Broomedge Nurseries, Burford Lane, Broomedge

Beck Developments Ltd

BROOMEDGE NURSERIES, BURFORD LANE, BROOMEDGE

Proposed regeneration of the former Broomedge Nurseries including clearance of all existing buildings and structures, erection of 8 detached dwellings and the creation of wildflower meadow

DESIGN AND ACCESS STATEMENT

December 2014

PREFACE Project Management Little & Co Development Services Ltd, This Design and Access Statement has been prepared by Woolerton Dodwell Associates on behalf of Croft Cottage, Back Lane, Rimington, Lancashire, BB7 4EL

Beck Developments Ltd. It supports a full planning application for planning permission to regenerate Project Development Team: the site of the former Broomedge Nurseries for 8 detached dwellings and for the return of the residu- Planning al, non-residential part of the site to wildflower meadow following demolition and clearance of all JWPC, Planning Consultants buildings, structures and hardstandings currently on the site. 1B Waterview, White Cross, Lancaster LA1 4XS

The site is located on Burford Lane, in Broomedge village near Lymm, within Cheshire’s Green Belt. Masterplanning and Architectural Design Green Square Architecture The Tap, 2Kingsway, Altrincham, Cheshire WA14 1PJ

Landscape Design, Village Character Assessment, Landscape & Visual Amenity Assessment Woolerton Dodwell Associates (Landscape Architects & Environmental Planning Consultants) Mawson House, 4 Fenton Street, Lancaster, LA1 1TE

Highways and Transportation Assessment DTPC (Northwest) LLP The Studio, 3 Philips Road, Weir, Bacup, Lancashire, OL13 8RH

Geotechnical Assessment Geotechnical & Environmental Associates Limited (GEA) Unit 1, Church Farm, Gotham Road, Kingston on Soar, Nottinghamshire NG11 0DE

Drainage and Flood Risk Assessment Weetwood Services Ltd Suite 1 Park House, Broncoed Business Park, Wrexham Road, Mold, CH7 1HP

Ecological Assessment Cameron S Crook & Associates, Ecological Consultancy 8 Woodstock Close, Lostock Hall, Preston, Lancashire PR5 5YY

Arboricutural Assessment Iain Tavendale, High Bank Farm, Stoney Bank Road, Earby, Barnoldswick BB18 6LD

Affordable Housing Delivery Proposals Bridgehouse Property Consultants Limited Unit 3, Elgar Business Centre, Moseley Road, Hallow, WR2 6NJ 2

INTRODUCTION

A design and access (DAS) statement is defined on the Government’s Planning Portal as The proposal has three main elements:

 The demolition and clearance of all buildings, structures and hardstandings currently on site; ‘a short report accompanying and supporting a planning application. They provide a framework for applicants to explain how a proposed development is a suitable response to the site and its setting,  The provision of a small development of 8 detached dwellings for sustainable family living. The and demonstrate that it can be adequately accessed by prospective users.’ housing development will be well integrated with and complement the pattern, form and scale of existing residential development in Broomedge; and The document is prepared in accordance with the requirements of Article 4 of SI 2013/1238 (The  The restoration of previously developed land in the residual, non-residential part of the site to Town and Country Planning (Development Management Procedure) (England) (Amendment) Order open wildflower meadow bounded by field hedgerows. These features will add to existing 2013) that came into force on 25th June 2013. It incorporates an Illustrative Development Layout for landscape resources of grazing land, hedgerows and trees that characterises the setting to the the Application Site (Drawing 765.301). village The Application proposal aims to sensitively regenerate the former Broomedge Nurseries site where semi-derelict and redundant glasshouses, brick buildings and hardstandings together with caravan storage uses detract from the character of Broomedge village and its wider Green Belt setting.

