LAND AT LONGSIGHT ROAD, LANGHO Design and Access Statement … · 2014. 8. 6. · 4 1.0 SCOPE AND...

LAND AT LONGSIGHT ROAD, LANGHO

Design and Access Statement July 2014

3

CONTENTS

1.0 Scope and Purpose2.0 Site Location3.0 Movement4.0 Topography and Landscape Character5.0 Local Designations6.0 Flood Risk and Drainage7.0 Historic Development8.0 Land Use and Facilities9.0 Townscape Analysis10.0 Site Visibility11.0 Site Constraints12.0 Site Features13.0 Vision14.0 Consultation15.0 Masterplan16.0 Urban Design Framework17.0 Character Areas18.0 Landscape Framework19.0 Movement Framework20.0 Conclusion

4

1.0 SCOPE AND PURPOSE

Introduction

1.1 This Design and Access Statement (DAS) has been produced by Planit-IE, for Hallam Land Management in support of an outline planning application for residential development at Longsight Road. The site boundary is defined within Figure 1.

1.2 The DAS has been structured to provide a description of the key character areas proposed within the development.

Scope

1.3 The purpose of the analysis is to ensure that any future development responds to local character, planning guidance and the aspirations of the community.

1.4 We have analysed the immediate site context as well as the surrounding environment in order to fully inform the design proposals.

1.5 The wider study area encompasses the settlement and surrounding neighbourhoods, their wider characteristics, influences and constraints, which will inform future development.

1.6 The report draws the salient points from the analysis; highlighting the physical constraints that may impact on future development, and opportunities for transformational change.

1.7 This application is submitted in outline with all matters reserved except access. Any layouts and representations of the final scheme are, therefore, illustrative.

1.8 The content of this report complies with the ‘Town and Country Planning (Development Management Procedure) Order 2010 (Article 8), which requires Design and Access Statements to accompany most planning applications, Circular 01/2006 Guidance on changes to the development control system and CABE: Design and Access Statements - How to write, read and use them (2006).

Process

1.9 Preparing the Design and Access Statement follows best practice set out in various guidance and policy documents.

1.10 This statement details the contextual relationship of the site with its surroundings, the national, regional and local policy context and the design process undertaken to establish the Urban Design Principles and Illustrative Masterplan. The Masterplan doubles as the indicative layout to demonstrate the site’s capacity, functionality and detail.

In Conclusion

1.11 The masterplan indicates:1. A layout which is driven by the site’s topography, surrounding

landscape, townscape and existing resident’s amenity;2. The development will become part of the natural environment into

which it’s placed, through substantial landscaped site boundaries and the creation of bio-diverse habitats and native planting;

3. Space for the community to breathe, through the provision of easily accessible open spaces, which offer space to play, discover nature and interact with the existing community;

4. The ability for residents and visitors to navigate their way around the development intuitively via the hierarchy of streets, lanes, semi-private driveways and spaces;

5. Shared surface space for the streets, lanes and semi-private driveways, to provide a safe pedestrian environment;

6. Low carbon development to benefit from passive solar gain, good design and renewable energy technology to significantly reduce energy demands;

7. The use of high quality, locally sourced and sympathetic materials and careful placing of built form to blend into its setting and be visually unobtrusive.

5

BLACKBURN

PRESTON

BURNLEYGREATHARWOOD

CLITHEROE

WHALLEY

Ribble Valley

ACCRINGTON

WHILPSHIRE

LANGHO

RIBCHESTER A59

A666

A677M65

A666

A59

Railway

LANGHO

2.0 SITE LOCATION

Site Location

2.1 The site is located in the settlement of Langho, in the Ribble Valley. Nearby cities include Preston (12 miles), Blackburn (5 miles), and the towns of Burnley (14 miles) and Clitheroe (6 miles).

2.2 The site is situated to the north of Langho and measures approx 5.4Ha.

2.3 The site is bounded by Longsight Road (A59) and arable land to the north. To the west the site is bounded by arable land; to the south is the railway station and railway line and Langho’s suburban neighbourhoods beyond. To the east is Northcote Road, which serves private residences.

2.4 The site topography falls towards the north by approx. 14m.

Figure 1: Site Location

0 100 200 meters

6

3.0 MOVEMENT

Movement

3.1 The proposed primary access is off Longsight Road, (A59). The site approximately 5 miles to the south east of Whalley, 6.5 miles to the south of Clitheroe, 5 miles north of Blackburn, and connected to other local neighbourhoods and the M56 motorway.

Public Rights of Way

3.2 The surrounding area is designated as accessible countryside at the urban fringe and is accessible by foot and by cycle on a network of public rights of way and country lanes.

3.3 There is a public footpath located to the west of the site runing from the railway station towards the A59.

Cycle

3.4 National Cycle Route ‘Lancashire Southern Loop’ is located to the south of the site which serves Pendle, Blackburn, Burnley, Chorley and West Lancashire areas and can be accessed via the lightly trafficked Whinney Lane and York Lane. In addition, the A666 Whalley Road benefits from anon road marked cycle lane.

Public Transport

3.4 Langho railway station is accessible from within the site which has hourly services to Clitheroe and Manchester providing connections into the wider national rail network, and therefore the site is highly sustainable.

There is a bus stop on Whalley Road (A666) by the railway station entrance, services stopping here include: 22, 155, 522, 620, 844, 856, 860, 862, 865, 280. Service 22 provides buses every 20 minutes Mon-Sat to Clitheroe, Blackburn and other settlements on the route. Service 280 also provides hourly services to Skipton, Whalley, Clitheroe and Preston.

