Dinting Road, Glossop Proposed Residential Development Design & Access Statement

March 2017

Revision B- 25.04.17

This statement accompanies and supports a development proposal at the site located off Dinting Road to the west of Glossop town centre to provide up to 65 No. new residential properties (Use Class C3) including 19 no affordable units.

Forming part of a Reserved Matters planning application submitted on behalf of our Clients, Laurus Homes/Lane End Develpment Construction Ltd. this statement has been prepared with regard to the DCLG Circular 01/2006, and sets out the scope of proposed works with appropriate illustrations intended to provide description, explanation and justification for this Development site application.

Project Team

Joint Applicants

Applicant 1: Laurus Homes Applicant 2: Lane End Developments Const.’n Ltd. Address: 126–150 Washway Road Address: Unit 3 Station Court Sale Stockport Road Manchester Thelwall M33 6AG Warrington WA4 2GW

Contact: Mr Paul Westhead Contact: Rob Stratton Phone: 0161 968 0300 Phone: 01925 907 920

Location map showing the proposed development site relative to Glossop town centre.

Planning Agent: Caulmert Ltd Address 8 St Georges Court Altrincham Business Court Cheshire WA14 5UA

Contact: Clive Cunio Phone: 0161 928 6886

Architect: Bowker Sadler Architecture Address: Hatherlow House Hatherlow Romiley Cheshire SK6 3DY

Contact: Alison Duxbury Phone: 0161 406 7333

The application site was granted outline planning permission on 27/05/2016 ref HPK/2015/0412, with all matters reserved except for access.

This document has been prepared in line with but not exclusive to the following Local and National Planning Policies and Guidance.

PLANNING STATEMENT

Please refer to separate Planning Statement completed by Caulmert Ltd. which forms part of this application for more detail information regarding the Planning History and Relevant Planning Policy for the site.

National Planning Policy Framework (NPPF) Paragraph 17 Core Planning Principles. Section 4 Promoting Sustainable Transport Section 6 Delivering a wide choice of high quality homes. Section 7 Requiring good design. Section 8 Promoting healthy communities Section 11 Conserving and enhancing the natural environment. Aerial view of the development site located East of Glossop town centre Section 12 Conserving and enhancing the historic Environment . Local Development Plan

The following polices of the Submitted High Peak Local Plan 2016 are considered relevant to the proposed development: Supplementary Planning Guidance

S1 Sustainable development principles Residential Design S1a Presumption in favour of sustainable development Landscape Character S2 Settlement Hierarchy Sustainable Development S3 Strategic Housing Development Planning Obligations S5 Glossopdale Sub-Area Strategy EQ1 Climate Change EQ5 Biodiversity EQ6 Design and Place Making EQ8 Green Infrastructure EQ9 Trees, woodlands and hedgerows EQ10 Pollution Control and Unstable Land EQ11 Flood Risk Management H1 Location of Housing Development H2 Housing Allocations H3 New Housing Development H4 Affordable Housing Indicative site layout which formed part of the Outline Planning Approval. CF3 Local Infrastructure Provision CF4 Open space, Sports and Recreation Facilities CF6 Accessibility and Transport CF7 Planning Obligations and Community Infrastructure Levy

The 2.1 ha (5.2 acre) site is jointly owned by Mr N Dignan and Mrs J Wood and is characterised as rough grassland.

Proposed Residential Use

The proposal is to seek reserved matters approval for 65 no. dwellings following on from the Outline Planning Permission, HPK/2015/0412 The reserved matters are appearance, landscaping, layout and scale. The scheme proposes a broad range and mix of types and sizes ranging from 1 bed apartments to detached 5 bed properties. The new homes will comprise of the following mix of tenures:

• 46 Open Market homes for sale (71%) • 15 homes for Affordable Rent (23%) and • 4 Shared Ownership homes (6%)

The proposed development comprises of a mix of property types and tenure in line with the Outline Approval and based on Market Research carried out by the applicant working closely with local Estate Agents. The location of this development with its A view looking South, across the valley, from the existing pedestrian access on Dinting Road. ease of access to public transport and close proximity to a variety of community facilities as an extension of a well established residential area, renders the site ideally suited for such residential use.

