Appendix 3 Gib Lane Masterplan Report on Consultation ... · 1.1 This Report details the findings...

Appendix 3

Gib Lane Masterplan

Report on Consultation Responses to Draft Masterplan

2

Contents

Introduction 3

Background 4

Consultation Process 5

Comments Received 6

Appendix 1 – Consultation Letter

Appendix 2 – Properties Consulted on the Draft Masterplan

Appendix 3 – Notice included in the Lancashire Evening Telegraph

3

1. INTRODUCTION

1.1 This Report details the findings of the consultation on the draft masterplan for the land to

the west of Gib Lane, Blackburn. The draft masterplan aims to shape the future

development of this site and facilitate the delivery of a high quality development.

1.2 The draft masterplan has been the subject of a six week period of public consultation from

Monday 11th August to Monday 22nd September 2014. This consultation provided

members of the public and other relevant stakeholders with the opportunity to comment on

the draft masterplan, thus allowing them to shape the proposals for the site by highlighting

areas of concern and by making suggestions for how the proposals could be enhanced.

1.3 This report provides details on the consultation that has been carried out on the draft

masterplan. It sets out the background to the production of the masterplan and outlines

how the draft masterplan has been consulted upon. The report also provides a summary of

the main issues raised during the consultation process and how these issues have been

addressed in the final masterplan.

4

2. BACKGROUND

2.1 The Council is in process of producing a Local Plan for Blackburn with Darwen. The Local Plan

will comprise of a series of documents which will collectively provide a policy framework for

development in the Borough. The overarching document in the Local Plan is the Core

Strategy which was adopted in January 2011. The Core Strategy sets out the Council’s vision

and overall spatial strategy for the development and growth of the borough to 2026.

2.2 The second part of the Local Plan is the Site Allocations and Development Management

Policies plan (known as the Local Plan Part 2). This Plan seeks to support the implementation

of the Core Strategy by identifying strategic land allocations that are essential for delivering

the Council's objectives; and by setting out Development Management policies which will be

used to assess planning applications.

2.3 In order to help meet the Borough’s Objectively Assessed Need for housing, the Local Plan

Part 2 identifies a series of sites for residential development. One such site is the land to the

west of Gib Lane which is located on the south-western edge of the Blackburn built-up area

and is bordered to the north, north west and north east by existing residential development

that forms part of Feniscowles. The site is considered to have the potential to form a

distinctive and high quality housing development that respects the surrounding landscape

and becomes a natural extension to Blackburn’s built up area and the Local Plan estimates

that 440 houses could be developed on the site by 2026 and that more units could be

delivered after this date.

2.4 Given the scale of the site, it is considered that a masterplan is required to help ensure that

any development which takes place forms an integrated and cohesive extension to

Blackburn. It will also help ensure that any development on the site incorporates

appropriate infrastructure, achieves high standards of design, retains important features and

assets, and is sensitive to its location. A masterplan will also give the Council more control

over issues identified by residents during consultation on the Local Plan.

2.5 The Council has therefore been working with the owners of the land to develop a draft

masterplan for the site. This masterplan has been informed by a series of detailed technical

studies which have been completed by the landowner and the Council to provide a robust

evidence base for the plan. These include surveys and reports to examine specific features of

the site and to assess the potential impacts of development in this location, including a

topographical survey, Landscape & Visual Assessment, Phase 1 Habitat Survey, Drainage and

Flood Risk Assessment and a Transport Assessment.

2.6 Once the masterplan is adopted it will be used to assess development proposals that come

forward on the site.

5

3. CONSULTATION PROCESS

3.1 The consultation on the draft Gib Lane masterplan took place between Monday 11th August

and Monday 22nd September 2014.

3.2 Approximately 1,500 letters were sent to residential properties and businesses to notify them

of this consultation and to advise them of where they could view the draft masterplan. A copy

of this consultation letter is provided in Appendix 1 and a map which identifies the properties

that this letter was sent to is provided in Appendix 2.

3.3 A dedicated page on the Council’s website (http://www.blackburn.gov.uk/Pages/Gib-Lane-

masterplan-consultation.aspx) was also created to advertise the consultation period and a

notice was placed in the Lancashire Evening Telegraph on the 11th August 2014. A copy of this

notice is included in Appendix 3.

3.4 During the six-week consultation period, the draft masterplan and background documents,

including the evidence base studies which informed the preparation of the draft plans, were

made available to view on the Council’s website. Exhibition material on the draft masterplan

was also available for inspection at Livesey Library, Cherry Tree Lane, Blackburn, for the

duration of the consultation period.

3.5 Two community engagement events took place during the consultation period. These events

were held on the 13th August at the Livesey Community Hall and on the 4th September 2014 at

the Livesey Children’s Centre. Both of these events were drop-in sessions that provided

members of the public with the opportunity to speak to Council officers about the masterplan

and took place in the late afternoon/evening to enable as many people as possible to attend.

http://www.blackburn.gov.uk/Pages/Gib-Lane-masterplan-consultation.aspx

http://www.blackburn.gov.uk/Pages/Gib-Lane-masterplan-consultation.aspx

6

4. COMMENTS RECEIVED

4.1 A total of 45 responses were received to during the consultation period.

4.2 Although comments were invited on any aspect of the masterplan, a series of consultation

questions were posed to help generate responses to the consultation. These questions were:

What are your views on the proposed overall layout and character of development

proposed in the Masterplan?

Do you agree with the main issues that we have considered in developing the draft

Masterplan? Are there others that should be taken into account?

Does the proposed management of water courses and water flow adequately address

concerns about drainage in the local area?

Does the development provide sufficient green space and opportunities for informal

recreation?

Do you support the proposed access points?

Do you have a view on the proposed location of the school?

4.3 A summary of the comments received, together with the Council’s response to them is

provided in the table below:

7

Respondent Summary of Comment Made

Council Response

Mr Barnes The overall layout of this development will totally change the character of the Livesey/Feniscowles area forever. It seems that the size of land open to development will almost double existing developments in Kentmere, Park Farm and Beechtree.

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local Plan and will now be considered by a Planning Inspector as part of the examination of the Local Plan. The purpose of this consultation is to seek views on the draft masterplan rather than on the principle of developing the site for housing.

Mr Barnes The pressure on the infrastructure will be tremendous, with only three access points - two of these onto a basic back road. The traffic queues at both ends of Broken Stone Road (onto A666 at Golden Cup for the M65 or the roundabout at Feniscowles for the M65 Junction 3) will back up for miles!

The development would inevitably generate additional traffic in the area. An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) and the Livesey Branch Road/Preston Old Road junction (roundabout at Feniscowles) are potential pinch points. Nevertheless, measures have been identified to address this impact – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road junction.

Mr Barnes The square in the middle looks lost - hope it’s not a few shops attracting vandals. Where are the other leisure facilities in the area going to be? Or is everyone driving back towards Blackburn or Darwen centres again at night?

The masterplan does not propose to locate any shops on the site. The masterplan does indicate that a school and areas of open space would be provided on the site. It also indicates that a café could be provided adjacent to the Witton Weavers Way in the part of the site identified as ‘The Square’.

Mr Barnes I did not notice any facilities for retired housing despite the forecast of an ageing population. Has this been forgotten about? Or are the houses for a much higher income bracket than pensioners?

The exact mix of housing has not yet been determined but it is envisaged that the majority of housing would be family housing with three or more bedrooms. Although there is an acknowledged need to provide good quality accommodation designed specifically for the growing elderly population, evidence prepared to support the preparation of the masterplan and the Local Plan Part 2 has also identified a need for additional housing suitable for families.

Mr Hunter Why are you asking for our comments about the destruction of land The site has been identified as a proposed allocation in the

8


Council Response

and open views on Broken Stone Road? It’s already a done deal. draft Local Plan Part 2 which has now been submitted for independent examination. The principle of the site being developed for housing will be considered by a Planning Inspector as part of the examination of the Local Plan. Rather than seeking views on the principle of developing the site for housing, the purpose of this consultation is essentially to ask ‘if the development were to take place, what should it look like?’ and to seek local resident’s views on the key issues for the site and how they should be addressed by the masterplan.

Mr Hunter These new houses are not needed in this area - you should be protecting the countryside not destroying it. I am absolutely outraged with this new housing development.

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local Plan Part 2 and will now be considered by a Planning Inspector as part of the examination of the Local Plan. Evidence produced to support the preparation of the Local Plan has demonstrated that there is a need for new housing in the Borough.

Mr Burns I have read the transport assessment and in general I believe the plans are reasonable and will actually improve some aspects of travel for existing residents, e.g. traffic lights at the Golden Cup and the provision of a footpath to the top of Gib Lane and down Broken Stone Road towards Feniscowles.

Comments noted.

Mr Burns The roundabout at the top of Green Lane is a disaster. I have been involved in one accident there myself and have witnessed two others and several near misses. This is mainly due to the poor design of the junction. The Green Lane entry onto the roundabout is set so far back and the view from it so obscured by railings and other street furniture that a driver has to be partly on the roundabout to see if anything is approaching towards Ewood.

The masterplan proposes that a roundabout would be inserted at the Livesey Branch Road access to the site. This should reduce vehicle speeds travelling along Livesey Branch Road towards Ewood.

Mr Burns It would be better to have a further roundabout at the bottom of Gib Lane such that traffic heading towards Ewood on Livesey Branch Road would have to slow in case a vehicle with right of way emerges from

A new roundabout would be provided at the Livesey Branch Road access for the site, which would reduce the speed of traffic heading towards Ewood. An additional roundabout at the

9


Council Response

Gib Lane. In addition, or at the very least, there should be traffic islands or similar to make the existing roundabout more evident and to force vehicles, especially those heading towards Ewood, to change direction significantly and therefore slow down as they approach.

junction of Gib Lane and Livesey Branch Road would be too close to the existing roundabout at the Green Lane/Livesey Branch Road junction and, as a result, would have an adverse impact on the functioning of the highways network.

Mr Morrison I cannot understand this constant cry of housing shortages forcing the destruction of green belt land. Within a half mile of this very area, there are hundreds of houses for sale at bargain prices that are just not selling, including scores of executive large family detached homes, the kind that are being proposed to be built on this new land. Why would any new build houses be more appealing?

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local Plan and will now be considered by a Planning Inspector as part of the examination of the Local Plan. The purpose of this consultation is to seek views on the draft masterplan rather than on the principle of developing the site for housing. The Local Plan is supported by evidence which identifies the need to provide additional housing suitable for families in the Borough.

Mr Morrison My house is a detached property looking onto countryside. I have renovated the house to a high standard, sorted the drainage from the farmland at great expense and still have plans to extend and improve the property to increase the equity I have already accrued. This equity would be destroyed by building 400+ houses and a school directly looking into my back garden.

Comments noted. The impact of development on property values is not considered to be a material planning consideration.

Mr Morrison The noise and disruption of building an entire housing development behind my property would leave me incapable of functioning at work as an emergency service shift worker.

Comments noted. Planning conditions could be attached to any planning permission for the site in order to limit the impact of construction on the residential amenity of the occupants of nearby properties.

Mr Morrison The reasons people choose to commute to Blackburn rather than live here are more fundamental than a shortage of a certain type of housing. The reasons include the town centre, insufficient general infrastructure and gridlocked roads.

Evidence produced to support the preparation of the Local Plan has demonstrated that there is a need for a range of new housing in the Borough and a need to widen the choice available in the local market. The provision of housing that meets the needs of high wage earners is one element of this.

Mr Morrison The proposals would mean that people would be dissuaded from buying my house or they would use the proposals as a negotiating

Comments noted. The impact of development on property values is not considered to be a material planning

10


Council Response

tool which would mean that I’d still lose money. consideration.

Mr Morrison There are numerous previous retail developments that have not succeeded and which are vacant for redevelopment and a massive, vacant paper mill minutes away from the proposed site. The excuse that developers are reluctant to build on this ‘brown’ land because the profit margins will not be as high is pathetic. It should be dictated that this is the land that is available before considering ruining agricultural land.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan and will now be considered by a Planning Inspector as part of the examination of the Local Plan. This consultation seeks views on the draft masterplan rather than on the principle of developing the site for housing. The Local Plan does prioritise the use of previously developed land over development on greenfield land. However, evidence prepared to support the preparation of the Local Plan has demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need.

Mr Morrison I object to building ‘affordable housing’ within the site. The idea sounds very honourable and inspiring but I have witnessed the reality time and time again in Manchester. Many of the occupants of these properties do not have the same pride in their homes.

Evidence produced to support the preparation of the Local Plan Part 2 has identified a need for additional affordable housing in the Borough. Although it is envisaged that a range of housing will be provided, it would comprise entirely of private housing for sale and it is envisaged that no social or subsidised housing would be provided on the site itself. A contribution will however be sought towards the provision of affordable housing elsewhere in the Borough.

Mr Dixon I cannot see any proposals for traffic calming proposals for the start of Bog Height Road from the A666. This road already has excessive and speeding traffic and more housing near Gib Lane will lead to more traffic using Bog Height Road which is not suitable for the amount of traffic now. I was lead to believe that Bog Height Road was going to be closed and a new road built from Oakdale. Is this not the case?

The development proposed in the draft masterplan would inevitably generate additional traffic in the area, including on Bog Height Road. An assessment of the local transport network has been undertaken, and the capacity of roads/junctions has been calculated to determine the likely impact of development in this location on the road network. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction is a potential pinch point. Nevertheless, measures have been identified to address this impact – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road

11


Council Response

junction. The Transport Assessment has also identified the need for the speed limit to be reduced from 60mph to 40mph along a section of Broken Stone Road in the vicinity of the proposed site accesses. The masterplan for Gib Lane does not propose to close Bog Height Road and build a new road from Oakdale.

Ms Cross What stage are the plans at for the land east of Hays Lane? I have spoken to five of my neighbours this evening and NONE of them have received any letters regarding the plans to build on the Green Belt land on the back of our properties.

The masterplan relates to the land to the west of Gib Lane rather than the land to the east of Hays Lane. The Local Plan Part 2 is proposed for allocation in the draft Local Plan Part 2 and the Council does intend to produce a separate masterplan for this site. However, unlike the land to the west of Gib Lane, the land to the east of Hays Lane is currently designated as Green Belt and there is a presumption against development in this area except in very special circumstances. Consequently, the preparation of a masterplan for the land to the east of Hays Lane will be dependent on the Local Plan Part 2 being found sound and the site being removed from the Green Belt. As such, the Council does not yet have a timescale when the masterplan will be prepared for this particular site.

Mr Tipping Having seen the proposed plans for the site, I wasn’t unhappy with the idea. But I would like to raise the following:

What transport arrangements would there be?

How many properties/people would there be?

What types of housing will be involved?

What price range will the properties be based on today’s costs?

Comments noted. The masterplan is supported by a draft Travel Plan which seeks to promote walking, cycling and public transport in order to reduce reliance on travelling by private car. It is also accompanied by a draft Transport Assessment which identifies a range of highway enhancement measures which would be implemented. The precise number of dwellings that would be delivered on the site is not presently known. The draft Local Plan Part 2 estimates

12


Council Response

that approximately 450 dwellings could be delivered on the site by 2026 but there is the possibility that additional dwellings could be delivered after this date. Although the exact types of housing that would be provided on site is not presently known, it is envisaged that the majority of housing that would be provided would be family housing with three or more bedrooms. The price range of the housing that would be provided is not presently known but the housing that would be provided will comprise entirely of private housing for sale.

Mr Lamour My main concern for the proposed Gib Lane development is traffic. 400 houses may be built on the site which would be executive properties and many of which would have one or more cars. What is proposed as part of the plan to manage the increase in traffic at the Golden Cup/A666 junction? The junction cannot handle the amount of existing traffic and an increase in traffic will inevitably lead to further problems, jams and delays.

The development proposed in the draft masterplan would inevitably generate additional traffic in the area. An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) is a potential pinch point. Nevertheless, measures have been identified to address this – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road junction.

Mr Lamour The speed limit on Bog Height Road changes from 30mph to 60mph towards Tockholes. The speed limit is not observed by many of the vehicles on this road and an increase in traffic again raises concern for me and my family and other residents in the area. I understand the need for property development and housing but at what cost to the local residents?

The draft masterplan is supported by a Transport Assessment which provides an analysis of the impact of development in this location on the road network. The Transport Assessment recommends that the speed limit should be reduced from 60mph to 40mph along a section of Broken Stone Road in the vicinity of the proposed site accesses.

13


Council Response

Mr Ellis Broken Stone Road is a narrow two-lane carriageway with no pavement. Is the intention to provide pavements along one or both sides of this road? And, if so, how do you intend to do so, due to narrowness of the Broken Stone Road?

The draft masterplan, and its accompanying Transport Assessment, indicate that grass verges and hedgerows would adjoin the carriageway rather than a footpath. The proposed footpath would instead be located within the site behind the existing hedge.

Mr Ellis Broken Stone Road is narrow and exiting on to this road from Horden Farm can be dangerous and the view both up and down the road is limited. If there is an access road from the development on to this road then there will be a substantial increase in the volumes of traffic using Broken Stone Road which will lead to a significant risk of accidents when vehicles are trying to exit Horden Farm. How do you intend to ensure the safety of vehicles exiting Horden Farm? Broken Stone Road, especially at its junction to the drive for Horden Farm, will be dangerous if the road is not widened and pavements put in.

The Transport Assessment which accompanies the draft masterplan recommends that the speed limit should be reduced from 60mph to 40mph along this section of Broken Stone Road. Although the masterplan does not propose to widen Broken Stone Road, it is proposed to provide a footpath within the site behind the existing hedge.

Mr Ellis The draft Concept Framework report makes little reference to the existing development at Horden Farm and the impact that the development will have on the residents of this property.

Any development that took place on the site would have to comply with the Council’s policies that prevent new development from having an unacceptable impact on the amenity of the occupants of existing dwellings.

Mr Ellis The present boundary between the properties at Horden Farm and the land that is proposed for development is sheep netting, wooden fencing and hedges. While the land remains farmland, I have fewer worries about security. However, should the area become housing land, sheep netting will be inadequate.

Specific issues in relation to boundary treatments will be dealt with at the planning application stage.

Mr Ellis The access at the bottom of Broken Stone Road would appear to be preferable from where Horden View joins Horden Rake, rather than further up, due to the lack of visibility when exiting on to Broken Stone Road.

Comments noted. The draft masterplan proposes that there should be two vehicle access points from the site onto Broken Stone Road. The creation of these accesses are considered to be essential for ensuring that the development achieves a permeable layout in line with current design guidance and best practice. A Transport Assessment has been produced to support the

14


Council Response

preparation of the draft masterplan. This assessment examines the potential location of these junctions in some detail and concludes that an adequate level of visibility could be achieved at the primary access without the need for any trees to be removed and that an adequate visibility splay could be achieved at the secondary access on to Broken Stone Road with the removal of only one tree.

