burnley Borough Council Draft Daneshouse Duke Bar & Stoneyholme Development Brief
the adopted Supplementary Planning Document; a statement explaining how representations were dealt with; and a statement summarising how sustainability issues have been integrated into the document, how Sustainability Appraisal and consultation has been taken into account, and the reasons for choosing the document as adopted in light of other reasonable alternatives.
Burnley Borough Council 57 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
Plan What we must do to Additional methods of Preparation consult (Statutory consultation – we will use the Stage Requirements most appropriate techniques from this list according to the specific matters and areas covered
Early public Informally involve local issue press release involvement communities and contact groups on consultation stakeholders database by letter/e-mail contact other relevant groups known to the Council leaflets and other publicity public exhibitions/road shows make documents available in appropriate public locations focus groups/one-to-one meetings targeted measures to engage ‘hard to reach’ groups website
Draft Document made To engage with organisations and Document available for inspection individuals who have an interest in (including website) the sites proposed for development Send to the bodies so that their concerns and site listed in List 1 of specific interests are known at an Appendix C of the SCI, early stage in the process: if the document affects issue press release them and other general carry out targeted consultation consultation bodies as using the consultation database appropriate publish feedback on consultation Publish the sustainability appraisal report Publish a statutory notice by local advertisement Invite comments during the 4 - 6 weeks following publication of the notice Consider all comments Prepare a statement summarising issues raised and how these
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Plan What we must do to Additional methods of Preparation consult (Statutory consultation – we will use the Stage Requirements most appropriate techniques from this list according to the specific matters and areas covered
have been addressed in the revised document
Adoption adopted document, notice by local advertisement adoption statement, statement of consultation and final sustainability report made available for inspection (including website) notify anyone who requested to be notified of adoption
Table B.1
Burnley Borough Council 59 Draft Daneshouse Duke Bar & Stoneyholme Development Brief
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