A view looking East along Dinting Road.

Railway Line

A view looking West toward the site boundary taken from Birchside Avenue. Site boundary

The following supporting information, in addition to the Outline Approval reports, forms part of this Planning Application :-

1. Phase 1 Preliminary Risk Assessment and Phase 2 Ground Investigation Survey and Report by WSP / Parsons Brinkerhoff.

2. Flood Risk Assessment & Drainage Strategy Report by WSP / Parsons Brinkerhoff. The drainage strategy (developed with Cundall Engineers) includes a surface water attenuation pond and pumping station located on the South East (lowest) corner of the site. A view of the eastern site boundary taken from Birchside Avenue 3. Bat activity & Badger Survey Report by Urban Green. No badger sets were found. There was some evidence that the mature hedgerow provided foraging for commuting pipistrelle bats. All recommendations will be taken on board as part of the development.

4. Tree Survey & Constraints Plan by Urban Green. All recommendations will be taken on board as part of the development.

5. Landscape Design by Urban Green. Proposals are in line with the Outline Planning Approval Visual Impact Assessment and are based on retaining key hedgerows and mature trees, with new planting following the contours of the site and structured landscaping to enhance street scenes.

6. Transport & Highways assessment and design by Croft ransport Solutions and Cundall Engineers. A view from the public right of way leading from Dinting Road 7. Archaeological Evaluation Report by Salford Archaeology. Includes a methodology proposal for 15No trenches and associated assessments.

8. Utilities Report by The Power Alliance

9. Noise Survey and report by WSP / Parsons Brinkerhoff. All recommendations will be taken on board as part of the development.

10. Sustainability Statement by Element Sustainability The proposed development provide a quality development that accords with the relevant guidance provided within the High Peak Borough Council's adopted planning policies and Sustainability Checklist. A view from the south west of the site looking east towards Birchside Avenue

A view of southern boundary looking West along railway line

The application site is situated approximately 0.5mile north west of Glossop town centre. Glossop is a market town in the Borough of High Peak in Derbyshire, approximately 15 miles east of Manchester and 24 miles east of Sheffield. It is connected by rail to Hadfield, Manchester and Sheffield.

The boundary of the site is formed to the north by Dinting Road which is lined with a hedge made up predominantly of hawthorn and young ash trees. To the east it is bounded by residential properties on Birchside Avenue, to the west by two residential properties which front onto Lower Dinting and to the south by the railway line connecting Glossop to Dinting and beyond. There is an existing public right of way Glossop FP No 59 which runs from Dinting Lane to the north west of the site and then across the centre of the site to the eastern boundary and to the south of properties to Ten Foot Close. A footpath link from Ten Foot Close then joins the right of way adjacent to the school playing field before it crosses under the railway line and links to Surrey Street and the town centre beyond.

Sustainable location

View looking East along the Southern boundary. There are a mix of land uses immediately adjacent to and surrounding the site:

Residential The site is located on the western edge of an existing residential area comprising a mix of 1970’s two storey family housing.

Constraints and Opportunities Diagram Employment There are a mix of employment uses located to the south of the site including industrial uses and further south retail employment at Wren’s Nest Retail Park

Transport The site is in a good location to access public transport, the main bus routes are situated on Dinting Road approximately 200m to the east and 250m to the west with frequent services to Glossop, Hadfield and Stockport. Dinting railway station is located 0.4mile/8min walk away to the west, providing access to local, regional and national rail services.

Community uses There are education (all levels), healthcare, retail, leisure and public open space facilities within easy walking distance of the proposed development site. St. Luke’s Primary School and St Philip Howard Catholic School are within easy (17mins) walking distance. Glossopdale Community College is located 0.5mile/9min walk away to the east. Towards Manchester In terms of public open space Howard Park, a Victorian Grade II Listed Historic Park and Towards Garden, and Manor Park are located all within walking distance of the site. Glossop Cricket Club is Glossop located 0.5 mile/9mins to the east, adjacent to the Primary School.