The Application Proposal for the former Broomedge Nurseries site has evolved through an iterative The number and arrangement of buildings and structures on the Nurseries site - including glass- process of assessment, involvement, evaluation and design, having regard to best practice and houses, packing sheds, boiler houses and chimney, storage and display areas and hardstandings - has guidance. This Design and Access Statement (DAS) is intended to set out the main steps in the process varied over the years, expanding and contracting in response to commercial requirements and trading between the initial assessments of existing or ‘baseline’ conditions, the technical appraisal of conditions. The OS map extract included below shows the extent of buildings and structures on the constraints (and opportunities) to development and the ‘best scenario’ design response to them. Nurseries site in 1968.

Ordnance Survey maps confirm that the Broomedge Nurseries had been established by 1936/37 for Broomedge Nurseries ceased trading in 2002, and since then the remaining redundant buildings and the purpose of growing plants, principally flowers, in glasshouses erected on the site. The Nurseries structures have deteriorated to their present semi-derelict condition and now represent ‘eyesores’ in extend to approximately 2.167 hectares overall and were developed on former farmland bounded by the appearance of Broomedge village. The current use of part of the site for caravan & boat storage is field hedgerows with a single access created into the nursery on the east side of Burford Lane. The not appropriate to a residential village location within Cheshire’s Green Belt. northern part of the Nurseries site includes a field of grazing land that has not been the subject of development

The regeneration proposal has been developed by the project team through an iterative design process that has responded to the existing character of the site and surrounding area, to the character of the Broomedge settlement, to the location and amenity of nearby residents and to a variety of environmental, highways and land use considerations, including its location within Cheshire’s Green Belt.

ASSESSMENT

The starting point for this proposal to regenerate the redundant Broomedge Nurseries site was to Six local character areas have been identified in Broomedge village. Three of these are located along establish the existing character of the Nurseries site and of its setting within Broomedge village. Burford Lane, including Burford Lane: South, the most densely developed part of Broomedge village and wholly residential, Burford Lane: North where a ribbon of residential properties line the east side This was approached via of Burford Lane only, and Burford Lane: Central which has a leafy, mixed character that combines residential properties and extensive semi-derelict or redundant commercial plant nurseries/garden i) Various technical studies and appraisals that provide baseline information concerning the centres including the Broomedge Nurseries site. Nurseries site and its features; and

ii) Assessment the existing form and character of Broomedge village in which the Nurseries The three Burford Lane local character areas exhibit a number of common ‘townscape’ characteristics site is located including:

 Mainly detached or semi-detached two storey houses that face onto Burford Lane i) Technical studies and appraisals  Relatively consistent setback (c.12m) of properties from Burford Lane;

A range of technical studies and appraisals were undertaken in the spring and summer of 2014. They  Front gardens enclosed by hedges or low walls, with frequent garden trees and shrubs; include a topographic survey, land quality/ geotechnical assessment, drainage and flood risk  Roadside footpath along Burford Lane, with grass verges in places; assessment, highways and transportation assessment, an extended Phase I Habitat survey, an  Eclectic range of building styles; houses are built mainly in red brick under slate roofs. Most arboricultural assessment and an assessment of local landscape and visual character. These technical have main roof ridgelines running parallel with Burford Lane, north to south; gables are studies and appraisals form part of the documents submitted in support of the planning application . common features.

ii) The existing form and character of Broomedge village

Broomedge village has evolved over a period of at least two hundred years, as described in the submitted Broomedge Village Character and Heritage Assessment.

Broomedge is typical of the local pattern of small settlements, having formed initially around a crossroads of the A56 and Burford Lane /High Legh Road and then expanded via ribbon development, in particular along Burford Lane which runs northward from the A56 crossroads. Like many settlements the buildings of Broomedge exhibit considerable variety in age and style; this represents part of its appeal.

The Broomedge Village Character and Heritage Assessment provides further details.

