LAnD off tHe SoutHern enD of Long LAne

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Design and Access Statement14 June 2013

653/CHA/DAS

LAnD off tHe SoutHern enD of

Long LAneChapel-en- le-Fr ith

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Land off the Southern end of LonG Lane, ChaPeL-en-Le-frIth: deSIGn & aCCeSS StateMent2 IntroDuCtIon

tHe teAm

APPLICAnt Seddon Homes 3 Cinnamon Park, Crab Lane, Warrington, Cheshire, WA2 0XP

PLAnnIng Higham & Co 500 Styal road, manchester, m22 5HQ

LAnDSCAPe ArCHIteCture & mASterPLAnnIng Camlin Lonsdale Beechwood Studio, manchester road, marsden, HD7 6HA ArCHIteCture & mASterPLAnnIng VWB Architects milford House, West Street, Congleton, Cheshire, CW12 1JW

HIgHWAYS & trAnSPort DtPC Ltd the Studio, 3 Philips road Weir, Bacup Lancashire oL13 8Hr

eCoLogY & ArBorICuLture teP genesis Centre, Birchwood Science Park, Warrington, WA3 7BH

utILItIeS utilities Connections management Ltd OffficeF1 redwither Business Centre Wrexham LL13 9Xr

ConSuLtIng engIneerS (frA/Drainage) Atckinson Peck Watson House, 45 Waterloo road, Stockport, Cheshire, SK1 3BJ

ConSuLtIng engIneerS(Desk Study) Carley Daines & Partners 11 Bridgewater road Walkden, Worsley manchester, m28 3Je

CommunICAtIonS fluid Ideas, first floor, north mill, Darley Abbey mills, Derby, De22 1DZ

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1.0 Introduction2.0 Development context 3.0 town context and analysis4.0 Site analysis5.0 A responsive framework6.0 Amount, scale and appearance of development7.0 Design development

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ContentS

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1.0

IntroDuCtIon1.1 Purpose of document1.2 Why here, why now1.3 Quality of development; A contextual, landscape led approach1.4 Consultation and deliverability

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1.1 PurPoSe of DoCument

this Design and Access Statement (DAS) accompanies the outline planning application submitted on behalf of Seddon Homes which seeks approval for the delivery of up to 105 no. dwellings on land south of Chapel-en-le-frith town Centre and adjacent to Long Lane. the gross site area is approximately 6.2Ha in total.

the outline application is seeking approval for residential development with detailed proposals for access. All other matters, suchasdetailedlayouts,buildingandlandscapefinisheswillbeprovided within (a) reserved matter Application(s) as and when the planning principles for development are established.

the drawings which comprise the planning application are:Location Plan: 3681/08Block Plan (Parameters Plan): 653/03Access and footpath connections: J246/Access/fig 1

this document is prepared in accordance with the requirements of High Peak Borough Council Validation guidance and CLg guidance 2010.

Design and access statements play a particular role in linking generaldevelopmentprinciplestofinaldetaileddesigns.Thisstatement accompanies an outline application and explains how the applicant has considered the proposal, and understands what is appropriate and feasible for the site in its context. It clearly explains andjustifiesthedesignandaccessprinciplesthatwillbeusedtodevelop future details of the scheme. Such information will and has helped community involvement and informed decision making. the design and access statement will form a link between the outline permission and the consideration of reserved matters.

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1.2 WHY Here, WHY noW

the application for a maximum of 105 dwellings including up to 30% affordable homes and pubic open space has been developed to be fully appropriate for this site in Chapel-en-le-frith.

the proposed scheme is well placed to meet the 5 year housing supply targets set out in the emerging Local Plan while meeting the principles set out in national Planning Policy framework in favour of sustainable development. the chapters that follow review and respond to this planning context.

Furthertothis,significantbackgroundanalysisdemonstratesthatthe site can be comfortably developed for a high quality residential developmentwhichwillfitandcomplementthecharacterofthesurrounding area whilst delivering much needed new homes.

1.3 QuALItY of DeVeLoPment; A ConteXtuAL, LAnDSCAPe LeD APProACH

Seddon Homes are committed to quality development that becomes integral to local communities. As a result, the Seddon name has become synonymous with quality and reliability, since establishment in 1897.

A landscape led design response has taken its cues from the site’s broader context and responds directly to its immediate characteristics, features and setting. the resultant masterplan has evidently evolved from a detailed understanding and analysis of the landscapeandtheschemeisdesignedtofitwithsensitivityandconfidence.

A high quality housing development can be achieved which provides open space, retains key landscape features and can be integrated effectively within the surrounding landscape and adjacent land uses.