Site Constraints

Current Use Existing Constraints Development boundary The greenfield site is currently vacant, comprising of rough pasture land, and is generally rectangular in shape. Existing trees

Railway track Access The development site is currently inaccessible by vehicles. A new single point of access is proposed, Views from the site in line with the outline approval, off Dinting Road. Existing hedgerow

Existing site contours Pedestrian access, which currently runs from the North West corner, off Dinting Road, down to the Existing footpath South East corner of the site. This links further East, across the open land, to the railway underpass which leads to Glossop town centre.

The site slopes steeply down from the southern side of Dinting Road, from approximately 176 AOD in the north west corner to 159 AOD adjacent to the railway line in the south eastern corner at an angle of approximately 10º . The railway line carries passenger traffic and is largely at grade as it passes the site except at the western end where it enters a cutting. The site does not fall within a conservation area, nor are there any buildings of note or designation.

© BOWKER SADLER PARTNERSHIP LIMITED BOWKER SADLER ARCHITECTURE Articulating Ideas Boundary conditions Tree Preservation Orders • Northern boundary Bounded by dense hedgerows on Dinting Road which will be retained within a 5m deep zone. There are no tree preservation orders on site although it is proposed to retain some of the • Eastern boundary The gables of residential properties Birchside Avenue boundary trees. • Southern boundary Approx 65% of the boundary fronts onto the railway line. The rest bounds onto arable grass land to the West. There are a few trees on this boundary. Please refer to Tree Report as carried out by Urban Green (extract drawing below). • Western boundary Some trees and hedges that bound onto the grounds associated with Fingles Cottage.

Tree Constraints Plan (by Urban Green). Cut & Fill Assessment diagram (By Cundall Engineers)

Consultations

Pre-planning application consultation meeting was been carried out with the Planning officers Jane Colley and Mark Ollerenshaw at High Peak Borough Council (HPBC) on the 10th January 2017 with further feedback provided from the combined LA Design Review Panel which discussed the proposals at their meeting on the 18th January 2017.

A summary of comments made and the respective actions taken are listed as follows:

Site access - due to extreme site level changes it is not technically practical to have properties frontiong the site access looing North. Therefore the entrance to the site is about a “Sense of Place” created by the views across the valley, looking over the properties that site 1-2 storeys below, to the South.

Site layout – a large proportion of detached units are required in response to the needs of the housing market and in order to compensate for the abnormal construction due to the extreme changes in level across the site. However the layout has been amended to include more semi detached and terraced units in Character Area 6 and units on the Southern boundary have been paired/mirrored in order to appear as pairs of semi detached properties.

The footprint of the majority of the new dwellings responds directly from the requirement for a minimum of 2 car parking spaces whilst allowing each property a defensible landscaped area to the frontage and private rear gardens. The orientation of the houses and plans are designed to encourage active frontages, natural surveillance of the public realm and to minimise the visual impact of motor vehicles.

Car parking provision, level thresholds and functional garden areas to rear (private amenity space) are in line with LA policy and best practice. Visual benefit of views, creating tiers of detached 3 storey houses follow the existing site contours with undulating roof forms offering far reaching views between properties to the hills beyond have been accommodated with the development.

Proposed materials - are consistent and in keeping with the area, i.e. brick and stone. Strong eaves line, strong gables, simple dual pitched roofs. The design makes contextual reference to the proportions and detail of the surrounding buildings in both massing and material application. Care has been taken not to overwhelm the character of Birchside Avenue by the massing or the nature of the proposals which also seek to compliment adjacent properties. The palette of materials has been kept simple and low key; the houses are primarily proposed in reconstituted stone reflecting the local character with highlight areas of facing brickwork. Strong, predominantly vertical window patterns dominate the facades.

Highways –Croft (Highways and Transport Engineer) have tracked the layout to ensure all highways, including the proposed shared surface area, are to adoptable standards in line with LA requirements.