Figure 2: Movement

Site

Public Rights of Way

Strategic Vehicle Routes/A Roads

B Roads

Bus Route

Railway

National Cycle Network0 2km1km

7

4.0 TOPOGRAPHY AND LANDSCAPE CHARACTER

KEY

Site

- 50m

50 - 100m

100m - 150m

150m - 200m

200m +

PendleHill

Forrest of Bowland Southern Fringe

Lower Ribble Valley

Mellor Ridge

Lower Ribblesdale

Topography and Landscape Character

4.1 Lancashire County Council’s Landscape Character Assessment defines the landscape type as ‘Undulating Low-land Farmland’ and lies within the character area known as ‘Lower Ribblesdale’.

4.2 Lower Ribblesdale is described as follows:“This area forms the southern valley side of the Ribble, between Copster Green and Gisburn, on the lowland fringes of Pendle Hill. It is a particularly well settled area and provides a corridor for communication routes along the Ribble Valley”.

Landscape Character Area

Figure 3: Topography and Landscape Character

0 2km1km

8

5.0 LOCAL DESIGNATIONS

Local Plan Designations

5.1 The proposals map from the adopted Ribble Valley Districtwide Local Plan (1998) sets out the various policy allocations and designations within the area and the relevant landscape designations are shown in Figure 3. 5.2. This shows that the site falls outside the Green Belt which extends to the south and east of the site and is bounded by the railway line. In addition, the site is not located in a protected landscape area such as a National Park, Area of Outstanding Natural Beauty, or any other locally protected area. 5.3. Furthermore, there are no Listed Buildings or Conservation Areas close to the site. The nearest Listed Buildings are:

1. Chapel of St. Leonard, Grade I2. Mytton Fold Farmhouse, Grade II3. Rileys Farmhouse, Grade II4. Lower Woodcock Farmhouse, II

Figure 4: Local Designations

Site

National Cycle Route

Borough Boundary

Ancient Woodland

County Biological Heritage Site

Public Parks and Gardens

Conservation Area

Green Belt

Scheduled Ancient Monument

Langho Settlement Boundary

1

23

4

0 2km1km

9

6.0 FLOOD RISK AND DRAINAGE

Figure 5: Flood Risk

Flood Risk and Drainage

6.1 A Preliminary Drainage Strategy has been carried out by Resource and Environmental Consultants Ltd (April 2014).

6.2 The report concludes:• The site is not within the flood risk area.• Surface water will be discharged into watercourses bordering the site at

a minimum discharge rate of 36.87 l/s.• Attenuation storage will be provided for the 1 in 100 year plus climate

change storm event.• Attenuation storage will be provided in the form of ponds, swales and

oversized pipes. An approximate storm water attenuation volume of 900m3 will be required.

• Surface water storage will be dispersed (not within a single drainage feature); run-off volumes for the 1 in 100 year event will be managed on site; run-off rates will not exceed Greenfield rates; drainage infrastructure will be accessible for monitoring and maintenance and exeedence events of the proposed drainage system in excess of the 1 in 100 year event will be managed on site.

• Foul discharge to public sewer will need to be agreed with United Utilities plc.

• A Sewage Pumping Station will be required.

Site

River

Flood Zone 2

Flood Zone 3

Flood Zone 1

Flood zone 2 is land that would flood between 1:100 and 1:1000 year event - where built development is allowedsubject to minimum floor levels.Flood zone 3 is land that would flood up to a 1:100 year event - where there is no built development allowed.Flood zone 1 is land not affected by the risk of flooding.

0 2km1km

10

7.0 HISTORIC DEVELOPMENT

Figure 6: Historic Development

The map from the 1890s shows that the site has historically been agricultural. The village of Langho sits at the junction of the railway and Whalley Road. Within the site a tributary of Bushburn Brook leads from the village along the edge of Green Nook Wood.

7.1 A Historic Environment Assessment has been prepared by The Environment Partnership (T.E.P.)

Data Gathering7.2 Data was gathered for all designated heritage assests within a 1km buffer from the boundary of the proposed development. Data has also been gathered for non-designated heritage assets within the site boundary and a 1km buffer as well as trends within the wider area that help with determining archaeological potential.

Designated Heritage Assets7.3 There are no World Heritage Sites, Scheduled Monuments, Conservation Areas, Registered Battlefields or Registered Parks and Gardens within 1km of the site boundary. There are three Grade II listed buildings outside of the site, but within 1km of the site boundary. (shown in Figure 4)

Non-designated Heritage Assets7.4 The National Monuments Record does not record any heritage assets within the site boundary. The Lancashire Historic Environment Record does not record any heritage assets within the site.

Historic Map Regression7.5 Historic Ordnance Survey mapping (figure 6) shows that the site is in agricultural use from 1847 until present. There is no evidence from historic mapping to indicate heritage assets with archaeological interest within the site boundary and consultation response from the Archaeological Officer at LCC has confirmed that no further archaeological recording is required.

The map from the 1930s shows that the growth of the village along Whalley Road and York Lane. The establishment of an Edwardian estate at Kemple View to the west (now a care home).

The map from the 1970s shows that substantial suburban develop-ments in Langho took place in the 50s and 60s and the addition of the large roundabout north of the village.

The map from the 1990s shows that suburban infill reaches to the extent of the villages natural boundaries; a strip of woodland to the west. To the east a golf course and hotel is established.