EVALUATION

The technical studies and appraisals undertaken established that a number of features within the site  All of the plants and habitats on site are relatively common and widespread in Cheshire and GB. contribute positively to local character and ecological value including: The trees on site are mostly non-native species and do not represent semi-natural woodland. The hedges on site were all found to be species-poor and semi-defunct and are neither  A small number of mature trees, mainly established on the western site boundary that are not Important Hedgerows nor do they qualify as BAP habitats. The mown grass within the site is the subject of TPO; species-poor improved or semi-improved grass of very limited ecological value. An area of

 Field hedgerows mainly established on the eastern site boundary, adjacent to agricultural land rough grass has more species diversity but is also of limited value. There is very little evidence of mammals on the site other than rabbits and also bats, a protected species. However none of Conversely some features within the site have a negative effect on local character and appearance the mature trees nor the existing Nurseries buildings and structures showed any suitability for including: bat roosting and were not used by bats. The hedgerows around the site boundaries are used by bats for feeding and commuting but only to a limited extent. The site provides only low diversity  the range of semi-derelict buildings, structures (including glasshouses) hardstandings and spoil habitat for breeding birds. heaps within the site;

 The Environment Agency’s Flood Map for Planning (Rivers and Sea) indicates that the site is  tall evergreen hedges that subdivide the site. These are predominantly cypress hedging located in Flood Zone 1, defined as an area of land assessed to have a less than 1 in 1,000 (Chamaecyparis x leylandii) which is an alien species that reinforces suburban character annual probability of flooding from fluvial and tidal sources. No watercourses or other water bodies are located within the site and the flood risk to the site from all sources is low, based Other findings include the following: upon an assessment of fluvial sources, groundwater, surface water and artificial water bodies.  The ‘footprint’ or area covered by existing redundant buildings and structures including glass-

houses that remain on the Nurseries site has been calculated at 3744m2, plus a further 2760m2  The site has a sustainable location. There are footpath links from the site south into the village of hardstandings. The volume enclosed by buildings and structures is 12,946m3. The tallest centre where a local convenience store, pub/restaurant and Post Office are located at around remaining building or structure is approximately 6m high; 450m distance which lies around the acceptable walk distance for local services. The location has no traffic flow capacity issues and there are no local safety issues recorded which would  Site investigations show that the proposed houses and garages could be supported by shallow affect the location of the site access, although current sight line requirements along Burford spread foundations and that significant remedial measures to address any soil contamination Lane limit the section of site frontage where an access road can be provided. Consequently the issues arising from Nurseries use or subsequent storage uses are unlikely to be required; existing access cannot be retained for use by the housing development.

 There are a number of mature trees of moderate quality but mainly low quality established within the site, principally on the western site boundary. After many years without management their condition was improved by recommended arboricultural works carried out in August/September 2014. At the same time the previously overgrown boundary hedgerow was The findings of the technical studies and appraisals were used to guide the preparation of a also cut back to provide the Nurseries site access road with a safe level of visibility at its junction preliminary proposal that was used to inform a request for pre-application advice submitted to with Burford Lane. Warrington Borough Council in June 2014.

Bearing in mind that the former Nurseries lies within Cheshire’s Green Belt, the preliminary proposal was developed in the context of a series of broad design principles that are intended to ensure that the development proposal reflects, respects and enhances local character. The preliminary proposal – Design 1 – is discussed in more detail in under ‘Layout’ within the section ‘Design and Access’.

Design Principle Feature of Proposal Design Principle Feature of Proposal

Respect the amenity of neigh- Provide adequate buffer between neighbouring properties and Remove features within the Clearance of semi-derelict glasshouses and ancillary build- bouring residential properties the proposed housing to prevent or minimise any loss of res- nursery site that detract from/ ings/structures and spoil from within the nursery site, are harmful to local character (No. 46, No. 54 and No. 56 Bur- idential amenity within Cheshire’s Green Belt Removal of non-native hedging (mainly Chamaecyparis x leylandii ford Lane ) ) which has a suburban character that is unwelcome in country- side locations;

