CHADDOCK LANE, ASTLEY, WIGANDESIGN AND ACCESS STATEMENT: AUGUST 2015

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Barton WillmoreTower 12, 18/22 Bridge Street | Spinningfields | Manchester | M3 3BZ T: 0161 817 4900

Document reference: 22564Desk Top Publishing and Graphic Design by Barton WillmoreThis artwork was printed on paper using fibre sourced from sustainable plantation wood from suppliers who practice sustainable management of forests in line with strict international standards. Pulp used in its manufacture is also Elemental Chlorine Free (ECF).

CopyrightThe contents of this document must not be copied or reproduced in whole of in part without the written consent of Barton Willmore LLP.

All plans are reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown copyright Reserved. Licence No. AR152684.

Document Status: Final

Author: SW

Checked by: ST/VR

Authorised by: ST/VR

Issue Date: August 2015

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CONTENTS

INTRODUCTION AND ASSESSMENT

1. Scope and Purpose

2. Site Description

3. Site Context

4. Site Analysis

5. Evaluation Local Residential Character

6. Employment Precedent Study

DEVELOPMENT DESCRIPTION

7. Application Proposal

8. Design Development

9. Indicative Development Platforms

10. Amount and Scale

11. Landscape Strategy

12. Access

13. Layout

14 Residential Appearance

15. Employment Appearance

16. Community Safety

17. Sustainability Statement

DESIGN INVOLVEMENT AND EVOLUTION

18. Public Consultation

CONTENTS

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VISIONOur vision for the site at Chaddock Lane is the delivery of a mixed use development comprising employment and residential development, as well as, a new community building.

We see a development where locally reflective residential development and future employment development can happily co-exist.

The implementation of a multi-functional and connected landscape framework will provide an attractive setting and protect residential development from any noise and visual impacts resulting from the employment development.

The design principles and parameters established within this Statement will act as a framework to inform future reserved matters applications.

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INTRODUCTION AND ASSESSMENT

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1.0 SCOPE & PURPOSE

1.1 This Design and Access Statement (DAS) has been prepared on behalf of Peel Investments (North) Ltd (‘Peel’) in support of an outline planning application for:

� Residential development (Use Class C3);

� Business (Use Class B1), General Industry (Use Class B2) and Storage and Distribution (Use Class B8);

� A community building (Use Class D1 (Non-residential Institutions); and

� Associated infrastructure and public open space.

1.2 This document has the following purpose:

� To provide a concise description of the key issues and the evaluation that informed the masterplanning process;

� To provide comprehensive information on the proposed development in terms of composition, urban form, access and circulation, open space and landscape; and

� To set out design standards that will establish the following:

- a framework for the proposed development which promotes a high quality design;

- clear standards and criteria, that should be used to evaluate and assess applications supporting the development control process, and ensuring high quality and co-ordinated design; and

- a clear brief for designers and others involved in the development process which will help secure high design standards for individual buildings.

1.3 The proposed development has been subject to pre-application consultation with Officers at Wigan Council, key stakeholders, and the local community. This extensive process, together with a detailed analysis of constraints and opportunities has informed the submitted proposals presented within this DAS.

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2.0 SITE DESCRIPTION

SITE DESCRIPTION

2.1 The Site is part of the settlement of Astley within the Borough of Wigan, located in the eastern part of the Borough and to the north of the East Lancashire Road (A580).

2.2 It comprises approximately 18.65 ha of land which is enclosed to the south, east and west by the existing urban area. The northern boundary of the Site is demarcated by Garrett Lane which extends east to west. On the northern side of Garrett Lane, Peel has outline planning permission for residential development of up to 600 dwellings.

2.3 The Site currently has planning permission (ref: A/06/67659) but remains largely undeveloped except for a recently constructed access road (ref A/09/73189) and the Applewood Restaurant and Public House.

2.4 The Site has been used for rough grazing and contains a small number of hedgerows, small trees and field boundaries.

2.5 The Site gradually falls south from Garrett Lane (c.43m AOD) to Chaddock Lane (34m AOD) which represents a gradient of 1:40.

SURROUNDING CONTEXT

2.6 The predominant land use to the east and partly to the west is residential. As documented, land to the north of the Site has outline planning permission for up to 600 new homes.

2.7 At the northern boundary of the Garrett Hall site, Transport for Greater Manchester (TfGM) is constructing the Leigh-Salford-Manchester Guided Busway. It forms part of a 7km stretch of Busway which will be guided from Leigh in the west to Ellenbrook in the east. It will then link to the East Lancashire Road and is predicted to reduce journey times from Leigh to central Manchester to less than 45 minutes.

