LITTLE DESIGN GUIDANCE

FOR LITTLE BOLLINGTON PARISH MEETING AND NEIGHBOURHOOD PLAN GROUP | OCTOBER 2019 PROJECT NAME AND NUMBER Little Bollington 19-025 DOCUMENT NAME AND REVISION Design Guidance Document - Revision B PREPARED BY TS/LS/BP/NG REVIEW BY BP DATE OF ISSUE 10 September 2019

Urban Imprint Limited |.Company number 8059162 | Registered in and Wales 2 Registered Office | 82 Reddish Road | Stockport | SK5 7QU CONTENTS

1 Introduction...... 5 2 Planningcontext ...... 9 3 Landscapeandsetting ...... 12 4 Designcharacteristics ...... 21 5 Guidancefornewdevelopment...... 30

3 Little Bollington Parish

4 Crown Copyright and Database Rights 2018.Ordnance Survey 100049045 1. INTRODUCTION

1.1 Thisstudyisdesignedtoidentifythe developments coming forward in the of the settlement, farmsteads and key characteristics of the landscape and parish. In this regard, it acts as a material development along the main arterial the built form within the parish of Little consideration in determining planning routes through the parish form the Bollington, in order to inform applications. pattern of landscape and townscape further work to be undertaken in support 1.4 Furthertothis,thedocumentboth features which define the area’s of the Neighbourhood Plan. complements and provides greater character. 1.2 Eachchapterexaminesadifferent detail with regard to the specific 1.7. Beyondthenorth-eastparishboundary element of the parish’s characteristics landscape and design characteristics is the stately home and immediate before providing guidance on how the within the parish. It sits alongside the grounds of , which is in design of new development should be guidance within Design Trafford Borough. The house and its approached and undertaken. This work Guide (2017) and should be read as part associated estate, are a nationally will inform the development of policies of a family of design documents. significant heritage asset, and are for the Neighbourhood Plan. One of the owned by the National Trust. Some of key aims of the Neighbourhood Plan is to Background and context the buildings within the estate are Grade protect and enhance the existing I listed, however, none of these are 1.5 LittleBollingtonisasmallparishlyingon character of the parish through careful within the parish of Little Bollington. the north-western edge of Cheshire design that is sympathetic to the However, their setting covers much of East Borough. It is located to the south existing built form whilst ensuring the the north-western corner of the parish of the Manchester conurbation, parish is able to meet future needs of its and the village has strong historical and approximately three miles from residents. visual ties with the main estate. , between Dunham Massey 1.3 Thisdocumentisdesignedtofulfiladual and the M56 motorway. The northern 1.8 TheNationalTrustareasignificantland role. First and foremost, it is intended and western boundaries also form the and property owner with the parish of that it will support the policies in the boundary of Cheshire East Borough. Little Bollington. Each building within the Little Bollington Neighbourhood Plan. It parish which is under the ownership of 1.6 Theparishcomprisesonesmall will also operate as a standalone the national trust is easily identified by settlement, the village of Little document that can be used by decision their recognisable burgundy facias and Bollington, but is predominantly makers and the community to help sign posting. characterised by a rural landscape of shape the quality and design of new arable and pastoral agriculture. Outside 5 Character areas in Little Bollington 1.9 LittleBollingtonconsistsofthreecharacter areas each with a distinctive built form which are detailed below. These character areas are used throughout the document to help with orientation and to provide specific design analysis and guidance. A map of these character areas is shown to the left.

Little Bollington Village Character Area 1.10 The first character area covers the ‘traditional settlement’, which is nestled between the banks of the and the and is largely residential in nature. This area has strong connections to Dunham Massey and includes two of the four listed buildings within the parish. It also includes a large ‘finger’ of pastureland to the north-west. This area is identified as the ‘Little Bollington Village’ character area, however, in scale terms it is little more than a hamlet.

A56 Arterial Route Character Area 1.11 The second characterarea comprises the buildings along Road (A56). The spinal route runs east-west connecting Bowdon roundabout with Lymm.There is a mix of residential and civic buildings including Little Bollington Primary School and the Church and a 6 number of former coaching inns that are When to use this guidance useful to all those seeking planning remnants of the route’s original turnpike permission for a range of new 1.14 Thisguidanceisforanyoneinterestedin history. As a result, a number of the development types. plan making, but also it is forthosewho larger more modern farmsteads are also are making decisions about 1.16 Development does not always require in this area.This area is identified as the development proposals. The National planning permission. Certain works or ‘A56 Arterial Route’ character area. Planning Policy Framework (NPPF) changes of use can be undertaken states in paragraph 125 that: without permission in accordance with Southern Farmsteads the General Permitted Development “Design policies should be developed Character Area Order (2015). However, in a lot of cases with communities so that they reflect planning permission will be required and 1.12 Thethirdcharacterareaisamuchlarger local aspirations, and are grounded in an guidance should still be consulted. expanse of flat arable and pastoral understanding and evaluation of each Where development is considered farmland that runs south of the A56, area’s defining characteristics. ‘permitted development’ this guidance broken only by copses and clusters of Neighbourhood plans can play an and the policies it supports may be residential properties, which are important role in identifying the special useful, but is unlikely to carry significant predominantly located on farms. This qualities of each area and explaining how weight in the planning process. area has a rectilinear field and road this should be reflected in new pattern, suggesting it is the product of a development.” 1.17 TheParishMeetinghaveinitiatedthe later enclosure. An area closest to the preparation of a Neighbourhood Plan. 1.15 Development is often a misunderstood A556 has been the subject of some This Design Guidance document should term. In the context of the planning disruption as a result of the dualling of sit alongside the Neighbourhood Plan system, it can include the building of a the route and junction improvements. providing design and heritage guidance single house or a larger number of This area is identified as the ‘Southern for development proposals in the parish. dwellings, such as alterations, or Farmsteads’ character area. extensions to existing properties. It may 1.18 WhilsttheLocalPlanhasnotidentified 1.13 Forclarity, the clusters of buildings also include changes to or installation of the parish as an area for growth, ad-hoc described in the first and second front boundary treatments or public development orwindfall development,is character areas have the characteristics realm improvements. A change of the likely to continue, whereby sites of a village. The third does not. use of land is also considered unexpectedly become available for ‘development’. This guide should be development. In short, areas are always