11

8.0 LAND USE AND FACILITIES

Site

School

Residential

Business

Shop

Playground Amenity Space

Golf Course

Waste Recycling Centre

Figure 7: Land Use and Facilities

P

M

B

B

B

B

B

Land Use and Facilities

8.1 The land uses in the area are highlighted on Figure 7.

8.2 Figure 7 highlights the facilities that are accessible within 5 minutes walking distance from the site’s access points. This is shown by a simple ‘walking isochrone’ that creates a catchment area of easy accessibility. Key facilities are:• Hairdresser• Takeaway• Pharmacy• Restaurant/Bar• Hotel• Petrol Station/Shop• Bus stops• School• Post Office• Train Station• Doctors Surgery

Convenience Store

Hotel

Restaurant/Bar

Pharmacy

TakeawayHairdresser

Hotel/RestaurantPetrol Station/Shop

Pub

Hotel

P

Railway Station

Bus stop

Place of worship/community centre

Children’s Day Nursery

Post Office

Medical Centre

Doctors surgery

Walking Isochrone

B

B

D

D

0 2km1km

12

9.0 TOWNSCAPE ANALYSIS

Copster Green

Langho

Wilpshire

Figure 8: Settlement Character

ClusterA group of buildings in a rural setting, a variety of house types with some agricultural buildings.

FarmsteadA group of agricultural and industrial buildings with a farm house or cottages in a rural setting.

Village A settlement of piecemeal growth often arranged around a central green with a variety of house types.

Linear A row of buildings along an arterial route, a variety of house types with some other uses; public houses and shops.

SuburbanA homogenous extension to a village or town a single house type often arranged in cul-de-sacs.

Settlement Character

9.1 The following pages analyse aspects of local townscape. Figure 8 gives an overview of predominant settlement types in the Ribble Valley. At this scale it is useful to see settlements in terms of their form; how they are arranged and how they sit together within the landscape.

13

Whalley RoadThis is typical of historic roads that pass through rural areas and along which villages and towns have grown over time. In the centre of Langho these are strips of compact and high density terraces forming a strong building line with back-of-pavement frontages. These are predominantly late Victorian and two storeys. Larger in scale are Edwardian houses, semi-detached and in short terraces, other with front gardens. Further from the centre are a mix of early and late 20th century semi, and detached houses, two storey houses and bungalows, at lower densities stretching along the roadside with greater set-backs.

Langho post-war suburbsMuch of the town has been developed in the post-war period with semi and detached two storey houses and many bungalows. These are arranged in cul-de-sacs and closes, with large front gardens and minimal boundary definition.


Rural Lanes Surrounding Langho are many rural lanes that are characterised by their informal nature. Properties are often from a variety of periods; early Victorian cottages are small in scale; detached, semi and short terraces are placed at the back-of-pavement. Farmhouses and ancillary buildings are also common. Detached houses from the 19th and 20th centuries are often well set-back.

Contemporary DevelopmentsRecent residential growth has been placed off Whalley New Road, with a cul-de-sac of semi-detached houses and three storey townhouses.

York Lane/Whalley Old RoadLarge late Victorian and Edwardian semi-detached houses characterise this area, fronting on to the street, with some set in large grounds.

Figure 9: Local Character Areas

Local Character Areas

9.2 Figure 9 gives an overview of character areas around the site. While the predominant type is the post-war suburban development that makes up most of Langho, Whalley Road and the Rual Lanes offer interesting precedents to draw from due to the variety of house types they contain and the way they transition from rural to urban settings.

14


Village Character

9.3 The semi-rural townscape of Northcote Road and village characteristics of Copster Green in particular reflect the sympathetic integration of the rural valley landscape and semi rural townscape.

9.4 The village of Copster Green has an arrangement of buildings and green space that can be a useful precedent for new development at Langho. While Copster Green has a lower density than would be appropriate for the site, the essential elements

Informal lanes leading from a main road, as shared-spaces where pedestrians and motorists negotiate priority through eye-contact.

Minimal boundary treatments; low stone walls, hedgerows

Predominantly low and modest scale houses

Properties over-looking a linear public green space

Variety of house types and sizes and plot sizes.Figure 10: Village Character

short terrace

semi-detached

detached

linear green

that create its character can strongly inform our design principles. These include: • Informal lanes leading from a main road.• Lanes as shared-spaces where pedestrians and motorists

negotiate priority through eye-contact.• A variety of plot sizes and house types and sizes.• Loose perimeter blocks (not cul-de-sacs or closes).• Properties over-looking a linear public green space.• Informal building-lines and various lengths of front gardens.• Minimal boundary treatments; low stone walls, hedgerows.

15

10.0 SITE VISIBILITY

View 1

View 2

View 3

Figure 11: Site Views

10.1 This section presents views from locations (figure 11) where the application site may be most visable according to the topography of the area.

16

View 4

View 6

View 8

View 9

View 10

View 11


17


View 12

View 13

View 14

View 15

View 16

View 17

18


View 18

View 19

View20

View21

19

11.0 SITE CONSTRAINTS Landscape Character

20

Appendix 1: Tree Location Plan

Land off Longsight Road, Langho: Preliminary Ecological Appraisal 10th April 2014

SE581/H/01/LH Page 16 www.solumenvironmental.com

5.0 Extended Phase One Habitat Map of Survey Area

Figure 12: Habitat Survey

Figure 13: Tree Survey

site are bats, mature trees, and the woodland areas adjacent to the site. Bats inhibit roosts adjacent to the site and currently both commute and feed over the site. The development masterplan shows clearly that all the trees, which lie mainly to the periphery, are to be retained and protected within the development layout’

‘The masterplan shows that there will be a breach in the northern hedgerow, needed to provide an access road. This hedgerow was less important to bats, and the loss of this section will be partly compensated by the filling in of the existing field gate to the east of this section.