2.8 To the south and west of the Site is existing industrial land, containing a number of differing employment generating buildings including a Morrison’s warehouse and distribution facility; a timber yard and Astley Park Estate.

2.9 To the north west of the Site is Garrett Hall Primary School buildings and playing fields. Adjacent to the south west part of the Site is the Applewood Public House and Restaurant which formed part of the original site for employment development secured by Peel.

2.10 To the east, is existing residential development; typically inter-war semi-detached and terraced properties. To the north east of which and on the opposite side of Mosley Common Road, there is a modern housing estate (served from St John’s Road) and a modern industrial estate, including various warehouse and distribution units.

PLANNING HISTORY

2.11 An outline planning application was submitted in October 2006 for an employment park for B1, B2 and B8 uses (31,500 sq m) which was approved in September 2007 (application reference A/06/67659).

2.12 Following this, a planning application was submitted seeking to vary Condition 2 relating to the approved Masterplan (application reference A/08/72144) which was approved in April 2009.

2.13 In October 2009, planning permission was granted for a restaurant and public house (Use Class A3) at land off Chaddock Lane (the ‘Applewood’) which is outside but adjacent to the Site.

2.14 A Reserved Matters application was approved in February 2010 in relation to the new access road (application reference A/09/73189).

2.15 A planning application was approved in December 2012 for an extension of the time limit for the implementation of planning permission A/08/72144 (application reference A/12/76732). This permission expires in December 2015.

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Site Boundary

Garrett Hall Development Site (outline planning permission for residential development of up to 600 dwellings)

Existing Access Road

Existing Public House

Garrett Hall Primary School

Holy Family RC Primary School

Garrett Hall

Garrett Lane

FIGURE 1: SITE LOCATION PLAN

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3.0 SITE CONTEXT

3.1 To ensure the physical, social and economic integration of development proposals, the areas immediately adjacent to the Site, together with the wider surroundings, have been the subject of an appraisal.

LOCAL FACILITIES

3.2 Figure 2 shows the Site location in relation to the surrounding context, including, land uses, local facilities and public transport infrastructure.

3.3 The nearest local centre is within 800m of the Site, off Mossley Common Road at the junction with Thornton Road. This provides local residents with a range of local services and amenities, including a Spar convenience store, takeaways, a hairdressers and a car wash facility.

3.4 Astley Centre is located approximately 1.2km south west from the centre of the Site, providing additional facilities, including the nearest doctor’s practices and dental practices to the Site.

3.5 A greater range of services and facilities can be found at Tyldesley Town Centre, approximately 2.5km from the centre of the Site. This provides local residents with access to retail, professional services, health services, restaurants and cafes, and number of small scale business premises. Alongside the smaller units, the Town Centre contains a large food store (Morrisons).

3.6 There are a number of primary schools in close proximity to the Site, including Garrett Hall Primary school to the north west of the Site boundary and Holy Family RC Primary School to the south east of the Site boundary.

3.7 There are four secondary schools within 5km of the Site. St Mary’s and Atherton Community School caters for students between 11 and 18 years. Bedford High School and Fred Longworth Academy are for pupils between 11 and 16 years.

SUSTAINABLE TRANSPORT

3.8 The Site has access to public transport in the form of existing bus stops/services on Chaddock Lane, Hen fold Road and Kendal Road. The closest operational bus stop to the Site is located on Chaddock Lane (near to its junction with the Site).

3.9 As documented, the Leigh-Salford-Manchester Guided Busway is located at the northern boundary of the Garrett Hall Site. When completed, it will link to the East Lancashire Road and is predicted to reduce journey times from Leigh to central Manchester to less than 45 minutes.

3.10 The nearest mainline railway station is found at Walkden, c.3 miles north of the Site. This provides services to Wigan, as well as, Manchester City Centre and Liverpool City Centre.

3.11 Full details of the local bus and rail services, including location, timing, and frequency are presented in Table 1 and Table 2 of the Transport Assessment (TA) submitted in support of this Application.

Existing Shops at Mosley Common Road

Applewood Public House and Restaurant

STRATEGIC ROAD NETWORK

3.12 The Site is located adjacent to Chaddock Lane, which provides direct access to the East Lancashire Road (A580) connecting the Site with the M60 and Manchester to the east and the M6 and Liverpool to the west.