Mr Ellis The water meters for the four properties at Horden Farm are on Horden View. I presume these meters take a route across the field and damage to water supplies will have to be avoided. The routes of electricity and telephone cables, drains and sewers will need to be identified to ensure that the properties at Horden Farm do not lose any of their services.

Comments noted. This issue would need to be addressed at the planning application and implementation stage.

Mr Ellis Please can you confirm if the area in question is Green Belt land? If so, why is the Council going against the fundamental aim of Green Belt policy? On the assumption that the area is Green Belt, has the Council considered other areas for development? If so, why were those areas considered to be unsuitable? If not, why were they not considered?

The land to the west of Gib Lane is not in the Green Belt. The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan and will now be considered by a Planning Inspector as part of the examination of the Local Plan. Consequently, the purpose of this consultation is to seek views on the draft masterplan rather than on the principle of developing the site for housing.

Ms Crook Durable screening should be in place for the ‘present’ people living on Livesey Branch Road – i.e. tree planting or fencing to screen the view and give privacy from the actual scheme.

Comments noted. Any development which took place on the site would have to protect the amenity of the occupants of neighbouring properties by, for example, eliminating the possibility of overlooking through planting, screen fencing and adherence to separation distances.

Ms Crook Consideration should be given to establishing a “community neighbours group” who get help with the final designs so that all are happy with the end product in place.

Comments noted.

Ms Crook Consideration should be given to offering ‘plots’ to adjoining properties (e.g. allotments).

Comments noted.

15


Council Response

Ms Stanton The development would result in the loss of amenity to existing local residents, many of whom like myself, use the area for local walks on foot from home, reducing the need to use cars to access exercise and green spaces. The opportunity for a healthy lifestyle would be diminished.

The masterplan indicates that the Witton Weavers Way would be retained and enhanced and a network of open space would be provided through the site to provide opportunities for informal recreation within the site itself and to retain/improve access to adjoining areas of countryside.

Ms Stanton Both Broken Stone Road and Gib Lane above Cockridge Woods are too narrow for there to be access onto the development. Both roads are already not ideal for the amount of traffic on them and additional traffic would increase the danger to all drivers.

A Transport Assessment produced to support the preparation of the masterplan has indicated that access points could be created at these locations without having an unacceptable impact on highway safety.

Ms Stanton Access from this area to junction 4 of the M65 already is a major problem at the junction with Blackburn Road adjacent to the Golden Cup public house. Bog Height Rd is very narrow at that point and would be difficult to widen.

An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. This Transport Assessment identified that the junction at the Golden Cup public house is a potential pinch point. Nevertheless, measures have been identified to address this – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road junction.

Ms Stanton If there is a need for additional housing in the borough there are already brown spaces that could be used. The area off Highfield Road, which was cleared a number of years ago, has never been utilised, nor has the area where Sun Paper Mill used to be, which possibly has better access.

The Local Plan does prioritise the use of previously developed land over development on greenfield land. However, evidence prepared to support the preparation of the Local Plan has demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need. As a result, there is a need for some development to take place on greenfield sites in order to meet the Borough’s housing requirement.

Mr Heyes The plans will completely wreck the current view from my property. I currently look from the rear of my home straight up the field with totally unspoilt views of nothing but trees and grass; this also gives the bonus of peace and quiet and privacy. Should this go ahead then I will immediately lose all of those things

Comments noted. The loss of a view is not considered to be a material planning consideration. The impact of the development on residential amenity, including privacy, is however considered to be a material consideration and any development that takes place on the site will have to comply with the Council’s policies that protect residential amenity by preventing new development from overlooking existing

16


Council Response

dwellings.

Mr Heyes If this site was to go ahead would there be consideration to buy houses for access points?

None of the access points identified by the draft masterplan would require the purchase, and subsequent demolition, of any dwellings.

Mr Heyes The retaining of people’s views and privacy should be a key feature in the new development.

The loss of a view is not considered to be a material planning consideration. The impact of the development on residential amenity, including privacy, is however considered to be a material consideration. Any development that took place on the site would have to comply with the Council’s policies that prevent new development from having an unacceptable impact on the amenity of the occupants of existing dwellings.

Mr Heyes There are important views in my case it is from my house looking out as I currently have unobscured views. I am not really concerned about what views the new properties will have because there gain will be mine and many others loss.

Comments noted. The loss of a private view is not considered to be a material planning consideration. The masterplan does however seek to retain a number of key features on the site which contribute to the character of the area, such as existing areas of woodland.

Mr Heyes Who are you aiming the housing at, you have suggested “Executive” type houses, where are you proposing all the executives come from and why would they come to a town on the decline? Blackburn has changed dramatically and I do not see what the pull into a town like this is. What demographic you are trying to reach out to for the purchase of these houses?

It is envisaged that a range of housing would be provided on the site, which would include an element of larger, family dwellings. Evidence prepared to support the preparation of the Local Plan has demonstrated that there is a need for this type of property in Blackburn.

Mr Heyes Drainage / water management is a big concern as currently there are some areas that get very waterlogged with rain and all the excess water usage would surely only add to this

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. A more detailed drainage strategy will be required at the planning application stage.

Mr Heyes Access would need to be vastly improved as in the first instance none of Gib Lane or Broken Stone Road are suitable for increased amounts

A Transport Assessment has been prepared to inform the preparation of the masterplan. This demonstrates how suitable

17


Council Response

of traffic, in addition Livesey Branch is already busy and to add more traffic would only increase problems there.

accesses to the site could be created and identifies a series of off-site highway improvement works that could be implemented to mitigate the impact of the development on the highways network.

Mr Heyes The need to create a network of attractive green spaces is listed as a main issue. Why? There is already some very attractive green space. Why is so much concern shown for “Witton Weavers Way”? Being sympathetic to Ramblers is a very weak approach and I don’t see that many walkers (certainly not enough to be a concern) my thoughts are you should be more sympathetic to residents the people who live there every day.

Creating a network of green spaces will provide opportunities for informal recreation and will ensure that important landscape features are retained and that the development has a green, leafy character which responds to the surrounding rural context. Witton Weavers Way is an important recreational route which provides an important link to the West Pennine Moors.

Mr Heyes The site may in your opinion create “a very attractive housing development” in mine, and I think I speak for many residents, it just creates an eyesore, which nobody wants. I see it as creating a mass of brick/stone along with more traffic, people and noise.

Comments noted.

Mr Heyes You keep alluding to “green” and “countryside” but also mention school, play areas. Something that does not seem to be mentioned are shops, places of worship etc. are there any plans for any of these facilities if so what types?

The masterplan does not propose to locate any shops or places of worship on the site. The masterplan does however indicate that a café could be provided adjacent to the Witton Weavers Way in the part of the site identified as ‘The Square’.

Mr Heyes It is stated that housing on the ridge line close to Broken Stone Road will have a more rural character. Is this just to let us know that this is what we once had because it certainly does not make me feel happy that someone will be getting what I once had.

Comments noted.

Mr Heyes Could you please expand on what is meant in the exhibition material by “areas of higher density site against the current built up area, with an increase in height and size”? I assume this means three storeys or more.

The masterplan acknowledges that the density of development will vary across the site but it is envisaged that no part of the site will be characterised by high density development. However, the masterplan acknowledges that, in relative terms, higher densities would be more appropriate in the parts of the site that are closer to the existing urban area than in the elevated parts of the site which adjoin the rural area.

Mr Heyes The plans show “open space and SUDS to the North as a Parkland/trim The area of open space to the north of the site is not intended

18


Council Response

trail”. What is this as it would be directly sit to the rear of my property. If it is some kind of mini woodland where people can walk then it would also lend itself to people getting nearer to my property and therefore impacting on my privacy.

to be woodland. It is envisaged that this area would be an area of informal open space which provides surface water attenuation features.

Mr Heyes The plan may look fancy on paperwork but is of no interest or benefit to me. I cannot see this development doing anything other than lowering the value of my property and taking away my semi-rural living.


Mr Heyes If the council proposes some kind of compensation package then I would be interested or even a relocation package. Otherwise I am totally against this scheme which when all is said and done is a money making scheme for someone.

Comments noted.

Mr & Mrs Aspin The proposed development of 700 houses does have some positive impact on the local area but there are some major concerns.

Comments noted.

Mr & Mrs Aspin Making Cockridge Woods and other woodland areas more accessible to the local community could be of benefit. However, if these areas are not adequately maintained and supervised they could become a magnet for people to congregate and inappropriate and unruly behaviour result. It was suggested that houses in the locality of this woodland would not be a problem as they would be able to observe and control such actions. This is completely inappropriate, could cause more problems and is unlikely to happen. It was also suggested that the owners of the properties within the development would be charged an annual fee to ensure maintenance and supervision is a lifelong commitment. Although a possible solution this could be a deterrent to potential purchasers.

Comments noted. It is considered that publically accessible woodlands are not inherently problematic in generating disturbance nor can it be assumed that anti-social behaviour is an inevitable consequence of such provision. The NPPF does however require development to create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion. Areas of woodland within the site would be appropriately maintained. In addition, these areas of woodland and other areas of open space on the site would be overlooked by the proposed housing which would provide an element of ‘natural surveillance’ which would help discourage anti-social behaviour. This approach is consistent with the National Planning Practice Guidance, which refers specifically to the need for maintenance and policing to be supported by natural surveillance, and the Secured by Design guidance.

19


Council Response

Mr & Mrs Aspin The plans for the top of Gib Lane retain the stone walls with footpaths on the opposite side away from the road and this should make walking in the area much safer. Also a better junction with Broken Stone Road will be an improvement.

Comments noted.

Mr & Mrs Aspin The top of Gib Lane at its junction to Broken Stone Road has uninterrupted views towards the coast and on a clear day Blackpool Tower and the Lakeland Hills are clearly visible. This housing development at the top of Gib Lane will be a detrimental obstruction.

The masterplan recognises that there are a number of outstanding views from the site. It therefore requires development in this location to be sensitive to its context and, in particular, to maintain key views into and out of the site.

Mr & Mrs Aspin The existing roads are inappropriate for what will be an increase of traffic not only for a 700 house development but from other developments already planned in the area. Broken Stone Road in particular with a planned Lodge development by Horden Rake and Stockclough Lane will increase the flow of traffic. This will also be added to by other proposed developments along Bog Height Road. With more traffic and more children in the area this will produce major safety concerns. Broken Stone Road had recently witnessed an accident and it is predicted more will result with this development.


Mr & Mrs Aspin One of your reports records that Gib Lane is predominately straight with good forward visibility which is restricted at the brow just after the 30mph sign. What is not mentioned is that at that point the road also narrows restricting 2 vehicles safely passing. This report also fails to consider the steepness of the hill at this point, which is of particular concern in winter and it will be difficult to salt the road. There was mention of changing the speed limit to 40 mph at the top of Gib Lane but with increased traffic on a narrow road safety concerns are not removed.

Comments noted. The Transport Assessment prepared to support the preparation of the masterplan has indicated that it should be possible to create a safe access to the site from Gib Lane. The exact nature and location of these access points will be considered in more detail in the development management process.

Mr & Mrs Aspin Livesey Branch Road, particularly during school times, is currently a problem with increased volumes of traffic and parking. The proposed new school, although within the planned development, will add to these concerns. Surely if the development went ahead it would be more appropriate to extend Feniscowles School on adjacent land and

The primary school will principally serve those living near the site and the future occupants of the development. As a result, the provision of this school on the site would reduce need for occupants of the site to travel in order to access education facilities.

20


Council Response

improve the parking in that area.

Mr & Mrs Aspin It is assumed no additional street lighting is planned in the adjoining infrastructure.

Street lighting would be provided within the site.

Mr & Mrs Aspin Your own report raises concerns of a substantial risk to surface water flooding. Recent planning applications to build on parts of this land have previously been rejected because of this problem. Technology has improved but there must be guarantees and penalties put in place

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing surface water run-off. This strategy includes the provision of SuDS to attenuate surface water and prevent flooding. A more detailed drainage strategy will be required at the planning application stage.

Mr & Mrs Aspin Although Gib Lane is not considered part of the development it currently has flooding at its junction with Livesey Branch Road during periods of rain. It currently appears that the existing drainage system along Livesey Branch Road is unable to cope as water escapes out of manhole covers at the junction. It is disappointing that during the initial planning that this was not identified. This is a known problem as work has been performed on these manholes in this area.

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. A more detailed drainage strategy will be required at the planning application stage and this will consider any measures required to address off-site surface water flooding.

Mr & Mrs Aspin Plans to build SUDS features are said to help minimise the risk but this must be seriously questioned and assuming these will be ‘open ponds’ there could be a risk to children who are attracted to play in such areas.

The proposed swales would be shallow grass-lined channels. They would not be ‘open ponds’ and would instead be dry for most of the year but would capture surface water run-off when needed, such as after high intensity rainfall events, and hold it in the swales until it percolates naturally into the ground or reaches a local watercourse in a controlled fashion.

Mr & Mrs Aspin The report is a major undertaking but a number of errors have been identified which puts the viability of the main detail into question. Just one example is that existing public rights have been missed or incorrectly located. If members of the planning team lived in the area or more consultations took place with the local community prior to the production of the draft, these errors would not have occurred.

Comments noted. The plans will be checked and updated to ensure public rights of way are correctly identified.

Mr & Mrs Aspin It has already been suggested nationally that smaller developments will have least impact on local communities and can be incorporated into the existing infrastructure and local services. Blackburn has many

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan and will now be considered by a Planning Inspector as part of the

21


Council Response

such areas which could accommodate 700 plus houses and there are areas which building contractors could be attracted to build with appropriate incentives and minimal costs to the authority. This seems to have been ignored; instead concentrating on areas of the town, which I would agree, might not attract an appropriate commercial interest. It would seem this development is being passed on commercial pressures rather than in the interest of the local community and the town in general.

examination of the Local Plan. The purpose of this consultation is to seek views on the draft masterplan rather than on the principle of developing the site for housing. The Council has produced a Strategic Housing Land Availability Assessment (SHLAA) which provides a comprehensive assessment of potential housing sites across the Borough, including a number of smaller sites on the edge of the urban area. This exercise has demonstrated that there are insufficient deliverable small sites to meet the Borough’s housing requirement and, as a result, the draft Local Plan Part 2 therefore proposes to allocate a number of larger urban extensions (including the land at Gib Lane) in order to ensure there are sufficient sites to meet the housing requirement.

Ms Moseley How much of the countryside will be left for the general public in order for conservation to be maintained?

The Gib Lane site represents a relatively small part of the overall countryside around Blackburn and Darwen.

Ms Moseley The number of houses being built on the site has increased from 440 to approximately 700 residential dwellings and could increase in the future. There is also a discrepancy around the style of housing that will be built. There is a big difference between ‘executive style’ and ‘terraced style’ housing.

The precise number of dwellings that would be delivered on the site is not presently known. The draft Local Plan Part 2 estimates that 440 dwellings could be delivered by 2026 but it acknowledges that development is expected to continue after this date. In order to ensure that consideration is given to the impacts of the site being developed for a higher number of units, certain evidence base studies which informed the preparation of masterplan are based upon a figure of 700 dwellings. The development will comprise of a mix of housing including an element of larger, family homes.

Ms Moseley I drive over Broken Stone Road on a regular basis and have to be aware of traffic pulling out of Gib Lane onto Broken Stone Road. This is an area where an ‘accident is waiting to happen’

The Gib Lane / Broken Stone Road junction has been identified by the masterplan as a junction that would need to be improved.

Ms Moseley Due to rain, water streams flow down from Gib Lane to Livesey Branch Road at various times of the year. The people living on Livesey

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing surface

22


Council Response

Branch Road are going to feel the brunt of any outburst which occurs during the building of the development.

water run-off. This strategy includes the provision of SuDS to attenuate surface water and prevent flooding. A more detailed drainage strategy will be required at the planning application stage.

Ms Moseley The extra street lighting that will generate a lot of power when we are supposed to be conserving electricity.

Comments noted.

Mrs McKee This is a beautiful, marvellous area which is very quiet. I would hate this area to become a housing estate.

Comments noted.

Mrs Baldwin The scale of the Masterplan is far too great and no consideration has been given to the absolute mayhem that this ridiculous amount of housing will have on the local council tax paying residents who have lived in this area for many years.

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local Plan Part 2 and will now be considered by a Planning Inspector. The purpose of this consultation is instead to seek views on the key issues for the site and how they should be addressed by the masterplan if the development on the site was to take place.

Mrs Baldwin No consideration has been given to the chaos on the main traffic systems mainly Livesey Branch Road.

An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. A number of potential junction improvements have been identified to reduce the impact of the development proposed by the masterplan on the functioning of the highways network. The masterplan also incorporates features to encourage walking and cycling and is accompanied by a draft Travel Plan which identifies measures that would be implemented to encourage the use of more sustainable modes of transport.

Mrs Baldwin No consideration has been given to the effect on the beautiful once 'Green Belt' land now changed by the Conservative council to suit their means instead of developing the existing derelict brownfield sites at the Sun Paper Mill site, Eclipse Mill and Star Paper Mill. This area has had more than its fair share of housing developments over the last 20 years (i.e. Old Gates; two developments off Livesey Branch

The site is not within the Green Belt. The Local Plan does prioritise the use of previously developed land and the Council is committed to regenerating the inner urban area through bringing derelict sites back into use. However, evidence prepared to support the preparation of the Local Plan has demonstrated that there are insufficient deliverable brownfield

23


Council Response

Road at Feniscowles; Preston Old Road Tintagel estate). Surely this should be enough if the brownfield sites mentioned above were built on.

sites to meet the Borough’s housing need and viability considerations dictate that greenfield sites (including those outside of the urban area) will need to be released in order to meet the full, objectively assessed needs for housing. As a result, some development on greenfield sites is required.

Mrs Baldwin No consideration has been given to the effect of yet another school having to be built to accommodate hundreds of children from these 'so called' executive housing, causing chaos at school times when parents are dropping off and picking up in cars


Mrs Baldwin No consideration has been given to the pressure exerted on local services in the area such as GP practices, dentists and hospitals when they are at breaking point and over subscribed at present.

Health service providers were consulted on the draft Local Plan and did not identify the need for development in this location to contribute to the provision of new facilities.

Mrs Baldwin I have been a resident on Livesey Branch Road for 40 years and seen all these changes in the local area take place but I feel that this is a giant step too far for the area and a destructive plan for our lovely countryside.

Comments noted.

Mr & Mrs Taylor The number of new homes proposed (446) seems excessive, being far more than in any other area in the Borough, with consequently greater impact on the environment and traffic in our locality. Our view is that the figure exceeds probable demand by a substantial margin.

The principle of the site being developed for housing and the number of new homes required in the Borough has been consulted on previously as part of the preparation of the Local Plan Part 2 and will now be considered by a Planning Inspector. The purpose of this consultation is instead to seek views on the key issues for the site and how they should be addressed by the masterplan if the development on the site was to take place.