Focal points - views at the end of each street are terminated by key focal points eg a strong gable to Plots 16, 20, 21 signals a key junction within the site. View looking North towards Plot 7 is terminated by a strong frotanged 5bed house with 2nd floor roof terrace. Plots 39 & 40 have a strong gable as a termination of the view looking East from Character Area 5 to 6.

Affordable housing – located predominantly within Character Area 6, for ease of housing management, albeit with a blind tenure strategy there will be no discernible difference to the Sales properties.

Privacy distances - LA guidelines taken on board in order to accommodate changes in level between properties.

Presentation boards (A1 originals) as displayed at the consultation event.

A pre-application public consultation event was held at the nearby St Luke’s Church of England Primary School on late afternoon of Wednesday 23rd November 2016. The event was well attended with 40 attendees signing in with several design team members (DTM) at hand to answer questions and explain:-

• Progress made since the Outline Planning Approval stage

• The design proposals as represented on the presentation boards that were on display (examples shown opposite).

Key points that were raised by the public, at the event, included (DTM response summarised in blue):-

1. Objection over potential onward connection to Birchside Avenue. (DTM response - Pedestrian and visual connection only).

2. Safety concerns over access to Dinting Road (too narrow) (DTM response – Croft Highways Consultants proposed new junction onto Dinting Road will fully comply with Highways Department design, specification and safety requirements and will therefore be adopted upon completion).

3. Concern over drainage from fields above Dinting Road where blocked field drains are already a problem, and flood risk of building on clay. (DTM response – full site drainage surveys have been carried out and the project engineers Cundall have consulted with the necessary authorities in order to design a compliant drainage strategy, which includes a detention pond and pumping station, to ensure there is no risk of flooding once the development is complete.

4. Concerns over number of school places (DTM response – There is a recognized need for new family housing in the Glossop area, as set out in Local Planning Policies, which takes on board the complementary requirement of providing sufficient school places).

Presentation boards (A1 originals) as displayed at the consultation event.

Social characteristics

The proposed residential development, located adjacent to a sustainable neighbourhood, would make a positive contribution to the community; would enhance the immediate environment; would permit full accessibility; would provide an appropriate addition to the existing housing stock; and through appropriate layout, would offer natural surveillance, enhanced personal safety, security of the property and reduce opportunities for crime.

Economic Characteristics

The proposed development of 65 no. new homes would have a positive effect on the economics of the neighbourhood. The delivery of a range of house types will be provided on site to respond to THE housing market need within the area. The proposed development creates an appropriate use that would make a valid contribution to local trade and promoting greater use of local amenity facilities.

Environmental

The site layout has been developed in order that the existing pedestrian route, that runs diagonally across the site, is retained albeit repositioned in order to accommodate the proposed highway access off Dinting Road and connect the proposed green spaces.

The proposed development will act as an extension to the existing residential community providing a safe, secure and domestic feel through out. Overall the scheme will significantly improve and enhance the overall environment by:

• Providing much needed housing • Maximising natural surveillance of the repositioned pedestrian footpath • Providing structured landscape planting, including around the proposed detention pond and street trees (located within private curtilage). • Retaining key existing trees

Summary

There is an excellent opportunity to make best use of this unused greenfield site, in a sustainable location. Introducing further residential accommodation, on the edge of an existing residential area is necessary to reinforce a strong sense of character and community whilst improving passive security in the area by populating what is currently an empty site.

The proposals for residential use are in keeping with, and contributing towards, the sustainable viability of the area in line with the aspirations of High Peak Planning Policies which identifies a need for housing within sustainable and accessible locations.

It is proposed that the new residential development will respect the scale, mass and storey height of those buildings

adjacent to the site, off Dinting Road and Birchside Avenue, including:-

1. 2 & 3 storey, dual pitched roof, properties

2. Buildings aligned, on stepped terraces, set out along the contours of the site.

3. Predominantly closely linked detached units with a proportion of semi detached and short terraces of 2bed houses and “cottage style” apartments in Character Area 6 towards the Eastern end of the development.