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Site Boundary

A Roads

B Roads

Public Rights of Way (PRoW)

Leigh Guided Busway (under construction)

Rail Line / Station

Bus Route / Bus Stop

Built Form

Employment

Future Development

Educational

Local Centre / Town Centre

1.2km Walking Isochrome

2km Walking Isochrome

Auto Service (Navteq Poi Streetmap 2012)

Business (Navteq Poi Streetmap 2012)

Community Service (Navteq Poi Streetmap 2012)

Entertainment (Navteq Poi Streetmap 2012)

Medical Services (Navteq Poi Streetmap 2012)

Restaurant (Navteq Poi Streetmap 2012)

Shopping (Navteq Poi Streetmap 2012)

Supermarkets (GeoLytix Open Data (2015)

FIGURE 2: SITE CONTEXT PLAN

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4.0 SITE ANALYSIS

4.1 This section provides an overview of the existing Site and demonstrates that there are no overriding physical or environmental constraints to development. For a more detailed understanding of each matter, reference should be had to the suite of technical reports accompanying this Application.

IMMEDIATE LAND USE

4.2 The surrounding area comprises a mix of land uses, including residential and employment development. Accordingly, careful consideration should be given the arrangement of land uses across the Site to ensure the proposed employment development does not impact negativity on the existing and proposed residential development. Where necessary, mitigation measures, such as land mounds and acoustic fences will be included.

VEHICLE ACCESS

4.3 There is an existing access road into the Site from Chaddock Lane which was constructed under planning permission A/09/73189. Vehicle access to the proposed employment development will be facilitated via this road.

TOPOGRAPHY

4.4 The topography of the Site gradually falls south from Garrett Lane towards Chaddock Lane (from 43m AOD to 34m AOD). This represents a shallow gradient of 1:40. In addition, the site topography falls north west to a low point of 38m AOD adjacent to the boundaries with the Garrett Hall Primary School and Garrett Lane. The change in levels will support the drainage strategy for the proposed development.

FLOOD RISK

4.5 The Site is located outwith Flood Zones 2 and 3, therefore, flood risk does not form a barrier to development, as concluded by the Flood Risk Assessment (FRA) supporting this Application.

DRAINAGE

4.6 The Site includes a number of existing drainage ditches and attenuation ponds as illustrated on the opportunities and constraints plan (Figure 3). Where possible, the proposed development will integrate these features into a Site wide drainage strategy. To enable flexible parameters, the masterplan may allow for the re-location of some the existing drainage ditches/ ponds provided suitable substitutes can be provided.

GAS MAIN

4.7 A 36” steel high pressure gas main bisects the Site north-south. The gas main is likely to carry an easement width of c24.4m in which no buildings can be erected. Future Reserved Matters applications will need to engage with the National Grid and give due consideration to this constraint and ensure minimum safe working distances are applied.

PUBLIC RIGHTS OF WAY (PROW)

4.8 Several PRoWs traverse the Site and have been illustrated on the opportunities and constraints plan (Figure 3). Where possible, these routes will be retained in situ and integrated into the landscape framework and residential streets. Some

diversions may be necessary to maximise development potential.

EXISTING LANDSCAPE FEATURES

4.9 The Site includes a network of established hedgerows and a number of mature trees. Where possible, these landscape features will be retained. In addition, there are two existing ponds in the north west corner of the Site. The eastern most pond has some ecological value and will be retained. The western most pond is seasonal and has the potential to form part of the drainage strategy for the Site.

LANDSCAPE AND ECOLOGY

4.10 Survey findings have identified no significant ecological constraints. Key recommendations including:

� Where possible, trees and hedgerows/shrubs will be retained;

� Retention and creation of landscape corridors;

� Native planting and use of species known to be of value to wildlife in the landscape planting schedule;

� Retention of the existing pond (eastern);

� Attenuation ponds designed to provide biodiversity value; and

� Provide adequate replacements where there is a loss of ponds and/or trees.

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RESIDENTIAL ACCESS

4.11 Opportunities for residential vehicle access are available from either end of Garrett Lane (via Hen Fold Road to the west and Garret Hall Road to the east). The remaineder of Garrett Lane will be preserved for pedestrian and cycle connectivity only

4.12 Avoidance of vehicle connectivity between the proposed residential and employment development will be preferable from both a technical masterplanning perspective and a commercial perspective.

FIGURE 3: OPPORTUNITIES AND CONSTRAINTS

Site Boundary

Contours

Chaddock Lane

Primary Access

Garrett Lane

Bridleway

Footpath

Trees/ vegetation

Hedgerows

Waterbodies

Flood Zone

36” Steel High Pressure GAS

School

Employment Area

Drainage Ditch

Drainage Pond

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5.0 EVALUATING LOCAL RESIDENTIAL CHARACTER

HISTORIC DEVELOPMENT INTER-WAR POST WAR

5.1 The surrounding area exhibits a varied residential character which is reflective of the manner in which settlement growth has occurred over a series of historic phases. Examples of how the built form and appearance of buildings vary across the area are demonstrated through the following section.