Mr & Mrs Taylor We were told that the Borough want to encourage developers to build higher-end properties to meet the need of an anticipated workforce for jobs yet to be created. This surely is a premise based on wishful thinking, that the industrial and business sites already in the Borough can somehow generate significantly more jobs when they have not already done so. It seems improbable and no grounds to take over a greenfield site.

Evidence prepared to support the preparation of the Local Plan has demonstrated that there is a need to increase the provision of larger, family dwellings in the Borough.

24


Council Response

Mr & Mrs Taylor Houses in the locality are not selling well, with around ten homes in an even more ‘desirable’ location, Pleasington, having been on the market for two years now. It is not an encouraging indicator that the development you advocate would be in demand.

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local Plan and will now be considered by a Planning Inspector as part of the examination of the Local Plan. The purpose of this consultation is to seek views on the draft masterplan rather than on the principle of developing the site for housing. The Local Plan is supported by evidence which identifies the need to provide additional housing suitable for families in the Borough.

Mr & Mrs Taylor House prices in BwD are currently depressed at 8% below former values, bucking the national trend where prices have risen by as much as 12%. It certainly does not appear to be a positive context for attracting developers looking to make a profit and consequently, dubious grounds for taking over the greenfield site.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan Part 2 and will now be considered by a Planning Inspector. The purpose of this consultation is not to seek views on the principle of the site being developed for housing, rather the intention is to seek views on the key issues for the site and how they should be addressed by the masterplan.

Mr & Mrs Threlfall

Gib Lane is already a 'rat run' to the M65 motorway with traffic volumes increasing year on year. Roadside parking is also a big issue as the lane is not wide enough for both parked and moving traffic to operate safely, this leads to vehicles being parked on pavements making it impossible for pedestrians to proceed without walking into the road! Would Gib Lane become a no parking double yellow line restricted parking zone? If it would, where would visitors to the lane leave their cars?

Comments noted. The development at Gib Lane is likely to require some Traffic Regulation Orders to prevent parking on/immediately adjacent to the proposed access points. However, it is not envisaged that the entire length of Gib Lane would become a double yellow line restricted parking zone.

Mr & Mrs Threlfall

The junction immediately opposite our home (51 Gib Lane) would become one of the main thoroughfares for the development, this would cause difficulty to myself and adjacent residents in reversing on and off our driveways, again leading to stationary traffic in the road creating further congestion.

Comments noted. The Transport Assessment prepared to support the preparation of the masterplan has indicated that it should be possible to create a safe access to the site from Gib Lane. The exact nature and location of these access points will be considered in more detail in the development management process.

25


Council Response

Mr & Mrs Threlfall

Drainage of the site is also very much an issue, my understanding is that there are no drains under Gib Lane, a housing development would only make a serious situation much worse.


Mr & Mrs Threlfall

We strongly disapprove of spoiling the existing vista in favour of developing what is a greenfield site, surely the answer to the housing shortage would be to redevelop existing run down brownfield sites?

The Local Plan does prioritise the use of previously developed land. However, evidence prepared to support the Local Plan has demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing needs. As a result, some development will need to take place on greenfield sites in order to meet the Borough’s housing requirement.

Mr & Mrs Threlfall

My wife and I would wish to resister our objection to the proposed development

Comments noted.

Mrs Whitton I have attended many meetings about the use of the green countryside to the west of Gib lane. My overwhelming feeling is that Blackburn Council will grant planning permission to destroy this valued open space.

Comments noted.

Mrs Whitton I would like to ask about measures for dealing with the large increase in residential and commercial vehicles this estate will generate. There is a two-way entry onto Gib Lane from Livesey Branch Road, a two-way entry from Broken Stone Road, a single entry from Ernlouen Close and the same from Risedale Grove. The Lane from Broken Stone Road is very narrow and has a downward slope. I see from your plan that you wish to put two access roads from the estate feeding into Gib Lane. I feel that there will be considerable back-up as vehicles try to leave Gib Lane at busy times.

An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identifies a number of potential pinch points but has also identified a series of measures to address and mitigate these impacts.

Mrs Whitton Traffic queues must also be anticipated near Feniscowles Primary Schools and the junction at The Feilden’s Arms and Preston Old Road. What about extra traffic at the already dangerous exit from Broken Stone Road onto Blackburn Road at The Golden Cup?

The development would inevitably generate additional traffic in the area. An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identified that the A666 Bolton

26


Council Response

Road/Bog Height Road junction (Golden Cup junction) and the Livesey Branch Road/Preston Old Road junction (roundabout at Feniscowles) are potential pinch points. Nevertheless, measures have been identified to address and mitigate this impact – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road junction.

Mrs Whitton Could you say where the very heavy construction vehicles will be entering the site? Not Gib Lane, please!!

A construction management plan is likely to be required as part of the planning application process.

Ms Powell I am dismayed that this part of Blackburn has been chosen for development with more houses, and the fact that the site proposed will be so huge. This is one of the few countryside areas in Blackburn, enjoyed by the residents already in this area, which will be spoilt if the whole plan goes ahead.

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local Plan Part 2 and will now be considered by a Planning Inspector as part of the examination of the Local Plan. The purpose of this consultation is not to seek views on the principle of the site being developed for housing, rather the intention is to seek local resident’s views on the key issues for the site and how they should be addressed by the masterplan if the development on the site was to take place.

Ms Powell Initially when these plans were brought to our attention, executive houses only were mentioned. Now it is proposed that there will be a selection of different houses. This is a change of plan. What else will be changed to the detriment of the area?

Comments noted. The development will comprise of a mix of housing including an element of larger, family homes.

Ms Powell My main issue concerning the development is the increase in traffic. Although this has been mentioned, and some solutions put forward, i.e. traffic calming measures and encouraging people to use public transport, it will still mean an average of two cars per house extra travelling on Livesey Branch Road and probably up/down Gib Lane on their way to/from the M65. We already have too many vehicles cutting through almost constantly; some travelling at 40/50 mph plus, despite 30 mph speed signs.

The development would inevitably generate additional traffic in the area. An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment has identified junctions which are potential pinch points. Nevertheless, measures have been identified to address and mitigate these impacts.

Ms Powell The area is full of springs and gets very water-logged. Things seem to be getting worse in the gardens and on Gib Lane. Ponds are proposed

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage

27


Council Response

at the bottom of the site - will these not overflow after very heavy rain? Swales have also been mentioned - ponds and swales do not sound safe when children could be living in the area.

and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. Any SuDS provide will provide sufficient attenuation to withstand a heavy rainfall event and will also have an outfall to prevent them from overflowing. The gradient of the banks of these SuDS would be managed to ensure they do not pose a safety risk.

Ms Powell Will the site be drained as in the plans? Once developers start building plans are not always followed. In heavy rain the water pours down Gib Lane like a river. In winter ice forms on the road where the rain has poured down. If this development goes ahead the Gib Lane drainage should be done at the same time at the developer's expense.

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. This required infrastructure will be provided at the developer’s expense and the masterplan will ensure it is provided in an integrated and co-ordinated manner.

Ms Powell United Utilities initially said they could not provide water on the site to such a height, but now say they can. Can they or can't they?

The latest information from United Utilities is that they are able to provide a water supply to the site and this effectively supersedes the development consideration in the Local Plan. The matter will however be considered in more detail through the development management process.

Ms Powell Will the greenspace be used correctly and kept in good order? We have experienced anti-social behaviour in the wood, particularly in the last 10 years. Who will maintain the green space, the wooded areas and walls? Anti-social behaviour would probably increase with more houses in the area.

Areas of greenspace in the site, including the woodlands, would be maintained by a maintenance contractor funded by a charge levied on the occupants of the development. In addition, areas of woodland and other areas of open space on the site would be overlooked by the proposed housing which would provide an element of ‘natural surveillance’ that would help discourage anti-social behaviour.

Ms Powell Traffic is busy already in this area and a new school will only add to the traffic and parking problems. Not many people walk their children to school these days and there will probably be children already living in the area who may wish to attend the school, which will increase the traffic when parents bring them and collect them from school. There

The primary school will principally serve those living near the site and the future occupants of the development. As a result, the provision of this school on the site would reduce need for occupants of the site to travel in order to access education facilities. The parking provision at the school would need to

28


Council Response

is already a problem outside Feniscowles School. Car parks are never big enough, so parents and teachers will park on the surrounding streets. The school will also increase the 'rat run' on Gib Lane in the mornings and evenings.

comply with the Council’s adopted parking standards.

Ms Powell Bats are present in the area - they fly around in our gardens and Gib Lane in the evenings. Building houses would jeopardise the opportunity for bats to 'roost'.

A phase one ecology assessment has submitted. Further survey work is likely to be required to inform future development proposals. This study will identify measures to avoid, mitigate or compensate for impacts on protected species.

Ms Powell There are no street lights on the upper two thirds of Gib Lane, which gives an opportunity to view the stars in the night sky. Would street lights be put up there as part of this development? If so this would be another infringement on the area.

Street lights would be provided within the development.

Ms Powell We need these existing green spaces of which there are few in Blackburn - brown sites should be used instead.

The Local Plan does prioritise the use of previously developed land. However, evidence prepared to support the Local Plan has demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need. As a result, there is a need for some development to take place on greenfield sites in order to meet the Borough’s housing requirement.

Mr & Mrs Allton Gib Lane, Broken Stone Road and Bog Height Road are unable to cope with more traffic between Monday to Friday between 3.30pm and 6.30pm.

Appropriate traffic measure will be put into place

Mr & Mrs Allton Three-storey properties would tower over one storey properties. Comments noted.

Mr & Mrs Allton The access road would be very dangerous on Gib Lane and Broken Stone Road due to speeding and the volume of traffic.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at both of the proposed access points. In addition, the Transport Assessment recommends that the speed limit should be reduced from 60mph to 40mph along this section of Broken Stone Road and Gib Lane.

Mr & Mrs Allton Pedestrian access would be a security risk to properties on Gib Lane. The proposed pedestrian access points would benefit from natural surveillance from both existing and proposed properties. This would reduce the likelihood of these routes

29


Council Response

presenting a security risk

Mr & Mrs Allton The drainage on the field is unacceptable. The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. A more detailed drainage strategy will be required at the planning application stage.

Mr & Mrs Allton Green strips have been drawn up at the back of properties on Livesey Branch Road but none have been considered for Gib Lane

The proposed areas of green space adjacent to the northern boundary of the site are intended to provide SuDS features for attenuating surface water run-off. There is not the same requirement for these features to be provided immediately adjacent to the eastern boundary of the site.

Mr & Mrs Allton Will the developers cherry pick the land due to there being three landowners?

The masterplan will ensure that the development is brought forward in a comprehensive and integrated manner.

Mr & Mrs Allton I am unable to drive up Gib Lane when traffic is waiting to go onto Livesey Branch Road due to parked cars.

Traffic calming measures will be put into place at certain points to prevent the congestion.

Mr & Mrs Allton The new roundabout at the bottom of Gib Lane and Green Lane – I have seen three accidents at this junction and have been told of many more.

Comments noted.

Mr & Mrs Allton Green land should be kept for the future; brownfield land should be used first.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan rather than on the principle of the development. Evidence prepared to support the Local Plan has demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need. As a result, some development will need to take place on greenfield sites.

Mr & Mrs Allton Two houses on Gib Lane are rented due to the owners being unable to sell. One house has been on the market for 6 months. Who is going to buy these 400 homes?

Comment noted. Evidence prepared to support the preparation of the Local Plan has identified a need to increase the supply of housing in the Borough. It has also identified the need to broaden the mix of properties available.

30


Council Response

Mr & Mrs Allton Why does a new school need to be built when St Andrew’s School on Scotland Bank Terrace has been closed?

An assessment of existing school provision undertaken by the Local Education Authority has demonstrated that there are presently sufficient school places in both the primary and secondary school sectors in this part of the Borough. However, this assessment has indicated that the demand for places generated by the development will necessitate the provision of additional capacity at primary school level as the development is built out.

Mr & Mrs Allton The access road on Gib Lane is opposite Risedale Grove – is this safe? A Transport Assessment prepared to support the preparation of the masterplan has indicated that a safe access could be created at this point.

Mr & Mrs Allton A caravan site has planning permission on Broken Stone Road, this will already cause extra traffic to Broken Stone Road, Bog Height Road and Gib Lane.

The impact of other proposed development in the area has been taken into account when assessing the impact of the development on the highways network.

D I Randle I am writing to strongly object to the development – just imagine the amount of traffic it will create with the proposed 446 properties and we can see this number increasing with the area of land available.

An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identifies a number of potential pinch points but has also identified a series of measures to address and mitigate these impacts.

D I Randle What about the environment and wildlife? The so-called ‘invasive plants’ provide habitat for many wild animals that need homes just like us.

A phase one ecology assessment has submitted, further survey work will be required to inform future development proposals and the need for mitigation and compensation.

D I Randle Surely there is plenty of building land available in this area – the Netlon old site, land to the north of the railway, Mill Hill old mill site and the old Star Paper Mill. Please don’t destroy green fields and countryside and try to soften us with talk of allotments, cycle paths, community gardens, etc.


D I Randle How is the torrent that comes down Gib Lane and the fields every The masterplan has been informed by a Flood Risk Assessment

31


Council Response

time it rains going to be diverted? which identifies an overarching strategy for managing drainage and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. A more detailed drainage strategy will be required at the planning application stage.

Ms Davies I am very concerned about this proposed development. This area is surrounded by small country roads apart from Livesey Branch Road which already takes heavy traffic. Gib Lane takes a lot of fast busy traffic with very few speed controls and the ones that are there are not adhered to by most motorists and it is used as a short cut. More houses will mean more traffic using these roads and they are totally inadequate. Who is going to police this?

An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) and the Livesey Branch Road/Preston Old Road junction (roundabout at Feniscowles) are potential pinch points. Nevertheless, measures have been identified to address and mitigate this impact.

Ms Davies There are no pavements and another entrance on Gib Lane is a disaster on an existing overused country road.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at the proposed access point onto Gib Lane. In addition, the Transport Assessment recommends that the speed limit should be reduced from 60mph to 40mph along this section of Gib Lane.

Ms Davies Promises have been made regarding drainage which at the moment is non-existent washing the road away in places and this area has always been known for natural springs appearing in several areas.


Ms Davies Schools in the area already cause a lot of congestion at peak times. Another school will bring in even more outside traffic


Ms Davies No one seems to care about the natural surrounding countryside and wildlife where money is concerned.

A phase one ecology assessment has submitted. Further survey work is likely to be required to inform future development proposals. This study will identify measures to avoid, mitigate

32


Council Response

or compensate for impacts on protected species.

Ms Davies At one of the meetings one of the officers there even didn’t know the correct speed limit on Gib Lane! So much for studying the area!

Comments noted.

Ms Davies There are insufficient details regarding the type of houses planned to be built – again the site will be at the total discretion of builders who let’s face it are only in this to make MONEY!

Comments noted.

Ms Davies The natural sites indicated will become nothing but litter sites and will open the area to vandalism! Therefore bringing existing property prices down and making residents leaving the area.

Public open spaces are not inherently problematic in generating disturbance nor can it be assumed that anti-social behaviour is an inevitable consequence of such provision. These areas within the site would also be appropriately maintained and nearby residential properties would provide an element of ‘natural surveillance’ which would help discourage anti-social behaviour.

Ms Davies This Plan is a complete disaster for this nice residential area – one of the few left in Blackburn!

Comments noted.

Mr Powell The Gib Lane Masterplan presented to the public appears to have been prepared by consultants acting for the majority landowner and paid for by them. Is the council proposing that the landowner's plans be adopted as policy?

The masterplan has been produced collaboratively by the Council, its technical officers and the landowners. The final plans will require approval from the Council prior to adoption.

Mr Powell From discussions at the drop-in meetings I understand that nothing in these proposals is set in stone, so how can any objective opinion be formed?

The exhibition material shows how the emerging masterplan has come together, and explains the main issues that have been taken into account in developing the masterplan.

Mr Powell The Local Plan is currently with the Inspector and until a final decision has been made what is the point in considering a local Masterplan?

The Council’s policy states “The masterplan must be agreed by the Council prior to the granting of planning permission for any part of the site”. Masterplanning enables planners to determine a wide range of interconnecting issues that affect an urban area.

Mr Powell In the New Local Plan it is estimated that site 16/9 Land west of Gib Lane would provide 440 houses delivered by 2026. In several places a total of around 700 houses is suggested. Presumably this includes development beyond 2026 - why is this being considered when there

The draft Local Plan Part 2 estimates that 440 dwellings could be delivered by 2026 but acknowledges that development is expected to continue after this date. It is envisaged that the site could ultimately deliver approximately 700 units. Consequently,

33


Council Response

is no requirement to do so, when we do not know the economic conditions of the national or local economy, or the state of future housing markets. If these or similar proposals are adopted can the Council control the order and pace of development, or is a developer able to obtain planning permissions for any parcel of land in the area.

to ensure that consideration is given to the impacts of the site being developed for a higher number of units, certain evidence base studies which informed the preparation of masterplan are based upon a figure of 700 dwellings. The final masterplan will provide clarification on the number of dwellings to be provided on the site but it is not possible to identify a precise number of dwellings that would be delivered due to the timeframes over which the development will occur.

Mr Powell Many residents are fearful that rather than developers bringing forward brownfield sites and providing lower cost housing for which there is a need, choice greenfield sites will be cherry picked and the properties marketed to commuters from outside the area attracted by lower house prices and access to the motorway network.


Mr Powell On page 60 of Chapter 4 Housing of the New Local Plan it states that a Masterplan will be produced covering the whole of the area between Broken Stone Road and the existing built up area, including site 16/9 West of Gib Lane, and also taking into account the area south of Broken Stone Road previously granted planning permission for a holiday lodge complex. This definition would also include site 16/10 East of Heys Lane but the proposals we are presented with only includes area 16/9 land West of Gib Lane.

The Local Plan requires the masterplan for Gib Lane to have regard to the proposals for site 16/10 and the area south of Broken Stones Road. It does not state that the masterplan has to cover all three areas. It is however particularly important for the Gib Lane masterplan to take these other areas into account particularly in relation to impacts on the highway network. The masterplan has therefore had regard to these issues.

Mr Powell On page 58 of Chapter 4 - Housing in the new Local Plan, it states that United Utilities are unable to supply water to properties at this location above 180 metres; investment in a pumped supply or dedicated service reservoir would be required. My own property is at about 165 metres and our water pressure is low, and in the event of a power cut affecting the pumping station on Heys Lane, reduces to a trickle. In the Utilities Assessment forming part of Masterplan

The latest information from United Utilities is that they are able to provide a water supply to the site and this effectively supersedes the development consideration in the Local Plan. The matter will however be considered in more detail through the development management process.

34


Council Response

proposals is a letter from United Utilities stating that they are able to provide a water supply to the site. Which statement is correct?