Retain and improve/restore Retention wherever possible of the mature trees and of na- features within the nursery site tive/field hedgerows established along site boundaries; that make a positive contribu- Management works (incl. tree surgery, pruning, hedge laying, tion to local character within Respect the established pattern Proposal will restore developed or abandoned nursery land infill planting etc) to improve or restore the condition of trees Cheshire’s Green Belt of local land use (characterised by low intensity and low value uses) to grazing and hedges where needed. land in productive agricultural use, enclosed with hedgerows into fields that are compatible in shape and scale with the existing Respect the established pattern Proposed housing to be focussed at the southern end of the site, field pattern. of local settlement towards the ‘centre’ of the Broomedge settlement. Field enclosure will be achieved via new hedgerows with trees New properties proposed along the Burford Lane frontage will that are characteristic of the area and will add to landscape and maintain the familiar ‘ribbon’ form of development that is long nature conservation resources. established on the eastern side of Burford Lane. Existing hedgerows will be restored as needed for long-term Properties should face the road, with the building line set back functionality. from the road by the same distance as neighbouring properties. The frontage properties will provide visual and physical linkage Enhance local landscape char- Local character will be enhanced through additions to local land- between the main Broomedge ribbon of development to the acter and nature conservation scape resources – new planting of trees and boundary hedges in south (which currently ends at No. 46) and the pair of properties value within Cheshire’s Green particular – within proposed properties and restored grazing to the north (Nos. 54 and 56). Belt land. Properties proposed to the rear to be laid out to reflect the domi- nant alignment of field enclosure on the eastern boundary (as do properties on Chapel Walk) Proposed building height will be broadly similar to that of adjacent properties on Burford Lane (No. 46 & Nos. 54 and 56).

INVOLVEMENT

 a Land Quality survey including a review of potential contaminants is provided as part of the The development proposals respond directly to the site features and to the character of its context, submission as advised; set within Broomedge village in Cheshire’s Green Belt.  officer advice that ‘the provision of a central roundabout feature, with the internal highway The proposals also respond to consultation with officers of Warrington Borough Council and with then extending southwards to plot 9 is unlikely to be acceptable for highway adoption purposes’ Lymm Parish Council, as well as consultation with the site’s immediate neighbours and a public was heeded and the feature removed from the proposals. consultation event that was held in Broomedge on Saturday November 1st 2014. In addition, pre-application advice was sought on highways matters from Warrington Highway De- Beck Developments Ltd have pro-actively engaged with Warrington BC officers during the pre- partment (A Burrows). The site access was defined following scoping discussions with Warrington application stage in order to explain the history of the Broomedge Nurseries site, the current Highway Department regarding the location and type of junction and took into account sight lines and dilapidated state of its buildings and structures that adversely affects local character, and the the effect on trees, speeds, location along the frontage and type of access needed to provide an ele- proposal that seeks to deal with the entire site, with residential properties proposed only on the ment of calming along the route. southern half of the land area, with the remainder being restored to open agricultural land. Additionally the draft layouts were subject to a Stage 1 Road Safety Audit which refined the type of Recognition of the site’s location within the Green Belt and the existing character of Broomedge junction layout and the need to provide advance warning signs and gateways. The sight line require- village and the wider area has been a key consideration that also influenced the scale and character ment limited the section of frontage where an access can be provided. Design refinement then fo- of the draft proposals including improvements to the landscape character and ecological value of the cused on the trees to reduce the impact wherever possible. Gateway features would be added to the overall Nurseries site. scheme for the benefit of the new and existing road users.