Biodiversity is to be enhanced throughout the site through the provision of the SuDS system, creating a green corridor through the centre of the site.

Provided all the recommendations in relation to bats are followed, it is unlikely that bat species will be adversely affected by the proposed redevelopment.’

11.4 In addition, the masterplan has been tested against route protection zones.

Ecological Appraisal

11.1 The Preliminary Ecological Appraisal carried out by Solum Environmental (10th April 2014), states that:‘In general, the variety of habitat types at this site mean that the site currently has low to medium ecological value. The improved grassland field has limited biodiversity and has been damaged by livestock grazing. However, the woodland (Green Nook) and northern hedgerow offer higher value in both the flora and fauna they support although they fall outside the application boundary. The stream valleys and drainage ditches to the eastern and western boundaries support

elements of badly degraded but formerly bio-diverse habitats’.

11.2 The masterplan produced for the proposed development has aimed to retained features highlighted as having ecological significance.

11.3 Solum Preliminary Ecological Appraisal and Bat Activity Report conclude:

‘There are no presence on site of great crested newts, reptiles, otters, badgers or water vole. A bat survey was undertaken.

‘The major ecological considerations for this

11.0 SITE CONSTRAINTS Technical Surveys

21

LangholmeFarm house

Green Nook Wood

Railway

Pedestrian tunnel

fields with ‘parkland’ character

12.0 SITE FEATURES

Site Features

12.1 Figure 15 illustrates key features of value within the site, and around the immediate site boundary. The site is primarily open pasture used for grazing, but comprising a strong landscape structure of medium sized field patterns divided by a drainage ditch and limited examples of remnant hedgerows with hedgerow trees.

12.2 There is a ‘parkland’ character to the site and the neighbouring fields, created by the large stand-alone oak and elder trees. The landform is undulating with a fold cutting across the centre of the site.

12.3 The eastern boundary is defined by a ditch with hedgerow trees and several rear gardens of properties along Northcote Road.

12.4 The western boundary is also defined by a fold in the landform running along a culverted watercourse with a line of mature trees and some hedgerow.

12.5 The length of the southern boundary is defined by the railway line and includes the pedestrian access to the village through the underpass, along with the strong urban influence of the station platform.

12.6 The northern boundary is defined by the A59 and includes the hedgerow and a fence.

12.7 The Historic Environment Assessment by TEP (May 2014) has assessed the archaeological significance of the site and states that while the undulation across the site may relate to a histoic ridge and furrow system it is of low heritage significance. Similarly, while hedgerows coincide with the boundaries depicted on historic mapping and are indicative of historic field pattern they are of low heritage significance. The LVIA has defined them as landscape components of value, and therefore we have retained them because of the character they can add to the development.

Site

Culverted Watercourse

PROW Footpath

Topography

Trees

Railway

Developed Edge

views

A Road

Lane

Noise

Figure 15: Site Features

22

Site

Woodland extension

Parkland connection

Landscape links

SUDS

Existing trees and hedgerows

Site

Gateway

Longsight Road

Green Lane

Woodland Lanes

Brook Lane

Parkland Edge

Figure 17: Landscape Figure 18: Character Areas

• Extending the existing woodland to provide additional amenity and visual buffer.

• Integrating with the Parkland character of the neighbouring fields at the south of the site.

• Ensuring landscaped links to the ‘Woodland Edge’ throughout the development.

• Using SUDS to store surface water and create amenity.

• The Gateway area establishes the rural nature of the development at the entrance.

• The Longsight Road area relates to the wider development context of the A59.

• The Green Lane area provides the focus of the development influenced by rural lanes.

• The Brook Lane relates to the brook and tree line along the eastern edge.

• The Woodland Lanes relate to the Green Nook Wood and have a more rural character.

13.0 VISION

Figure 16: Containment

• The site sits within a frame of existing infrastructure and development that provides strong containment:

• To the north - Longsight Road.• To the east - development on Northcote Road and along Whalley

Road.• To the south; the railway and Langho town.• To the west Green Nook Wood is a strong natural feature providing

containment of the site and new woodland planting can enhance this boundary and improve containment to the west.

Site

Development

Woodland

New boundary planting

23

Site

Landscaping

SUDS

Development blocks

New trees

Site

Blocks of greater density defined by stronger building-lines

Blocks of less density with more informal boundaries

Figure 19: Movement Figure 20: Development Blocks Figure 21: Density

• Vehicle access is from Longsight Road to the north of the site.• The primary road (‘Green Lane’) runs through the site.• Secondary roads lead from the Green Lane.• Semi-private drives lead from the secondary roads.• Pedestrian access is from the tunnel under the railway which

leads to Whalley Road.• Two proposed footpaths run though the centre of the site, and

along the eastern boundary.• A high quality shared space with parking serves as a park-and-

ride with the pedestrian connection to the railway station.

Site

Vehicular Access

Pedestrian Access

Roads

New footpath

Railway Station

• The layout of development is shaped by the landscape constraints.

• The blocks are designed as perimeter blocks with outward facing properties at the edge and private gardens in the interior.

• There is a density gradient along a SE-NW axis.• The blocks of greater density (>34 dph) are placed against the

existing neighbouring properties; along Northcote Road and the railway.

• The blocks with less density (< 34 dph) are placed against the woodland.

13.0 VISION

Car Park

Existing footpath

24

key views).