7 subject to development and change. As The format of this document 1.23 Theoutlineforchapter4is: a result, this design guide and the • Settlement form –Addressing the 1.20 Chapter2setsoutadesignpolicy policies it informs will focus on these positioning of the buildings and their appraisal of the relevant plans and types of development, as larger relationship with roads and spaces. policies at the national and local level. schemes would be in conflict with This is not a comprehensive policy • Local builtvernacularand local policies at the national and borough level review, it simply looks at policies building details – This includes a wide – specifically the Cheshire East Local relevant to the development of this range of issues from architectural Plan Strategy. design guide and seeks to understand detailing, and fenestration through to 1.19 Pleasenotethatitisnotthepurposeof the scale and nature of the planning local materials and how they this document to set out the applications that may come forward in contribute to the unique local acceptability or not of development. Its the parish. character. role is to help users understand the type 1.21 Chapters3and4ofthisreportare 1.24 Chapter5ofthisreportsetsoutsome and nature of development that might divided into four interlinked sections broad guidance for new development, come forward and to advise on the which are designed to distil the local looking across all chapters and appropriate design response in these character into the key components of signposting possible issues that should circumstances. the local character. These chapters take be included within the Neighbourhood a ‘landscape-led’ design approach, Plan policies. however, given the local context this is 1.25 Aseparatestudyhasbeenpreparedthat considered entirely appropriate. should be read alongside this document 1.22 Theoutlineforchapter3is: which details the designated heritage assets within the parish. It also • Landscape character – the features identifies buildings which may be and elements of the wider landscape candidates for local listing, based on the draws upon work done at the national findings of this design guide. and local level. • Settlement setting – How the position of the buildings and their relationship with the landscape impacts the setting of Little Bollington. 8 2. PLANNING CONTEXT

Planning policies National Planning Policy relating to design 2.2 Applicantswillbeencouragedto Framework (NPPF) (2019) demonstrate how they have 2.1 Inordertoplacethedesignguidein addressed the policies and 2.4 TheNPPFsetsoutcentralgovernment’s context, it is first necessary to set out documents set out in this section planning guidance for England. It views the key plans and policies that are used within their planning applications or the delivery of sustainable development to determine the acceptability of the within their Design, and Access as central to the planning system. design of new development. The Statements, where required. Indeed, within the NPPF, there is a following chapter identifies the key ‘presumption in favour of sustainable design messages and drivers from the 2.3 Collectively,theoverridingpolicy development’. relevant plans and documents. It is message is that high quality, important that this design guide contextually responsive design, Achieving well-designed places should be the goal forall provides in-depth information that is 2.5 Chapter12oftheNPPFstressesthe development irrespective of scale relevant to the policies that will be used need for all development to or location. Throughout this to determine planning applications, and demonstrate good design which serves document the term‘contextually that the policies developed for the to improve the general character and responsive design’isusedto Neighbourhood Plan complement, rather quality of the area. Developments summarise the policy position than repeat, these policies. should aim to ensure that they are outlined below. functional, enhance the overall quality of the area and respond to the local character and history. They should also optimise the potential of the site to ensure that it is visually attractive as a result of good architecture and appropriate landscaping.

9 Protecting Green Belt land Cheshire East Local Plan 2.10 Thepolicyreiteratesthepositionofthe 2.6 LittleBollingtonisentirelywashedover Strategy (CELPS) (2017) NPPF that development within the Green Belt is inappropriate. There are however, by the Cheshire East Green Belt. 2.8 TheCheshireEastLocalPlan(Part1) a number of exceptions to this which Development in the Green Belt is was formally adopted in July 2017 and exactly mirror those exceptions set out considered inappropriate unless it sets out the planning policies for the in national policy. meets the criteria set out in paragraph entire Cheshire East Borough. The 145 and 146 of the NPPF.This includes specific policies relevant to the design Policy SD1 – Sustainable limited buildings for agricultural and guide are listed below. development in Cheshire East forestry, the expansion or alteration of an existing building, limited infilling in Policy PG3 - Green Belt 2.11 This policy sets out several criteriawith which all proposals must comply in order villages, erection of replacement 2.9 WithindesignatedGreenBeltland, to be considered sustainable buildings, limited affordable housing and development proposals must not development. Development proposals the partial/complete redevelopment of conflict with the five purposes of the must contribute to protecting and previously developed land (whether Green Belt. The five purposes are enhancing the natural, built, historic, and redundant or still in use) that do not directly taken from the NPPF are set out cultural environment whilst making have an adverse effect on the openness below: efficient use of land, protecting of the Green Belt. • Check unrestricted sprawl of large agricultural land and making best use of 2.7 Thelimitationsplacedonnew built up areas previously developed land where development by the Green Belt status • Prevent neighbouring towns from possible. Proposals should also provide means that the type and scale of new merging into one another safe access to properties and to local development is limited within the parish. • Safeguard the countryside from services and support the health, safety This may be overruled if there is a encroachment and social wellbeing of residents. strategic alteration to the Green Belt • Preserve the setting and special boundaries; however, this is a matter character of historic towns that can only be determined by a • Assist urban regeneration by neighbourhood plan or a local plan. encouraging the recycling of derelict and other urban land