Examples of high density historic residential development, comprising runs of Victorian terraces with the occasional detached and semi detached properties are seen close to historically establish road junctions and within nearby Tyldesley Town Centre and Astley Village.

Victorian housing exhibits a formal building line, shallow front gardens and red brick.

To the south of the East Lancashire Road, The settlement of Astley Green exhibits rural characteristics including an organic urban form, smaller building forms and narrow streets

Medium density residential development, is located adjacent and close to the primary movement routes. Private semi-detached 2 storey properties with front gardens, low walls/ hedges and side parking are often served directly from the road.

Medium density formally planned residential development are also evident away from the key routes. Properties include front gardens of varying size and a varying amount of front parking.

Away from the key routes, semi-detached social housing are laid out at slightly higher densities.

A range of housetypes are evident including detached, semi-detached, terraces and bungalows.

Red, orange/ yellow brick and render is common.

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FOCAL SPACES RESIDENTIAL STREETS LANES5.2 The streets and spaces within the surrounding area provide a hierarchy of routes. Responding to and reflecting local street hierarchies within the proposed residential development will create an locally responsive and attractive residential development.

Often located at key junctions, focal points within the public realm help aid legibility. Examples of hard spaces are evident, however, given the sub-urban context, landscaped spaces are more common place.

Formally planned residential developments have allowed for standard street widths with footpaths and medium density dwellings.

Some examples include mature planting and wide landscape vergers adjacent to the carriageway

Narrow lanes are typically associated with more historic forms of residential development found within the surrounding settlement i.e Astley Green. Often, they soften the relationship with adjacent open spaces and the surrounding countryside.

Trees are often used to hold key views

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6.0 EMPLOYMENT PRECEDENT STUDY

6.1 The Site has the potential to accommodate a range of employment uses, including:

� B1 Business;

� B2 General industry; and

� B8 Storage and Distribution.

6.2 The Employment Land Market Report submitted in support of this Application describes a two-tier employment market. The first tier relates to prime site’s, mainly comprising large greenfield areas, close to motorway junctions and remote from housing. The second tier are those sites catering for local market which are often closer to existing industrial areas where there has been a decline in activity and some redevelopment for alternative uses, principally housing.

6.3 Given the Site’s residential context and its location close to established employment uses at Chaddock Lane, it is considered a second tier site. Accordingly, the range of proposed employment uses are expected to be of a smaller scale with the potential to accommodate local based Wigan occupiers in the south east corner of the borough.

6.4 In accordance with the Employment Land Market Report, built form examples have been sought from similar developments, with particular reference to the smaller B1(c), B2 and B8 uses.

Single elevation loading bays Cross dock loading bays

Ancillary office space

Loading bays

Service yards

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6.5 Buildings associated with B1(c), B2 and B8 uses are designed to efficiently respond to the operational requirements of the occupier. In its simplest form efficiency is achieved through the creation of a large single footprint box with large areas of external circulation and loading/ unloading bays. At this scale of development the variation in layout within the plot is relatively limited. The block is generally rectangular and can be centrally located with loading and circulation space, and staff parking located around the unit. Alternatively, the building is off set with loading limited to one or two sides of the building and staff parking adjacent to the third elevation.

6.6 Massing varies depending on the building use and operator requirements. A primary principle, however, is to achieve large uninterrupted voids within the buildings for operational efficiency – this predetermines the materials from which the unit can be constructed.

6.7 In general, units are accompanied by a smaller ancillary office component bolted on to the main operational area. The offices can be smaller in size compared with the rest of the unit, or if required by the operator, occupy the full width and height of the main unit’s elevation.

6.8 The roofscapes to the main building are predominantly flat, shallow monopitches or slightly domed.

RELATIONSHIP BETWEEN HOUSING AND EMPLOYMENT AREAS

6.9 Where employment development is positioned next to residential development, design principles can be applied to address any potential noise or visual impact. Good examples use a landscape buffer comprising earth mounding, acoustic fences and tree planting. By restricting the gradient of the slope associated with the earth mounds to c.33% (1m/3m) trees can be planted and appropriately maintained.