Mr Powell On the same page it is stated that the site feeds into Old Gates Drive Culvert and that this culvert is in poor condition in parts, and undersized, and requires enhancement and maintenance. There is no such suggestion in the proposed Masterplan. It is proposed to construct attenuation ponds to hold back excess water and to hope that this water will gradually drain away. As these ponds will be adjacent to and at a higher level than existing properties, the owners/occupiers will have to declare their presence to their Home Insurers at renewal or when proposing for new policies, and may suffer restrictions in cover and/or increased premiums.

The development considerations for the site set out in the Local Plan require the enhancement of this culvert.

Mr Powell The introduction of buildings on to the site will reduce the amount of surface area available to absorb rainfall, resulting in a faster run off of rainwater exacerbating the present situation. Many local residents, especially those living on or nearer to Livesey Branch Road than I do, consider that neither the Council, the landowners or their consultants appreciate the amount of water that runs off the site after a period of heavy rain.


Mr Powell There is mention in the Masterplan of water flowing on to Gib Lane from the land to the east of Gib lane (Bunkers Hill) but no suggestion as to how to deal with it. The existing culvert is completely inadequate to deal with the flow of water during and after heavy rain with the result that water flows rapidly down the road presenting a traffic hazard especially in cold weather - there have been a number of, fortunately minor, traffic accidents caused by vehicles skidding on ice sheets. There is no street drainage outside the houses on Gib Lane near to the junction with Risedale Grove. In 1974 this was promised 'next year' - we are still waiting. If we are to have development on this site surely the drainage problems of the existing roads should be attended to first?


35


Council Response

Mr Powell On the southern part of Gib Lane the dry stone walls are in poor condition - as much is made of the environmental aspects of the masterplan proposals will these walls be repaired and who will be responsible for the work?

The masterplan indicates that stone walls on the site would be retained. In some instances this may require them to be repaired and rebuilt by the developer(s).

Mr Powell The proposals suggest that houses are built on land adjacent to Gib Lane and Broken Stone Road but it is not clear whether pavements would be constructed or street lighting introduced. To introduce either would be visually detrimental but possible future occupants may feel differently.

The draft masterplan, and its accompanying Transport Assessment, indicate that grass verges and hedgerows would adjoin the carriageway rather than a footpath. Footpaths would instead be located within the site. Street lighting would be provided on site.

Mr Powell On page 6.1 Landscape and Visual Assessment it states: 'We advise that development is precluded from the upper areas of the southern ridge line but would advocate the use of lower level development on the more elevated developable areas to prevent the skyline being affected' . This statement appears somewhat contradictory and has been ignored in the proposals. It has always been a principle of local planning that the skyline should not be built upon but this seems now to be ignored.

The masterplan recognises that there are a number of outstanding views from the site. It will require the development to be sensitive to its context and, in particular, to maintain key views into and out of the site.

Mr Powell Much is made in the proposals to protect existing woodland and to restore and upgrade it. It is also suggested that the areas of rhododendrons be cleared and replanted. Who is to fund the restoration and upgrading of Cockridge Wood and similar areas and who is to fund the continuing maintenance? It was suggested at one of the drop-in meetings that a management charge would be levied on the homeowners - is this practical and who would be responsible for collecting and spending the management charge?

The restoration and upgrading of Cockridge Wood would be funded by the developer(s) through a s106 contribution. The future maintenance of this area would be undertaken by a maintenance company funded via a charge levied on the owners of new properties on the site. This is a common arrangement that has been successfully used to ensure green spaces are maintained.

Mr Powell It is suggested that a single form entry primary school be built with the potential of being enlarged to a double form entry school. A double form entry primary school would have about 15 full time teaching staff plus support, kitchen and welfare staff. The majority of these would travel to work by car, has sufficient parking space been allocated. A primary school generates considerable traffic from people

The design of the primary school and, by extension, the arrangements for parking, has not been identified at this stage. Nevertheless, the parking provision at the school would need to comply with the Council’s adopted parking standards.

36


Council Response

bringing children to and from school, what consideration has been given to the parking problems that this will cause?

Mr Powell It is difficult to read much of the text on the maps in the report and it was disappointing that no hard copies of documents were available at the drop in meetings.

Comments noted.

Mr Powell Finally it was stated in the Travel Plan that there is a 30 minute rail service at Cherry Tree Station provided by Trans Pennine Express. In fact there is a 60 minute service provided by Northern Rail; Trans Pennine Express has never served Cherry Tree station. The report also includes a map supposedly of the Trans Pennine network which it obviously is not. Not very important points but indicative of the lack of care and lack of local knowledge apparent in the preparation of this report.

Comments noted.

Mr & Mrs Bell The plan seems to have access points to and from the development onto Broken Stone Road. We took over The Black Bull on Broken Stone Road just over three years ago and have witnessed at least 20 accidents on this road since our occupancy. Cars go along this road at very fast speed and if this became an access road to further traffic, I would suspect that there are going to be many more accidents.

The Transport Assessment which accompanies the draft masterplan recommends that the speed limit should be reduced from 60mph to 40mph along this section of Broken Stone Road.

Mr & Mrs Bell Some of our customers walk to our pub along Broken Stone Road and at times have turned up at the pub fearing for their life as they have nearly been knocked over. The traffic is so fast, the road is dark with very little lighting and there are no adequate paths for people to walk along. There will obviously be more traffic and potentially the risk of more people either nearly being injured or in fact actually being injured.

The Transport Assessment which accompanies the draft masterplan recommends that the speed limit should be reduced from 60mph to 40mph along this section of Broken Stone Road. In addition, although a footpath would not be provided on Broken Stone Road itself, the masterplan will require a footpath that runs adjacent to the road to be provided within the site behind the existing hedge line.

Mr & Mrs Bell It is very difficult to see when trying to get out of the junctions at the top of Gib Lane and Heys Lane due to the way the road runs and also the state of the hedges. If the proposal goes ahead, will these hedges be pruned and kept pruned or in fact be removed!

The evidence prepared to support the production of masterplan has identified the need for the Gib Lane / Broken Stone Road junction to be enhanced in order to improve visibility splays.

Mr & Mrs Bell When we purchased our property we applied for planning permission The masterplan indicates that existing hedgerows on the edge

37


Council Response

for a garage/barrel store. This was initially refused due to visual impact and impact on a hedgerow. The proposal for Gib Lane is going to be of a detrimental visual impact on all the people living on Gib Lane and Livesey Branch Road who have always looked out of their back windows onto the countryside but will look out on to brick walls and houses and even a school. Also, will there be excessive pruning and maybe premature death of any hedgerows within this proposal?

of the site will largely be retained and will be reinforced by additional planting. The masterplan also identifies a series of other measures to limit the visual impact of the development including retaining areas of woodland, retaining landscape features, retaining stone walls and requiring new development to respond to its setting.

Mr & Mrs Bell There are plenty of houses in this area and there seems to be areas of land in other parts of Blackburn that would perhaps benefit from more houses and not spoil the rural countryside that is development this definitely going to do.

Evidence prepared to support the preparation of the Local Plan has however demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need and that some greenfield sites must be released to meet these needs.

Mr & Mrs Bell We do not think that safety has been of paramount importance relating to this development.

Comments noted.

Mr & Mrs Duckworth

On certain occasions Gib Lane is severely congested with vehicles occupied by parents waiting to pick children up from St. Bede’s and it is occasionally difficult to access my own driveway due to parked vehicles. When the proposed Primary School is constructed Gib Lane would become virtually impassable at certain times.

The Transport Assessment work undertaken to inform the preparation of the masterplan has demonstrated that measures can be implemented to mitigate the impact of the development on the highways network.

Mr & Mrs Duckworth

If the proposed lower footpath on to Gib Lane is constructed, there will almost certainly be noise and nuisance created by its use. I am certain that this issue will be dealt with at a later date and separately but, in essence, I would rather not have a footpath at the side of my property.

Comments noted.

Mr & Mrs Duckworth

Surface water and drainage must be of paramount importance regarding any proposed development on the site. I would not like to live below any of the proposed holding ponds and would not personally like to live near one if I had young children. I am reassured that these ponds would be fenced but how many children have perished in open expanses of water that were presumed secure?

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage and surface water run-off. Many of the SuDS that would be provided would be shallow grass-lined channels which would be dry for most of the year but would capture surface water run-off when needed. The gradient of the banks of these SuDS would be managed to ensure they do not pose a safety risk.

38


Council Response

Mr & Mrs Duckworth

There is also a problem with drainage on Gib Lane itself which should be addressed before any development is considered. There are inspection covers on either side of Gib Lane just before the junction with Livesey Branch Road and I have witnessed these covers lift due to water pressure causing damage to the pavement and the road which has been repaired. In recent years the gulley in the centre of the junction of the aforementioned roads disappeared into a large hole which was promptly filled in and tarmac applied. The result was no drain and more surface water run-off therefore accentuating an existing problem.


Mr & Mrs Duckworth

The proposed primary school should be positioned further to the west to avoid Gib Lane becoming totally congested at start and finish times. Gib Lane is already very busy at certain times and if the top proposed entrance below Cockridge Wood was constructed this would create more traffic, plus the school traffic it would be unbearable.

The proposed location of the primary school has been chosen as it is a relatively flat part of the site and is in a location that is accessible from existing communities.

Mr & Mrs Duckworth

The number of proposed properties is very high and will possibly be constructed by different developers. Surely some dwellings can be constructed at alternative locations to reduce the number of dwellings proposed on the site and the size of the development. All houses should be of a similar construction quality, overall appearance and should be sympathetic towards existing properties in the area.

The principle of the site being developed for housing and the number of new homes required in the Borough has been consulted on previously as part of the preparation of the Local Plan Part 2 and will now be considered by a Planning Inspector. The purpose of this consultation is instead to seek views on the key issues for the site and how they should be addressed by the masterplan. The masterplan will include design principles to ensure that a high standard of design is achieved.

Mr & Mrs Duckworth

I seem to recall the land to the west of Gib Lane being designated a countryside area with building permitted if it contributed to the rural economy. It would seem that the Council has overlooked this fact. A small business in the area was also refused planning permission because the extension would cause “excessive pruning of an established hedgerow”. I hope the same conditions are being considered with the proposed development.

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local Plan Part 2 and the purpose of this consultation is instead to seek views on the key issues for the site and how they should be addressed by the masterplan. The masterplan proposes to retain existing hedgerows on the site.

Mrs Bunyan The communication methods used are inappropriate and the The Council appreciates the first consultation event was held

39


Council Response

consultation was timed in the middle of the summer holidays with only short notice given of the first “drop-in” event.

during the summer break, a second consultation event was however held in September for those who were unable to attend the first event.

Mrs Bunyan The reports online are “read only” and are unable to be printed or made accessible by any other means. This makes it more difficult than being able to refer to hard copies and takes more time. Even at the ‘drop-ins’ only one hard copy was available and they were not available at the locations where the exhibition material was displayed.

Comments noted.

Mrs Bunyan In some cases the font on the diagrams is so small that it is unreadable online and, in some instances, the exhibition material fails to reflect accurate details of the contents of the reports.

Comments noted.

Mrs Bunyan The key considerations and questions in the exhibition material do not cover the number of houses on the site. The material fails to mention that the number of houses for which all the reports are drawn up is 700. This figure is a complete surprise when throughout the Local Plan consultation the figure of 440 was quoted. The larger number is taking decisions well beyond the Local Plan period and has been included without any public consultation with the residents of the town.

The precise number of dwellings that would be delivered on the site is not presently known. The draft Local Plan Part 2 estimates that 440 dwellings could be delivered by 2026 but it acknowledges that development is expected to continue after this date. In order to ensure that consideration is given to the impacts of the site being developed for a higher number of units, certain evidence base studies which informed the preparation of masterplan are based upon a figure of 700 dwellings.

Mrs Bunyan There would not have been expenditure on reports based on the higher number of 700 dwellings unless this was the intended number.

Comments noted.

Mrs Bunyan Very rapidly, in response to a submission by the consultants for two of the landowners , the density figures have been removed from policy 16 in the Local Plan. The sentence in policy 16/9 that “housing development is expected to continue beyond 2026” is ambiguous. The removal of the density figure is considered to be a ‘minor change’ but the change increase the number of houses by 60% on the site and affects housing development beyond the plan period. The housing density also affects not just site 16/9 but all other sites.

The density figure for the allocations in the Local Plan was calculated by dividing the site area by the expected number of dwellings to be developed. It was not intended to prescribe a density that development should be built to. The Council acknowledged that the inclusion of these figures had caused some confusion and therefore deleted them from the policy. The deletion of these figures from the policy has not however impacted on the total number of dwellings that would be delivered on Gib Lane or on any other sites.

Mrs Bunyan At the hearings on the Core Strategy, JWPC’s proposed change to this The principle of the site being developed for housing has been

40


Council Response

area was resisted by the Council because it would be a “large scale urban extension”. The planners have now changed policy and, in response to the Local Plan consultation, say that none of the proposed urban extensions “are considered as major (developments over 1000+ dwellings)”.

consulted on previously as part of the preparation of the Local Plan Part 2 and will now be considered by a Planning Inspector. The purpose of this consultation is not to seek views on the principle of the site being developed, instead it seeks views on the key issues for the site and how they should be addressed by the masterplan.

Mrs Bunyan Once the site is designated for housing there is no guarantee that it will proceed but it will be blighted and lost as a unique landscape forever. The housing market and continued decrease in house prices in Blackburn cannot be ignored when calculating the viability of this site.

Viability appraisals prepared to inform the preparation of the masterplan have indicated that the site is viable.

Mrs Bunyan If the development stalls it will be the worst of all worlds – the land will have been lost forever and Council’s aim of providing houses lost.

Comments noted.

Mrs Bunyan The planners supporting the site should clarify whether this site is viable with 440 houses or whether it is reliant on 700 houses.

The final masterplan will provide clarification on the number of dwellings to be provided on the site but it is not possible to identify a precise number of dwellings that would be delivered due to the timeframes over which the development will occur.

Mrs Bunyan Reports for the masterplan were commissioned by Rule Five Land Limited. Information filed at Companies House show that at 31 July this company was dormant, had only £2 in the bank and no other assets. This provides no reassurance regarding financial stability.

Comments noted.

Mrs Bunyan The landowner and their consultants informed a resident that Witton Estates were in it “for the money” and that there was no developer in places. This seems surprising. The planners should surely have undertaken and provide the results of their enquiries as to the availability of developers and builders, their identity and financial resources available to undertake this development.

Comment noted. Issues relating to the financial resources of developers are commercially confidential.

Mrs Bunyan It has been stated that several builders would be required but there would be no overall developer supervising control. The question arises, therefore as to reassurance of consistency of approach to development once the land has been sold.

The purpose of the masterplan is to ensure that there is a consistent approach and that the site is developed in a comprehensive and integrated manner.

41


Council Response

Mrs Bunyan The Local Plan states that s106 contributions will be at a level to allow the development to remain viable. It is not surprising therefore that the reports fail to address some of the problem areas to which s106 contributions would apply and therefore they would not be addressed to the detriment of existing residents.

An Infrastructure Delivery Plan has been incorporated into the masterplan to ensure that each phase of the development delivers the required infrastructure.

Mrs Bunyan Because the reports have been commissioned by the landowners they are substantially weighted in favour of the development. Reference is made to ‘collaborative working’ with the Council. From the reports issued, the independence of the planners in protecting policies adopted in the Core Strategy for the benefit of the residents seems to have diminished.

The masterplan has been produced collaboratively by the Council, its technical officers and the landowners. The final plans will require approval from the Council prior to adoption.

Mrs Bunyan The slackness of wording in the reports provides opportunity for any provisions to be over-ridden.

Comments noted.

Mrs Bunyan The methodology in the Transport Assessments seems to have been chosen to give the best possible results for the developers. I would question the underlying basis on which future road usage has been calculated by using present road usage by comparison to neighbouring wards. The composition of the proposed estate, if the description and price attached to the houses to be built are to be believed, is completely different from existing surrounding areas. All of the houses will probably contain at least two economically active persons, the majority of whom will be travelling by car to work. By contrast, the surrounding areas contain a higher percentage of persons who are retired or economically inactive, with very different patterns of travel. The two wards also contain a higher percentage of older residents without school age children. The TA also refers to there being travel within the boundary of the wards for employment. Employment opportunities in the ward are severely limited and the major employment areas are at the opposite end of the town.

Comments noted. The Transport Assessment applies a standard methodology which was agreed by all parties in advance of its preparation. Using present road usage to predict future road usage is a standard approach and is considered to be appropriate.

42


Council Response

Mrs Bunyan The report chooses a methodology which focuses on peak hour travel. This ignores planning rules which require 2/3 parking spaces per house, which will be the norm in this location. This means on a daily basis, irrespective of the time of day, the roads and residents of the surrounding area will have to cope with 1,400 additional cars, plus delivery lorries, vans, taxis, etc. and all the effects of this (e.g. air pollution and increased risks of accidents).

Focussing on peak hour travel is a standard approach for Transport Assessments.

Mrs Bunyan The Transport Report includes the new development at Heys Lane but it does not include figures for any increase in the number of houses arising from the withdrawal of housing density limits.

The Transport Assessment is based on a development of 700 dwellings.

Mrs Bunyan The report says that traffic from the “Holiday Village” on Broken Stone Road will be going to Junction 3 and 4 of the M65, although at the time of the meetings for that development, much was made of the benefit of increased trade and tourism for Blackburn itself. The report also ignores that there will be traffic servicing the site and its facilities and ignores the access roads to the site on Broken Stone Road.

Comments noted. The assumption that a significant proportion of the traffic from the “Holiday Village” on Broken Stone Road will be going to Junction 3 and 4 of the M65 is considered to be a realistic assumption.

Mrs Bunyan The Travel and Transport reports focus many pages on encouraging the use of cycles and walking to avoid ‘unnecessary’ physical improvements to the highway. Who decides what is ‘unnecessary’? It would seem that it is going to be the developers and this exercise has been undertaken to justify minimal improvements.

The masterplan, and the supporting evidence which underpin it, have been prepared collaboratively by the Council and the land owners.

Mrs Bunyan Livesey Branch Road/Heys Lane/Moorgate Street is already a potential AQMA and junction is already operating near to capacity. No survey or count was carried out at this junction. No reference is made to any measures regarding this junction. When and how is this problem going to be addressed?

Comments noted. The Transport Assessment has provided an assessment of the impact of the development on the highways network and a number of measures have been identified to mitigate these impacts. The masterplan and its accompanying Travel Plan also propose a range of measures to increase the proportion of journeys that are made by public transport, walking or cycling.

Mrs Bunyan The single lane canal bridge and railway bridge on Green Land and the junction of Green Lane and Preston Old Road - the report suggests that the nearest doctor/dentist/library is on Preston Old Road and

Comments noted.

43


Council Response

some secondary schools are either along or off Preston Old Road. I have already drawn attention to the problems in this area in submissions on the Local Plan.