10 Policy SD2 – Sustainable 2.15 Thedesignguideshouldsetouthow of the acceptability of rural extensions development principles each of these could be met. within the Green Belt based around a 2.12 This policy states that all development 30% increase size being considered Policy SE2 – Efficient use of land must contribute positively to local appropriate or proportionate. The character and identity, creating or 2.16 Policy SE2 promotes the redevelopment decisions do not seem to have turned on reinforcing local distinctiveness in terms or re-use of previously developed land. the appropriateness of the design of the following elements: This complies with the NPPF which response. • Height, scale, and form encourages the efficient use of land, 2.19 Some decisions do reference character • Materials provided that it is not of high and appearance of the area but this environmental value. However, this • Design features seems to be of lesser importance and should not be at the expense of the local • Massing of development little justification or detailed character and sense of place. • Green infrastructure consideration appears within them. • Relationship with neighbouring However almost all officer reports properties Development activity identified SE1 (the design policy within the CELPS) as being important. 2.13 Thedesignguideshouldsetouthow 2.17 Therehasonlybeenalimitednumberof each of these could be met. planning applications submitted in the 2.20 Thereareanumberofexamplesoflawful parish over the last three years. The development certificates for extensions Policy SE1 – Design majority of these relate to extensions or under permitted development and as alterations to existing properties, with such planning permission is not required. 2.14 Thispolicycontainsfivetestswith most of the extensions being approved. which development proposals must comply to make a positive contribution 2.18 Having examined decisions and officer to their surroundings: reports, design and character does not • Senseofplace appear to have been a determining • Design quality factor, but rather a scale and proportion • Sustainable urban, architectural and argument. In many cases this has been a landscape design clumsy approach based on the saved • Liveability / workability policies of the Borough local Plan (2004) which has a broad test • Designinginsafety 11 3. LANDSCAPE AND SETTING

What is landscape character? Landscape features 3.5 Thehighproportionofhedgerowand lack of elevated vantage points means 3.1 Landscapecharactercanbedefinedas of the parish that many of Little Bollington’s key views the distinct and recognisable pattern of 3.4 Theparishisruralincharacter,with are not fully visible at ground-level. To elements, or characteristics in the narrow country lanes away from the the west, the most obvious landmark is landscape which contribute towards its main arterial routes of the A56 and the Bridgewater Canal, running raised identity– i.e. what makes one landscape A556. The landscape contains a great above the landscape from north-south. different from another. It is an important number of traditional farm buildings The views are much clearer when looking element of determining what could be which are still in active use.There is a eastwards, where the Pennines and considered contextually responsive more densely populated settlement Manchester are visible in the distance. design. which is archetypal of post-1945 3.6 Whilstnotwithintheparish,theDunham 3.2 Landscapecharacterassessmentisthe development in the Stamford Road/Park Massey Park and house to the north process of identifying and describing View area. Some areas are heavily (and its estate landscape south of the these variations in character across a wooded, with an intact hedgerow River Bollin) do have a great impact on landscape. It also seeks to identify and system and frequent woodland blocks this landscape, providing an important explain the unique combination of scattered across the countryside. There backdrop which has influenced this features and attributes (characteristics) is a strong rectilinear field pattern to the landscape for hundreds of years. that make different landscapes south. distinctive. Landscape character is particularly important when considering rural areas – such as Little Bollington. 3.3 Thefollowingchapterisareviewofthe Character Assessments that have already been completed at the national and local level covering Little Bollington parish. National characters are defined by Natural England’s ‘National Character Area’ study (for this area prepared in 2014) and the Cheshire East Landscape A typical view showing the gently undulating landscape Character Assessment (2018). 12 interspersed with woodland and hedgerows dividing fields 10a 12a 13a

5d 7b 7a 10b 11a 12b 9a 7c

5c 5e 7d 5b

6b 13b

9b 13c 12c 14a 6a 13d 4e 11b 10e 10c 13e 10d

11c

7e 10f 9c 8a 4a 4d 3a 11d

12d RED IN CIRCLED SHOWN BOLLINGTON LITTLE – MAP CHARACTER LANSCAPE

9d 1a

1b 2a 3b 7f

4b 9e

5a 7g

10g

4c

0 2.5 5 E km Cheshire East Districtb oundary 7 - Lower Wooded Farmland 12 - Upland Footslopes 12a - Higher 7a - Arley PeakD istrict National Park 12b - Kerridge 7b - Ringway 12c - Langley Landscape Character 7c - Chonar 12d - Mow Cop Ridge

18 1-Sandstone Ridge 7d - 1a - 7e - Brereton Heath 13 - Enclosed Gritstone Upland

ht 20 7f - 13a - WhaleyM oor

g 1b - Maiden Castle i r 7g - 13b - Teggs Nose e 2-Sandstone Fringe 13c - Macclesfield Forest as 8 - Salt Flashes b 2a - Beeston-Duckington 13d - Cessbank Common a t 8a - Flashes a 13e - Stretton Common 3-Undulating Farmland d d 9 - Mossland n 3a - Oulton 14 - Moorland Hillsan d Ridges a 9a - Lindow Moss t 3b - 14a - High Moor h 9b - Danes Moss g i r 9c - Moss y 4 - Cheshire Plain East Map Scale @ A4: 1:300,000 p 9d - Oakhanger Moss o c n 4b - 9e - Moss Cheshire East Landscape w o 4c - Dodcott 10 - River Valleys r