13.12 The whole landscape framework provides opportunities for SUDS and water retention. SUDS are fed from rills and swales placed within the central green finger running alongside the ‘Green Lane’. This would enhance the connection between the neighbourhood and the surrounding Landscape. In addition, the landscape elements within the ‘Woodland Lanes’ terminate the vistas along the lanes, enhancing the legibility of the neighbourhood. (figure 17: Landscape)

13.13 Certain buildings, by their form and orientation, will nestle into the neighbouring ‘Woodland edge’ and responding sensitively to distant views. The buildings provide an example of how development can be knitted into more visually prominent areas in a harmonious manner.

The Village Character

13.8 The overall layout of the proposals follow a simple and legible village structure, based around the following drivers:

a) The landscape fold, hedgerow and copse being retained within the central linear open space, which creates a focal point to the new neighbourhood;

b) Responding to the density and pattern of Whalley Road as it moves through the settlement of Langho and changes to a more rural in character; (figure 21: Density)

c) Extension of the woodland from Green Nook Wood, along the western site boundary and across the site’s frontage with Longsight Road. This would help to define a stronger landscape edge; knit the proposals into the landscape; mitigate against the visual impact of development from travelling views along Longsight Road, as well as creating an amenity resource for local residents.

13.9 The ‘Lanes’ though the site would become more rural in character towards the western side of the site along the ‘Woodland’ and ‘Parkland’ edges. (figure 19: Movement)

The masterplan principles are defined within the following pages.

Vision

13.1 The intention is to create a new high quality sustainable residential neighbourhood. The development would be of the highest design quality, creating a sense of place by focusing on local distinctiveness and sympathetically crafted into the landscape.

13.2 The level of quality will be controlled through the design principles promoted within the document.

13.3 The new addition to Langho will sensitively grow beyond the physical boundary of the railway line into the more gentle slopes of the Ribble Valley, while remaining south of the A59 (figure 16: Containment). The aim is to create a positive transition between the urban edge and open countryside, using a spatial form which feels part of Langho, and responds to the adjacent character of Northcote Road. This can be achieved by responding to the local townscape, landscape, topography and views.

13.4 As highlighted in the townscape analysis (page 13) there are several local character areas within Langho. The core has a strong urban character, with suburban development surrounding it. Beyond the railway line residential character becomes semi-rural, as noted along Northcote Road.

13.5 Analysis of settlement types in the surrounding district (page 12) has shown that sensitive built development takes the form of village clusters laid out along country lanes and knit into the established landscape framework of the valley: wooded streams/brooks; topography; and field patterns.

13.6 The semi-rural townscape of Northcote Road and village characteristics of Copster Green in particular reflect the sympathetic integration of the rural valley landscape and semi rural townscape. These are the principle influences we have drawn upon in the process of design.

13.7 On this basis, there are two clear principles/design concepts that have developed:

1) Character areas should be created that fuse townscape and landscape in a positive manner; and

2) The development should retain a village character.

13.8 A key driver was the desire to reduce the visual impact from users of the adjacent public footpath as well as from distant views to the south east. This would be achieved by:

• Relating a denser development formation closer to the existing developed areas of Langho; the railway line and Northcote Road;

• The extension of woodland planting along the site’s western and eastern boundaries;

• Retaining a linear finger of open space within the centre of the site to assist in visually breaking up the development and marking the changes in character, between the more compact the looser areas.

• Opening up views through the western edge, through courtyards and lanes, and mitigating against the impact through utilising rural building typologies.

Fusing Landscape and Townscape

13.9 The creation of character areas where townscape and landscape are intertwined, and are very much part of the wider landscape (figure 18: Character Areas). The character areas include:• The ‘Gateway’ which establishes the rural nature of the development at

the entrance.• ‘Longsight Road’ relates to the A59 by creating a green buffer between

the road and the new street.• The ‘Green Lane’ provides the spine of the development influenced by

rural lanes and includes a linear green space with SUDS.• The ‘Brook Lane’ relates to the brook and tree line along the eastern

edge.• The ‘Woodland Lanes’ relate to Green Nook Wood and have a more

rural layout.• The ‘Parkland Edge’ relates to the site’s western boundary, with

development blocks open toward the parkland character of the neighbouring fields.

13.10 The formulation of these areas begins with the premise that development should be softened and woven into the landscape fabric of the area.

13.11 Moreover, the residential neighbourhood embraces the surrounding landscape through its outward looking edges. By wrapping new planting around the outer edge of the development, in the form of the ‘Woodland Edge’, a transitional zone is created between the neighbourhood and the surrounding landscape (transitional in the sense of it being perceived from

13.0 VISION

25

14.0 CONSULTATION

THE CONSULTATION PROCESS

14.1 The approach adopted was designed to ensure that consultation was suitably sufficient as to inform the design process, whilst also providing sufficient information about the proposal to enable people to engage intel-ligently. It is also important that the proposed consultation be meaningful, i.e. ensure the local community have a say on elements of a scheme which they can realistically influence, and aspects can be changed altered or moved. The approach should be inclusive, raising awareness across a wide area, through different media and ensuring that there are different ways in which responses can be made. It is also important to monitor engagement in terms of the geography and demography and to consider how, if signifi-cant gaps are found, they could be addressed.

Leaflet Drop14.2 On Friday 27th June, HLM distributed approximately 950 leaflets to each household in Langho. The leaflet detailed the proposals, the website address and provided the opportunity for residents to comment using a FREEPOST comment slip attached to the leaflet. Project Website14.3 A website with additional detailed information went live on the day the leaflets were distributed. The site also included a comments form where responses could be submitted electronically or alternatively residents could download and print a leaflet and return it using the FREEPOST reply com-ments form. The aim of this website was to provide further information following receipt of the leaflet should residents want to view further infor-mation about the proposals.