In addressing the overall proposals the following have been considered in line with local policies and best practice design principles:

• Take account of site characteristics and context; • Acknowledge limitations of site; • Minimise impact on the environment; • Provide good accessibility; • Provide security, privacy and passive surveillance; • Provide appropriate scale; • Incorporate sustainable features; • Incorporate appropriate landscaping; and • Provide a site specific design solution.

The key design concepts that have been developed from the Outline Planning Approval stage into the

full planning application design include:-

• Create a development that has a strong “sense of place”, responds to its location, aspect and views out and to the site.

• Create “Character Areas” that relate to specific locations within the development in order to further enhance the “sense of place.”

• Creating a strong identity that respects the context within which it sits.

• Create strong, clearly defined, active street frontages that are well over-looked with well defined boundary treatments

• Create utilising traditional residential building forms, with dual pitched roofs, robust, secure family homes nd modest contemporary details giving a strong identity.

• A simple and robust palette of external materials with stone (cast) being the dominant material with red brick feature areas.

KEY CHARACTER AREAS DIAGRAM

“Sense of Place” Views East towards the town centre

“Sense of Place” Views out across the valley “Sense of Place” Views out across the C Sense of Place” valley upon entering “ the development. Views out across the valley

SITE SECTION

The requirement to offer a variety of family housing units, results in the provision of;

• 6no. x 5 bedroom detached two and three storey properties with garages (Type A & G) • 18no. x 4 bedroom detached three storey properties with garages (Type F) • 25no. x 3 bedroom detached & semi-detached, three storey properties (Type C, D & E) • 10no. x 2 bedroom semi-detached and terraced properties (Type B) • 6no. x 1 and 2 bedroom apartments.

Key building design features

• Predominantly traditional domestic building forms and roof scape • Modest contemporary detailing where appropriate • Utilise the level changes to afford far reaching, southerly views across the valley (upper floor living accommodation and roof terraces of a useable size). Terraces of detached and semi detached, split level houses, follow the existing site contours offering far reaching views from within and between properties to the hills beyond.

Public realm The design challenge has been to find a viable, civil engineered solution, that works with the existing topography, in order to achieve a practical retaining structure strategy which in turn maximises the views across the valley to the Peak District beyond.

In order to optimise the development potential of the available land, the proposed new road opens up access into the depth of the site in the form of two cul-de-sacs and a landscaped courtyard (Character Area 6).

The road layout and public realm has been set out to:-

1. Work with the existing topography 2. Maximise the efficiency of the site layout 3. Provide a traffic calmed environment. 4. Include a central area of public open space 5. Create a strong visual & pedestrianised link to Birchside Avenue to the East (Character Area 3) and the education land to the South East (Character Area 4) enhancing the connectivity and “sense of place” for the development. 6. Maintain appropriate privacy distances between proposed and existing dwellings in line with High Peak Council policy 7. Provide defensible space to the fronts of properties and a high standard of private amenity space to the rear/side of the properties. 8. High quality shared surface linking Character Areas 5 & 6 9. Create attractive street scenes that are naturally surveyed by providing active street frontages, set within high quality hard and soft landscaping with a mix of in-curtilage (front & side of properties) and small areas of grouped parking (Character Area 6).

Initial concept elevations highlighting the landscaped backdrop to the site

Site layout and orientation

Although there are a mix of housing styles locally, all are domestic residential in scale with dual pitched roofs. The proposed development will tie in with this context as well as addressing the following key design principles;-

Roof terrace Rear garden • Robust boundary treatments in line with Secured by Deign principles. • Natural surveillance of both private and public realm maximised, including overlooking car parking areas (most within curtilage of the dwellings). • Defensible, landscaped space to the fronts of each property • High quality & robust hard and soft landscaping including tree screening for gardens of individual plots • Far reaching views south, across the valley are possible from strategic vantage points eg. Site entrance and Character Areas 1, 2, 4 & 6) 4Bed/6Person House type F Illustrates the storey height change in level between the front and rear gardens. Scale & Mass

The street scenes present a mix of single, two and three storey frontages in response to the extreme level changes across the site which will appear as an extension of the predominantly two storey residential neighbours on Birchside Avenue.