Mrs Bunyan The report mentions that the width of Gib Lane is 6m. It fails to mention that at the brow of the hill near the proposed access road the width is 4.37m. The Council’s attention has already been drawn to the constrictions regarding widening.

Comments noted. The masterplan does not propose to widen Gib Lane and the Transport Assessment produced to support the preparation of the masterplan has indicated that it should be possible to create a safe access to the site from Gib Lane.

Mrs Bunyan The report does not include a survey for the present number of cyclists, which is presumably because there are just no regular cyclists on the roads. The report takes an extremely optimistic average for cycle use which can be seen to be unrealistic when this is the percentage achieved in Stevenage and Milton Keynes which are new towns with purpose built cycle ways completely separated from carriageways and very few gradients. If the percentage of 3% is only achieved in these towns, the likelihood of this for Gib Lane West with its inherent hazards, difficulties, gradients, and far higher levels of rain and snow, is unrealistic.

The masterplan proposes to provide a number of pedestrian and cycleways within the site. These would connect with on-carriageway cycle lanes or off-carriageway cycle facilities in the vicinity of the site. The Travel Plan also proposes that Travel Packs would be provided to all property buyers to provide details on cycle routes and secure cycle parking would be provided as part of the development. As such, the assumptions in relation to the number of trips made by bicycle are not considered to be unreasonable.

Mrs Bunyan The report fails to mention the gradient of the site. The only level stretch of road is the new short stretch of cycleway on Livesey Branch Road on which the report focuses.

Comments noted.

Mrs Bunyan All cycleways and pathways end within the estate and fail to follow through outside because of the problems of installing footpaths at the top of Gib Lane and the dangers to both pedestrians/cyclists/ motorists on narrow roads. The proposed cycleway link with the canal towpath itself creates an area of potential accidents.

The proposed footpaths and cycleways would connect to existing public footpaths, pedestrian routes, on-carriageway cycle lanes or off-carriageway cycle facilities.

Mrs Bunyan Installing traffic lights at Bog Height Road/A666 fails to address the pollution issues at the junction of the M65, again with AQMA issues which the increase in traffic will only exacerbate.

Comments noted. The masterplan and its accompanying Travel Plan do however propose a range of measures to increase the proportion of journeys that are made by public transport, walking or cycling.

Mrs Bunyan The Council are aware of problems in the borough concerning parking around schools. Heightened problems will arise at Feniscowles

The design of the primary school and, by extension, the arrangements for parking, has not been identified at this stage.

44


Council Response

Primary School from the development. Parents will drop off their children by the proposed footpath access from Gib Lane, directly opposite Ernoulen Close and add to the congestion arising from parents dropping off children for St Bede’s.

Nevertheless, the parking provision at the school would need to comply with the Council’s adopted parking standards.

Mrs Bunyan The protection of the existing ‘green corridor’ has been ignored. This was established to protect and encourage many forms of wildlife and in this has been successful as the many examples supplied to the Council demonstrate, including the existence of bat colonies throughout the site.

The masterplan requires the provision of a connected network of green infrastructure which will collectively enhance existing habitats and create new habitats to encourage biodiversity.

Mrs Bunyan It is proposed to create access through the woodland to link the northern section of the site with the rural area to the east beyond the site. There are bluebells in the wood (a protected species) which is obviously seasonal so it is hoped that any survey should have been carried out at the appropriate time.


Mrs Bunyan Increased number of younger persons within this location will only lead to vandalism and recreational use i.e. evening drinking/smoking parties.

It cannot be assumed that anti-social behaviour is an inevitable consequence of the development. In addition, the masterplan requires areas of open space within the site to be appropriately maintained and nearby residential properties would provide an element of ‘natural surveillance’ which would help discourage anti-social behaviour.

Mrs Bunyan There is no mention of the adverse effect on gradients from ice and snow in winter and the fact that Gib Lane, particularly at the top and the surrounding roads, become icy and blocked by snow.

Comments noted.

Mrs Bunyan When distances are quoted in the reports are they, as previously, “as the crow flies”?

Distances are “as the crow flies”.

Mrs Bunyan Table 2.1 of the Travel Plan – Magic Smiles is a private patient only dentist not NHS.

Comments noted.

Mrs Bunyan The existing doctors do not have the capacity to cope with potentially 2,800 or more new patients. There is a national shortage of GPs who are able to pick and choose where they wish to live and practise.

Health service providers were consulted on the draft Local Plan and did not identify the need for development in this location to contribute to the provision of new GP facilities.

Mrs Bunyan Hordens Public House is no longer Comments noted.

45


Council Response

Mrs Bunyan Schools are oversubscribed already Evidence provided by the Local Education Authority has indicated that there are presently school places available at both primary and secondary school level. The development would generate a requirement for additional primary school places to be provided. As a result, a new primary school would be provided on site.

Mrs Bunyan Other recreational facilities – the Council’s own report prepared for the Local Plan concluded that there were insufficient provisions in the area for the increased population and this was based on a much lower figure.

The development will incorporate an extensive network of greenspaces which will provide opportunities for informal recreation.

Mrs Bunyan There is a severely restricted service available at the railway station. Comments noted.

Mrs Bunyan The Local Plan Part 2 states that a contribution “is required towards the addition of additional primary school capacity. Land is to be made available for a new primary school”. This wording is ambiguous. If the contribution is not sufficient then funding may be difficult to obtain.

It is considered that the wording is not ambiguous and is clear that land will have to be made available for the school and a contribution also made towards its construction. If the developer contributions are insufficient then any shortfall would need to be met by the LEA, possibly using grant funding.

Mrs Bunyan The primary school will provide 210 places. The reports stress that 700 larger family houses will be built and the average family size includes at least 2 children, therefore there will be at least 1400 children. The Transport Report assumes that only 50% of these will be of primary school age (i.e. 700 children). Allowing for parental choice, the Transport Report acknowledges that there will be both inflows and outflows from the site. The numbers catered for once the site has been developed is therefore likely to be inadequate and no mention has been made of provision for higher numbers or how this will achieved and funded.

The Local Education Authority is satisfied that the proposed primary school provision would be sufficient to meet demand and it is also noted that there are presently places available at existing primary schools in this part of Blackburn.

Mrs Bunyan It is not clear on which figure the LEA based their recommendations or whether this school will be run by an academy.

The LEA understands that the development is likely to be accommodated approximately 440 dwellings during the plan period but could ultimately accommodate approximately 700 new homes.

Mrs Bunyan No mention is made of nursery/childcare but this will be essential and A need to provide additional nursery/childcare facilities has not

46


Council Response

will require the provision of facilities and provision for car journeys in statistics.

been identified during the preparation of the masterplan and any such facilities would be provided by the private sector rather than the Council.

Mrs Bunyan Much has been made of expanding the house type and moving away from terraced housing but the illustrative photos in the concept framework show several forms of terraced housing.

It is envisaged that a range of housing will be provided on the site but a particular emphasis has been placed on the provision of larger, family dwellings.

Mrs Bunyan The pricing of units between £120,000 and £300,000 is expensive in comparison with house prices within Blackburn. High demand for this type of housing in this area has not been proven.

A housing market appraisal has been undertaken to inform the preparation of the masterplan and this appraisal concludes that these house prices are achievable.

Mrs Bunyan Much has been made of the need for ‘executive housing’ and the masterplan seems to place this on the higher southern part of the site. Much of this land belongs to the third landowner who has not been party to the masterplan which raises questions as to the level of cooperation, control and agreement about financial contributions between landowners involved in the development of the site and whether this land will be developed for this type of housing.

The landowner of the higher southern part of the site has been actively involved in the preparation of the masterplan.

Mrs Bunyan The necessary works to Old Gates culvert are not mentioned. There is mention of off site provision for utilities in the reports but no amplification as to where these would be placed or their effect on the existing residents, not only during construction but when the site is developed.

An Infrastructure Delivery Plan has been incorporated into the masterplan to ensure that each phase of the development delivers the required infrastructure. The precise location of off-site infrastructure would need to be agreed with the relevant infrastructure providers and will be considered at the development management stage.

Mrs Bunyan Streams and ponds flood and freeze over. Reality and ‘health and safety’ issues would seem to have been ignored.

SuDS are a common technique used to control surface water run-off and it is considered that there use on the site is appropriate.

Mrs Bunyan The landscape report fails to deal with the views of the site from other parts of town and the photographs used do not include views that clearly show the detrimental impact that a housing development will have for other residents and visitors. The report also fails to comply with all paragraphs of the Core Strategy regarding the safeguarding of the landscape.

The Landscape Report identifies Primary and Secondary Zones of Visual Influence and also identifies Potential Sensitive Visual Receptors.

47


Council Response

Mrs Bunyan The inclusion of green areas, which may disappear with the increased number of houses, does not replace the loss of this open site to the existing residents of the town.

To ensure adequate areas of open space are provided, a land use budget which provides a breakdown of the open space provision has been incorporated into the masterplan.

Mrs Bunyan The lack of certainty about the proposals mean that existing residents are left without any reassurance that it is developed it will in anyway resemble what is included in the masterplan or deal with the external infrastructure requirements.

The masterplan provides a framework against which planning applications for the site will be assessed and will be an important material consideration in the determination of those future planning applications. As such, development which comes forward on the site will have to respond to the masterplan.

Mrs Bunyan Many of the existing residents feel their quality of life is going to be severely affected to their detriment for the sake of landowners’ and developers’ profit, not for the greater good of Blackburn with Darwen. They are also aware that the Council has a record of non-delivery on the rosy tinted descriptions re proposed developments.

Comments noted.

Mr Murray I find that the presentation pre-empts the Planning Inspector’s Hearing and assumes the decision is a foregone conclusion.

Comments noted.

Mr Murray The proposals were not adequately detailed to enable any clear decisions to be concluded on the plan. It was not clear who had provided what in terms of supporting information, nor was there any contribution or representatives from two of the landowners. The presentation events appeared to be the Council supporting just the plan of the major landowner, how can this be called a masterplan?

It is considered that the draft masterplan is sufficiently detailed to comment on. The draft masterplan material which was made available for consultation was produced through the Council working collaboratively with owners of the site.

Mr Murray The whole site is clearly seen on approaching the west of Blackburn from distance. Similarly the views from the top of Gib Lane to the North West would be interrupted by building above Cockridge Wood.


Mr Murray 9400 dwellings proposed in the Local Plan have never been justified. They are not remotely achievable in the plan timescale, the allocation of so many prime sites is therefore not justified. The Sappi site was judged a priority one site and this as a priority 3 in the assessments undertaken when potential sites were evaluated. This site should be

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local Plan Part 2 and will now be considered by a Planning Inspector as part of the examination of the Local Plan. The purpose of this consultation is not to seek views on the principle of the site

48


Council Response

removed from the plan. being developed for housing, rather the intention is to seek local resident’s views on the key issues for the site and how they should be addressed by the masterplan if the development on the site was to take place.

Mr Murray The justification that the site is deliverable is based on no more than the owners willingness to sell their land and reap a minimum of a tenfold increase in land value, there are no committed developers yet identified. If the site is so attractive why should construction be spread over more than 15 years? More than 4000 upper market properties have been built on brownfield sites in adjacent boroughs in less than half this timescale.


Mr Murray The demand for new homes will primarily be in the North and East of Blackburn where the BME population is increasing and where few new market properties have been built in the last 20 years, current sales there are only 40 per year. On the West of Blackburn in the same period over 1500 market dwellings have been built and demand remains low and existing properties sell slowly and at low prices, due to market saturation. There are good quality local sites with outline planning approvals but no one willing to develop due to the low demand.


Mr Murray The Local Plan states that this site will be considered with area 16/10 in a masterplan for the area, where is the data for 16/10? The numbers of dwellings for both sites leave considerable flexibility for increasing numbers beyond 2026 and the traffic study and utilities costings are based on 700 dwellings on this site 16/9 alone. The traffic study should include the effects of 16/10 and be based on maximum projected housing numbers.

The Transport Assessment includes a sensitivity test which considers the network impact with the proposed residential site allocation on Heys Lane. This assumes that the development could see up to 440 new residential dwellings.

Mr Murray The Gib Lane site is in constant use for animal husbandry with over 400 sheep and 20+ cattle using the land. It has recently been

The principle of the site being developed for housing has been consulted on previously as part of the preparation of the Local

49


Council Response

highlighted that in 30 years time we will be short of farmland to produce sufficient meat to feed the growing demand in this and developing countries.

Plan Part 2 and will now be considered by a Planning Inspector as part of the examination of the Local Plan. The purpose of this consultation is not to seek views on the principle of the site being developed for housing, rather the intention is to seek views on the key issues for the site and how they should be addressed by the masterplan.

Mr Murray The overall layout and character are too vague, it represents current thinking on higher density lower cost properties around school facilities – I thought this was to be an executive high value site? You need to take account of current performance and demand across Blackburn, this is not where the houses are required.

The purpose of this consultation is not to seek views on the principle of the site being developed. It is envisaged that a range of housing will be provided on the site but a particular emphasis has been placed on the provision of larger, family dwellings.

Mr Murray Although the proposal addresses drainage, only when the attenuating areas are working will a true assessment be possible. Knowing the regular winter soakings which happen I do not expect the proposed countermeasures to be adequate.

Comments noted. The masterplan proposes to provide a connected network of SuDS which will collectively provide sufficient attenuation to control surface water run-off.

Mr Murray It is impossible to say if adequate green space is planned at this stage or if the recreational areas will be adequate.

Comments noted.

Mr Murray I do not support the proposed access points on Gib Lane or Livesey Branch Road they do not meet design requirements. There are no details of how Broken Stone Road will be modified to take the extra traffic, it is a country lane and should retain this character.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at each of the proposed access points.

Mr Murray The school seems to be placed in a logical position for parents to drop off prior to going to work via the LBR exit. There does not appear to be any parking provision around the school, perhaps the roads should be widened around the Green to provide parking and avoid damage to grass verges.

The design of the primary school and, by extension, the arrangements for parking, has not been identified at this stage. Nevertheless, the parking provision at the school would need to comply with the Council’s adopted parking standards.

Mr Murray I do not accept that what has been provided represents adequate consultation on the masterplan. A much more clearly defined plan with more accurate housing numbers and layout should be provided.

Comments noted. The draft masterplan produced is considered to provide an adequate basis for consultation.

Mr Murray The cost of utilities appear to only be based on the major landowners site and do not reflect the additional connections for the fields

Viability appraisals prepared to inform the preparation of the masterplan have indicated that this level of infrastructure

50


Council Response

immediately to the west of Gib Lane which will require separate connections. Water supply above Cockridge Wood will need a pumped supply no provision seems to be included in the plan. The United Utilities assessment of £500,000 seems far too low when the full site implications are considered and seems to be based on the major landowner area only.

provision can be met.

Mr Murray Until the maximum housing numbers of Area 16/10 are available and considered with area 16/9 the traffic assessment will not highlight most of the critical junctions such as Heyes Lane, Bog Height Road junction with the A666, Green Lane bridges and Fielden’s Arms junction with Preston Old Road.

The Transport Assessment includes a sensitivity test which considers the network impact with the proposed residential site allocation on Heys Lane. This assumes that the development could see up to 440 new residential dwellings.

Mr Murray The entrance to the site from Livesey Branch Road does not have adequate line of sight. A suggestion to narrow the road at this point to overcome the problem shows a lack of understanding of the traffic flow with nearby junctions interrupting flow.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at the proposed access point on Livesey Branch Road.

Mr Murray Peak time and football match day traffic has not been assessed in detail, no data has been provided on this type of critical usage.

The Transport Assessment provides a detailed consideration of peak time trips.

Mr Murray The traffic study does not include evaluation of the Cherry Tree bridges across the canal and railway line, an obvious route to Blackburn to avoid Ewood congestion. Both bridges are single carriageway width but only one is lights controlled. This area is already difficult to use for traffic and pedestrians and the view of oncoming traffic is blocked in both directions over the railway bridge.

Comments noted.

Mr Murray In Winter when there is ice or heavy snow, residents of Old Gates Drive have to park on Livesey Branch Road as Old Gates drive becomes impassable due to the incline, this already creates restricted traffic flow and narrowing the road here is impractical for this situation alone. From the proposals for area 16/9 it is evident that in similar conditions most traffic will exit the site from the Livesey Branch Road access as it is downhill and nearest to a major road, this sort of situation has not been considered or the safety issues it raises.

Comments noted.

51


Council Response

Mr Murray Nowhere in the proposal does it clearly state that only market housing will be provided on area 16/9.

Comments noted. The masterplan will clarify that it is envisaged that the contribution made by the site to affordable housing will be in the form of a commuted sum payment towards the provision of affordable homes off-site.

Mr Murray We were told the site would be for upper market executive houses but few of these seem to be planned and a significant number of “Mews” houses/flats appear to be designated close to the school. From past experience these are of lower quality, mainly rented and as a consequence are poorly looked after by the residents who frequently move.

It is envisaged that a range of housing will be provided on the site but a particular emphasis has been placed on the provision of larger, family dwellings.

Mr Murray It is suggested site maintenance of SUDS, green and open spaces will be the responsibility of the site occupiers, paid for by an annual charge on the properties. How will this be administered during the anticipated timescale for building when much of the site will be unused and return to wilderness?

The future maintenance of these features would be undertaken by a maintenance company funded via a charge levied on the owners of new properties on the site. A legal agreement would be made between the Council and the developer to ensure that this takes place.

Mr Murray No development should take place above Cockridge Wood, it will be intrusive on landscape views. A higher density build at lower level is preferred.


Mr Murray I understand that this landowner indicated he would not be ready to build for about 5 years when the local plan was being prepared. I was told at one of the presentation events that Mr Gee has not yet agreed to the masterplan proposed. Based on his previous application for houses on this site he planned to build over 120 dwellings, mainly detached and semi-detached but at less than executive status, the masterplan shows about 40!

Comments noted. The masterplan does not provide prescriptive guidance on the total number of dwellings to be provided on particular parts of the site.

Mr Murray Towards the top west side of Gib Lane the last five properties are bungalows as required when planning permission was granted. As the local plan requires new construction to be in sympathy with the surrounding area we would expect to have bungalows only close to these properties and to limit the intrusion on the skyline.

It is envisaged that a range of housing would be provided on the site, which would include an element of larger, family dwellings.

52


Council Response

Mr Murray The footpath between 32 and 34 Gib Lane serves no useful purpose, it presents security issues for both properties and privacy issues for number 32. The path will be a place for dog walkers to exercise their dogs, will collect litter and debris. It is contrary to Council policy where gates are being installed to prevent nuisance and fly tipping.

The proposed footpath will improve the permeability of the site and will help encourage walking and cycling as an alternative to travelling by car. The footpath would be overlooked by nearby residential properties which would provide an element of ‘natural surveillance’ and discourage anti-social behaviour.

Mr Murray Access up Gib Lane will be through the site access road and to Livesey Branch Road via the lower pathway which will be required to take the foul sewer at least and probably the electricity and gas supplies for this part of the site.

