Pear Tree Lane, Euxton INTRODUCTION

01 Pear Tree Lane, Euxton INTRODUCTION

Introduction Approved development of 140 Gladman Developments Ltd has successfully invested in communities dwellings under construction (App Ref: 17/00356/REMMAJ) throughout the UK for over 30 years, developing high quality and sustainable residential, commercial and industrial schemes. A process of public consultation is being undertaken by Gladman Developments Ltd in order to present the emerging development proposal for land at Pear Tree Lane, Euxton, to the local community. We are proposing a new residential development of up to 180 homes, together with new green infrastructure including play and SuDS provision. The purpose of this consultation process is to outline the details of the draft scheme and seek comments from the local community which will be considered before the outline planning application is lodged with Chorley Council.

Site Description Approved development of 3 The site comprises approximately 7.34ha of pastoral land and is located dwellings under construction to the east of Euxton. School Lane, from which access into the site is (App Ref: 16/01184/FUL) proposed in two locations, runs adjacent to the western and northern site boundaries. Existing residential development off School Lane lies immediately adjacent to the site. Pear Tree Cottage also adjoins the site to the south. A residential development of 140 dwellings is currently Leyland under construction to the north of the site with a further development for 3 dwellings under construction to the south of the site. Whittle-le-Woods

M61 Housing Need Buckshaw Every Council is required by the Government to boost significantly Village M61 the supply of housing and to make planning decisions in the light of a presumption in favour of sustainable development. Chorley Council is required to provide enough housing land to meet its full future housing

needs. Approval of this development will help towards meeting the Euxton housing need within the local authority area.

Why is the site suitable for development? M6 The site is sustainably located with easy access to a wide range of existing Chorley community amenities and the local public transport network. It is a logical Eccleston housing site with existing development to the west, as well as to the south and north; including a development under construction off Euxton Lane Site Boundary Existing Primary Roads of 140 dwellings. The site can be safely accessed via School Lane and Settlement Woodland already enjoys pedestrian links to Euxton Lane and the surrounding area. Development currently Public Footpaths/ Watercourses Motorways under Construction Bridleways The Application Development Proposals Gladman Developments Ltd intends to submit an outline planning • A residential development to include up to 180 new homes of varying application with all matters reserved save for access, to Chorley Council in sizes, types and tenures including 30% affordable housing; the Summer of 2019. This would establish the principle of development. • Green Infrastructure, including: new publicly accessible greenspace, a locally equipped area for play, recreational paths, retained vegetation, tree and shrub planting and Sustainable Drainage (SuDS) features. 02 Pear Tree Lane, Euxton HISTORIC CONTEXT

Historic Maps The earliest cartographic source to show the general area is the 1577 Saxton’s Map, although this only identifies Euxton’s location (formerly ‘Extonburgh’). The first to identify the site itself is the 1847 Tithe Map, which shows the site and the immediate context to School Lane and Pear Tree Lane to be open fields, with scattered building clusters along Pear Tree Lane, School Lane and (what is now) Old School Lane. The site and surrounding land is shown as fields with typically well treed field boundaries from 1893 until the present day, with the pattern of enclosure having remained unchanged since the 1847 Tithe Map, with the exception of two boundaries having been removed by 1893-94.

In closest proximity to the site Euxton appears to have developed rapidily from the mid 19th century through to the present day with expanding residential development to the west of the site. The distribution of built form to the north east and south east of the site has remained predominately the same from early maps and includes Pear Tree Farm, Pear Tree Cottage and Houghton House.

Ordnance Survey 1928

Euxton Tithe Map 1847 Ordnance Survey 1893 Ordnance Survey 1910

Ordnance Survey 1960 Ordnance Survey 1973 Ordnance Survey 2012 03 Pear Tree Lane, Euxton EXISTING CHARACTER

Landscape Character The site comprises pastoral land and adjoins the existing settlement edge of Euxton.

The site lies within the National Character Area (NCA) 35

‘Lancashire Valleys’, published by Natural England. This NCA 32 - LANCASHIRE AND AMOUNDERNESS NCA 35 - LANCASHIRE VALLEYS area is characterised as broadly consisting of the wide PLAIN vale of the rivers Ribble and Calder between Pendle Hill and the Southern Pennines.

The ‘Landscape Strategy for Lancashire’ identifies a series of Landscape Character Types (LCTs) within the County, which are divided into composite Landscape Character Areas (LCAs). The assessment locates the site within the LCT5 ‘Undulating Lowland Farmland’ and landscape character type (LCA) 5K ‘Cuerden-Euxton’.