Monitoring Engagement14.4 In order to see if the consultation had reached out to the wider com-munity those responding to the consultation were asked to help by com-pleting monitoring information. The comments forms, freepost response forms and the website asked for information relating to gender, age group and location in relation to the site.

SUMMARY AND CONCLUSIONS

14.5 The current planning application is the result of public engagement with the local community. In developing the approach to pre-application consultation, the applicants have taken on board the guidance in the Ribble Valley Statement of Community Involvement together with other sources of advice on good practice in public engagement.

14.6 This report provides evidence of the pre-application consultation which has been undertaken by the application to assist in informing and shaping the proposals set out in the accompanying planning application.

14.7 Good practice advice relating to pre-application public consultation requires the use of tools and techniques which support the engagement of the wider community. It encourages the use of different approached to ‘reaching out’ which in turn encourage balanced, representative and inclu-sive responses. As this report demonstrates, a range of approaches, tools and techniques have been used and have resulted in a range of different views being expressed by those who have engaged in the process.

14.8 Leaflets were delivered to residential and commercial addresses within Langho. The leaflet contained information on the proposals and the web-site address; along with information about how local residents could make their views known. The leaflet included a freepost response form to encour-age feedback and to ensure that as many people who wanted to could respond in an efficient manner.

14.9 Since then, 42 Freepost forms were received as a result of the con-sultation, together with 5 responses received via the website. This level of engagement clearly demonstrates that local people have been effectively engaged at the pre-application stage.

14.10 Turning to the responses received; these demonstrate the breadth of views and concerns held within the local community. Each response received has been read and considered. The issues raised have been identi-fied and recorded. Each separate issue has been treated as equally impor-tant and has been considered in terms of how and if the scheme should change in response. Whilst each response has been properly considered, it is not possible to make changes which will satisfy everybody and particu-larly those responses that question the very principle of the development proposed, which will be determined through the formal planning applica-tion process. Section 4 sets out the issues raised and how each of these have been taken into account; where this has not been considered appro-priate, a reason has been provided.

14.11 It is clear from the above that the process of pre-application has been a constructive one, engaging with local people, capturing a wide range of different views, with the outcomes forming a key input to the design and development process and the shaping of the final application.

26

Illustrative Masterplan

15.1 Figure 22 provides the indicative masterplan, which reflects the principles identified in section 13 and the parameters within section 17. The key elements of the masterplan are de-scribed below:

15.0 MASTERPLAN

1. Extending the existing woodland to provide additional amenity and visual buffer.

2. Views from the development to the parkland character of the neighbouring fields.

3. Ensuring landscaped links to the woodland edge throughout the development.

4. Using SUDS to store surface water and create amenity.

5. The Gateway area re-establishes a boundary hedgerow and a wildflower meadow.

6. The Green Lane is the primary road with a single footway.

7. All secondary residential lanes are shared surface streets.

8. The eastern edge has a footpath and increased buffer planting. The Woodland Lanes

relate to the Green Nook Wood and have a more rural layout comprising character similar

to Copster Green.

9. The blocks are designed as perimeter blocks with outward facing properties at the edge

and private gardens in the interior.

10. Improvements to pedestrian access.

11. Parking to serve the railway station.

12. A linear green space within the centre of the site marking the changes in character and

creating a focus for the development, again similar to Copster Green.

Figure 22: Illustrative Masterplan

2

3

1

5

6

7

8

9

10

11

12

1

1

1

3

3

3

4

4

6

7

7

7

9

9

0 25 50 meters

27

Illustrative Sections

15.0 MASTERPLAN

28

Figure 23: Character Areas Overview

Site

Gateway

Longsight Road

Green Lane

Woodland Lanes

Brook Lane

Parkland Edge

Character Areas Overview

The development is organised into six character areas. These help create distinctive character by shaping the built form and landscape.

Urban Design Framework

16.1 The application seeks outline planning permission including means of access. The area of the site is 5.4 Ha. The scheme proposes 4 Ha of residential development with up to 132 new family homes. The remaining 1.4 Ha will be a mix of formal and informal public open space.

Urban Structure/ Continuity and Enclosure/Safety and Security16.2 The masterplan provides a strong village structure.

16.3 The residential streets have been designed to reflect key characteristics of the local townscape. (Refer to section 9.0 for details)

16.4 Consideration has been given to defining, enclosing and activating the public realm. All public spaces have been designed to be defined and overlooked by the surrounding buildings to ensure safety and surveillance.

16.5 There is also a clear definition between public and private space through the use of hedges, walls and fences. The majority of the houses will have defined frontage gardens, that create defensible space.

Density16.6 An average net residential density of approximately 34 dph can be achieved across the site. This overall density provides a mix of character areas and building typologies with thier own variable density. The proposed density is consistent with local examples of significant quality, described in the Townscape Analysis (Section 9).

Scale16.7 The masterplan proposes development of no more than 2 storeys in height in order to create an enhanced visual and landscape impact. Roof form would vary however, within the typologies outlined in the following pages, to provide variety and interest within the street scene.

Mix16.8 An indicative residential mix is provided below: 12% 4 Bed;67% 3 Bed;21% 2 bed.

16.0 URBAN DESIGN FRAMEWORK

29

The ‘Gateway Area’ is located at the NE part of the site, marking the vehicular entrance, and the transition from Longsight Road to the Primary Road with a rural characteristic.