Comments noted.

Mr Murray The site access has inadequate line of sight for traffic coming down Gib Lane as the average speed of traffic is over 41 miles per hour. Sighting will be required up to the end of the houses on the east of Gib Lane and will require some cutting back of woodland and grading of the verge.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at each of the proposed access points.

Mr Murray The plan appears to provide houses right up to Cockridge Wood. Building above the proposed road access would destroy the bird feeding area close to the wood. This provides winter feeding and is part of the green corridor.


Mr Murray Opening the existing flag drain as a natural watercourse will require significant deepening and widening to be adequate to deal with winter floods, a trash trap will also be essential as much debris flows from Cockridge Wood.

Comments noted.

Mr Murray I am most disappointed with what has been provided for comment. It appears to be only what the major landowner wishes with minimal input from forward planning. It is for the planners to lead and guide not the landowner, the plan lacks detail and clarity.

Comments noted. The draft masterplan material which was made available for consultation was produced through the Council working collaboratively with owners of the site.

Mr & Mrs Hughes It is doubtful if ANY measures to slow down the traffic on the Lane would be heeded let alone policed adequately.

Comments noted.

Mr & Mrs Hughes The fact that a new school is in the plan will bring yet MORE traffic on the Lane and this road is a `rat run` at the best of times.

The primary school will principally serve those living near the site and the future occupants of the development. As a result, the provision of this school on the site would reduce need for

53


Council Response

occupants of the site to travel in order to access education facilities.

Mr & Mrs Hughes Drainage has always been a problem - how come it can only be managed if a new development takes place?

Surface water run-off from the site is presently unmanaged. Any development which takes place in this location will be able to pay for, and implement, infrastructure required to control surface water run-off and address current ponding issues that affect parts of the site.

Mr & Mrs Hughes Access point on Gib Lane is too narrow and will make the Lane more dangerous than ever, and the same comment applies to Broken Stone Road as well, as this road is used as a speed track and is narrow with NO pavement.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at each of the proposed access points. Footpath would be provided within the development rather than immediately adjacent to the existing carriageways.

Mr Feldwicke We already suffer from youths camping out overnight in Cockridge Wood, lighting fires and leaving rubbish, there is also an intermittent problem with people riding motor bikes in the wood disturbing our right to peace and quiet, these problems will be even worse if more development is allowed.

Publically accessible woodlands are not inherently problematic in generating disturbance nor can it be assumed that anti-social behaviour is an inevitable consequence of such provision. The areas of woodland within the site would also be appropriately maintained and nearby residential properties would provide an element of ‘natural surveillance’ which would help discourage anti-social behaviour.

Mr Feldwicke The proposed footpath and cycle paths through the area sound a good idea, however similar paths on the Parkland Road estate are areas for gangs of youths to congregate for drinking and drug taking causing massive nuisance.

Footpaths and cycle ways are not inherently problematic in generating disturbance nor can it be assumed that anti-social behaviour is an inevitable consequence of such provision. Footpaths and cycle ways within the site would be overlooked by nearby residential properties would provide an element of ‘natural surveillance’ and discourage anti-social behaviour.

Mr Feldwicke Traffic is a major issue, Gib Lane is already used as a speedy shortcut, the lane is too narrow to allow safe passing of other vehicles, this problem will become much worse.


Mr Feldwicke There are many other concerns and issues as written on your letter to residents, e.g. drainage issues, loss of green space.

Comments noted.

54


Council Response

Mr Morris As a resident of Gib Lane for over 25 years I have seen a number of previous development proposals rejected and I cannot understand why this new proposal should go ahead.

Comments noted.

Mr Morris There are many alternative ”brownfield” sites available in the vicinity that would not destroy open country areas. Does the Council not value green open spaces?

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan. Evidence prepared to support the preparation of the Local Plan has however demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need s.

Mr Morris Gib Lane is used as a thoroughfare particularly early morning and late afternoon coinciding with the school run to St Bede’s. This will undoubtedly increase significantly under the new proposal. Presently, access to my property at these peak times is becoming intolerable with up to 20 vehicles parked awaiting school to finish.


Mr Morris My property overlooks the fields and woodland to the west of Gib Lane and I can observe a variety of wildlife including Deer, Fox, Bats, etc., I believe that any development would ruin this habitat forever.


Mr Morris The development of 446 properties plus a primary school is more than excessive for the area and would lead to catastrophic urbanisation.

Comments noted. The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan rather than on the principle of the development.

Mr Morris From a Health and Safety aspect - Where do at least 1,000 plus pedestrians go? Where do an extra 600-800 private vehicles go? There are no adequate footpaths outlined on Broken Stone Road therefore Gib Lane will become over saturated.

The Transport Assessment work undertaken to inform the preparation of the masterplan has demonstrated that measures can be implemented to mitigate the impact of the development on the highways network. Although sections of Gib Lane and Broken Stone Road do not have a footpath, a network of footpaths would be provided within site.

Mr Morris The fields are subject to frequent flooding, what guarantee will the developers provide if the proposed solution fails?

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage

55


Council Response

and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. A more detailed drainage strategy will be required at the planning application stage.

Mr McCormack When I applied for planning permission to build my home in 1983, I was informed I could only build a bungalow in keeping with the bungalows lower down the road on my side. In order to be consistent I hope that this will be applied to any properties that might be built at the back of my house.

The masterplan will include design principles to ensure that the new houses delivered on the site achieve high standards of design. However, it will not require the dwellings on particular parts of the site to be bungalows.

Mr McCormack The proposed development plans will worsen the traffic situation on Gib Lane which at the moment is busy. A proposed two extra roads leading on to Gib Lane will make the situation much worse. The road surface on Gib Lane was not designed to take this amount of traffic.

The development would inevitably generate additional traffic in the area. However, the Transport Assessment work undertaken to inform the preparation of the masterplan has demonstrated that measures can be implemented to mitigate the impact of the development on the highways network.

Mr McCormack The residents of Gib Lane have concerns about the surface water on their properties, the road and particularly on the fields at the rear; this creates a lot of problems with debris, flooding and blocked sewers and drains. The proposed development would only make this worse and I am sceptical of the plans to deal with this would be able to cope with the increased pressure on the land.


Mr McCormack One aspect of the proposed plan that contradicts itself is that Cockridge Woods will be left undisturbed by the development. Yet the wood will be surrounded by concrete developments on all sides. This is bound to have a negative effect on the flora and fauna in the wood.


Mr McCormack I strongly object to any building on this green field land as there are plenty of brown filed sites in Blackburn that have not been utilised or re-developed.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan. Evidence prepared to support the preparation of the Local Plan has however demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing

56


Council Response

needs.

Mr Blackwell Permission was granted for the Pleasington Lakes development a number of years ago. We were informed during the debate that this area of Blackburn and Darwen was to be developed for the benefit of the tourism industry. Why then put a housing estate next to a spot dedicated to the development of tourism? How can this make coherent sense and be in line with the local plan?

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation seeks views on the draft masterplan.

Mr Blackwell Livesey Branch Road, Gib Lane and Broken Stone Road are totally inadequate to serve for the level of traffic that would be caused by the development. If there are 700 houses – and such houses are described as ‘executive houses’ – then one might reasonably assume two cars per household. There would also be visiting traffic including vehicles providing services for the estate. Thus, you would be in the area of around 2,000 additional vehicles using the above mentioned roads – including large vans and lorries.

The development would inevitably generate additional traffic in the area. An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) and the Livesey Branch Road/Preston Old Road junction (roundabout at Feniscowles) are potential pinch points. Nevertheless, measures have been identified to address and mitigate these impacts.

Mr Blackwell If you try to cross Livesey Branch Road you will realise how busy it is at the present capacity. The road, at present, seems to be in a continuous state of repair, especially near the Pinewood Estate and by the Feilden Arms. This regularly causes major congestion. This congestion is not helped by the fact that residents – especially opposite Pinewood – park their car on the street. There is a particular problem when the temperature drops below freezing and residents on the Pinewood estate understandably park their cars on Livesey Branch Road instead of their driveways. This means that, at present, come freezing weather, Livesey Branch road is hazardous enough to drive down. Add 2000 vehicles to the equation and you produce traffic chaos.

The development would inevitably generate additional traffic in the area. An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) and the Livesey Branch Road/Preston Old Road junction (roundabout at Feniscowles) are potential pinch points. Nevertheless, measures have been identified to address and mitigate this impact.

Mr Blackwell Gib Lane has a very steep incline. At present it has cars parked on either side of the road and can present a real challenge to the average driver, particularly in icy conditions. Consider then the prospect of adding 2,000 additional vehicles.

Comments noted.

57


Council Response

Mr Blackwell I live on Broken Stone Road. At present, getting out of my driveway is a real challenge.

Comments noted.

Mr Blackwell One of the main access routes would be at the bend on Horden View - the very bend where there was a car crash two weeks ago and where there are regular car incidents and accidents. This is hardly surprising given the road was originally designed for tractors, is narrow and can only cope with a limited capacity and for most of the downhill route cars are free to drive at 60mph. Add 2,000 vehicles to the equation and you not only produce traffic chaos, you also endanger the general public.


Mr Blackwell I fail to see how Gib Lane or Livesey Branch Road could be widened unless the local authority engaged in a process of compulsory purchase of the houses either side of the road.

The masterplan does not propose to widen either Gib Lane or Livesey Branch Road.

Mr Blackwell A large number of the 2,000 vehicles in question would wish to travel on the M65 each day. That would entail driving down Bog Height Road and onto the Bolton Road (A666) at ‘The Golden Cup’ turning. This junction, as things stand, is considerably ‘backed up,’ especially in the mornings. Bog Height Road suffers from a number of problems. Firstly, it has a notorious bend. In icy weather it is infamous for it treachery. Secondly, without the compulsory purchase of houses and their demolition, the road cannot be widened at the far end (nearest ‘The Golden Cup’).

The development proposed in the masterplan would inevitably generate additional traffic in the area. An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) is a potential pinch point and identifies measures to address this – including an upgrade to signal control at this junction.

Mr Blackwell The independent expert contracted by those proposing the Gib Lane scheme expressed the clear view to me that there were major drainage problems on the proposed plan, particularly at the area of land at where Gib Lane meets Livesey Branch Road. Unless the current problem is resolved, any construction of additional houses would not only be wrong, it would be negligent in the extreme.


Mr Blackwell Adding 700 houses to the area would involve a massive investment not only in drainage but also in pipe-laying and pumping of water to the site. I am under the impression that this presented formidable,

The cost of this infrastructure would be met by the developer. Viability appraisals prepared to inform the preparation of the masterplan have indicated that this level of infrastructure

58


Council Response

possibly intractable, reasons as to why the Pleasington Lakes development has not proceeded as planned. I can only assume that to allow for utility supplies for 700 houses would require an investment on a colossal scale. I am curious to know whether the expense for this would be born be the local taxpayer or the developer of the scheme?

provision can be met.

Mr & Mrs Hutchinson

Whilst we appreciate the area of Blackburn needs development our main concerns are the size of the development and the subsequent increase in traffic volumes particularly on Gib Lane and Broken Stone Road, which over the last few years have become a rat run because of the close proximity to junctions 3 and 4 of the M65.

The development would inevitably generate additional traffic in the area. An assessment of the local transport network has been undertaken and has identified measures that will be identified to address this impact – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road junction.

Mr & Mrs Hutchinson

The proposed access road on Gib Lane virtually opposite Risedale Grove should be scrapped as it would be very heavily used both for school access and general access to and from the estate posing a potential safety issue due to both the close proximity with Risedale Grove and cars stopping and parking near the access road to drop off and pickup children from the proposed new school.

The masterplan has been informed by a Transport Assessment which has indicated that an access in this location would not have an unacceptable impact on the highways network.

Mr & Mrs Hutchinson

Whilst being pleased that in the main Cockridge Woods is staying, we are worried that the increase in the number of teenagers the new estate will bring to the area will very likely create a problem with them congregating in the woods leading to anti-social behaviour, especially underage drinking during the hours of darkness.

Publically accessible woodlands are not inherently problematic in generating disturbance nor can it be assumed that anti-social behaviour is an inevitable consequence of such provision. The areas of woodland within the site would also be appropriately maintained and nearby residential properties would provide an element of ‘natural surveillance’ which would help discourage anti-social behaviour.

Mr & Mrs Hutchinson

Whilst we appreciate the need to build new houses in areas that will be attractive to prospective buyers, there is a subsequent loss in quality of life for existing residents who stand to lose privacy, views, green open space and potential value to their property.

Any housing delivered on the site would need to comply with the Council’s adopted standards in relation to overlooking and loss of privacy. Areas of open space would be provided on site. The impact of development on property values and the loss of view from a property are not considered to be material planning considerations.

Mr & Mrs If the site does go ahead we feel that rather than saving as we did to Comments noted.

59


Council Response

Hutchinson afford a property that had green outlooks and felt close to the countryside we might as well have just bought on a housing estate.

Mr & Mrs Donnelly

The countryside of the Borough is finite and the thought of covering another large swathe of it with houses fills us with sadness. We understand that there is to be a large increase in population and that houses will be required, but not enough emphasis has been put on taller houses with a smaller footprint on brownfield sites. Decisions should NOT be made on purely economic grounds. Once countryside is built on it is gone forever.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan rather than on the principle of the development. Evidence prepared to support the preparation of the Local Plan has however demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need and that some greenfield sites must be released to meet these needs.

Mr & Mrs Donnelly

The view from the top of Gib Lane is one of the best views in the town and should be kept for future generations. These views were mentioned by a previous Planning Inspector as to their importance.


Mr & Mrs Donnelly

Having personally experienced the problem of damaged drainage we empathise with people on Livesey Branch Road, as the land above them has been known to flood for over forty years

Comments noted.

Mr & Mrs Donnelly

Any developer would require an enormous investment to alleviate water supply and drainage issues. Surely any development would be unviable.

Viability appraisals prepared to inform the preparation of the masterplan have indicated that this level of infrastructure provision can be met.

Mr & Mrs Donnelly

Living on Broken Stone Road we take our lives in our hands every time we go out. The rat run that this road has become will be greatly exacerbated by the extra number of vehicles that the proposed development will bring. Narrow roads, no footpaths and a 60mph speed limit is an accident waiting to happen.

The Transport Assessment which accompanies the draft masterplan recommends that the speed limit should be reduced from 60mph to 40mph along this section of Broken Stone Road. The masterplan also proposes to provide footpaths within the site adjacent to Broken Stone Road.

Mr & Mrs Donnelly

The two proposed access points on Broken Stone Road are sited in extremely dangerous positions. The lower one on the bend is a known accident spot.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at both of the proposed access points. In addition, the Transport Assessment recommends that the speed limit should be reduced from 60mph to 40mph along this section of Broken Stone Road.

Ms McKenna I have concerns about the amount of extra traffic which could be An assessment of the impact of the development on the local

60


Council Response

generated by a development of this size. This could potentially lead to up to an extra 900 vehicles travelling on local roads. I have concerns about the capacity for Broken Stone Road and Gib Lane to cope with this additional traffic, as well as the effect that more traffic will have on other roads in the area.

highways network has been undertaken. This Transport Assessment has identified a number of measures which, once implemented, will ensure the development does not have an unacceptable impact on the highways network.

Ms McKenna Residents of Horden View are extremely concerned about the safety of Broken Stone Road and Horden Rake. There have been a series of accidents on this road and residents fear that an increase in traffic travelling down this road could lead to even more accidents.


Ms McKenna Residents are also concerned about their own personal safety. One property on Horden View has been damaged twice as a result of car accidents and residents worry about letting their children play outside the front of their properties in case a car accident occurs. Residents have suggested either traffic calming measures or some sort of barrier/protection to prevent cars on Broken Stone Road/Horden Rake crashing at speed onto Horden View.


Ms McKenna I am concerned that the plan does not envisage any footpath on Broken Stone Road, which may affect the safety of pedestrians.

Although the masterplan does not propose to widen Broken Stone Road to provide a footpath adjacent to the carriageway, it is proposed to provide a network of footpaths within the site, including footpaths adjacent to Broken Stone Road behind the existing hedge line.

Ms McKenna Many local residents have complained about drainage problems in the area. The sustainable drainage scheme seems to be a positive solution to the issue, however residents would need reassurance that such a scheme would be fully implemented and be effective.

Comments noted.

Ms McKenna Whilst the proposed plan does provide several areas of green space, the development would mean the loss of green open space, which is greatly valued by the local community. I fear that a development at this site will change the character of the area.

The development of the site would undoubtedly have some impact on the character of the area. However, measures have been incorporated into the masterplan to protect existing features that contribute to the character of the area such as areas of woodland, landscape features and dry stone walls.

Mr Bowditch The plans will impact on my property value/appeal and spoil the view The impact of development on property values and the loss of

61


Council Response

to the rear of my house. This view was one of the main reasons that I chose to move into this house. Surely the long term value of my property will decrease.

view from a property are not considered to be material planning considerations.

Mr Bowditch I have already looked at options for moving away from Blackburn based on this development news. There will be nothing to keep me in Blackburn. The amount of money being invested in the Cathedral Quarter etc., will be wasted if the amount of Hostels isn’t reduced, to take away the drunks/addicts around town.

Comments noted.

Mr Bowditch I am not convinced by the assurances given at the meeting that the development will consist of executive housing, with plenty of green areas and sale values of over £300,000. I have known residents of Oakdale and Fernhurst that they have lost thousands off their values in recent years. With many houses remaining unsold. This is an East Lancs working class town - how can we hope to attract commuters that work in Manchester/Preston?

It is envisaged that a range of housing would be provided on the site, which would include an element of larger, family dwellings. Evidence prepared to support the preparation of the Local Plan has demonstrated that there is a need for this type of property in Blackburn.

Mr Bowditch The amount of extra traffic in the area is a worry. I am directly opposite St Bede’s School. At start and finish times, this can be very busy, with parking chaos at times. At match days for Blackburn Rovers, there is also a large volume of traffic in the area. Local residents have had to accept this. Now to find out that there will be a long term development to the rear, as well as the volume obstacles we face to the front, is almost too much to accept. Not to mention another school being planned for the development, with even more traffic at school times. This area will surely be gridlocked.

An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) and the Livesey Branch Road/Preston Old Road junction (roundabout at Feniscowles) are potential pinch points. Nevertheless, measures have been identified to address and mitigate this impact. The masterplan is also supported by a draft Travel Plan which seeks to promote walking, cycling and public transport in order to reduce reliance on travelling by private car.

Mr Bowditch I am a shift worker, and the noise that this will create to the rear for this development will certainly impact on my sleeping pattern. My partner is also a shift worker. Not to mention the enjoyment of my garden with the noise itself.

The need to attach conditions to control hours of construction will be considered through the development management process.