Beck Developments Ltd have responded to the pre-application advice received from officers of War- rington Borough Council, ensuring that

 a comparison between the height, floorspace and volume of existing and proposed buildings is clearly expressed in the submission, as requested;

 the proposal to set aside parts of the site as meadow land – which was ‘welcomed‘ by the Council – is retained ;

 the avoidance of frontage parking along Burford Lane – a ‘desirable element of the scheme’ – is retained;

 a Tree survey and a Phase 1 habitat survey are provided as part of the submission, as advised;

DESIGN AND ACCESS

This section describes and illustrates the ‘best scenario’ design response to the technical constraints Amount identified to the local character of Broomedge, and to issues raised by consultees, and how it evolved The overall application site area measures 2.03 hectares and within it, the housing site extends to iteratively through a series of intermediate design layouts – Designs -1 3 – to the final proposals that 1.06 hectares, with the residual 0.97 hectares to be restored to grazing land. are the subject of the planning application.

The amount of units proposed is 8 dwellings. The resultant density is 7.55 dwellings per hectare Use overall in gross terms. This density is compatible with the density of existing dwellings in this rural The proposal to regenerate the redundant Broomedge Nurseries site is for a small housing village location, within Cheshire’s Green Belt. development of 8 detached houses together with agricultural grazing land uses. Housing as proposed is compatible with the location of the site within Broomedge village, immediately adjacent to existing The application site has been previously developed as the Broomedge Nurseries and contains a detached residential properties. number of redundant buildings and structures including large glasshouses and areas of hardstanding that remain from a previously larger operational set-up. It is relevant to provide a comparison Restoration of residual parts of the Nurseries site to species-rich grazing land, enclosed by hedgerows between existing Nurseries development and the houses that are proposed. Table 1 below sets out is compatible with adjacent fields of grazing land that form part of the wider agricultural landscape. their respective floorspace, volumes and heights.

Drawing 765.301E ‘Application Site—Illustrative Landscape Proposals ‘ (extract below) presents the TABLE 1 Existing Nurseries Proposed Housing site (buildings/glasshouses) (houses & garages) proposals for the overall site Area of Floorspace 3,744 m2 1964 m2 (ground floor only) or ‘Footprint’ (m2) 3,140m2 incl. first floor accommodation

Volume (m3) 12,946m3 10,195m3

Area of Hardstanding 2,760 m2 incl. hardstandings 2,606 m2 incl. road, drives, paths, patios (m2) and roads

Height to eaves / n/a / 5.3 m (glasshouse 1) 4.35 /7.831 m (Plots 1-4) ridge( m) n/a / 6.0 m (building group) 4.35 /7.939 m (Plots 5-8)

In summary the proposed houses and garages would cover less floorspace and enclose less volume than the buildings and structures that remain on the Broomedge Nurseries site.

The proposed houses would be taller than the redundant buildings and structures with in the Nurse- ries by approximately 2 to 2.5 metres. However they would be very similar in height to adjacent residential properties; the topographic survey prepared for the site indicates that No. 54 Burford Lane is c.7.69 m high to ridge. 10

Scale

The housing proposed is a small development of 8 detached houses, consisting of four houses arranged along the Burford Lane frontage of the site with four further houses located behind, to the east. Each house will sit on an individual plot.

The proposed houses have been designed by Green Square Architecture. Submitted drawings (reference 6023 P 003-022) provide further details including plans and elevations of the proposed houses.

The four ‘frontage’ properties that will face onto Burford Lane (Plots 1, 2, 3 and 4) will sit between Nos. 46 and 54 Burford Lane. They are to be one and a half storeys high as part of the first floor accommodation will sit within the roof space. Each dwelling will be 13m in length (max) and 15.25m in width (max) with a footprint (total floorspace) of 163m2, and have an eaves height 4.35m and ridge height of 7.831m.. Each property will have a detached double garage 6.2m in length (max) and 6.2m in width (max) with a footprint of 38.44m2, eaves height of 2.245m and ridge height of 4.7m, to be The ’Area of Floorspace’ of the Existing Nurseries (buildings and glasshouse) referred to in Table 1 is accessed via the new access road from the rear of the properties. illustrated above in the extract from Drawing 765.100 Survey: Existing Landscape: The Broomedge Nurseries Site, while Drawing 765.200 Analysis 1: Existing Landscape & Extent of Previous Develop- The four further houses (Plots 5, 6,7 and 8) are slightly larger properties with attached garages to be ment (extract below) provides a comparison between existing and previous (1968) development located in the eastern part of the housing site. They are also to be one and a half storeys high with an eaves height of 4.35m and ridge height of 7.939m. Each dwelling will be 21.450m in length (max) and 13.950m in width (max) with ‘footprints’ - including the attached garages - of 244m2.