Townscape Principles:• Houses orientated along the street to maintain a positive frontage and therefore natural

surveillance over the streets and green space.• Private front gardens will be typically 2-3m. Short set backs or direct frontage onto the

street helps to define a sense of enclosure/overlooking.• A variety of garden sizes, predominantly narrow to minimise the impact of parked cars.• Within the hierarchy of streets, this is the widest of the streets in order define its position

as the transition between Longsight Road and the Primary Road. • Incorporating a two-way carriageway with a footway on one side, street trees and a

shared driveway.• Appropriate use of corner turn units to provide surveillance on both streets on which it

is positioned.• Key building principles include a mix of housing to aid legibility, and to reflect the mix of

housing types found in the local area.• Roof forms should vary within the character area to provide visual interest within the

streetscene and include a mix of single pitched roofs and gables reflective of local content.

• Materials should reflect those found in the local area and could include: Local Stone; Brick; Render or other materials appropriate to the local area.

Landscape Principles• The boundary with Longsight Road is reinforced with new hedgerows and new trees.• The area inside the site to the NE is maintained as open and a wildflower meadow

is planted to create a definite natural character as part of the overall landscape enhancement and mitigation.

• Front gardens to be defined by hedges and walls.

17.0 CHARACTER AREAS

Figure 24: Gateway Character Area

Gateway

Illustrative Section

B

B

30

The ‘Longsight Road’ Character Area is primarily defined by the green buffer that creates the interface with Longsight Road itself. Behind that a secondary residential street with shared surface creates access to the properties facing northwards.

Townscape Principles• The use of corner-turn units, with continuous frontage. • Housing set back a minimum of 6.5m to accommodate a front garden and/or frontage

parking.• Continuous building line - parking to be screened within the envelope of the building

line.• A variety of building styles and sizes- Terrace and semi detached properties which bring

variety to the streetscene.• Building materials to respond to those found locally. These could include a mix of local

stone, brick, with some elements of painted brick, and slate roofs.• Typically single pitched roofs orientated towards the street, with some variations.

Differing ridge heights will create visual interest and accommodate a range of house types.

Landscape Principles• Retention of existing landscape features value, including mature trees and hedgerows

along Longsight Road.• Provision of new planting integrated with existing to bolster the green buffer.• Using SUDS to store surface water and create amenity.


Figure 25: Longsight Road Character Area

Longsight Road


A

A

31


Townscape Principles• The use of corner-turn units, with continuous frontage. • Private front gardens will be typically 2-3m. Short set backs or direct frontage onto the

street helps to define a sense of enclosure/overlooking.• Continuous building line - parking to be screened within the envelope of the building

line, with some front courtyard parking.• A variety of building styles and sizes; terrace and semi detached properties variety to

the streetscene and define difference in character.• Building materials to respond to those found locally. These could include a mix of local



Landscape Principles• Retention of existing landscape features value, including the mature tree.• Provision of new additional isolated trees. • Utilisation of the historic ridge and furrow landscape feature.• Using SUDS to store surface water and create amenity.

The ‘Green Lane’ Character Area is primarily defined by the green finger that forms the focus of the development. This also marks the change in character and provides amenity.

Figure 26: Green Lane Character Area

Green Lane


C C

Section C-C

32




line.• A variety of building styles and sizes- Terrace and semi detached properties variety to

the streetscene.• Building materials to respond to those found locally. These could include a mix of local



Landscape Principles• Retention of existing landscape features value, including mature trees.• Provision of new planting integrated with existing to bolster the green buffer.• Pedestrian routes.• To avoid compaction and minimise construction depth adjacent to the existing

trees the Access road within the root protection area is to be designed as an open textured, porous surface installed onto a geotextile mat. All works to be completed in accordance with BS:5837:2012 and the detail design to be agreed with LPA prior to installation.

The ‘Brook Lanes’ Character Area is primarily defined by the green buffer that creates the interface with rear gardens of properties along Northcote Road. Secondary residential street with shared surface runs along the eastern boundary, and includes a strip of planting and a footpath.

Figure 27: Brook Lanes Character Area

Brook Lanes

Illustrative Section C-C

C C

Section C-C

33



street helps to define a sense of enclosure/overlooking and an informal character.• An informal building line - parking to be screened within the envelope of the building

line.• Predominantly semi-detached and detached properties, with informal orientation

create a rural character.• Building materials to respond to those found locally. These could include a mix of local



Landscape Principles• Enhancement of existing woodland.• Provision of new planting integrated with existing to bolster the green buffer.

The ‘Woodland Lanes’ Character Area is primarily defined by the mature trees in which it sits. Secondary residential streets and semi-private drives and courtyards with shared surface define the blocks, giving access to the properties.

Figure 29: Woodland Lanes Character Area

Woodland Lanes

Illustrative Section C-C

CC

34




line.• Predominantly semi-detached and detached properties, without formal orientation

create a rural character.• Building materials to respond to those found locally, which could include a mix of local



Landscape Principles• Retention of existing landscape features of value, including mature trees and

hedgerows that separate the site from the neighbouring field.

The ‘Parkland Edge’ Character Area is primarily defined by its relationship with the neighbouring countryside with a parkland character. The interface between the two will be existing trees and minimal new planting. Behind that, a secondary residential street with shared surface creates access to the properties facing northwards.

Figure 30: Parkland Edge Character Area

Parkland Edge

E

ED

Illustrative Sections

Illustrative Section D-D

D

35

18.0 LANDSCAPE FRAMEWORK

Figure 31: Landscape Framework

Landscape Framework

18.1 The provision of open space within the masterplan has been provided as part of the overall design approach of providing strategic buffer spaces and interfaces, as well as high quality shared spaces and community greens, which could incorporate attenuation and play facilities. On this basis, the indicative masterplan results in the provision of a generous amounts of open space (1.4 Ha) which is considered to be policy compliant with the Public Open Space SPD Nov 2004.