Landscape buffer (Omega, Warrington) New development at Dumers Lane, Bury

Landscape buffer (adjacent to the Site) Landscape mound

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DEVELOPMENT DESCRIPTION

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FIGURE 4: ILLUSTRATIVE MASTERPLAN

7.0 APPLICATION PROPOSAL

7.1 The Illustrative Masterplan has been prepared for the Site (Figure 4).

7.2 The preparation of this Masterplan has been informed by the assessment process detailed in the previous sections of this DAS. The layout does not preclude alternative layouts coming forward at the detailed design stage. However, future applications will be expected to broadly conform with the parameters plan opposite and broadly reflect the design principles set within this Statement.

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FIGURE 5: PARAMETERS PLAN

Site boundary

Residential development (inc. access infrastructure)

Employment development (inc. access infrastructure)

Community Use

Green and road/access infrastructure (including areas of public open space, structural planting, retained hedges and trees, SuDS and ecological mitigation)

Green Infrastructure (inc. an existing drainage pond) or employment development (subject to an alternative drainage solution)

Up to 4m land mound (1:6 slope, tree and structural planting)

Up to 3m land mound (1:3 slope tree and structural planting)

2m Acoustic fence

Residential vehicle access

Employment vehicle access

Pedestrian/ Cycle Access

N

0m 100m

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8.0 DESIGN DEVELOPMENT

DEVELOPMENT ZONES

8.1 A series of development zones have been identified in response to surrounding land uses. In general, employment uses have been positioned away from sensitive residential edges of the Site. The proposed community building is located adjacent to Garrett Hall Primary School, benefiting from easy access off Garrett Hall Lane.

LANDSCAPE AND DRAINAGE

8.2 Whilst ensuring efficient use of land, the masterplan seeks to preserve existing landscape features where possible, including mature trees, hedgerows and existing waterbodies. Retained features will be supplemented by additional planting, ecological mitigation and a sustainable urban drainage system (SuDS). The landscape structure will help ensure the proposed development is a cohesive whole by utilising existing PRoWS to deliver safe and attractive pedestrian and cycle routes between the proposed land uses.

Site Boundary

Employment Development

Residential Development

Community Building

Site boundary

Green Infrastructure (including areas of ecology structural planting, retained hedgerows and trees)

Landscape Bunding (noise and visual mitigation)

Retained Trees

Drainage Ponds/ Wetland Habitat Areas

Drainage Ditch

Retained Pond

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MOVEMENT AND CIRCULATION

8.3 Existing public footpaths and proposed routes through accessible open space have been overlaid to allow connectivity with and though the proposed development; connecting the proposed residential development with the proposed employment uses and the winder area. Careful consideration has been given to vehicle access through the Site; commercial access is proposed from Chaddock Lane with no through route to the proposed or existing residential areas and residential access will be delivered separately from Garrett Lane, at the northern most edge of the Site.

DEVELOPMENT FRONTAGE

8.4 The masterplan seeks to offer a clear commercial address to the main employment vehicle routes, whilst ensuring all units are provided with effective parking and services areas which are not located within a direct line of existing or proposed residential development. Residential Streets have been laid out to allow for maximum pedestrian and cycle permeability with the surrounding area, but also as clear defined streets with continuous frontages.

Site Boundary

Potential Residential Development

Potential Employment Development

Potential Employment Frontage

Employment Vehicle Movement

Residential Vehicle Movement

Pedestrian/ Cycle Movement

Site Boundary

Green Infrastructure

PRoW

Garrett Lane

Employment Vehicle Access (Existing)

Residential Vehicle Access

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9.0 INDICATIVE DEVELOPMENT ZONES

9.1 The Development Zone Plan (Figure 6) illustrates the proposed residential and employment development parcels within the Site.

9.2 The proposed residential development will be delivered through two parcels, sensitively located adjacent to existing residential uses and Garrett Hall School. Moreover, residential development will benefit from easy access to the proposed public open space associated with the future Garrett Hall development site to the north.

9.3 The proposed employment development will be delivered through four development parcels. The position and extent of the parcels have been defined by existing site constraints, including the existing site access road, existing trees and ground levels. At the reserved matters stage, there is the potential for these parcels to alter in size, number and shape, provided the principles within this DAS are broadly reflected.

9.4 The employment and residential development parcels are interdependent and may proceed concurrently or independently. Reserved matters applications would be progressed for individual development parcels in part or as a whole.