1.4 ConSuLtAtIon AnD DeLIVerABILItY

Seddon Homes are committed to enabling appropriate community engagement during the development of schemes. this has been demonstrated on this scheme by the community consultation event held on the 4th April 2013 at Chapel-en-le-frith town Hall, and described in the Statement of Community Involvement which accompanies the planning application.

furthermore, the consultant team have met with the local authority development team prior to and during development of proposals for the site through a number of pre-application meetings (on the 5th march 2013 and 16th April 2013) with a view to agreeing the appropriate content to support the application and principles for development.

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2.0

DeVeLoPment ConteXt2.1 Planning policy context2.2 Achieving sustainable development2.3 Placemaking good practice

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2.1 PLAnnIng PoLICY ConteXt

the following section reviews national, regional and local policy to highlight the pertinent planning guidance in relation to housing supply and design and access for consideration at the proposed site, with a view to demonstrating scheme conformity in due course.

national Planning Policynational Planning Policy framework(2012)the national Planning Policy framework (nPPf) came into effect on 27 march 2012. It has a fundamental and far reaching impact on the planning system that has presided in the previous 15 years in that it replaces all previous Planning Policy guidance notes (PPgs) and Planning Policy Statements (PPSs).

the national Planning Policy framework (nPPf) is clear that there should be a presumption in favour of sustainable forms of development. Additionally where the development is silent or out of date planning permission should be granted unless any adverse impactsofdoingsowouldsignificantlyanddemonstrablyoutweighthebenefits.

Para 47 of the nPPf relates to residential development and confirmsthat:-‘Housing applications should be considered in the context of the presumption in favour of sustainable development. relevant policies for the supply of housing should not be considered up-to-date if the localplanningauthoritycannotdemonstrateafive-yearsupplyofdeliverable housing sites.’

Inthiscontext,theNPPF(para.7)identifiesthreedimensionstosustainable development; economic, social and environmental, which should be sought jointly and simultaneously through the planning system. Within the overarching roles that the planning system ought to play a set of core planning principles should underpin decision-making including:

Promoting sustainable transport•Delivering a wide choice of high quality homes•requiring good design•Promoting healthy communities•Meetingthechallengeofclimatechangeandflooding•Conserving and enhancing the natural environment•

TheNPPF(para.56)alsoconfirmsthatgooddesignisakeyaspectof sustainable development, is indivisible from good planning and should positively contribute to making places better for people.

Local Planning PolicyAt the local level there are four key documents that emerge for consideration:-

east midlands regional Spatial Strategy•High Peak Borough Local Plan (Saved Policies)•replacement High Peak Borough Local Plan•Chapel-en-le-frith neighbourhood Plan•

At this current time the local planning policy within the High Peak isinastateofflux.AmotiontorevoketheEastMidlandsRSShasbeen laid before Parliament. Additionally the 12 month time limit set by the nPPf for the pre-existing Saved Local Plan Policies has passed.

the emerging Local Plan is currently at the Preferred options stage with adoption not likely before Summer 2014. meanwhile the firstdraftoftheChapelNeighbourhoodPlanisstilltobeissued.therefore there is no up to date development plan that can be afforded full weight in determination of the application.

However the extant Local Plan and the emerging Local Plan both identify Chapel-en-le-frith as one of the main settlements within the Borough’s Central Area. the emerging Local Plan also provides a target of 400 additional dwellings for the parish of Chapel-en-le-frith over the plan period.

Across the High Peak as a whole, the emerging strategic requirement is likely to be 270 dwellings per annum. However, the Council are not able to demonstrate a deliverable 5 year supply in line with Para 47 of the nPPf. In these circumstances the nPPf suggests that there should be a presumption in favour of sustainable development.

Supplementary Planning Documentsthe local planning authority has issued the following Supplementary Planning Documents, which is of relevance to this application:

Housing needs in the High Peak SPD, 2007 •Landscape Character SPD, 2006•Housing restraint SPD, 2006•residential Design guide SPD, 2005•Planning obligations SPD, 2005•

notable within this guidance is the residential Design guide SPD which gives detailed examples of, and guidance for, quality new housing layouts and designs that are both contextual and innovative.

AlsosignificantistheLandscapeCharacterSPD,whichaimstoencourage sustainable new development that strengthens the landscapecharacteroftheHighPeak.Specificallyrelevantisthechapter on the Settled Valley Pasture Character Area which is explored in chapter 3.2.

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2.2 ACHIeVIng SuStAInABLe DeVeLoPment

the outline application will actively work to meet the requirements of the Local Development framework for delivering sustainable development and the High Peak objectives for sustainable settlements. the Design and Access Statement illustrates that the developer intends to meet the principles of sustainable development from this outline stage through to detailed design by way of a contextual and site wide approach. As such the developer will:

ensure that the development is planned as a safe, healthy, •accessible and attractive place for residents, including the mobility impaired.ensure that the development is well connected to local •transport infrastructure, services and facilities.facilitate and promote sustainable and healthy forms of •travel by public transport, walking and cycling.encourage social cohesion and reduction in crime and •fear of crime through careful site planning of housing and delivery of high quality public realm.ensure that open space provision is appropriate for children.•Ensurethatnewhomesareenergyefficient.•ensure that the development makes appropriate provision •for the protection and enhancement of native biodiversity.ensure that the development addresses other key •sustainabilityissuesincludingefficiencyinlanduse;maximisation of recycling; reuse of resources; and reduction in waste pollution.