18.2 The approach to play would be to utilise the landscape by providing formal/informal and naturalistic play elements within the green spaces.

General Design Principles

18.3 The landscape framework emerges from the following design principles:

1. Utilise green spaces to provide Sustainable Urban Drainage;

2. Retain existing trees of ecological value and contribution to the distinctive local character;

3. Creation of a liner green space at the centre of the development;

4. Creation of a strong visual and physical green links, in the form of green fingers, which link together the green spaces, and which draws the adjacent planting/landscape character into the site;

5. Creation of hierarchy of spaces and variety of open space types, to add interest, aid legibility and establish/define character.

6. Drawing the parkland edge into the development.

Linear green space

Parkland Edge

Green buffer strip

Wildflower meadow

Square (with parking)

Pocket play space (NEAP)

Green space incorporating SUDS

36

19.0 ACCESS AND MOVEMENT FRAMEWORK

Shared vehicular/cycle/pedestrian access point

Pedestrian/cycle access point

Primary residential street

Residential shared streets

Private/semi-private driveway

Pedestrian route

6m carriageway with 2m footways on each side

min 4.8m width

5.5m min width shared surface (potential pinch points)

Access and Movement Framework

19.1 The approach to access and movement for the masterplan has been developed by the following principles:

• Fluid vehicular and pedestrian access and movement within the site and the surrounding area;

• Uninterrupted and significant areas of Public Open Space (POS);• A clear hierarchy and legibility between the various streets.

19.2 The access and movement diagram (Figure 32) illustrates the overall movement framework across the site. The following section is not exhaustive; please refer also to the Transport Assessment supporting document prepared that accompanies this submission.

19.3 The proposed hierarchy of access routes into and across the site are outlined below.

Primary Residential Street

19.4 The principal access into the site is off Longsight Road with pedestrian and cyclist only access from the Railway Station tunnel. The primary street comprises 2 footways along its length (minimum 1.8m). The future design of this road can be detailed to balance pedestrian and vehicular movement.

Residential Shared Streets

19.5 These are streets with equal pedestrian and vehicle priority. Within these streets two way movement is always permitted, but pinch points and gateways could restrict movement to one vehicle only. There are no delineated separate footways, although there is space for a dedicated pedestrian route, in order to increase awareness of drivers to pedestrians and cyclists the whole street is treated as a single level surface.

Private/ Semi-private driveways

19.6 Driveways provide access to private dwellings only. They can be singular or shared semi-private driveways. The minimum width is 4.8m.

Pedestrian and Cycle Movement

19.7 The masterplan proposes to provide safe and secure pedestrian movement across the site through the provision of the following: • The creation of shared surfaces and equal pedestrian priority streets, to

slow traffic.

19.8 There is the opportunity to connect to the wider pedestrian and cycle network beyond the boundary of the site. The masterplan seeks to create links to these networks.

Parking Standards

19.9 Parking provision on the site will generally offer 2 spaces per house to comply with the requirements of the local planning authority. The layout of the site has been assessed for refuse collection, ensuring appropriate areas are accessible using a large refuse vehicle. A shared parking facility adjacent to the Railway Station has also been accommodated and illustrates the potential for 22 spaces.

Figure 32: Access and Movement Framework

37

20.0 SUSTAINABILITY

20.0 CONCLUSION

Testing against the NPPF

21.1 The scheme will now be tested against the key design requirements set out at paragraph 58 of the NPPF, which aims to ensure that developments:

Will function and add to the overall quality of the area;

21.2 The masterplan is based upon well established urban design principles. They ensure that the neighbourhood will be legible, permeable, and connected. The needs of the pedestrian and vehicle will be balanced. The environmental impact will be addressed by sustainable urban drainage. The number of residential units allocated to the developable area along with leisure and tourist based uses will support a lively neighbourhood, and providing suitable design principles are adhered to, will be compatible with existing commercial uses which surround the site.

Establish a strong sense of place;

21.3 The landscape setting of the adjacent fields with Parkland character has been a strong design driver throughout the development of the masterplan. The vision responds to the local landscape character, enhancing the existing features and qualities, supporting the strong sense of place.

Optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space) and support local facilities and transport networks;

21.5 The development areas of the site respond to existing site and landscape boundaries. Residential uses overlook green spaces, ensuring safety and security. The provision of a new residential neighbourhood is provided within close proximity to existing facilities; new and improved linkages will enhance the connections between the existing urban area and the park.

Respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

24.5 An extensive townscape and landscape analysis has been conducted, focusing particularly upon the inherent qualities and characteristics of local conservation areas. This has been a key driver in the masterplanning process and the formulation of townscape principles, which set out the

principles of the site’s development, in accordance with local character and identity.

Create safe and accessible environments;

24.6 Appropriate attention has been given in the development of the masterplan to deliver a safe and accessible environment in terms of sustainable transport links and pedestrian/cycle access.

Are visually attractive as a result of good architecture and appropriate landscaping;

24.7 The provision of townscape ensures that a higher level of design quality will be achieved throughout the residential development, with specific reference to fusing the townscape and landscape character areas to sensitively craft congruous additions to the urban/rural edge.

LAND AT LONGSIGHT ROAD, LANGHO Design and Access Statement … · 2014. 8. 6. · 4 1.0 SCOPE AND...

Documents

Transcript of LAND AT LONGSIGHT ROAD, LANGHO Design and Access Statement … · 2014. 8. 6. · 4 1.0 SCOPE AND...