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FIGURE 6: INDICATIVE DEVELOPMENT ZONES

Site boundary

Residential Area A (c.1.9ha)

Residential Area B (c.3.97ha)

Employment Area i (c.2.67ha)

Employment Area ii (c.0.8)

Employment Area iii (c.2ha)

Employment Area iv (c.1ha)

Community building (c.0.14ha)

A

A

i

ii

iii

iv

iv

B

N

0m 100m

B

i

ii

iii

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Land Use Area (Ha) Dwellings Floorspace (m2)

Residential Development 5.55 165 (30dph)

Employment (B1, B2 and B8) 6.45 28,000

Community (D1) 0.14

Earth mounds 2.62

Green infrastructure (including areas of public open space, structural planting, retained hedges and trees, ecological mitigation and SuDS)

4.25 - -

Gross Area 18.65

Table 1 : Land Use & Amount Table

10.0 AMOUNT & SCALE

RESIDENTIAL DEVELOPMENT

10.1 The proposed development includes residential use, delivering up to 165 dwellings. The net development area given over to this use amounts up to approximately 5.55 Hectares, including associated vehicle access infrastructure (see Table 1: Land Use & Amount Table).

10.2 The mix of house types will be generated in response to a number of factors including market demand, existing housing stock and identified affordable housing need.

10.3 This development has the potential to deliver affordable housing. Both the amount and tenure mix will be agreed following further negotiations with Wigan Council.

10.4 Residential building heights will be limited to circa. 12m (3 storey) to the apex of the roof. It is anticipated that the majority of residential development will be 2 storey.

10.5 The proposed development will achieve an average net residential density of approximately 30dph

EMPLOYMENT

10.6 The net development area given over to this use amounts up to approximately 6.45 Hectares included associated vehicle access infrastructure (see Table 1: Land Use & Amount Table).

10.7 Maximum building heights are set at 13m to the eaves or the top of roof if flat. This will allow for maximum flexibility of industrial unit size and common office sizes.

GREEN INFRASTRUCTURE

10.8 Green Infrastructure on the Site will equate to approximately 4.25ha and include areas of public open space (POS), structural planting, retained hedges and trees, SuDS and ecological mitigation.

10.9 A well connected landscape framework will integrate the proposed development with the surrounding context. Providing safe and attractive pedestrian routes and access to attractive POS which has the dual function of softening the proposed employment development. In this regard, design principles are detailed through the Landscape Strategy Section of this Statement.

10.10 In addition to the accessible POS contained within the proposed development, the Garrett Hall site to the north, with planning permission for 600 new homes includes approximately 5ha of POS with associated children’s play spaces. It is noted and agreed with Council Officers that the existing and future population will benefit from access to this significant amount of POS and the proposal are reflective of this.

EARTH MOUNDS

10.11 Approximately 2.26ha of land will be provided for earth mounding to help protect surrounding residential development from any noise disturbances resulting from the proposed employment development.

COMMUNITY BUILDING

10.12 The net development area given over to this use amounts up to approximately 0.14ha . This provides the potential to deliver a community building adjacent to the existing Garrett Hall Primary School.

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FIGURE 7: PARAMETERS PLAN

N

0m 100m

Site boundary

Residential development (inc. access infrastructure)

Employment development (inc. access infrastructure)

Community Use

Green and road/access infrastructure (including areas of public open space, structural planting, retained hedges and trees, SuDS and ecological mitigation)

Green Infrastructure (inc. an existing drainage pond) or employment development (subject to an alternative drainage solution)

Up to 4m land mound (1:6 slope, tree and structural planting)

Up to 3m land mound (1:3 slope tree and structural planting)

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11.0 LANDSCAPE STRATEGY

11.1 Key to the landscape strategy is the aspiration to integrate the development with its landscape context and surrounding urban context. A number of key landscape principles are outlined through this Section.

A CONNECTED LANDSCAPE FRAMEWORK

11.2 A cohesive landscape framework will capitilise on existing Public Right of Ways (PRoW) and existing landscape features (trees, hedgerows and waterbodies) to link the proposed employment area with the existing and future residential communities.

11.3 The residential areas will include incidental areas of open space accommodating PRoWs, existing landscape and drainage features. Theses spaces will be positioned to provide opportunities to connect into the employment area via retained/ relocated PRoWs.

EXISTING LANDSCAPE FEATURES

11.4 Where possible, existing and remnant hedgerows will be retained, replaced and enhanced as mixed native hedgerows with hedgerow trees and habitat rich margins, including meadow grassland.

11.5 Existing tree belts will be retained and enhanced, with the provision of additional tree planting, hedgerows, native shrub and groundcover understorey.

NEW PLATING

11.6 Landscape treatment to the employment site boundaries

and the main employment circulation routes will be designed to complement existing landscape features, ensuring the development sits comfortably within its setting.