The key characteristics of LCT5 include: • Topography: “between the major valleys and moorland fringes... this lowland landscape is traversed by deeply incised, wooded cloughs and gorges” A Landscape Strategy for Lancashire (2000) • Landscape pattern: “many mixed farm woodlands, copses Site Boundary and hedgerow trees, creating an impression of a well Landscape Character Areas & Landscape Character Types wooded landscape from ground level. ... enclosure dates National Character Areas (NCA) Undulating Lowland Farmland LCA5: LCT5K - Cuerden-Euxton from the medieval period and creates a landscape of small Natural England Industrial Foothills and Valleys LCA6: fields which are mostly hedged.” LCT6D - Adlington-Coppul NCA boundary • Settlement pattern: “[A] well settled landscape type ... The Coastal Plain LCA15: 15C - Croston-Mawdesley area also has many country houses.. there is a high density of farms and scattered cottages outside the clustered settlements, linked by a network of minor roads.” • Views and Visibility: “a small scale intimate landscape of scattered farms linked by winding roads with irregular fields and patches of woodland and stream edges” The description of LCA5K states: “The rural character of this landscape is largely obscured by built development which has taken place since the late 1970s. Motorways and motorway junctions dominate the northern sector ... Pockets of farmland and vernacular buildings survive as a reminder of earlier land use and settlement pattern”

Settlement Character Common vernacular features within Euxton include the use of red brick with grey tiled roofs. Red sandstone can also be seen as a common building material in traditional buildings, with fenestration often white in finish and with stone lintels. Stone walls as well as hedges typically define the boundary between public and private spaces.

Above: Examples of built form and materials used within the surrounding area. The proposals will seek to reflect the existing built character so as to create an appropriate and sympathetic development in keeping with the character of the site and its context. 04 Pear Tree Lane, Euxton VISUAL CONTEXT

Site and Setting Approved development of 140 dwellings under construction The site and its immediate context are not covered by designations such as a National (App Ref: 17/00356/REMMAJ) Park or Area of Outstanding Natural Beauty (AONB). The green belt lies directly to the east of the site, east of Pear Tree Lane. A residential development of 140 dwellings, currently under construction, is located off Euxton Lane to the north of the site. The site itself forms part of a tract of ‘safeguarded land for future development needs’ as 2 identified in the Chorley Local Plan.

1 The site comprises five field compartments, all of which are currently grazed and typically bound by well-established tall hedgerows with trees. The site is flanked to 3 the west by existing residential development. To the north the site boundary meets the tree-lined School Lane and a cluster of buildings around Houghton House, and to the east the boundary is defined by Pear Tree Lane. The southern boundary is formed by a well-established hedgerow and woodland leading to Rushton’s Brook. Approved development for 3 The site’s landform slopes south west towards the Brook while in the wider landscape dwellings under construction the landform is gently undulating, falling broadly from east to west. (App Ref: 16/01184/FUL)

The visual envelope of the site is well contained by mature field boundary hedgerows and trees and by the existing settlement primarily to the west and north. Aerial photograph with site boundary and viewpoint locations

Pear Tree Lane Site Trees and hedgerows Properties along within the site School Lane

1 PHOTO VIEWPOINT 1: View from Pear Tree Lane along the eastern boundary of the site, looking west to properties along School Lane

Northern most field Properties backing onto the School Lane Orchard Close within the site site located off School Lane

2 PHOTO VIEWPOINT 2: View from School Lane along the northern boundary of the site

School Lane Property off School Lane backing Houghton House Site Property off School Lane onto the site

3 PHOTO VIEWPOINT 3: View from School Lane at the proposed western site access, looking northeast across the site 05 Pear Tree Lane, Euxton FACILITIES

What are the local facilities? The site is sustainably located with easy access to local facilities, public transport links and the local footpath network. The proposed residential development would be ideally located for access to nearby shops, schools and sports facilities. The local bus routes would provide access to Chorley and Preston via a number of regular services. Euxton Balshaw Lane and Buckshaw Parkway train stations are located within 1km of the site.