Mr Bowditch I do not feel that local residents have been listened to. The impression I got from speaking to people at the meeting, was that a deal has

This consultation has provided local residents with the opportunity to make comments on the draft masterplan and

62


Council Response

already been done. I am very disappointed that if this is the case. these comments will be taken into account when the masterplan is being finalised.

Mr & Mrs Gardener

There can be no justification for this development on green spaces when you have numerous brownfield sites in the borough.


Mr & Mrs Gardener

The proposals state the rural nature of the site. We chose to purchase our home here for that very issue but you have chosen to remove that for hundreds of local residents. Are you going to compensate the hundreds of local residents?


Mr & Mrs Gardener

The green boundary SuDS are a not in the right direction in trying to maintain the privacy of the existing two-storey housing stock built around the proposed site.

The proposed SuDS on the northern boundary of the site will not only provide water attenuation to control surface water run-off but will also effectively provide a buffer between existing residential properties and the housing proposed near this part of the site.

Mr & Mrs Gardener

The plan positions three-storey buildings on an upward sloping site next to the boundary. Due to the topography of the site these buildings will appear to be four storeys in height to the existing homeowners and will dominate the sightline. Three storey buildings are not in keeping with the existing housing stock. Any three storey housing stock should be positioned further into the development.

Although it is envisaged that certain parts of the site could potentially accommodate some three-storey properties, the masterplan does not identify precise locations for these properties.

Mr & Mrs Gardener

There appears to be no provision for bungalows. Why has no provision been made for this in line with central government

Although an emphasis is placed upon the provision of larger properties that are suitable for families, the masterplan

63


Council Response

recommendations to build more bungalows to free up existing family homes?

promotes the provision of a range of dwellings in terms of size and type.

Mr & Mrs Gardener

Trim tracks/parkland should be positioned on the south side of the SuDS to help with privacy and security.

Comments noted.

Mr & Mrs Gardener

There is no detail on boundary fencing and planting schemes. These details will be submitted at the planning application stage.

Mr & Mrs Gardener

Will the green spaces shrink as the developers require? The development will incorporate a network of greenspaces. To ensure adequate areas of open space are provided, a land use budget which provides a breakdown of the open space provision has been incorporated into the masterplan.

Mr & Mrs Gardener

Why have housing numbers been increased? The draft Local Plan Part 2 estimates that 440 dwellings could be delivered by 2026 but acknowledges that development is expected to continue after this date. It is envisaged that the site could ultimately deliver approximately 700 units. Consequently, to ensure that consideration is given to the impacts of the site being developed for a higher number of units, certain evidence base studies which informed the preparation of masterplan are based upon a figure of 700 dwellings. The final masterplan will provide clarification on the number of dwellings to be provided on the site but it is not possible to identify a precise number of dwellings that would be delivered due to the timeframes over which the development will occur.

Mr & Mrs Gardener

If the site is to be developed by more than one developer how are you going to ensure that the SuDS and green spaces are constructed as detailed in the masterplan? Will planning permission state that ALL SuDS are created, landscaped, planted and fully operational before building development takes place?

The masterplan will ensure that the site is developed in a comprehensive and integrated manner. An Infrastructure Delivery Plan has been incorporated into the masterplan to ensure that each phase of the development delivers the required infrastructure.

Mr & Mrs Gardener

I don’t believe the council are capable of listening to the views of its residents. I find it quite incredible that all the other developments mooted appear to have drifted into the background. Perhaps this has something to do with the postcodes of certain councillors?

This consultation has provided local residents with the opportunity to make comments on the draft masterplan and these comments will be taken into account when the masterplan is being finalised.

64


Council Response

Mr & Mrs Gardener

I work for a company with annually large numbers of graduate recruitment and not one graduate from outside the county that I have worked with has chosen to live in Blackburn. People are not leaving Blackburn to live in Chorley because of unavailable executive homes in Blackburn, wake up to the real reasons of this town’s demise.

Comments noted.

Mr Ashcroft Gib Lane is very narrow and has no footpath along the top half of the road. The top half should be brought up to the same standard as the bottom half with proper paths and kerb stones on both sides. The drainage also needs to be improved. When there is significant rainfall the volume of water flowing down Gib Lane is considerable and part of this could be alleviated by better drains. This flowing water also takes edges of road with it causing constant erosion of the unfinished edges at the top end. This usually ends up at the junction of Gib Lane and Livesey Branch Road.


Mr Ashcroft Broken Stone Road is a rat run and will become more of one once the development is completed. There needs to be adequate footpaths along its length and should continue until at least the cross roads at the Black Bull public house.


Mr Ashcroft The volume of traffic at the junction of Gib Lane with Livesey Branch Road increases considerably around the time when St Bede’s School starts and finishes. There will be greater traffic flowing out onto Gib Lane once the development is completed and now should be the time to install traffic lights at this very busy junction

An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. This survey work has not highlighted a need for traffic signals to be provided at the junction of Gib Lane with Livesey Branch Road. Nevertheless, a mini-roundabout would be provided at the Livesey Branch Road access to the site. This would reduce traffic speeds on Livesey Branch Road which would help vehicles exiting Gib Lane onto this road.

Mr Ashcroft The extra volume of traffic flowing towards the junction of Broken An assessment of the impact of development in this location on

65


Council Response

Stone Road and Bolton Road must now justify traffic lights at the junction as a part of the Pennine Reach project.

the local transport network has been undertaken. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) is a potential pinch points. Measures have therefore been identified to mitigate this impact – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road junction.

Mr Ashcroft The T junction at Feniscowles also needs to be considered for traffic lights.

Comments noted. The Transport Assessment produced to support the preparation of the masterplan have assessed the impact of the development on nearby junctions and, where appropriate, have identified measures to mitigate impacts.

Mr Wright When the four Horden Farm properties were purchased they were advertised and purchased as rural properties with open fields and views to all sides. The current plans show Horden Farm surrounded on all sides by housing development. Please confirm that the council has recognised this and does not treat Horden Farm as just another property impacted by the Gib Lane development.

The masterplan indicates that development is likely to take place in the vicinity of Horden Farm. Any housing delivered on the site would however need to comply with the Council’s adopted standards in relation to overlooking and loss of privacy.

Mr Wright We are particularly concerned with building which will be directly in front of Horden Farm, to the west of the existing entrance lane. Some diagrams show this as ‘green space’, but most show possible housing right up to the entrance lane. Please consider treating it as a special case due to the fact that this farm and barn has been in this beautiful rural location for over 200 years. Please confirm that a wider ‘buffer zone’ from the mass of development can be established, which includes the current field in front of the farm, facing Broken Stone Rd, to the west of Witton Weavers Way and our current entrance lane, in addition to a wider buffer zone behind the properties.

Although detailed layouts for the site have not been produced, the masterplan indicates that development is likely to take place in the vicinity of Horden Farm and does not propose to create a buffer zone around it. Any housing delivered on the site would however need to comply with the Council’s adopted standards in relation to overlooking and loss of privacy.

Mr Wright This development is in addition to the proposed development directly across Broken Stone Rd from Horden Farm (Pleasington Lakes). The planning consent for this development states that there must be no road access onto Broken Stone Rd/Horden Rake, and that access must be from Stockclough Lane. This is to prevent increased traffic on

The Transport Assessment has demonstrated that adequate visibility splays could be provided at both of the proposed access points onto Broken Stone Road. In addition, the Transport Assessment recommends that the speed limit should be reduced from 60mph to 40mph along this section of Broken

66


Council Response

Broken Stone Rd. which already has significant traffic volume, much of which speeds up and down the road, barely wide enough for two lanes in many places, at speeds of 50 – 70mph. This is already a serious risk to the safety. Therefore to include two road exits onto Broken Stone Rd. seems to show that the Masterplan has been created without reference to previous and existing planning decisions.

Stone Road.

Mr Wright Early in 2014, I contacted the Council to alert them to the amount of water flooding onto Broken Stone Rd. This was happening due to the sheer volume of water coming off the fields north and east of Horden Farm, and also due to the fact that the drains on the road outside the Horden Farm were totally blocked and silted up. The drains are still blocked which will cause more dangerous flooding on the road as winter arrives. What will happen to the rainwater which floods onto Broken Stone Rd when the proposed development is built?


Mr Wright Witton Weavers Way will be within a concrete urban environment from the Crescent until Broken Stone Rd, further losing its rural character and feel. This cannot be good for walkers or residents.

Although the character of sections of Witton Weavers Way would be affected by the development, the masterplan indicates that this route will be retained and enhanced.

K Bunyan I am shocked and amazed that the Council has allowed a Masterplan to be produced in addition to the Local Plan.

The masterplan provides additional, more detailed guidance to support the implementation of the Local Plan.

K Bunyan I understand that it may be possible for 700 houses to be built on this land and not the 420 suggested in the information available at Livesey Library.

The draft Local Plan Part 2 estimates that 440 dwellings could be delivered by 2026 but acknowledges that development is expected to continue after this date. It is envisaged that the site could ultimately deliver approximately 700 units. Consequently, to ensure that consideration is given to the impacts of the site being developed for a higher number of units, certain evidence base studies which informed the preparation of masterplan are based upon a figure of 700 dwellings. The final masterplan will provide clarification on the number of dwellings to be provided on the site but it is not possible to identify a precise number of dwellings that would be delivered due to the timeframes over which the development will occur.

67


Council Response

K Bunyan There is serious flooding in the field immediately behind Gib Lane. The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. A more detailed drainage strategy will be required at the planning application stage.

K Bunyan Cars, vans and motorcycles travel at speed up and down the lane. Comments noted.

K Bunyan Parents use Gib Lane in the morning to drop their children off at St Bede’s School and when pupils are leaving around 3pm cars double park on the lower part of Gib Lane.

Comments noted.

K Bunyan No concern has been shown for the homeowners on Gib Lane who have invested their money in their property – house prices are already diminishing.


K Bunyan Livesey Branch Road is already very busy and cars drive at speed. The mobile speed camera is often on Gib Lane and Livesey Branch Road which proves that this is a vulnerable area for speeding.

Comments noted.

K Bunyan Blackburn town centre and the areas close to it should have been renovated in order to make the town a more attractive place. Each of the main roads out of Blackburn is a disgrace and there are no upmarket shops in the centre. People have stopped going into the centre as it is not a pleasant experience, there are no decent restaurants and we would be too frightened to go into Blackburn in the evening. You will not attract executives to come and live here.

Comments noted. A mini-roundabout would be provided at the Livesey Branch Road access to the site. This would reduce traffic speeds this section of Livesey Branch Road.

K Bunyan My concern is that the land will be sold to a developer but houses will not be built and the area will become desolate like other sites in town.

The masterplan will ensure that the development is brought forward in a comprehensive and integrated manner.

K Bunyan What provision has been made for hospitals, doctors, dentists, schools, nursery places for all the extra residents?

There are a variety of employment, education, leisure, health, shopping and other facilities within the vicinity of the site.

K Bunyan I feel that my concerns are of no importance whatsoever by the people who run Blackburn.

This consultation has provided local residents with the opportunity to make comments on the draft masterplan and these comments will be taken into account when the masterplan is being finalised.

68


Council Response

K Bunyan This area is one of the nicer green areas of Blackburn as it is elevated and a prominent feature on the landscape. This will be ruined if the proposal goes ahead and there will be no lovely green, relaxing, calm spaces left in the town.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan and will now be considered by a Planning Inspector as part of the examination of the Local Plan. Consequently, the purpose of this consultation is to seek views on the draft masterplan rather than on the principle of developing the site for housing.

Ms Book I strongly object to this plan as the land in its current state serves as a lovely countryside area, with views and wildlife in situ. It creates nice countryside views from various points along Livesey Branch Road, Gib Lane and Broken Stone Road.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan and will now be considered by a Planning Inspector as part of the examination of the Local Plan. Consequently, the purpose of this consultation is to seek views on the draft masterplan rather than on the principle of developing the site for housing.

Ms Book I am concerned for those who live on the edges of the proposed development and the social aspect of now having houses overlooking their gardens and properties. There is absolutely no benefit for any of the home-owners currently living along or near this development.

Any housing delivered on the site would need to comply with the Council’s adopted standards in relation to overlooking and loss of privacy. As a result, the development of the site would not result in an unacceptable loss of amenity to the occupants of existing properties.

Ms Book There is still the question of how this greenfield land is allowed to be considered at all? If it is simply about the cost of building on brownfield sites, then are the Council or developers going to compensate us for the noise, disruption, spoilt views and decreasing house prices?


Ms Book The proposed plans would increase traffic on Livesey Branch Road. This is only going to make a busy road even more congested, especially as the site entrance where the new school will be situated, is only a few hundred metres along from St Bede’s School, which already creates traffic as parents and buses undertake collections and drop-offs, and is between the Hollytree entrance to the Beechwood

An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. This survey work has identified a number of potential pinch points and has also identified measure to mitigate impacts on these pinch points.

69


Council Response

estate and the only entrance to the Old Gates estate.

Ms Book The roundabout at the top of Green Lane is badly situated and has partially blocked views.

Comments noted.

Ms Book The proposed entrance to the site on Gib Lane is very close to the narrow part of this road, which already causes drivers to break suddenly when two cars are trying to pass each other. With the increase amount of vehicles this proposed entrance could cause further problems on Gib Lane.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at the proposed access point.

Ms Book The Gib Lane / Broken Stone Road junction is very dangerous (blind to the right). Surely increased traffic flow will exaggerate this problem.


Ms Book The other proposed entrances are onto Broken Stone Road which is a country road with several bends and could become hazardous as vehicles enter/exit the proposed development with bad lines of sight to contend with.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at both of the proposed access points. In addition, the Transport Assessment recommends that the speed limit should be reduced from 60mph to 40mph along this section of Broken Stone Road.

Ms Book The general increased traffic could back up near Feniscowles Primary School on the way to the M65 Motorway. We already suffer from queued traffic when Blackburn Rovers play at home.

The development would inevitably generate additional traffic in the area. An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identified that the Livesey Branch Road/Preston Old Road junction (roundabout at Feniscowles) is a potential pinch point but has identified measures to mitigate this impact.

Ms Book The Bog Height Road / Blackburn Road junction is notorious for queued traffic at peak times. If the development goes ahead it will increase traffic and cause further tail backs.

The development proposed in the draft masterplan would inevitably generate additional traffic in the area. An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) is a potential pinch point. Nevertheless, measures have been

70


Council Response

identified to address this – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road junction.

Ms Book Rain water runs down Gib Lane and causes hazardous driving conditions at the junction with Livesey Branch Road and problems for pedestrians crossing roads. It also travels down the fields and causes flooding in several of the back gardens on Livesey Branch Road. There are proposed ponds along the back of houses along Livesey Branch Road but there are concerns about how the ponds and drainage system will cope with the amount of rain and surface water, and where this will be directed when the ponds are at full capacity.


Ms Book Access to the ponds will be needed for maintenance, but as they are surrounded by trees surely children and animals could stray into these areas, making them dangerous. However, if any fencing or gates are installed this will be yet another eye-sore.

Many of the SuDS features would be shallow grass-lined channels. They would not be ‘open ponds’ and would instead be dry for most of the year but would capture surface water run-off when needed, such as after high intensity rainfall events. The gradient of the banks of these SuDS would be managed to ensure they do not pose a safety risk.

Ms Book The change in number of houses from 440 to a potential of 700 is very concerning. The area cannot cope with such an increase in population, traffic and housing.


Ms Book I am unable to understand any benefits of the development. It can only lead to congestion, an overpopulated area, more danger to school children and very unhappy local residents.

Comments noted.

71


Council Response

Mr Tomlinson The documentation does not provide any articulation of current residents disapproval of the proposal and the assumption that the ‘benefits’ outlined in the documentation will serve the existing Gib Lane and Livesey Branch Road communities is false.

Comments noted.

Mr Tomlinson The section of land behind the houses on Livesey Branch Road east of the Witton Weaver’s Way entry point had a drainage ditch dug by the land owners. This totally alleviated problems with surface water flooding. There is therefore NO BENEFIT to existing residencies where excessive surface water is concerned and the same solution could be extended to any other areas where some problems may have been encountered.


Mr Tomlinson The existing housing on Livesey Branch Road and Gib Lane was developed for the same kind of resident the proposed development is aimed at i.e. professionals desiring properties outside of urban areas and bordering on countryside. The proposed development will take away this existing benefit for existing residents.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan rather than on the principle of the development.

Mr Tomlinson The north west view from the top of Gib Lane as it meets Broken Stone Road is one of the most stunning views in the areas and is easily accessed by existing residents undertaking a short walk. This will be lost forever if the development is undertaken.


Mr Tomlinson The Witton Weavers Way was intended to allow the people of the areas to easily access open and natural countryside. The council has allowed much of this to be eroded by the development of Old Gates Drive properties and St Bede’s school and is unable to maintain it adequately as an open pathway now. The open views for the section between Livesey Branch Road and Broken Stone Road will be irrevocably compromised by the development with the imposition of manicured landscaping and as in the point above, the loss of open views across Lancashire.

Witton Weavers Way will be maintained and enhanced as part of the development. The masterplan recognises that there are a number of outstanding views from the site. It will require the development to be sensitive to its context and, in particular, to maintain key views into and out of the site.

Mr Tomlinson There will be a significant increase of light pollution in the night sky. The amount of light produced by existing street lighting along Livesey

Comments noted.

72


Council Response

Branch Road is already excessive and intrusive.

Mr Tomlinson Extended urbanisation will confound existing traffic problems. Already on Livesey Branch Road many properties have more than one car which is often parked on the roadside. Blocked viewing is increasingly causing risk when attempting to join the flow of traffic or reverse onto a properties driveway so the introduction of another 500 to 1000 cars plus the inevitable school traffic will render the situation totally intolerable for existing residencies and will not be alleviated by the proposed changes to traffic controlling measures.

An assessment of the impact of development in this location on the local transport network has been undertaken. This Transport Assessment identified a number of potential pinch points but has also identified measures which will be implemented to mitigate this impact.

Mr Tomlinson Is any consideration required for the development area of historic Foot & Mouth burial pits? Large numbers of cattle were slaughtered and buried in pits around Cockridge Woods and towards the farm to the west during the outbreak in the mid-1960s. I can find no reference to this in the report and supporting documentation.

The masterplan has been informed by a ground investigations report which has identified and assessed potential sources of contaminants.

Mr Tomlinson The case for the proposed development in the masterplan does not bear any consideration to existing local residents. I do not believe the wanton destruction of the countryside around Blackburn actually serves the community of Blackburn – the master plan is aimed at attracting outside populations to the areas rather than development for the existing community housing market.

Comments noted.

Mr Tomlinson In spite of the nicely portrayed aspirations, I do not believe any guarantees can be made by the council that that high ‘standards’ of development envisaged would not be compromised by a failure to attract the desired profile for new buyers. Once permission for development is approved by the council then the countryside areas is lost forever. At best, the sacrifice would result in a spacious and classy district but anything less would be just a plain urbanisation of a valuable landscape and a heartless tick in someone’s project box.