11.7 The landscape treatment included within the residential area will include incidental areas of public open space, street trees and hedgerows.

EXISTING DRAINAGE DITCHES

11.8 Where possible, existing drainage ditches traversing the Site will be retained and incorporated into the proposed drainage strategy. In some cases, drainage ditches will be diverted to deliver development efficiency.

DRAINAGE

11.9 A Sustainable Urban Drainage Systems (SuDS) will be incorporated into the development including swales and attenuation ponds. Supplementary planting will ensure that these features also contribute to the Site’s habitat diversity. Potential drainage principles include:

� Street swales adjacent to the primary vehicle movement routes;

� Attenuation ponds and swales addressing drainage from the Site’s natural catchment areas as described in the Section 4 (Site Analysis);

� On-plot swales, particularly associated with visitor/ staff car parking areas;

� Permeable paving to visitor/ staff car parking areas.

PUBLIC RIGHT OF WAYS (PROW)

11.10 Where possible, existing PRoWs traversing the Site will be retained and incorporated into the proposed landscape framework. In some case, PRoWs will be diverted to ensure development efficiency.

CONNECTIONS

11.11 Legible and permeable connections will be established between the proposed development and the adjoining residential communities, including the future residential development at Garrett Hall.

ECOLOGY

11.12 Bio-diversity enhancement will result form the introduction and appropriate management of new planting linked to the reinforcement of existing landscape features. Moreover, surface water attenuation features will be design to provide attenuation function and biodiversity value.

EMPLOYMENT DEVELOPMENT PLOTS

11.13 Development plots will comprise of built form, parking areas, service areas and infrastructure associated with the employment uses. Parking areas will incorporate street tree planting, with tree groups to break up large areas of parking and soften parking areas where they front onto the street. SuDS, including car park swales will be landscaped with native and locally appropriate species.

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Public Open Space

Drainage ditches/ swales

Attenuation ponds including ecological enhancement (existing and proposed)

Noise and visual containment (earth mounding between 3-4m, 2m acoustic fences and tree/ structural planting)

Existing/ diverted PRoW

Retained pond

Garrett Lane

Retained trees (where possible)

N

0m 100m

FIGURE 8: INDICATIVE LANDSCAPE STRATEGY

VISUAL CONTAINMENT

11.14 The majority of the development is concentrated on the lower lying parts of the Site. The existing partial visual containment provided by the brow of the hill to the north of the Site will be reinforced by earthworks and woodland planting.

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32m 43m 52m

21m

87m 79m

43m

9m

12m

10m

4m

VISUAL AND NOISE CONTAINMENT

11.15 Earth mounding and additional tree/ structural planting around the proposed employment development will help mitigate against noise whilst also containing the visual effects of the employment built form. In addition, the Illustrative Layout has been designed to ensure potential noise/ nuisances are shielded from residential land uses by the careful positioning of the proposed employment buildings.

FIGURE 9: CROSS-SECTION A-A*

a

a*

bc

c* b*

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12m

4m

10m 9m

74m 37m62m

25m

57m

15m 26m

39m

42m60m

15m27m

3m 10m

FIGURE 10: CROSS-SECTION B-B*

FIGURE 11: CROSS-SECTION C-C *

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12.0 ACCESS

12.1 The access and movement strategy for the Site has been developed in line with current national guidance and wider planning and design guidance such as that set out in Manual for Streets (MfS). For a full review of this policy guidance, reference should be made to the Transport Assessment (TA) accompanying this Application. A summary of the key design principles is set out here.

EMPLOYMENT VEHICLE ACCESS

12.2 There is an existing access road into the Site from Chaddock Lane which was constructed under planning permission A/09/73189. Vehicle access to the proposed employment development will be facilitated via this road.

RESIDENTIAL VEHICLE ACCESS

12.3 The proposed residential development will be accessed from two separate points. The eastern most parcel of residential development will be accessed from Garret Lane via Garrett Hall Road. Residential development to the west will be accessed from Garrett Lane via Hen Fold Road. There will be no vehicle connectivity between the proposed residential development and the proposed employment development and there will be no vehicle connectivity permitted along Garrett Lane. However, localised road improvements to Garrett Lane will be undertaken to facilitate vehicle access to the residential areas. Full details, including plans of the proposed access arrangements can be found within Appendix D the TA accompanying this Application.