1.5km

1km

500m

Site Boundary Railway Religious Centre Local Centre / Shops

Public Rights of Way Railway Stations Sporting Facilities Superstore Bus Routes

Distance from assumed centre of site Schools Hospital/Medical Facilities Bus Stops 06 Pear Tree Lane, Euxton CONSTRAINTS & OPPORTUNITIES

The assessment of the site and its surroundings has identified a number of features which should be protected, retained and enhanced wherever possible as part of the development proposals for the site. These considerations provide the opportunities and constraints for development and have been used to inform the preparation of the Framework Plan.

Euxton Lane Cherry Fields 1 Existing settlement

2 Listed building Consideration of intervisibility between 3 the site and existing properties 4 Key frontages

5 Existing pond

Approved development 6 Chapel Brook Valley Park of 140 dwellings under construction (App Ref;17/00356/REMMAJ) 7 Existing trees and hedgerows

8 Existing field access 11 9 Existing road with restricted width

PRoW; 9-14-FP19 (extent of dashed line between arrows) 10 Proposed vehicular site access

11 Public right of way

9 10 2 12 Electricity transmission line (crossing the site) School Lane 13 Landform Contours (AOD) 3 7 Orchard Close 14 Green Belt

1 15 BNE3 Safeguarded Land

16 Potential SuDS location Sycamore Avenue 3 PRoW; 9-14-FP21 4 11 School Lane 7

8 PRoW; 9-14-FP18 11 Oak Avenue 3

14 10

8 5 Pear Tree Lane 12 12

Old School Lane The Cherries

School Lane 7 1 3 15

Rushton’s Approved development Brook of 3 dwellings under construction (App Ref;16/01184/FUL)

11 07 Pear Tree Lane, Euxton THE FRAMEWORK

The Framework Plan addresses the identified constraints and opportunities. Areas of green infrastructure wrap around the proposed development area creating a landscape buffer that will both respect and reinforce existing retained trees and vegetation and provide a softer green edge to new built form. The green infrastructure of the site will accommodate new tree and shrub planting, an equipped children’s play area, green corridors, a balancing pond (SuDS) and pedestrian routes linking into the existing public footpath network.

Euxton Lane Cherry Fields Site Boundary 7.34ha

Chorley Local Plan 2012-2026 Policy BNE3.9 Safeguarded Land

Proposed Residential 5.09Ha 180 dwellings @ 35dph

Proposed Site Access Approved development (Located off School Lane) of 140 dwellings under construction (App Ref;17/00356/REMMAJ) Proposed Vehicular Access

Public Right of Way

PRoW; 9-14-FP19

Footpath link to PRoW 9-14-FP19 Footpath link to School Lane

Footpath link to Footpath link to PRoW School Lane School Lane - North of School Lane - (9-14-FP19)

Proposed Informal Public Open Space Orchard Close

Proposed min.10m Woodland Buffer Planting to Chapel Brook West Valley Park Potential footpath link to Pear Tree Lane Sycamore Avenue Proposed Structural Landscaping / Hedgerow PRoW; 9-14-FP21 Planting

School Lane Proposed Locally Equipped Area for Play 0.04Ha

Existing hedgerows and trees to be retained PRoW; 9-14-FP18 (including retained tree line to School Lane) Oak Avenue

Proposed Attenuation Basin (To engineers specification)

Pear Tree Lane Existing pond to be retained

Indicative location for proposed sub station

Old School Lane The Cherries

School Lane

Rushton’s Approved development Brook of 3 dwellings under construction (App Ref;16/01184/FUL) 08 Pear Tree Lane, Euxton THANK YOU

Have Your Say

Thank you for taking the time to view this information. Your comments and suggestions will be taken into account when formulating the final planning application submission. All comments and feedback will be provided to the Local Planning Authority as part of the planning application.

Comments can be sent via the website:

www.your-views.co.uk/euxton

Or you can respond by email: [email protected] (using “Euxton” as the subject line)

Or by post:

Your Views Euxton

Gladman Developments Ltd. Gladman House Alexandria Way Congleton CW12 1LB

Gladman consider all correspondence received and our response to the issues raised will be set out in a Statement of Community Involvement (SCI).

As part of the planning application, Gladman will submit a complete copy of all correspondence received (including any details such as your name, address and email where you have provided them) to the Local Planning Authority. This ensures all your comments are available to the Council during their consideration of the application and shows who we have consulted. As the SCI forms part of the formal application documents, the Council may publish it online, subject to their own Data Protection policies. Should the application be the subject of an appeal, the same information will be forwarded to the Planning Inspectorate.

If further consultation is carried out as part of the planning process, Gladman may use your details to make you aware of this and to ask for your views, but will not use this information for any other purpose.