The scale of the proposed houses and their compatibility with neighbouring properties located along Layout Burford Lane s illustrated in the artist’s impressions and ‘street scene’ drawings below. The proposal to regenerate the Broomedge Nurseries site has been developed by the project team through an iterative design process. Using the design principles set out above, the information gained from the various technical studies and appraisals and with an appreciation of the existing form and character of Broomedge village, the following criteria guided the approach to the initial design of the housing development:

 Housing to be located in the southern part of the site, closest to the heart of Broomedge village and to adjacent existing properties ;

 One access only to be provided off Burford Lane, no individual drives from the dwellings fronting Burford Lane in order to prevent ‘frontage’ parking View of Plots 3 and 4 adjacent to the site entrance, with No. 54 Burford Lane seen to the left in the view  The proposed housing should not exceed the volume and footprint of the existing buildings/ structures on site;

 The building line of the existing street scene on Burford Lane (ie setback from the lane) should be maintained, with houses facing directly onto Burford Lane;

 The ridge height of the proposed dwellings should be consistent with the existing street scene;

 The better quality trees should be avoided if possible when designing the site access roads and path positions;

 Land outside of the housing site to be restored for agricultural use View of Plots 1 and 2 with No. 46 Burford Lane seen to the right in the view

Note: In the interests of clarity, proposed tree planting has been omitted from the artist’s impressions and ‘street scene’ drawings 12

DESIGN 1

The main design features were ;

 New site access point positioned approx. 15m north of the existing Nurseries site access which is to be stopped off and restored;

 Layout includes 4 large dwellings fronting Burford Lane (with vehicular access gained from the rear) and 5 large houses to the rear, 9 in total;

 All 9 dwellings to be accessed from a new access road to be created off Burford Lane

 Field access provided for the retained land

Review of Design 1 by the project team and client resulted in requests for amendments as follows:

 by the transport consultant -for the re- design of the new access road junction with Burford Lane through the addition of a mini roundabout.

 by the land owner - who confirmed that a field access from the housing site into the new fields of meadow grass was not DESIGN 1 APRIL 2014 - Drawing reference 6023 P 001 Green Square Architecture 13

DESIGN 2 Revision of Design 1 led to the production of an amended Planning Sketch MAY 2014, - Design 2 – Design 1 was amended as follows;

 Mini roundabout added to Burford Lane at its junction with the new access road;

 Re orientation of the dwelling on plot 4 to have its main elevation facing south and fronting onto the roundabout;

 Field access removed as it was not needed;

 Repositioning of the dwelling on Plot 5 further to the west in response to the removal of the field access

 A roundabout design feature was introduced into the access way within the site

Review of Design 2 by the project team and client raised several issues as follows;

 The housing scheme would sit better with 8 plots not 9 in order to avoid appearing to be over-developed;

 Residents of No 54 Burford Lane expressed concern at the close proximity of plot 4 to their property and the potential for loss of residential amenity;

 The massing of the dwelling on Plot 9 was considered to be too close to the rear of No 46 Burford Lane, leading to loss of residential amenity;

 Plot 4’s amended orientation was rejected as incompatible with the characteristic siting of properties nearby which face directly onto Burford Lane

 Warrington Borough Council advised (14.07.2014) that the roundabout design feature proposed within the new access road was unlikely to be acceptable for highway DESIGN 2 MAY 2014 Green Square Architecture adoption purposes. 14