Roof scape – Predominantly dual pitched, slim edged tiled, roofs are proposed with a small proportion of mono pitched roofs and flat roof terraces proposed where appropriate.

Proposed materials

The design makes contextual reference to the proportions and detail of the surrounding buildings in both massing and material application.

External walls Primarily reconstituted stone with feature elements of facing brickwork. Recon-stone cills, heads and surrounds are proposed where appropriate

Window frames Dark grey in colour Ral 7016 (or eq) with approximately 70mm reveal within the stone/brick façade.

Roof finish Dark grey slim edged tiles with dark grey uPVC eaves details

5Bed/10Person House type G Floor Plans and Elevations for Plots 13-16.

3Bed/5Person House type C Floor Plans and Elevations. Character Area 5 – Typical House type C

Plots 1-12 Street elevation

Inclusive Access

This site is in a sustainable location with access to public transport (buses and train) within walking distance SECURED BY DESIGN on Dinting Road. The proposed development is designed to meet Secured by Design standards. Key aspects of the Secure by Design strategy that have been applied include the following:- Key access criteria that has been designed in include: Security through Appropriate Use • Despite the considerable level changes across the site appropriate level thresholds to each property entrance has been achieved (to Approved Document Part M requirements) through The proposed range of house types will result in varying degrees of occupation throughout the day to ensure working with the topography and careful setting out of the site levels. natural surveillance within the site will be maximised with active building frontages that have a mix of habitable • All highways designed to adoptable standards including gradients. rooms overlooking both the public and private realm. Where appropriate ground floor corner windows maximise the • Accessible car parking provision; level of natural surveillance. The boundaries to the site are well defined with appropriate boundary treatments and • Safe, convenient and accessible building approaches; will be in line with the requirements of the Secured by Design Architectural Liaison Officer. • Hard landscaping that allows inclusive use by all users; Boundary treatment • Easily accessible windows, switches and power sockets; and Within the development - private defensible space to the street frontages with retaining structural walls as required. • Good sized internal circulation space, bedrooms, living rooms, bathrooms and kitchens. Rear Gardens – Secure boundary, close boarded, timber fences with trellis tops 1800 or 2100mm high total (to Secured by Design requirements) to have translucent, water-based, preservative finish. Between the front and Vehicular Access rear gardens will be 2.1m high, robust and lockable side gates Vehicular access is via a new simple priority junction onto Dinting Road as designed by Croft Transport Lighting Solutions. This comprises of a 6.1m carriageway with 6m radii. A 2m footway either side of the carriageway for the first part of the new road with the Northern pavement continuing whereas the southern verge has soft Well positioned, good quality external lighting will be provided to create a safe environment after dark. Space planting with a stone faced wall behind it. lighting to be designed and installed to illuminate all external doors with lighting controlled by photoelectric cell. Utilities The following visibility splays are available for a vehicle emerging from the site; Externally accessed utility cupboards are located on the side or front of each unit. Other incoming services will • Visibility to the left - 2.4m x 60 located to suit internal layout requirements • Visibility to the right 2.4m x 50m

Pedestrian site access 2.0m wide footpaths are provided across the development except in Character Areas 5 & 6 which is a shared surface proposal. These footways and shared surfaces provide safe movement across the site and to the local bus stop and train station on Dinting Road. A footpath/cycleway to Birchside Avenue will be incorporated to improve permeability for pedestrians and cyclists and to provide a route through to St. Luke’s C of E Primary School on Spire Hollins.

The existing public right of way (Footpath no 59) which connects Dinting Road to the South East corner of the site is to be maintained albeit realigned to suit the development site layout. Part of this path is routed past the detention pond and pumping station on the southern boundary. There will therefore be a network of safe and well lit pedestrian routes to ensure that safe accessibility is maximised.