2.3 PLACemAKIng gooD PrACtICe

the scheme will follow current and emerging best practice in relation to urban design and place making with a view to creating unique places to live which are safe, attractive and legible. these qualities will arise from the effective application of urban design principles including an appropriate balance of development and space, with effective building layouts. this will design out issues of security and antisocial uses, and design in inclusivity, parking and all modes of users.

As such the methodologies and approaches from current nationally acknowledged literature have been used as background references inthedevelopmentofthesitespecificproposalspromotedthroughthis statement :

urban Design Compendium 2, eP/HC (2007)•Climate Change: Adaptation by Design,tPCA (2007) •manual for Streets, Dft (2006)•Building for Life, CABe (2006)•Code for Sustainable Homes, DCLg (2006)•urban Design Compendium, eP/HC (2004)•Creating Successful masterplans, CABe (2004)•Safer Places – the planning system and crime •prevention,oDPm (2004)

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3.0

toWn ConteXt AnD AnALYSIS3.1 Access to services and amenities 3.2 Landscape character3.3 the growth of Chapel-en-le-frith3.4 Valley bottom settlement 3.5 the character of Chapel-en-le-frith3.6 Landscape and built environment planning context

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3.1 ACCeSS to SerVICeS AnD AmenItIeS(Source; Derbyshire County Council Interactive map 2013, High Peak Borough Local Plan 2005 and Peak sub region PPg17 Study, 2009)Sustainable transport Links Chapel-en-le-frith train station

Bus stop/ bus route (Source; Bill Lear at DCC Highways)

rights of way

Long distance and local trails

Childcare and education: Secondary school

Primary school

Childrens centre

Health: Clinics and surgeries

Chemists

Community and Leisure: District park (memorial Park)

Play area (LeAP)

Library

Registrarsoffice(Chapel-en-le-FrithTownHall)

Postoffice

Post box

Cash point

otHerS: (not on interactive map) Shop selling food or fresh groceries

Leisure centre (at Chapel-en-le-frith High School)

Public house

other local community facility (playhouse/ church rooms)

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Committed development

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As illustrated there are a range of existing facilities and services within close proximity to the site serving the immediate and neighbouring areas and which will be available to the proposed development when completed.

Sustainable accessthe site is approximately 1km south of Chapel-en-le-frith High StreetandMarketStreetwheremanyoftheidentifiedamenitiesaresituatedincludingapostoffice,shopsandpubliclibrary.

A public right of way and public highway links the site to the railway station. there is potential for proposals to include internal routes that would link into this public right of way and also Warm Brook footpath that connects the site with Chapel-en-le-frith C of e Primary School.

the site is also well served by public transport; most notably the railway station which is located approximately 0.5km south west from the site offering an hourly service to stations between manchester and Buxton. from manchester road (approximately 0.8km from site), a twice hourly bus service runs between Buxton and manchester Airport and a further local service runs every two hours from the town centre at morrisons.

Access to Public open space:ThePeakSubRegionPPPG17(2009)identifiesIpublicpark,1allotment and 4 open spaces for young people and children within Chapel-en-le-frith, of which 2 are 0.8km away from site within Higher memorial Park.



3.2 LAnDSCAPe CHArACter

Chapel-en-le-frith falls within the national Character Area 53; `South West Peak’ comprising of upland and associated foothills in the south-west part of the Pennines. It is adjacent to Character Area51‘DarkPeak’,andthereforeisinfluencedbythisCharacterArea to a degree. ‘Dark Peak’ is extensively made up of high moorland and adjacent ‘in-bye’ land within the Pennines and includes a large part of the Peak District national Park.

regionally, the site falls within Derbyshire County Council Character Area ‘Settled Valley Pasture’ described as a settled, pastoral farming landscape on gently sloping lower valley sides, dissected by stream valley features including dense watercourse trees, scattered boundary trees and tree groups around settlement that contribute to a strongly wooded character.

this translates locally to the High Peak Character Area (also ‘Settled Valley Pastures’).

the application site and locality can be seen to be broadly representative of these, in its enclosure, gentle lower valley sides, smallirregularfieldsandwoodedcharacteristicsalonglinearfeatures.

