Primrose Mill, Harrison Street, Harle Syke Briercliffe ... 0373... · It is within the settlement...

2524 D&A Statement: Draft August 2013

Primrose Mill, Harrison Street, Harle Syke Briercliffe, Burnley Reserved Matters Design & Access Statement

August 2013

Transport Consultant:Mayer Brown LtdThe Gate HouseWhite CrossLancasterLancashireLA1 4XQ

Applicant:Calico Homes Ltd Centenary CourtCroft Street BurnleyLancashireBB11 2ED

Planning Consultant:J.W.P.C Ltd1B WatermewWhite CrossLancasterLancashireLA1 4XS

Architect:Halsall Lloyd Partnership98 Duke StreetLiverpoolMersysideL1 5AG

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Primrose Mill, Harrison Street, Harle Syke Briercliffe, Burnley

Planning Support Statement

Application On Behalf Of Calico Homes For The Approval Of Reserved Matters

Erection Of Sixty Dwellings, Primrose Mill Site, Harrison Street, Harle Syke, Burnley

1 Introduction1.1 Calico Homes Ltd is a not for profit housing association who own and manage

4,500 houses in Lancashire. The scheme at Primrose Mill is for a mix of houses, apartments and bungalows, and will include accommodation for people aged over 55. The dwellings will be offered on a mixed tenure basis including for sale and rent. The scheme has been designed to meet specific local housing needs.

1.2 The Primrose Mill site is within the urban boundary of Burnley and lies some 3 km north-east of the town centre. It is within the settlement of Harle Syke which has a traditional mixture of mills and terraced housing. Primrose Mill was burnt down in 2005 and the site has been mainly vacant since that time, (a small part of the building at the western end of the site was in use by a window fitting firm until 2010 and permission to demolish this building was approved in 2011).

1.3 Immediately to the east of the application site is the Queens Street Mill museum, a scheduled ancient monument, and to the north is St James church and vicarage. These buildings and the traditional part of Harle Syke, including the application site, are within the Harle Syke Conservation Area.

1.4 As explained later in this statement the application site has the benefit of a current outline planning permission for residential purposes. This permission reserved all detailed matters for future approval and it is these matters which form this application.

2 Relevant Planning Policy2.1 As indicated the site has been granted outline planning permission for residential

purposes, initially in 2008 and, on renewal in 2011. At the time of these approvals planning policy was provided by the Burnley Local Plan and the proposed development was found to be in conformity with this plan. Since March 2012 planning policy is provided by the National Planning Policy Framework (NPPF). The local plan still carries weight to the extent that its policies conform to the NPPF but it is the Framework which takes precedence.

2.2 The key policy of the NPPF is a presumption in favour of sustainable development. Paragraph 7 of the Framework defines what is meant by sustainable development and this includes: “supporting strong, vibrant and healthy communities by providing the supply of housing required to meet the needs of present and future generations.” Section 6 of the NPPF also gives great emphasis to the delivery of a wide range of high quality homes. This application proposal fully accords with these sections of the NPPF.

2.3 As noted earlier the site has the benefit of an outline planning permission and it only the detailed matters which fall to be considered as part of this application. The site is within a Conservation Area and this has a bearing on the proposals put forward. The NPPF, in Section 7, sets out the importance of good design generally. Section 12 explains the importance of conserving and enhancing the historic environment which includes conservation areas. The impact on the heritage asset needs to be weighed against the public benefit of the proposal. Whilst these principles are set out afresh in the NPPF the original applications were determined against Policy E14 of the Local Plan which set out the criteria for determining applications for development in or adjacent to Conservation Areas. That policy conforms to the NPPF and its relevance remains. This detailed application has, therefore, been designed to comply with both the Local Plan and NPPF requirements.

32524 D&A Statement: August 2013

3 Planning History3.1 Following an earlier application (APP/2007/1005) which was refused for lack

of information a new, more detailed application was submitted and Outline Planning Permission was granted for the site on 6th October 2008 under reference APP/2008/0550.This approval was subject to 10 conditions and reserved all detailed matters for future approval. A parallel Conservation Area Consent, APP/2008/0551) was also issued for the demolition of the window fitters building at the west end of the site. This consent was subject to two conditions, the second of which required that no demolition should take place until a contract had been exchanged for the construction of the residential development.

3.2 Due to market conditions no developer came forward for the site and, as a result applications were made in June 2011 to renew both applications. These were subsequently granted on 15th September 2011 under reference APP/2011/0329 (planning permission) and APP/2011/0331 (Conservation Area consent). The conditions attached to both of these consents were identical to the original permissions. However, in February 2009 Condition 2 on the Conservation Area consent was removed under reference APP/2008/0878 subject to a further condition relating to boundary treatment. The boundary treatment was subsequently approved and the condition discharged by letter from the Council dated 29th April 2009. The restated condition on application APP/2011/0331 was, therefore, in error and this was acknowledged and discharged by letter from the Council dated 13th October 2011.