Private Amenity Space Private, rear garden amenity space is provided to all homes with direct pedestrian access from a secure gated passage along the sides of each property. The amenity spaces incorporate a grassed garden area with hard surfaced terrace

Car Parking

• 150% car parking provision is achieved through courtyard parking for the apartments.

• 200% car parking provision is achieved for the 2 and 3 bedroom houses through tandem in-curtilage and court yard parking.

• 300% car parking to the larger 4 and 5 bedroom units has been achieved by the inclusion of a 3 x 6 metre integral garage and two in curtilage parking spaces.

Cycle storage In accordance with guidance in the High Peak Local Plan, individual properties have sufficient private amenity Site Layout – Roof plan space to locate a secure cycle storage shed or utilise the garage where provided.

Landscaping strategy

The proposed landscape scheme compliments and enhances the setting, the boundary conditions and • Clear definition between public and private space the security of the development. • Complimenting the retained vegetation on site Public realm key features Building frontages • Landscaping aligned with the contours and streets to enhance the visual impact within and from beyond the site. A defensible landscaped space to the front of each property maintains a degree of privacy from passers-by. Where space allows this includes a strip of low planting along the front edge, • Hard and soft landscaping that enhances the Character Areas and reinforces the sense of softening the boundary condition and providing visual amenity from within the houses. Hard place landscaping is incorporated between this and the building to afford access to the rear garden area and adjacent parking space. • Robust, high quality materials and planting

© BOWKER SADLER PARTNERSHIP LIMITED BOWKER SADLER ARCHITECTURE Articulating Ideas “Sense of Place” “Sense of Place” Landscaped courtyard Landscaped courtyard with views south with views south across the valley. across the valley.

“Sense of Place” “Sense of Place” Views out across the Views out across the valley upon entering valley upon entering the development. the development.

Part Plan - Soft Landscaping Details (by Urban Green) Part plan - Hard Landscaping Details (by Urban Green)

In compliance with Government directives the design has encompassed sustainable design principles where This document sets out how the proposed development responds to the site location, its constraints, opportunities and the local possible and within budget constraints. Key ecological drivers include: housing needs.

• A sustainable location encourages sustainable lifestyles with close proximity to local facilities, The following key items highlight the depth to which the development has been considered:- areas of employment and key public transport links to nearby Glossop and regional services beyond.. This is enhanced further with the provision of good quality amenity space to • The flexibility, range and type of family units gives choice to prospective residents encourage outdoor activities and good pedestrian links to encourage less dependence on the • A sustainable location adjacent to good public transport links, to local education facilities, to retail and recreational car. facilities and to local areas of employment • Fabric First performance – High levels of building fabric insulation help conserve fuel and • The relationships between the existing and proposed properties have been respected in terms of building minimise power usage. line, scale, massing and privacy distances • Efficient space heating and hot water • The risk of crime has been mitigated by carefully considering the security issues and responding in a passive • Water management utilising dual flush WC’s and spray taps to minimize water usage. manner where practical. • The site layout respects and responds to the constraints of the site and seeks to provide built environment Waste management which promotes a sense of place and community.

Storage for wheeled bins in accordance with HPBC recycling strategy has been made for each family dwelling to accommodate 1 No. 240l wheeled bin for waste, 2 No. bins for household recycling. Bin storage In conclusion, the proposed development proposals will be a positive addition to the housing offer in Glossop and will be of a areas have been located within the boundary of each property, positioned within 10m of an external door to high quality design that and will sit respectively within the unique environment within which it is situated. make it convenient for any householder to present the bins and box to the kerbside on collection day without excessive travel distances. A swept path analysis has been undertaken as part of the Transport Statement by Croft Transport Solutions to demonstrate that the internal site layout can accommodate a large 3 axle refuse vehicle entering the site and exiting in a forward gear. This document also meets the requirements for Design and Access Statements as referred to in Circular 1/2006 and the CABE.