DESIGN 3

Revision of Design 2 led to the production of an amended planning sketch and the production of drawing 6023 P 001B AUGUST 2014 - Design 3 - the main design amendments were as follows;

 Reduction in the scheme to 8 dwellings

 Creation of more space between Plot 4 and No 54 Burford Lane through the southward migration of Plots 1-4 and a reduction in the size of the dwellings proposed on plots 1-4;

 Removal of the roundabout design feature within the new access road

 Re-siting of the dwelling on plot 9/8 away from the rear boundary of No 46 Burford Lane to avoid/minimise loss of residential amenity

 Reversion of the orientation of the dwelling on Plot 4 so that its main elevation faces directly on- to Burford Lane

Review of Design 3 by the project team and client:

Following discussions within the design team it was agrees that in principle Design 3 would form the basis of the application, subject to a number of refinements made when drawing the final layout which is presented overleaf as Design 4.

DESIGN 3 AUGUST 2014 - reference 6023 P 018 Green Square Architecture 15

DESIGN 4

Refinement of Design 3 led to the production of the final layout that is presented on drawing 6023 P 024 November 2014 .- Design 4.

The main design amendments were as follows;

 Plot 2 was ‘handed’ and the double garages to plots 1-4 become detached not attached, and the garage to plot 4 is moved to the rear. These amendments help to create equal or regular gaps in the massing of the four dwellings proposed along Burford Lane

 The garage for plot 7 was moved from the front of the dwelling to the side, in order to improve the street scene to the rear of the site

 The junction arrangement of the new access road with Burford Lane was amended from a mini roundabout to a priority junction.

Design 4 illustrates the residential element of the Application proposal DESIGN 4 NOVEMBER 2014 - reference 6023 P 024 Green Square Architecture 16

DESIGN 4 with illustrative landscape proposals (Drawing 765.300 Proposals: Housing Layout – Illustrative Landscape Proposals ) 17

Landscaping and Open Space In order to best reflect the shape and scale of the local field enclosure pattern, the new hedges will be planted to create two rectilinear fields that together will enclose the newly- restored land and the ad- Within the housing site, private open space will be created within gardens located to the front, rear jacent field to the north in combination. New specimen trees will be planted within existing and pro- and sides of each property. The aim here is to define these spaces with a strong landscape framework posed field hedges, and as additions to existing tree groups, in order to reinforce the presence of that retains existing mature trees and hedges/shrubs of appropriate quality wherever possible and these features in the landscape. Trees proposed for use include oak and hornbeam. which will provide an attractive setting for the new homes, helping them to blend in with surrounding residential properties on Burford Lane. Drawing 765.301 Proposals: Application Site – Illustrative Landscape Proposals illustrates the land-

The landscape proposals reflect the simple palette of features that already characterise Broomedge scape proposals for the whole Application Site (ie housing + meadow land . village, in particular the use of hedges on property boundaries, set behind open grass verges that sep- arate the hedges from footpaths and roadways. New specimen tree planting will further enhance the appearance of private garden and roadside spaces and provide nature conservation benefits. The new tree and hedge planting will mitigate losses of a single tree and of existing gappy hedgerow that would be removed from the western site boundary, mainly to comply with sight-line requirements at the proposed junction. The selection of species and material sizes of amenity trees and hedges will be agreed with the Council.

Drawing 765.300 Proposals: Housing Layout – Illustrative Landscape Proposals indicates the proposals for the housing area on the Nurseries site.

The non-residential part of the application site is to be restored to grazing land enclosed into fields by field hedgerows with hedgerow trees. Although parts of the existing Nurseries site are already grass, this grass is species-poor and of low ecological value; in contrast, the restored land will be characterised by species-rich wildflower meadow of nature conservation value following use of a wildflower seed mix such as seed mix RE2 Lowland Meadow.