3.3 It follows from the above that the Conservation Area consent, which related only to a building since demolished, has no relevance to this current application for the approval of reserved matters.

3.4 Although the original planning permission was granted in outline the application included significant detail to allow the Council to fully evaluate the proposal and to undertake meaningful consultation with statutory bodies and residents. This detail included a traffic assessment, an indicative layout and a design and access statement. Although not formally approved the layout and design were considered as part of the application process and have been followed closely in the scheme now submitted for approval.

3.5 In order to fully engage with the local community a public meeting was held on 16th June 2008, prior to the submission of the approved application APP/2008/0550. This meeting was facilitated by Briercliffe Parish Council and was attended by members of the Council and some 50 neighbours. The proposals were explained and objections recorded and considered. As a result the scheme was amended to respond to many of the concerns expressed. Following submission of the application residents were again consulted and further objections were submitted. These objections and the case for the approval were subsequently considered in full by the Councils’ Planning Committee on 6th October 2008 when the Outline Planning Permission was granted.

4 The Application Proposal4.1 The Outline Planning Permission granted consent for residential development

without reference to any specific layout or numbers. However, the outline consent was informed by an indicative layout and a traffic assessment and on this basis the proposal was found to be acceptable. It is, therefore, relevant to compare this reserved matters application with the indicative layout which accompanied the outline application.

4.2 With regard to traffic issues the site access remains unchanged. This reserved matters application is also accompanied by an updated traffic assessment which concludes that the site is in a sustainable location and is acceptable from a highway safety and accessibility point of view.

4.3 The site layout is similar to that which accompanied the outline application. The detailed mix of house types has been altered and the number of units increased from 49 to 60. However, because the proportion of smaller units has been increased, the likely number of people resident on the site is decreased from 272 people to 256 people. The demographics of the likely residents will have changed as the proposal incorporates bungalows and apartments for residents over 55 years old.

4.4 As noted the site is within a Conservation Area where the predominant form of housing is traditional terracing of natural stone and blue slate construction. The proposed scheme reflects this traditional character but in a more modern idiom. The design aspects of the proposal are dealt with more fully in the Design and Access Statement.

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5 Conclusions5.1 There is a presumption in favour of this development which derived from the

extant outline planning permission. This presumption is fully supported by current planning policy in the NPPF.

5.2 The proposal closely follows the indicative details and traffic assessment which accompanied the outline application and which were the subject of considerable public consultation. Whilst this consultation led to changes, it is recognised that some public opposition to the use of the site for housing remained. These residual points of opposition were fully addressed by the Local Planning Authority during its consideration of the outline application and consent was granted.

5.3 In its detail this application addresses local housing needs and respects the character of the Conservation Area. As such the application should be approved.

Prepared by JWPC Ltd. August 2013


Reserved matters planning application based on the outline planningapplication reference APP/2011/0329.

Introduction The submission of this reserved matter application is based on the original outline

application APP/2008/0550 and the extant renewal APP/2011/0329 decided on 16.09.2011.

The application will address the following reserved matters:

• Layout• Scale• Appearance• Landscape• Access.

Amount It is proposed to construct 60No. dwellings on the site for a mixture of sale and

affordable rent for Calico Homes:-

2No. 2 bedroom 4 person houses for sale10No. 2 bedroom 4 person houses for rent12No. 3 bedroom 5 person houses for sale20No. 3 bedroom 5 person houses for rent12No. 2 bedroom 3 person over 55’s apartments for rent4No. 2 bedroom 3 person over 55’s bungalows for rent

60No total dwellings

Layout Primrose Mill has an existing site area of approximately 1.21 hectares, the former

mill building was demolished in 2005. The site is currently enclosed by a high palisade fence and there are a number of access points along Harrison Street. It is located in the Briercliffe Conservation Area, close to St James Church, the historic Queens Street Mill and adjacent to the more modern Talbot Road Estate. The proposal is designed to complete the edge of the village which was eroded due to the demolition of the Mill and provide containment to the edge of Briercliffe.

The proposal creates a new access road into the site. There are new driveways onto Harrison Street with parking bays at the side of the houses to maximise the active frontage.

The main site access is located in the same position as the indicative layout submitted under the outline application ensuring adequate distance from the existing back-access to the adjacent Queens Street Mill.