C 4d - Wimboldsley 10a - Lower Bollin Evidence Studies 4e - Stublach 10b - Upper Bollin a© t 10c - LowerD ane a Figure 4.2 d 5-WoodedE states and Meres 10d - Upper Dane

vey 5a - Cholmondeley 10e - High Dane r Landscape Character u 5b - Capesthorne 10f - Upper Weaver S Types and Area e 5c - Budworth 10g - High Weaver c n 5d - Tatton and Classification a 11-Higher Wooded Farmland n 5e - Tabley 11a - Adlington Ord 6-Woodland, Heaths, Meres and Mosses s 11b - 13 in a 6a - Rudheath 11c - Buglawton nt 11d - Little Moreton

o 6b - Withington C Source: Ordnance Survey, Natural England CB:Green_C EB:Green_C LUC 7142-01_020_Fig4-2_LCA_A4P 19/03/2018 Landscape Character Areas landscape character area profiles description relates closer to the identified within this study – LCT7a landscape that is encounted further 3.7 LittleBollingtonfallswithinNational Lower Wooded Farmland (Arley), and upstream and outside of Little Character Area (NCA) 60 “Mersey Plain” LCT10a River Valleys (Lower Bollin). Bollington’s area designation (towards which comprises of expansive flat or ). As a result the paragraphs gently undulating, lush, pastoral 3.10 ThemajorityoftheParishfallswithin below focus on the relevant farmland. The character area covers a character area LCT7a Lower Wooded characteristics. large area of land running alongside the Farmland (Arley) which takes its name Mersey River, its tributaries between from the settlement nearby covering a Greater Manchester, and the large area of both Little Bollington and Mersey estuary. Arley parishes. However, the presence of the River Bollin along the northern 3.8 Asisevidentthroughouttheparish,this boundary of the parish also introduces ‘plain’ is punctuated by numerous ponds the second landscape character area, and subsequent colonisation of LCT10a River Valleys (Lower Bollin), in vegetation, which has resulted in the the strip of land running along the south establishment of bogs, known as bank of the river. mosses. As a result, water retention and fertility of the clay soil supports lush 3.11. WhilsttheareatotheNorthofLittle pastures for grazing dairy cattle. Not all Bollington is identified as part of of these features are present within LCT10a’s Character area, the features Little Bollington. as outlined in the Cheshire East landscape character assessment do not 3.9 TheCheshireEastlandscapecharacter adequately interpret the landscape. This assessment was conducted by external is due to the broad characteristics that landscape consultant LUC in May 2018. were used to analyse and assess It provides a more detailed review of the Cheshire East as a whole. While the Borough’s landscape character breaking description for LCT10a does describe the Borough into smaller areas of land some key features of the landscape known as character areas. The parish of within Little Bollington, its broad Little Bollington falls within two

14 Key characteristics hedgerows contribute to the • Settlement patterns: Medium density, character of the area, with a greater nucleated settlements and dispersed 3.12 Asummaryofeachofthesecharacters proportion of mixed woodland farms predominantly of red brick and taken from the LUC 2018 study and the typologies. render construction with a mix of features of them (where they reflect the • Landuseandpattern:Mixof major arterial routes and narrower characteristics of Little Bollington agricultural types with medium scaled lanes making up the road network. Parish), is detailed below. Full details can field sizes set out in the medieval and There is an intact network of public be found in the principal document. post-medieval period. The field rights of way. LCT7a Lower Wooded Farmland (Arley) boundaries are primarily defined by • Views and perception: A relatively rural • Topography and vegetation:Alow hedgerow, however more modern character, often influenced by the lying, gently undulating landscape, alternatives exist in some areas. proximity to larger urban areas related to watercourses and with a There are a number of registered introducing noise and other urban number of meres and water bodies parks and gardens which contributes impacts. Trees and woodland restrict within the landscape. Mature trees a historic estate character to the some views but include views to within the field pattern and mature area. prominent landscape features, including the Pennines.

The lower woodland farmland character in Little Bollington showing dispersed woodland, scattered farms and mature hedgerows LC10a River Valleys (Lower Bollin) • Landuseandpattern: Mainly pastoral landscape for recreation and includes • Topography and vegetation: farming along the valley floor with a number of recreational routes and Meandering river valley with a variety pastures divided by post and rail long distance trails. There are very few of valley sides. Predominantly a flat fencing. A series of distinctive bridges villages within the valleys (Little bottomed wide valley in comparison to and viaducts adding character to the Bollington being an exception). the steep wooded valleys present area. • Views and perceptual qualities:There further upstream. There are a high • Settlement patterns: Roads within are a number of key views within this number of mature trees within fields the character area have infrequent landscape, however, these are and in field boundaries. crossings at important bridges or sometimes blocked by woodland and along key arterial routes. It is a popular vegetation. There are sometimes funnel views along the river which are terminated by the Pennines. Although a primarily tranquil area, the proximity to urban areas can have an adverse effect on this.