New field hedges are proposed to enclose the newly- restored land, to be planted using a proposed mix that includes hawthorn, blackthorn, hazel, elder, holly, native privet, field maple, guelder rose and purging buckthorn, details be agreed with the Council.

Wildflower Meadow 18

Drawing 765.301 Proposals: Application Site – Illustrative Landscape Proposals 19

Appearance

The design of the proposed houses has a traditional character that will complement the existing street scene on Burford Lane. This consists of a variety of architectural styles with period dwellings, 1930’s properties and more modern development of bungalows and houses dating from the late 1970’s. Most of the properties along Burford Lane are detached and have 2 storey massing. Materials are generally a mix of red facing brick and smooth render. Most roofscapes are of a traditional form with the ridge line of the main roof running parallel with Burford Lane, north to south and many properties have either a single or two storey gable running at 90 degrees with Burford Lane with a mixture of finishes including slate, clay and concrete to them.

The design of the proposed houses draws on the design cues of existing dwellings on Burford Lane and focuses on the two gables to the front elevations. The roof form above these gables run from front to back which allows the rear elevation to benefit from the same gable design and helps to reduce the ridge height of the proposed houses. The houses will be roofed in natural grey slate and finished in either red facing brick or smooth white render and sit on a smooth buff stone plinth.

All 8 dwellings will have black UPVC windows with smooth ashlar buff stone surrounds to match the plinth. These windows will have a more contemporary feel, as they have a non standard casement design that provides a more modern twist to the traditional form of the design. This stone will also be used on the chimney detail, bay detail and the archway over the entrance door. The paintwork to the eaves and soffits will be painted black and it is proposed that the front door and garage doors will also be black.

More broadly proposed houses will improve the appearance of the street scene within Broomedge; the extract from Drawing 765.302 below shows the proposals within the village context of Broomedge.

CONCLUSION

Access

The scheme accords with local and national policy to site development adjacent to good transport It is concluded that the regeneration proposals will improve the degraded and semi-derelict character linkages and other attractions to minimise trips and share trip movements. These are described in the of the former Broomedge Nurseries site, within Cheshire’s Green Belt and will enhance its beneficial submitted Transport Statement. use.

The site has a sustainable location and the layout accords with good practice to accommodate car and The design of the proposed small development of 8 new detached houses on the southern half of the non -car users. former Broomedge Nurseries site provides a ‘best scenario’ response to the technical constraints identified and would be compatible with the scale, character and quality of other individual properties Traffic flows have been assessed for up to date levels and this confirms that the location has no along Burford Lane and more widely within Broomedge village. capacity issues based on a robust view of the flows. No capacity issues are expected to arise with the adjacent junctions to the site. The proposal to restore semi-derelict land in the northern half the site to hedged fields of wildflower meadow will make a positive contribution to local landscape and ecological character and value and The provision of one access only from Burford Lane into the proposed housing site, with no individual to the openness of Cheshire’s Green Belt. drives to be provided from the ‘frontage’ dwellings on to Burford Lane (in order to prevent ‘frontage’ parking) are key elements in the design of the housing scheme.

The new site access was defined following consideration of options for the location and type of junction layout to be provided and took into account the 40mph speed restriction on Burford Lane, Warrington Highway Department requirements for visibility splays (sight lines) at the junction together with the need to provide an element of calming along the route.

The sight line requirements limited the section of frontage where an access can be provided. Subsequent design refinement focused on reducing the impact of the new junction and its sight lines on existing trees wherever possible.

The existing site access into the Broomedge site is to be stopped up and restored as part of the proposals. There are no local safety issues recorded which would affect the location of the site access. However on a precautionary basis advance warning signs of the junction and gateways features are to be provided on Burford Lane for the benefit of the new and existing road users. The scheme would have little or no impact on the local highways network.

The houses have been designed to provide ease of movement within the dwellings ,responding to the standards for disabled access that are set out in Part M of current Buildings Regulations. 21