The demolition of the existing mill has left the existing levels of the site some way below the levels of the surrounding road system and the demolition of the sheds to the west of the site has left the floor slab higher than the adjacent lane. The proposal seeks to reinstate the natural fall of the land from Harrison Street to the southern boundary.

The proposal reinstates a strong building line of housing to Harrison Street, set 3m back from the existing pavement to retain views up the street and maintain active frontage to the main routes. This strong line of housing frames the edge of Harrison Street complementing the existing housing on Church Street. This layout gives a stronger edge to the mature landscape of the churchyard and existing housing in between.

The layout within the site reflects the setting of a rural village. The semi detached forms are laid out in a strong building line to the perimeter of the site, here parking is in front of the houses with open forecourts broken up by tree and shrub planting in between.

At the centre of the development is a three storey apartment building and this is flanked by two pairs of bungalows on either side, these dwellings are designated for residents over 55 years old.

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This layout creates a courtyard development around a communal garden setting which is for the use of the apartments and bungalows as a ‘green’ heart to the development.

The apartments are accessed through the communal garden and there is a communal room which looks out onto the garden with a roof terrace above.

The indicative plan submitted with the outline application illustrated more three storey housing across the site, in this proposal the apartments, bungalows and communal gardens form a centre to the development. The access road flows with the natural contours of the land culminating in a turning court which is linked by a pedestrian access back to the site entrance increasing site permeability.

The houses to the south of the site have good distant views across open fields to the hills beyond. The houses on the western boundary are all 2 storey ensuring adequate distance to the existing properties on Talbot Road and do not have access onto the farm track to the rear.

All the properties have tree planting to the boundaries to provide increased privacy and connections with the surrounding countryside.

H a r r i s o n S t r e e t

* Proposed properties for sale


Proposed Site Plan

Scale The houses will be mainly two storey semi-detached properties, the apartments will

be three storey in the centre of the site. The two storey houses reflect the scale of the local terraced vernacular, the new homes along Harrison Street will provide a foil to the existing terrace of Church Street. The site slopes approximately 4m from Harrison Street to the southern boundary.

The buildings will step with the site reducing any impact on distant views and reinforcing this edge of the village and the ground floor level of the apartments is approximately 2m below the equivalent level on Harrison Street. This stepping of the site reduces the overall dominance of one building and creates interesting vistas at corners, holding the views within the site at street level.

The main entrances to the houses are immediately identifiable from the roadside and create active frontages which are open and observed.

The corner plots at the main access roads are gateway buildings with feature corner windows which wrap around the elevations avoiding blank gables.

The scale of the development is in keeping with the village and the massing creates interesting views throughout the site whilst enhancing the surrounding buildings.

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Church Street Design Development

Design

devel

opmen

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View from the East

Appearance The site falls within the Harle Syke Conservation Area and sits next to the historic

Queens Street Mill which is now a museum and visitor centre. The design intention is to respect the conservation area through contextual design and use of materials, interpreting the local aesthetic and introducing some simple modern elements which complement the existing architecture.

The two storey houses to Harrison Street form the most visible connection to the wider conservation area and adjacent Queens Street Mill. The strong building line is set back 3m from the pavement with the car parking accommodated down the side of the properties to give a clear building line. The set back of the houses to Harrison Street gives a full view of Queens Street Mill from the bottom of the hill and the two storey buildings give a clear view of the existing Queens Street Mill chimneys from distance as the proposed elevations are lower than the original mill building.

The materials used will be complementary to the conservation area. The houses on Harrison Street will be constructed out of natural stone to reflect the surrounding area. Harrison Street is the most prominent streetscape which will continue the natural stone of the Queens Street Mill, St James Church and the terraced housing to Church Street.

Within the site the front elevations and prominent gables will be constructed in a reconstructed stone to match the natural stone. Side and rear elevations will be constructed in a brickwork cavity walls which will be rendered.

The heads and cills in all properties will be built in artstone to match the stone facades these will occur in the rendered rear facades to provide continuity.

There is a particular local detail of a stone surround around main windows throughout the area which is repeated in the Primrose Mill proposal.

On the main entrance road to the site the houses which flank the main site entrance have a particular corner window detail. This detail forms a gateway entrance into the site.

Within the site the stone facades give a sense of containment and the sweep of the access road gives a variety and changing vistas each held by focal point at the end. Inside the site there is a consistent overall theme of stone facades and within that framework there are a variety of simple treatments which add interest and individuality within a simple framework.