The river Bollin flows through the parish via a wide bottomed valley of pastures interspersed with mature trees with long views funnelled along it Implications for new • Minimise the impact of infrastructure Understanding settlement development through siting, design and planting setting ensuring that it does not impact on 3.13 The Cheshire East Landscape Character 3.16 Itisimportantthattherelationship long distance views within the Study (2018) includes a very detailed between any proposed development and landscape. series of landscape guidance points the wider area is carefully considered • Preservation and interpretation of which are designed to help preserve and when preparing any design within a rural heritage assets, whether this be rural enhance the landscape characteristics. area. The previous section highlights buildings, canals or other historically how, at a landscape level, contextually In many cases, these focus on items important sites or features. responsive design can be delivered. that are beyond the scope of the planning system and design matters, • Respectandreflecttherural 3.17 However,itisimportantthatin however, there are some important character within the design of new developing any design response the points, reiterated in both characteristics development, avoiding suburban interface between the built form and the wider landscape is effectively studied. In that should be understood as part of characteristics in buildings and their this landscape, the ‘edge’ created by this design guide. curtilages. • Retain and repairthe historical field new development through planting, 3.14 Pleasenotethattherearemanyother patterns and woodland areas, avoiding boundary treatments and materials and interesting matters pertaining to scale can be the difference between their loss and ensuring that they are landscape management and wildlife being assimilated into the landscape or managed effectively in the long term. preservation and enhancement that are becoming an eyesore. • Retain the characterof rural lanes, not relevant to this design guide. avoiding increasing of their width or 3.18 Asnoted,therearethreebroad characters within the parish. Within each 3.15 Thekeydesignrelatedpointscanbe removal of hedgerows and other of these characters, the relationship summarised as follows: features that typify their character. that the built form (or settlement) has • Avoid the placement of new buildings • Carefully manage access to the with the landscape is subtly different in prominent locations – either on high countryside and the impact of tourism and needs to be understood and land or on steeply sloping land. (this will especially be the case in the examined in order to ensure that village of Little Bollington) contextually responsive design is achieved. A description of each of these, alongside a sketch is shown on the following page. 17 Settlement setting in each character area

3.19Little Bollington Village – the undulating 3.20The A56 Arterial Route –The mature 3.21Southern Farmsteads –The landscape in landscape and the mature vegetation vegetation to the north of this character this part of the parish is much more and with views from the west, the canal area means that, despite being slightly open than elsewhere with longer views embankment means that the built form raised in the landscape, much of the across regular field patterns towards in this area is often obscured from view more built up areas of this character farmsteads and other agricultural uses by vegetation (with the exception along area are enclosed and have a strong which can be viewed from longer the canal towpath). Buildings are often relationship with the road. Clearly there distance vantages. Here, inappropriate glimpsed through gaps and around this is some relationship between the development is more clearly visible and vegetation. As a result, from most surrounding farmland and this some erosion of the traditional rural vantages (see key views to follow), the development, however this is typically character has already occurred and scale and nature of the development rural in character (with the exception of impacts the landscape negatively. This form is almost blocked and cannot be the school) with agricultural barns and is often a result of inappropriate read as complete mass of other ancillary buildings forming most of materials and poor boundary ‘development’. It is important that this is the edges of development. New treatments. However, built form should maintained when new development is development should ensure that the relate to the rural lanes, and avoid sprawl planned by ensuring that new and scale and form of development at the as well as introducing planted sheltered existing planting and landform is used to ‘edge’ reflects this agricultural character belts.These are common in this area and break up direct and full views of (as well as delivering planting) in order to can help with the overall integration of development. assimilate into this local landscape built form and landscape. character.

18 Key views and visual links Key views 3.22. Followingasurveyoftheparishtherearea number of key views from public vantage points that may be described as key views. The most important of these is the panoramic view from the canal embankment looking south and east across the southern edge of the parish. Ensuring that development in this area is sensitively designed in line with the local character and scale will be particularly important as large and alien features will be highly visible. 3.23. Morewidelythereareanumberofviews east and west out of the village from key points along Park Lane and Reddy Lane where the topography and the landscape features offer views across the fields from the settlement. Important examples of this are aview of thewiderlandscape to the east as you pass under the tight canal aqueduct, a view across the River Bollin at the bridge to the rear entrance to the Dunham Massey and a view along the river valley. These views, along with others, have been marked on the accompanying plan

19 3.24 Inthesecases,notonlyshouldnew 3.26 Developmentwithin these areas is development within these views be almost certainly going to have an impact carefully managed and be well designed on the heritage asset of the registered to have limited visual impact, but the parkland and listed Dunham Massey streets and spaces from which these complex and thus development within views orientate should be carefully these views would necessarily have to conserved to preserve the relationship demonstrate compliance with wider of the village to the landscape setting. policies at the national and local level. It The strong link between the villages and is unlikely that non-traditional building the setting has already been considered forms (see chapter 4 for more details) above. would be acceptable within these views. 3.25 Thefinalpointworthofnote,isthatLUC consultants, also undertook a study of the landscape setting of the Dunham Massey estate and identified a number of key views, identified in the report as ‘visual links’ from the estate that affect the wider landscape. These extend over the parish and therefore it is considered that they should also form part of this study.