The masterplan will ensure that the site is developed in an integrated and comprehensive manner. It includes detailed design guidance to ensure that the development which takes place is of a high standard and results in the creation of a high quality, sustainable neighbourhood.

Mr & Mrs Lund We feel that the masterplan is being pushed through when the independent examination of the Local Plan has not taken place yet.

The preparation of the masterplan is a separate, albeit related, process to the finalisation of the draft Local Plan.

Mr & Mrs Lund The Council should not be allowing this to happen when there are so The principle of the site being developed for housing has been

73


Council Response

many brownfield sites which could be developed – many of which already have outline planning permission. Once you given permission for the site to be used the beautiful countryside is lost forever whilst brownfield sites are lying empty and are eyesores within the Borough.

consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan rather than on the principle of the development. Evidence prepared to support the preparation of the Local Plan has however demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need and that some greenfield sites must be released to meet these needs.

Mr & Mrs Lund With three different landowners and probably several different developers this could be a complete shambles. Look at the problems on the old Crown Wallpaper site where developers have gone into administration and left the site an eyesore.

One of the principal purposes of the masterplan is to ensure that the site is developed in an integrated and comprehensive manner.

Mr & Mrs Lund Traffic will be a major issue with no real way of resolving it. Gib Lane and Broken Stone Road cannot be widened and Livesey Branch Road will become clogged by all the extra traffic.

The masterplan does not propose to widen either Gib Lane or Broken Stone Road and the Transport Assessment work undertaken to inform the preparation of the masterplan has demonstrated that measures can be implemented to mitigate the impact of the development on the highways network.

Mr & Mrs Lund Traffic already backs up on Livesey Branch Road from the new roundabout at the top of Green Lane. This is already a dangerous junction and there have been several accidents. Further problems will be created from delays caused by any traffic management installed at the proposed Livesey Branch Road entrance and the increase in traffic


Mr & Mrs Lund The proposed Livesey Branch Road entrance is between the entrances to two existing housing developments which would create difficulties getting into and out of these existing developments.

The Transport Assessment has indicated that the proposed access on Livesey Branch Road would not have an unacceptable impact on the functioning of the highways network.

Mr & Mrs Lund Traffic exiting the Livesey Branch Road entrance would have difficulty with the ‘line of sight’ along the road.


Mr & Mrs Lund Any traffic flow analysis has not taken into account Blackburn Rovers match day traffic and the proposed development of area 16/10 of the Local Plan. It also doesn’t take into account that most residents of any houses built will have two cars or even more – future car ownership cannot be compared to the existing local areas where there are many

The Transport Assessment applies a standard methodology. It also includes a sensitivity test which considers the network impact with the proposed residential site allocation on Heys Lane. This assumes that the development could see up to 440 new residential dwellings.

74


Council Response

retired residents and a percentage of unemployed/economically inactive people.

Mr & Mrs Lund There are existing problems with traffic queuing at the Bog Height Road/Blackburn Road junction. The road is so narrow and, depending on the size of vehicles waiting in these queues, they can often cause an obstruction. Whilst traffic management controls have been suggested, we can only envisage more problems – traffic will increase on Bog Height Road and traffic travelling between Blackburn and Darwen will slow down considerably. There have already been complaints about the traffic management system introduced at Hollins Grove and any additional systems would make the A666 worse and cause many bottlenecks.

An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network. This Transport Assessment identified that the A666 Bolton Road/Bog Height Road junction (Golden Cup junction) is a potential pinch point. Nevertheless, measures have been identified to address this – including an upgrade to signal control at the A666 Bolton Road/Bog Height Road junction.

Mr & Mrs Lund Broken Stone Road is very narrow and the sight lines of the proposed access points will not be good due to the bends and gradient on the road. Also any pedestrians will take ‘their life in their hands’ as there is no pavement and traffic numbers will dramatically increase.

The Transport Assessment has demonstrated that adequate visibility splays could be provided at both of the proposed access points. Although there is not a footpath on Broken Stone Road itself, the masterplan require a network of footpaths to be provided within the site, including a footpath that runs adjacent to Broken Stone Road behind the existing hedge line.

Mr & Mrs Lund The Gib Lane/ Broken Stone Road junction is dangerous as the line of site is extremely limited. The increase in traffic caused by the development will cause more accidents.


Mr & Mrs Lund There is a proposed access onto Gib Lane but this road is very narrow and is often restricted to one vehicle width near Cockridge Wood. Line of sight problems would occur too.


Mr & Mrs Lund More traffic will use Green Lane to exit onto Preston Old Road – this will cause problems and bottlenecks as the bridges are both single lane and traffic backs up between the two bridges at busy times.

An assessment of the local transport network has been undertaken, and the capacity of junctions has been calculated to determine the likely impact of development in this location on the road network.

Mr & Mrs Lund Extra traffic travelling along Livesey Branch Road will cause bottlenecks at the Fielden’s Arms junction with Preston Old Road. This

The development would inevitably generate additional traffic in the area. An assessment of the impact of development in this

75


Council Response

will cause extra problems and safety issues for the school children. location on the local transport network has been undertaken. This Transport Assessment identified that the Livesey Branch Road/Preston Old Road junction (roundabout at Feniscowles) is a potential pinch point but has identified measures to mitigate this impact.

Mr & Mrs Lund A report mentions that a ‘travel plan co-ordinator’ being appointed but the address was in Devon. Surely someone with more local knowledge would be useful. Issuing travel packs to potential householders is not likely to have any impact on reducing the potential increase in car usage in the area.

Comments noted. Although the Travel Plan has been prepared by Mayer Brown Ltd on behalf of Rule Five Land Ltd, the measures within it have been agreed by the Council who will also help to ensure it is implemented.

Mr & Mrs Lund The amount of building will drastically reduce the amount of surface water which is naturally absorbed into the land. This means more water flowing down to the proposed catchment areas behind existing properties on Livesey Branch Road. We have concerns about the capacity of these areas to cope with the increased amounts of surface water.


Mr & Mrs Lund We have concerns about standing and stagnant water in the ponds and the safety aspects of these SuDS.

Many of the SuDS features would be shallow grass-lined channels. They would not be ‘open ponds’ and would instead be dry for most of the year but would capture surface water run-off when needed, such as after high intensity rainfall events. The gradient of the banks of these SuDS would be managed to ensure they do not pose a safety risk.

Mr & Mrs Lund Who is going to manage the installation and maintenance of the whole drainage system when there are different landowners and probably multiple developers on the site? The future maintenance of the drainage system is a concern.

The drainage system would be installed by the developer(s) and its future maintenance would be undertaken by a maintenance company funded via a charge levied on the owners of new properties on the site.

Mr & Mrs Lund The Gib Lane/ Livesey Branch Road junction often floods after heavy rain. This water would not be included in any on site drainage plans but needs to be addressed, especially as the junction would be busier.

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. A more detailed drainage strategy will be required at the planning

76


Council Response

application stage and this will consider any measures required to address off-site surface water flooding.

Mr & Mrs Lund It is difficult to accept that a plan can be approved where there is such a vast difference in the proposed housing numbers from 440 to 700. It makes the consultation meaningless, especially as the 700 figure is hidden in other reports. The increase affects not only the aesthetic appearance of the site but also the ability of the local area to cope.


Mr & Mrs Lund The vast difference in numbers will impact on the houses considered for the site. The larger figure will mean high density housing and, particularly, developers wanting to cram in more three-storey town houses. This will have a major impact visually on the site, with existing houses being overshadowed/overlooked and goes against what was said in the Plan about ‘executive type’ housing.

If 700 dwellings were built on the site it would not require high densities or three storey properties. Given the size of the site it would be possible to accommodate this number of units at medium-low densities and still provide areas of greenspace. The final masterplan framework should be amended to provide indicative densities to demonstrate this.

Mr & Mrs Lund The gradient of the site means that surface water will run down towards Livesey Branch Road, the houses will cause privacy problems to existing residents, it will be visible from many local areas and street lighting could also cause problems to existing properties as the lighting will be higher.

The masterplan has been informed by a Flood Risk Assessment which identifies an overarching strategy for managing drainage and surface water run-off. This strategy includes the provision of SuDS to manage surface water and prevent flooding. Any housing delivered on the site would need to comply with the Council’s adopted standards in relation to overlooking and loss of privacy.

Mr & Mrs Lund We fail to see how the Bentham Road doctor’s surgery could cope with such an influx of patients.

Health service providers were consulted on the draft Local Plan and did not identify the need for development in this location to contribute to the provision of new GP facilities.

Mr & Mrs Lund The local library is mentioned but this is only open part time. Comments noted.

77


Council Response

Mr & Mrs Lund Magic smiles is a private dentist. Dentists are, to a certain extent, commercially driven and will respond to demand as it arises. Provision is not a matter of land use planning.

Mr & Mrs Lund What about the need for secondary school places – many pupils from the area already bus out to Walton le Dale.

Current forecasts show that there are no major capacity issues with regards to secondary school provision in the Borough.

Mr & Mrs Lund The total of 9400 dwellings indicated in the Local Plan has never been justified. Allowing the use of greenfield sites when brownfield sites are available for housing is totally wrong. The landowners seem to be driving the masterplan at the expense of the local residents and the impact the development would have on the local and surrounding areas.


Mr & Mrs Lund The lack of any certainty about the proposals does not instil any confidence that, if the site is developed, it will bear any resemblance to the masterplan.

Comments noted.

Mr & Mrs Lund The detrimental implications of the development will be far wider than the immediate local area in which some residents have been consulted.

Comments noted.

CPRE The Site Allocations and Development Management Policies Submission Edition states that “This site is to be brought forward in line with a masterplan to be produced covering the whole of the site which takes account of site 16/10 east of Heys Lane and the area south of Broken Stones Road previously granted planning permission for a holiday lodge complex. The masterplan must be agreed by the Council prior to the granting of planning permission for any part of the site”. Have you changed your mind already?

The Local Plan requires the masterplan for Gib Lane to have regard to the proposals for site 16/10 and the area south of Broken Stones Road. It does not state that the masterplan has to cover all three areas. It is however particularly important for the Gib Lane masterplan to take these other areas into account particularly in relation to impacts on the highway network. The masterplan has therefore had regard to these issues.

CPRE The documentation relates to 700 dwelling units and yet the consultation is allegedly about 440 to be developed on the site between 2018 and 2026

The draft Local Plan Part 2 estimates that 440 dwellings could be delivered by 2026 but acknowledges that development is expected to continue after this date. It is envisaged that the site could ultimately deliver approximately 700 units. Consequently,

78


Council Response

to ensure that consideration is given to the impacts of the site being developed for a higher number of units, certain evidence base studies which informed the preparation of masterplan are based upon a figure of 700 dwellings. The final masterplan will provide clarification on the number of dwellings to be provided on the site but it is not possible to identify a precise number of dwellings that would be delivered due to the timeframes over which the development will occur.

CPRE The documents are suggesting a type and quality of homes that don’t meet the Boroughs needs.

Evidence prepared to support the preparation of the Local Plan has demonstrated that there is a need for family housing.

CPRE There is an admission by officers that development at Gib Lane will release money that could be ploughed into housing development elsewhere.

Evidence produced to support the preparation of the Local Plan Part 2 has identified a need for additional affordable housing in the Borough. Although it is envisaged that a range of housing will be provided, it would comprise entirely of private housing for sale and it is envisaged that no social or subsidised housing would be provided on the site itself. A contribution will however be sought towards the provision of affordable housing elsewhere in the Borough.

CPRE If development is to be over an eight year period how is this timescale demonstrated in the Masterplan?

Both the Local Plan and the masterplan acknowledge that the site will be delivered in a period that exceeds eight years.

CPRE Our letter in response to the consultation on the Local Plan Part 2 challenged whether the proposed numbers of houses and the building rate is achievable. This masterplan is about a development of more homes than have been built in the Borough over about the last three years and are of a type that that borough is not short of.


CPRE There needs to be more consideration of how development fits into a landscape. Site 16/9 faces across a mostly open hillside and aspects of the site are clearly visible on the approach to Blackburn along the A675 from Preston. Built-up Blackburn will suddenly be visible much earlier and from further away on the western approaches to the town. Similarly, the rural setting will be lost on the Western M65 motorway

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan rather than on the principle of the development. The masterplan is informed by a landscape and visual assessment and a range of measures have been incorporated into the masterplan to

79


Council Response

approach. reduce the impact of development in this location on the landscape.

CPRE Previous planning documents show much of Site 16/9 to be a Wildlife Corridor. It seems odd that this provision for wildlife is no longer required and is not alluded to in current proposals.


CPRE The provision of Open Space is associated with better health outcomes. Open Space cannot be too distant from people and needs to be readily accessible. The proposed open space allocation seems considerable. Please put some numbers to it. There should be specific provision for Open Space. Land used for SUDS is a requirement of the built environment and should be counted as such.

Comments noted. A land use budget which provides a breakdown of the open space provision has been incorporated into the masterplan.

CPRE The existing infrastructure of Blackburn has coped with past increase in demand to the detriment of level of service to those already resident. This Local Plan appears to anticipate an increase to the housing stock of some 15% over the next fifteen years and yet there is little to look forward to in regards to improvements of roads and services. Planning Policy should benefit those householders already here. Existing householders suffer the loss of amenity with each loss of open space and with the addition of each car to the road network.

Comments noted. Issues relating to the total number of dwellings to be provided across the Borough are dealt with by the Local Plan. The purpose of this consultation is instead to seek views on the draft masterplan for Gib Lane.

CPRE How egregious to suggest keeping Gib Lane and Broken Stone Road as they are. The documentation fudges whether or not cycle and footpaths are to be provided on the development site in substitution to rebuilding Gib Lane and Broken Stone Road. It is difficult to see any benefit to existing local residents in the proposals in compensation for their loss of amenity.

The masterplan indicates that a network of footpaths and cycleways would be provided within the site.

CPRE Your “Masterplan” is a disappointment. The officers at the public consultations did not accept ownership of the work. The current paperwork suggests that you have fronted work by the landowners putting in minimal effort of your own.

The masterplan, and the evidence studies that underpin it, were produced through the Council working collaboratively with owners of the site. Council officers have played a significant, leading role in the preparation of the masterplan.

CPRE A Council’s Masterplan requires all of the following and more: Comments noted.

80


Council Response

Paperwork – which is legible and accessible (printable)

Phasing – what goes in when and where

Timescales – starting when and where.

Scope – is it 440 or 700 houses? Is the woodland to be fenced off as part of the school grounds?

Context – the relationship of the new to who and what is already there.

Consistency – Why are there differences between the “Illustrative Masterplan” Page 6 of the flyer produced by the Borough and “Land Use Framework” Page 39 of JWPCs “Gib Lane West Draft Concept Framework August 2014

Limitations – a declaration of known unknowns is needed

Mitigation – How and where is the mitigation for this loss of landscape, countryside, open space and the paving of countryside rights of way.

CPRE However foreign the rhododendrons to the west of Cockridge Wood may be in our landscape, these shrubs have been on this site for a long time. They are a more welcome sight than the Japanese Knotweed that continues to proliferate in Witton Park and the Himalayan Balsam that grew for the first time on the verges of Gib Lane this year.

Rhododendrons are considered to be an invasive species and the Landscape and Visual Assessment produced to support the preparation of the masterplan has recommended their removal. The removal of these plants would also support the enhancement of Cockridge Wood.

CPRE The open spaces proposed do not link up very well but might be helped if wider bridges were developed where roads crossed spaces. Narrowed long humped bridges could be traffic control for cars and travel opportunities for wildlife.

Comments noted.

CPRE Dry stone walls are a feature of this site although somewhat degraded in places. It should be a requirement that wherever possible they are repaired and retained and when that isn’t possible moved and rebuilt.

The draft masterplan indicates that stone walls on the site would be retained in most instances and, where this is not possible, they would be moved and rebuilt.

CPRE Blackburn with Darwen has a valuable asset and resource in its countryside. In pressing forward with ambitions to tarmac over Higher Broadhalgh this is once more being overlooked.

The principle of the site being developed for housing has been consulted on as part of the preparation of the Local Plan. This consultation instead seeks views on the draft masterplan rather

81


Council Response

than on the principle of the development. Evidence prepared to support the preparation of the Local Plan has demonstrated that there are insufficient deliverable brownfield sites to meet the Borough’s housing need. Greenfield sites must therefore be released to meet these needs.

82

Appendix 1 – Consultation Letter

Date: 06/08/2014

Direct Dial: 01254 585344

My Ref: Gib Lane Draft Masterplan Consultation

Your Ref:

Please ask for: Nazia Rizvi

e-mail: [email protected]

Dear Resident

Community consultation on draft Gib Lane Masterplan:

Monday, 11th

August – Monday, 22nd

September 2014.

I am writing to let you know that Blackburn with Darwen Council is about to publish a draft Masterplan

for land in the Gib Lane area of Blackburn. We would like to invite all stakeholders, in particular the

local community, to provide comments on the draft Masterplan.

The Masterplan will add extra detail to the policies in the new Local Plan, which we consulted you

upon earlier in the year and which is now at the stage of being scrutinised by a Planning Inspector.

The consultation on the Masterplan will begin on Monday 11th August 2014 and continue for 6 weeks

until Monday 22nd

September 2014.

During this time there will be plans available to look at during normal opening times at Livesey Library,

Cherry Tree Lane, Blackburn.

The plans and background documents will also be made available to view on the website

www.blackburn.gov.uk

We have arranged two drop-in sessions, detailed below, to give you an opportunity to discuss the

proposals with Council officers.

Please do give us your views – they are important.

Continues…

http://www.blackburn.gov.uk/

83

Details of the drop-in events are as follows:

Venue Date Time

Livesey Community Hall, York Terrace, Blackburn, BB2 5EY

Wednesday 13th August 2014 3:30pm - 7:30pm

Livesey Children’s Centre, Andrew Close, Blackburn, BB2 4NT

Thursday 4th September 2014 3:30pm – 7:30pm

There are a number of ways that you can provide your comments:

In writing and addressed to: Gib Lane Masterplan Consultation, Planning Policy, Room 409,

Blackburn with Darwen Borough Council, Town Hall, Blackburn, BB1 7DY.

Or:

Via e-mail to [email protected] with the subject line “Gib Lane Masterplan

Consultation.”

Comments must be received by Blackburn with Darwen Council no later than noon on Monday

22nd

September 2014.

If you would like further information, please contact the planning policy team on the number above.

Yours sincerely

David Proctor

Head of Regeneration (Planning & Transport)

mailto:[email protected]

84

Appendix 2 – Properties Consulted on the Draft Masterplan

85

Appendix 3 – Notice included in the Lancashire Evening Telegraph

Appendix 3 Gib Lane Masterplan Report on Consultation ... · 1.1 This Report details the findings...

Documents

Transcript of Appendix 3 Gib Lane Masterplan Report on Consultation ... · 1.1 This Report details the findings...