At the centre of the development are the over 55’s apartments and bungalows which form a courtyard garden. The apartments are three storey, the ends would be built in reconstituted stone with the centre panels in render with stone heads and cills. The building is simple in form, characteristic of industrial buildings in the area by introducing some larger areas of glazing to the circulation routes the building is identified as having communal elements. There will be corner windows and Juliet balconies to each apartment giving a vertical emphasis and active frontage.

The apartments and the bungalows form a sheltered courtyard garden at the centre of the scheme which gives a sense of arrival.

The other elements are the roofs which are pitched with gable ends at approximately 35 degrees and finished with a reconstituted grey blue slate.

The windows will be ‘UPVC or timber’ double glazed units in a gunmetal grey finish externally which reflect discussions with conservation officer. The doors will be four panel, half glazed doors in heritage colours to SBD certification.

The porches to the front door provide shelter and form a frame which highlights the entrance. Finished in a colour coated pressed metal, gun-metal grey to match the windows, the canopy continues the simple aesthetic in a modern idiom.

The stone cladding and strong building lines provide a coherent layout and appearance using quality materials. The simple aesthetic with individual detailing gives a variety within an overall framework which will complement the heritage setting whilst providing a modern village concept.

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Design

devel

opment


View from the West

Landscape The site is currently derelict with the majority and covered by the

demolition materials and concrete slabs of the Mill and sheds.

The site does have appealing aspects to the north and south of its boundaries:-

To the north, Harrison Street is pleasant and green with large mature trees in the church yard. To the south are broad views across open farmland of the Calder Valley towards Worsthorne.

The new houses along Harrison Street will have front gardens with tree planting to soften the strong built edge that frames the south side of Harrison Street and mirror the landscape to the churchyard. They will have a front boundary of stone plinths and gate posts with railings between.

Tree planting within rear gardens on the southern boundary helps to act as a visual foil to the built form when seen from a distance.

Each of the new houses have a good size rear garden and it is proposed to plant a tree in each rear garden trees to the east and west of the development. These will be planted in staggered locations to help soften visibility of the rear party fences and views into/out of rear gardens. Climbers will be planted next to garden fences to help reduce their visibility as the landscape of the site develops. Rear boundaries are timber close boarded fences with concrete posts.

The front gardens within the site have been kept open as hard landscaped areas, punctuated with shrub planting on party lines and with tree planting to give structure and enclosure to the access road. The avenue of trees on the access road surrounding the apartments help to break up its tall 3 storey form and enhance the setting at the centre of the scheme.

At the heart of the development is a communal garden centred around the bungalows and over 55’s apartments. The communal gardens will be landscaped to give some separation to the bungalows. The bungalows will have screened private patio areas. It is intended that the garden will be enjoyed by all residents of the bungalows and apartments, and will be landscaped to provide attractive, sheltered spaces that take optimum advantage of potential views to the south east.

Design development

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Over 55’s apartments

View up Harrison Street from Granville Street New access from Harrison Street

Design development


Corner houses View of bungalows and apartments

Access The site is situated on the edge of the Harle Syke and is well placed for the

amenities in the area and is approximately 0.5m from local shops on Burnley Road. There is a bus route which runs along Burnley Road and there is a school and library within 1 mile of the site.

The main access route to the site is from Burnley Road down Granville Street. Detailed access considerations were considered as part of the original outline application and these have been reviewed with an updated Transport Assessment included with this Reserved Matters Application.

The site has a slope from Harrison Street down towards the Southern boundary, the development has been designed to use the access road winding around the site to give maximum accessibility. All of the properties are designed to have level access to the main entrances. The properties to Harrison Street take direct access from the main road whilst all the other homes are access from a new road into the site.

The pedestrian network is reinforced to Harrison Street with the pavement across the original services access road reinstated with drop kerbs and tactile paving to the new access road.. The pedestrian access within the site is continued with pavement access to the entrance of the apartments and up to plot 11. After the road turns through 90 degrees and the road changes to a shared surface / homezone which will regulate vehicular speed and prioritise pedestrian movement.

The access road will be constructed to adoptable standards and can accommodate refuse and emergency vehicle access. The access road winds round the site and terminates in a turning court, this is then linked back to the entrance to the site through a path across the communal gardens. This link allows the residents to move across the site increasing permeability.

Each of the homes has in-curtilege parking to meet current standards.

There are 15No. parking spaces for the over 55’s housing adjacent to the main access with an accessible space close to the entrance.

The houses, apartments and bungalows are designed to Lifetime Homes principles for accessibility. The apartments have a secure entry system with automatic doors for ease of access. Within the building, the upper floors are accessed by an 8 person disabled lift.

The development has been designed to be legible for visitors to the site with main entrance door clear and visible from the main access routes. The access road utilises short lengths and changes in direction to moderate vehicle speeds. The strong building lines and simple layout aid navigation around the site and the standards of design ensure an accessible project which meets current regulations.