20 4. DESIGN CHARACTERISTICS

4.1 Thepreviouschapterhasfocused Settlement form buildings having a principal relationship primarily on the role of the landscape, with Park Lane, set on irregularly shaped 4.4 The parish of Little Bollington comprises the setting of the settlement and how and sized plots is important to the area’s only limited urban form. The majority of they each contribute to the character, these are arranged around a the parish’s buildings are located within understanding of what makes Little triangular shaped junction at its heart. the traditionally linear village of Little Bollington parish unique. This chapter Bollington or along Lymm Road (the A56), 4.6 The presence of a small residential cul- goes on to look at the buildings thus falling into just two character areas. de-sac of municipal housing, popularised specifically, their design features and To the south the development is mainly in the UK in the post-war period does not materials. The chapter focuses on a within farmsteads. The pattern of built correspond to the traditional urban form. series of typical types of buildings, development is shown on the following As a result it is important that new known as archetypes, which have page (on a diagram known as a figure development reflects the linear, informal formed the basis for the material ground) which reveals the sporadic and and small scale form of the built form presented in this chapter. informal nature of developments and a along Park Lane. 4.2 Itshouldbenotedthatsomebuildings lack of strong urban forms common in 4.7 The A56 arterial road character area (mainly to the south of the parish) and suburban areas. Some buildings have operates as the civic centre for the extensions, erected within the last 20 significant plots, from which it is clear parish and includes large footprint years, have introduced non-traditional that many are converted farmsteads buildings set in larger plots such as the scales, mass and roofscapes and a with the farmhouse remaining. Little Bollington C of E primary school, number of non-typical materials, and 4.5 The traditional centre of Little Bollington the Church and two public houses (one many include over-elaborate detailing is situated to the north of the parish, operational and the other closed). The and materials and hard boundary where the Swan with Two Nicks pub now area is also home to a number of treatments that are not necessarily stands. Many of the local assets, such as farmsteads, cottages and some larger typical of the area. These buildings are the school and church, were built along properties arranged around the two key few in numberand do not have a great Lymm Road, creating a more dispersed junctions of Reddy Lane and Park Lane. impact, however, care should be taken to settlement somewhat separate from the The surrounding development in the avoid these in the future. original focus of the village. The area is parish is residential and is scattered 4.3 Thischapterdoesnotincludedetailsof predominantly comprised of a series of along Lymm Road with some gaps heritage assets which are considered as farmsteads and smaller cottages. This between the property curtilages offering part of a separate document. small scale, informal, linear form, where glimpsed views across the countryside. 21 PATTERN OF BUILT FORM (FIGURE GROUND)

4.8 Buildingsaretypicallysetbackfromtheroute (originally a turnpike and later characterised by highways engineering as a trunk road). Whilst the ‘gaps’ in the frontage may continue to be filled by extensions or infill, care must be taken to ensure that the glimpsed views and strong relationship with the route are not undermined by new development. 4.9 Thetownscapeanalysisclearlyshowshowtwo ‘village zones’ are created – the traditional village arranged around the central space in the north, and the civic zone around the junctions of the A56 Lymm Road (the Turnpike) with Reddy Lane and Park Lane. These two zones reflect the two dominant character areas as well as being the focus for many of the key buildings (listed and also locally important) which collectively give the parish its character. Beyond this settlement form being more agricultural in character based around farming rather than any other uses. 4.10 Theremainderoftheparish(thesouthern farmsteads) is accessed from either Reddy Lane / Arthill Lane or Spodegreen Lane. The settlement form is based around larger farmsteads and associated outbuildings and smaller cottages. In recent years, redevelopment of farmstead sites, modern agricultural buildings, conversions and limited infill development have introduced a range of urban forms and functions.

22 TOWNSCAPE ANALYSIS PLAN

4.11 Some of the farmsteads have become ‘sprawling’ with large areas of hard standing and modern storage areas being constructed away from the traditional core of these farmsteads and the traditional buildings. As a result these have lost the relationship that traditionally they had with the key routes. The long term historical integrity of these farmsteads should be secured. Any new development within or adjacent to these farmsteads should take care to maintain their integrity, through appropriate scale, mass, materials and above all reducing any ‘sprawl’. 4.12 Importantly, across all of the three character areas, most properties have a set back from the road (the exceptions being some of the farm outbuildings). This setback has a ‘green’ character often being a mature or established garden area that is not, as is in many cases in modern housing, dominated by car parking. The protection of the front gardens from car parking should be a key feature of retaining the parish’s character, however, careful attention should be given to ensure that accessibility and visual amenity of areas is not undermined as a result of on-street parking

23 Local archetypes 4.14Small Cottage –The smallest of all the use of the first floor. The properties are archetypes and typically 1.5 storeys, built towards the front of the plot and 4.13 There are six typical archetypeswithin with the second floor using the are the only archetype to offer a gable or the parish. An archetype is a typical type roofspace. The materials are typically end to the road.This archetype is only of building found in an area, with red brick and render, with these found within the Little Bollington Village characteristics or features that might be archetypes being the most common to character area. found in a number of buildings, which be entirely rendered. The roofscape is whilst not identical clearly are part of a more varied than many, often having common architectural style. Ignoring gables and gable windows making better some of the more modern and incongruous properties, six different archetypes have been identified within Little Bollington. Each is described below coupled with a simplified sketch of a typical example showcasing the features.

Typical small cottage archetype 24 Typical symmetrical property archetype Typical agricultural barn archetype

4.15Symmetrical property – Found throughout the three character 4.16Agricultural barn – Typically found within the farmsteads across the areas, either as a large estate property, a farmhouse or even as a parish, this archetype introduces elongated features within the standalone property on the turnpike. These properties have a grand built form. In some cases these run parallel to the road or at right appearance given that they are a traditionally 2 or 2.5 storeys (the latter angles to the road, often arranged in small groups in a grid pattern. using the roof space). The properties have a central entrance which fronts These simple buildings with a little in the way of fenestration, but the road on the plot. The dwellings are usually arranged in three bays with a with large door openings (often away from the road) offer an symmetrical fenestration arrangement. The roof simply pitches front to imposing feature within the landscape. Detail is restricted to brick rearwith an apex in the middle, and tall chimneys on the gables adding to arches and detail around apertures and ventilation holes which in a the overall appearance of scale. Brick and stone detailing adorns the front number of cases are arranged in a distinctive diamond pattern. elevation.