Local Character Area; Settled Valley PastureSource; High Peak Borough Council, Landscape Character SPD 2006

national Character Area 53; ‘South West Peak’Source; natural england

White Peak:Plateau PastureLimestone moorlandLimestone Dales

Dark Peak:open moorsmoorland fringeenclosed moorland

Settled Valley Pasturesriverside meadowsurban

typical features of ‘Character Area 53’:Hill top heather moorland with heather•ridges and small-scale enclosed farmland •meadows and pastures in valleys•Long, uninterrupted views, from margins to upland areas •and vice versa. Contained and intimate views around the foothillsIntricatedistinctivefieldpatterns•gritstone walls at higher elevations and hedgerows at lower •elevationsSmall nucleated settlements •remains of former coal mining activity•

typical features of Settled Valley Pasture Character Area:moderate to steep lower valley slopes•Poorly draining soils•Wooded character, tree belts, scattered hedgerow trees and •tree groups around settlement and farmsteadsSmall,irregularfieldsenclosedbymixedspecieshedgerows•and occasional dry stone wallsSettled landscape of small nucleated settlements and •farmsteadsWinding lanes with irregular verges, sometimes sunken•Pastoral farming with extensive improved pasture•Enclosedlandscapewithviewsfilteredbytrees•roofs are generally dark slate or stone tiles•

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1923

1977-92 Present Day

19553.3 groWtH of CHAPeL-en-Le-frItH

Settlement extent

Chapel-en-le-frith railway station

Chapel-en-le-frith is one of several valley bottom settlements corresponding with Black Brook and associated water courses that reach out of the surrounding Pennines. It was established by 12th century normans as a hunting lodge within the forest of High Peak, leading to the french-derived name meaning “Chapel in the forest clearing”.

the earliest oS maps illustrate that the town remained little changed during the industrial revolution (due to it’s primarily agricultural origins). the principal settlement related to the artery routes of market Street and High Street; market Street being the primary route connecting industry at Buxton with manchester before the A6 was opened in 1987.

Post World War two growth saw expansion of heavy industry in the valley bottom and residential development west and southwards of market Street towards the station. east of the site exists residential development built around 1970 to accommodate the town’s growing population.

Chapel-en-le-frith train station was built in 1863. the railway line bordering the west of the site was formally used as one of the main commuter lines from manchester to London but now solely serves the local stone quarries to Buxton. the branch line south of the site (following the contours of the slope) provides an hourly service between manchester and Buxton.

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3.4 VALLeY Bottom SettLement

edge of settlement (including committed development north of site)

250m contour

Settlement spot heights

Local prominent high points

on the whole the settlement of Chapel-en-le-frith generally sits at circa250AOD,andthevalleybottomindefinedbythemoderateto steep valley slopes that rise above this elevation at the edge of settlement.

the settlement sits gently ‘nestled’ within the valley bottom and views from the built up areas out towards the surrounding hills give it a contained feel.

Views of the town and the development site from surrounding peaks have been considered as part of the masterplanning process.

Views within the Peak Park in the north (eg mount famine locally are of a ‘nestled’ settlement within the wider landscape. this is largely a consequence of the steep wooded edges of the railway embankment forming a distinctive linear element in views rather than the contribution of the open countryside which is much foreshortened in these views.

In views from the Peak Park in the south (eg Coombs moss locally) the hard edge of Long Lane is clearly visible along with the curved form of the freight line. the site is somewhat obscured by the mature vegetation associated with the branch line.

Sparrowpit

Chinley Churn

Cracken edge

Ladder Hill

eccles Pike

Combs moss

to Brown Knollto mount famine

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3.5 tHe CHArACter of CHAPeL-en-Le-frItH

market Street

Wooded Warm Brook

market Square

Station Approach road

residential development adjacent to site on Long Lane: 2 storey brick detached and semi detached houses with concrete roof tiles.

Chapel-en-le-frith Station

Committed development



3.6 LAnDSCAPe AnD BuILt enVIronment PLAnnIng ConteXtSource; High Peak Local Plan 2004

Countryside (oC1)

Special Landscape Area (oC3)

Sites of Importance for nature Conservation (oC8)

SiteofSpecialScientificInterest(OC8)

Peak District national Park

Conservation Area

Long Distance and Local trails

Listed Buildings (within 1.5km of site) (Source; english Heritage 2013.)

Chapel-en-le-frith and the site lie within the valley, surrounded on both sides by the Peak District national Park.

the site falls within an area of open Countryside (oC1) and between a built up residential area associated with rowton grange road and Longmeade Drive. It lies north of Special Landscape Area (oC3) which terminates at the passenger railway line to the south of the site. the site is remote from the Conservation Areas however Chapel-en-le-frith railway Station is grade II Listed. other listed features in the locality include Hollin Knoll (south of railway) and the bridge adjacent to Down Lee farm west of the freight railway line.

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LAnD off tHe SoutHern enD of Long LAne

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