Design deve

lopment

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Affordable Housing Statement Burnley Borough Council’s current affordable housing requirements is a minimum 10% of dwellings on schemes of 25 properties or more. The aim of this policy is to ensure that housing is provided to meet local housing needs in Burnley.

Calico Homes proposal for the Primrose Mill development provides 46 Affordable Homes from of a total of 60. This delivers an affordable housing level of 77%.

Calico Homes currently has an allocation from the Homes and Communities Agency (HCA) to deliver 34 affordable rented homes within Burnley.

The affordable homes are part of a wider mixed tenure scheme, designed to meet the local need in the area. The mix of the development has been discussed and agreed with Burnley’s Housing Department.

Primrose Mill Local Lettings Plan Introduction

Local Lettings Plans are used by housing providers to help them work with communities to create successful neighbourhoods, where people are proud to live and work.

Features1. Preference will be given to applicants who have a connection with the local area

and community.

2. Preference will also be given to applicants who are either in employment, actively seeking it or who are taking part in voluntary work in the community. This is unless the applicant can demonstrate that they are unable to work for health reasons.

3. Calico staff will carry out home visits before progressing an application for Primrose Mill. The home visit is an opportunity to meet the customers in their existing home and to assess their living circumstances and suitability for a home at Primrose Mill. This involves a requirement to demonstrate they are able to manage and maintain their home and surroundings to a high standard.

4. Calico will reserve the right to use the B-with-us Allocations Policy to validate prospective Local Authority nominations. This Local Lettings Plan will also apply to applicants who are nominated by the Local Authority.

5. We may suspend applications from customers where there is evidence of serious criminal convictions or anti-social behaviour from any member of the household.

6. We may suspend applications from customer where there are rent arrears among the household.

7. Customers assessed as requiring support to maintain their tenancy will be required to accept support from our recognised partner agencies.

8. In the event of Calico having more applicants than homes available, the criteria to decide who will be shortlisted will be based on:

a) The relative needs of the familiesb) The size of the property availablec) The balance within the communityd) The date of registration with B-with-us.

Matching property size to family needs The homes at Primrose Mill will be allocated according to the size and type of the property and the number of bed spaces required by the applicant as defined within the B-with-us Allocations Policy.

Monitoring and Review We will monitor the effectiveness of the local lettings plan using existing performance measures, such as:

• Length of tenancies• Tenancy terminations• Number of ASB cases• Number of tenancies with rent arrears• Incidences of customer complaints

The plan will be reviewed annually.

Appeals and complaints Customers wishing to appeal against a decision made under this local lettings plan may request a review of the decision by the Neighbourhood Manager (or by another manager who has not been involved in the initial decision).

In the event that the customer remains dissatisfied they may follow Calico’s complaints process.


Local Lettings Criteria

The following criteria will be used to determine applicants’ connection with the local area.

First priority will be given, in order of priority, to;

1. Individuals or families that currently live in Harle Syke/Briercliffe and have done so for a minimum period of 10 years.

2. Individuals or families that currently live in Harle Syke/Briercliffe and have done so for a minimum period of 5 years.

3. Individuals or families that currently live in Harle Syke/Briercliffe and have done so for a minimum of 12 months.

4. Individuals that are or families (where 1 adult occupant is) currently permanently employed for a minimum of 18 hours, paid or unpaid, in Harle Syke/Briercliffe for a minimum of 12 months.

5. Individuals or families that have a next of kin (mother, father, brother, sister, or adult dependent child) who has lived in Harle Syke/Briercliffe continually for a minimum of 5 years.

6. Individuals or families that are former residents of t Harle Syke/Briercliffe hat have been forced to move from Harle Syke/Briercliffe because of a lack of affordable housing.

Second priority will be given, in order of priority, to;

1. Individuals or families that currently live in the Burnley and have done so for a minimum period of 10 years.

2. Individuals or families that currently live in the Burnley and have done so for a minimum period of 5 years.

3. Individuals or families that currently live in the Burnley and have done so for a minimum of 12 months.

4. Individuals that are or families (where 1 adult occupant is) currently permanently employed for a minimum of 18 hours, paid or unpaid, in the Burnley for a minimum of 12 months.

5. Individuals or families that have a next of kin (mother, father, brother, sister, or adult dependent child) who has lived in the Burnley continually for a minimum of 5 years.

6. Individuals or families that are former residents of the Burnley that have been forced move from the Burnley because of a lack of affordable housing.

Third priority will be given to individuals who can demonstrate a need for the housing type based on the qualifying criteria.

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