25 4.17Large property – Alongside the A56 (the former turnpike) there are 4.18Estate cottage –There are a number of examples of late 19th and a number of larger buildings that do not necessarily reflect the local early 20th century cottages made for estate workers as part of the vernacular, but rather the wider styles of Victorian and Georginan Dunham Massey estate that define this archetype. They are architectural styles used across the UK. In most cases these are arranged to front the road, with their long elevation to the road. unique in the parish (such as the school or church) however, a These buildings have an arts and crafts architectural style and the number of larger properties have a typical Victorian red brick most common examples are arranged in pairs or in quads in a vernacular. The 2 and 2.5 storey buildings included a much wider symmetrical style. The scale is again 1.5 storeys with the and eclectic mix of materials and occupy a prominent position at roofspace used extensively, but the low eaves and clay tile roof the junction of Lymm Road and Park Lane. The plots, footprint and contribute to this being different from the small cottage scale of these buildings are larger than anything else within the vernacular. Wooden bargeboard and eaves detail are a typical parish. feature of this archetype.

Typical large property archetype Typical estate cottage archetype 4.19Municipal dwelling – The immediate post-war period resulted in a Details and features number of dwellings built throughout the country to a similar style 4.20 The buildingswithin the parish, in the main, exhibit and materials palette. Little Bollington has examples of this a simple and clean design. There are some development in the village character area. Whilst they are often notable exceptions, including the Church and the considered to have little architectural merit, their arrangements former public house at the junction of Park Lane / and simple architectural detail fit well with the local vernacular. The Lymm Road. As noted properties usually are colourof the brick is not typical of the area and does mean that arranged to face the road, occupying the plot despite their scale, mass and detail being sensible, they do ‘stand parallel to the road rather than extending back out’ a little. However, this is a sensible interpretation of the local into the site. There are a number of exceptions to vernacular that can offer a useful benchmark for modern house this orientation rule and these often are in key types. locations within the street scene. 4.21 Mostpropertieshaveasimplefronttorearpitch providing a central ridge running parallel with the principle elevation. These are often very simple roofscapes without hips, but many have gables to reduce the overall scale of the building and use the roofspace. The gable ends are often fairly plain and without fenestration. This is almost certainly a reflection of the agricultural / rural characteristics of the parish as a whole. 4.22 The buildings almost always exhibit a sense of balance with symmetrical features often being commonplace as well as repeated stacked features in bays offering a strong rhythm to the design of the elevations. Where this is not the case, this is in most cases the result of a smaller cottage (often in render presumably to hide the various materials and stage of building) being Typical municipal dwelling archetype 27 extended over a period of time rather 4.25 Detailattheeavesisacommonfeature Material palette than being developed as a whole. with rainwater goods often working 4.26 Red brick remains the dominant building Buildings with varying roof heights or alongside a cornice detail or bargeboard material throughout the parish but pitches are very rare and in most cases to create a feature of the transition subtle variations in colour exist between are only found on larger properties (see between the facing wall and the roof buildings. There are a number of archetypes). pitch. It should be also noted that properties that exhibit what is locally gablets (where the facing wall runs 4.23 As forkey details, chimneys, as typical, known as the ‘Cheshire-brick’ with its directly into a window projecting up from are a feature in enhancing the balance of mottled and slightly irregular colouration the roof slope much as in a gable the buildings and in articulating the and finish. There are a numberof window) are quite common. Again this roofscape, with some quoins being used smaller, residential buildings that have a allows the roofspace to be used at corners. However, in the main, render finish. Almost exclusively these effectively whilst maintaining a 1.5 decoration is provided by window are small residential cottages, as larger storey character to the overall building. surrounds (cills and lintels) in either residences are predominantly in the brick, stone or in some cases a mixture orange-red brick. of both. Porches are rare, however, 4.27 Contrastingbrickisoftenusedfor porticos on larger buildings and pitched decorative effect on many buildings, but shelters on smaller properties, can be mainly shades of orange-red brick rather found. than blue or yellow engineering brick as 4.24 Someofthefarmcomplexesincludea is common elsewhere. This brings a series of brick string courses which also sense of unity to the elevations. For add an interesting detail. However, in example, many of the larger Victorian most cases, brickwork laid in either the buildings are built in the Tudor-revival English or Flemish style is a more style with brick, hanging tiles, half- common design feature of primary timbering and stone detailing in order to elevations with the simpler stretcher provide an eclectic elevation typical of bond used on rear and side elevations. the era. There are some traditional half- Shallow brick arches above windows and timbered buildings, but these are rare. doors are also very common.

28 4.28 Materialsoftenvarybetween 4.30 Stoneismostcommonlyfoundon 4.32 Modernfencing,suchashigherclose elevations, for instance render or boundary walls rather than building board fencing, is beginning to replace painted brick is often found as a feature exteriors with the exception of the the traditional boundaries outlined within main façades with simple brick Church,which is one of a handful of above, and appears incongruous. The side and rear elevations. As noted, stone built buildings. Where stone is school site is enclosed by a typical black elements of render (white or off-white in more commonly used, it is as a detailed and white painted curved top Cheshire colour), half-timbering and some limited element for window surrounds or railing but this style of boundary is used hanging tiles exist on the Victorian and decorative corner quoin, however it is less frequently elsewhere. Edwardian buildings. equally possible that this is delivered as 4.29 Almostwithout exception, slate is the a brick detail. common roofing material, although this 4.31 Boundarytreatmentsareabroadmixof is unlikely to have been the traditional brick and stone walls, hedges, railings material for some of the older buildings. and timber fencing. Given the rural However, some of the late 19th and early nature of the parish (see previous 20th century buildings have small clay sections) hedges are perhaps the most tiles, often with a deep red colourwhich common form of enclosure, sometimes adds to the overall interest but equally coupled with a low wall or fence. Walls sits comfortably with the colour palette are most common on larger buildings and of the remainder of the parish. within the farm type vernacular.

TRADITIONAL MATERIALS PALETTE Wall materials Roof materials

29 5. GUIDANCE FOR NEW DEVELOPMENT

Context for the guidance Preparing neighbourhood 5.5 Inallcases,chapters2–4ofthis document provide the necessary 5.1 Thefollowingchaptersummarisesthe plan policies evidence and guidance to support the findings of earlier chapters and seeks to 5.3 Whendraftingneighbourhoodplan design guidance below. provide guidance for how this should be policies it is advised that the group considered as part of new ensure that new development should developments. The guidance is focused seek to meet the following criteria, on four key elements, all specifically making reference to these within design mentioned within Cheshire East Local and access statements and other Plan Strategy (CELPS) SD2 (Sustainable supporting documentation where development principles). This allows the necessary. Schemes that do not Neighbourhood Plan to work with this address these design criteria should be guidance, presenting it sensibly as a refused or these matters addressed. policy (or policies) in line with guidance 5.4 Giventhatthisisbroadguidance,and contained within paragraph 125 of the every eventuality cannot be predicted, NPPF. there may be instances where it is 5.2 Itshouldbenoted,thatthisnecessarily impracticable or undesirable to deliver focuses on smaller forms of these design requirements. In these development as within the current policy cases, if drafting policies the group may context, larger scales of development wish to allow the opportunity for are unlikely to be acceptable in principle. applicants to demonstrate why they These smaller types of development have not complied with these through include: redevelopment of previously detailed justification. Without detailed developed sites, applications for justification for a departure from the agricultural and forestry, extensions, policies created then there is a alterations and limited infilling within the presumption of refusal on any schemes village. The guidance should be used that do not take on board the criteria with applications that are submitted to below. Cheshire East Council.

30 Landscape character guidance Views and setting guidance Scale, mass and siting guidance 5.6 Thefollowingdesignguidanceshouldbe 5.7 Thefollowingdesignguidanceshouldbe 5.8 Thefollowingdesignguidanceshouldbe used to ensure that the local landscape used to ensure that the setting of the used to ensure that new development character is preserved and enhanced. existing settlements and key views are reflects the pattern of development Any development proposal: safeguarded. Any development within the parish. Any development • Shouldnotbelocatedonsteepslopes proposal: proposal: or on high points within the landscape • Should work with localised landform, • Should not exceed 2 storeys in height and avoid the removal of mature trees avoiding building up (terracing) sites • Should reflect the traditional and hedgerows which would mean that buildings agricultural character of the area in • Shouldworkwith, and preserve, the would ‘sit up’ in the landscape terms of the scale and mass of existing field and plot pattern, and • Should maintain a series of glimpsed development, avoiding buildings of avoid the encroachment of residential views in to and out of, the settlement large mass gardens into the landscape areas, offering a clear visual • Shouldbesitedsoastopresentwide • Shouldbedesignedtoreflectthe connection with the landscape elevations to the road (as a principle local rural character in both materials • Should avoidviews from key public elevation) behind a front garden area and scale of development vantages or within key view corridors • Should ensure that the majority of the which are direct onto or face towards plot remains free from built form, complete single elevations or taller contributing to the ‘green’ setting and buildings, allowing for appropriate landscape and • Should include soft, planted boundary planting treatments and not include hard boundaries such as walls or close boarded fences

31 Parking and servicing Design detailing guidance Materials guidance 5.9The following design guidelines should be 5.10 The following design guidance should be 5.11 The following design guidance should be used to ensure that parking and servicing used to ensure that the details used in used to ensure that the materials used of all new development is considered new development reinforce the local in new development reinforce the local appropriately in development proposals character. Any development proposal: character. Any development proposal: and does not undermine the character of • Should have a simple roofscape, • Should have a simple materials the area. avoiding hipped and stepped roofs, palette which in most cases will be led Any development proposal: but making use of gables where this by red Cheshire brick, with simple • Should ensure that any new hard surfaces allows the use of the roofspace. Flat brick, stone and wooden detailing. are integrated into the landscape design roofs and mono pitches will be • Shouldonlyuserendersparinglyasa of the development and are of neutral discouraged. detail, unless on smaller cottages, and colours and permeable in nature • Should include chimneys and should be in a white, cream or off- • Should ensure that new development fenestration in a way that stresses white colour only. includes appropriate spaces for the verticality is sympathetic to the • Shouldberoofedineitherslateor storage and sorting of refuse so that bins, principal elevations and their store are not visually intrusive in deep red clay tile, or a visually similar the street scene or landscape. • Should only use simple detailing, often modern material, avoiding ridged • Should avoid the frontage to buildings and using brick, including details under the concrete tiles. plots being dominated by car parking or eaves, as part of window surrounds • Should have landscape designs that other hard standing to maintain the ‘green’ • Should include brick detailing either in prioritise the use of traditional and character the form of traditional bonds (English natural boundary treatments including • Should carefully integrate parking into or Flemish bonding) or through the native hedgerows and timber post and designs so that it does not dominate the inclusion of decorative string courses rail fencing street scene or frontage and provides • Should havewalls and ‘Cheshire’ sufficient off-street spaces in railing to form elements of landscape accordance with the Council adopted boundaries for larger building, with standards. close boarded timber fences avoided.

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