PEDESTRIAN ACCESS

12.4 In addition to pedestrian access associated with the proposed vehicle access points, the proposed development will include the provision of the following pedestrian access points to the Site:

� Garrett Lane (Bridleway 014) pedestrian access to the north of the Site (leading to the Garrett Hall development site);

� Kendal Road pedestrian access to the north of the Site, via PRoW 141 providing the development a direct link by foot to the existing bus stop on Kendal Road;

� Pedestrian access via PRoW 160 providing a link to the rear of Garrett Hall Primary School to Hen Fold Road; and

� Pedestrian access via PRoW 161 providing a link to Tanhouse Avenue and Bridleway 236.

CYCLE ACCESS

12.5 The proposed development includes cycleway/ footways across the Site. The employment development will include facilities within each development plot to support the needs of cyclists. The exact facilities provided will be guided by the Wigan Council at future reserved matters stages.

PUBLIC RIGHT OF WAYS

12.6 Existing PRoWs traversing the Site will be retained or diverted where necessary to ensure development efficiency whilst delivering attractive and safe pedestrian routes.

CAR PARKING

12.7 Car parking at the proposed development has yet to be finalised, as the planning application is outline only. Nevertheless, the Illustrative Masterplan has considered car parking in accordance with standards set out with the Wigan Unitary Development Plan.

PUBLIC TRANSPORT

12.8 The proposed development includes safe and accessible routes to frequent bus services located on Chaddock Lane, Kendal Road and Hen Fold Road.

INCLUSIVE ACCESS

12.9 The proposed development layout will be designed to ensure inclusive access, and dedicated disabled parking spaces will be provided.

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FIGURE 12: ACCESS PLAN

Site boundary

Residential vehicle access

Employment vehicle access

Indicative Main Residential Street

Indicative Main Employment Street

PRoW (diverted if necessary)

N

0m 100m

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13.0 LAYOUT

13.1 This section of the DAS provides a series of principles to inform how the residential layout of the development can come forward at the reserved matters stages, and will provide principles on the following aspects:

� Car parking

� Residential Block Principles: identifies the key design principles of the block types in relation to the character areas as well as th accommodation of parking typologies appropriate to the site.

� Employment Layout Principles

� Space Typology: setting design principles for the main spaces within the development and confirming the hierarchy of movement.

CAR PARKING

13.2 The general approach is to ensure that the proposed variety of on-plot and off-plot parking solutions are integrated within the urban form, architecture and public realm with minimal visual intrusion and obstruction to pedestrians.

13.3 The means of car parking is designed to be safe and secure, with natural surveillance provided by overlooking properties. Spaces for cars should not interrupt service or emergency vehicle access or create unsafe conditions for pedestrians.

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� Clear distinction between public and private space with garaging and parking a key element in the character of the public realm.

� High quality surface materials to enhance public realm and encourage pedestrian activities. Hard and soft landscaping should be used where appropriate.

� Mixture of visitors and on-plot spaces for private parking. Parking within property curtilage should include a mixture of detached and integral garages.

� Minimum distance of 21 metres should be maintained between rear face elevations.

� Buildings should face public realm with front doors and/or windows to habitable rooms to give natural surveillance to streets.

� Street widths will vary according to street hierarchy and to accommodate a wider range of parking types.

� The streets should be designed to give priority to the disabled, pedestrians and cyclists.

� Generally, corner elevations should have windows, avoiding long sections of blank walls. Consideration should be given to placing the front entrance and windows to main rooms on the gable.

1

1

2

2

3

3

4

4

5

5

6

6

7

7

8

8

RESIDENTIAL BLOCK PRINCIPLES

13.4 The following residential block principles provide a clear guidance on the key principles relating to what should be employed at the detailed masterplan stage. Some flexibility is permitted, providing future designs broadly achieve the following:

FIGURE 13: RESIDENTIAL BLOCK PLAN

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EMPLOYMENT LAYOUT PRINCIPLES

13.5 The following employment layout principles provide a clear guidance on the key design principles relating to what should be employed at the detailed design stage. Some flexibility is permitted, providing they broadly achieve the following:

� Buildings designed to efficiently respond to the operational requirements of the occupier.

� Where possible, service yards will be shielded from surrounding residential development through the position and orientation of buildings.

� Generally, staff and visitor parking will be positioned adjacent to the shorter elevation where ancillary office accommodation will be located.

� Staff and visitor parking areas have the potential to accommodate permeable paving and car parking swales.

� Where possible, employment units will provide a commercial frontage to the main vehicle movement routes.

� Development will create a commercial/ employment development frontage on to Chaddock Lane.

� Development will respect the gas main easement as detailed through Section 5 (Site Analysis).

� Earth mounds and acoustic fencing will protect surrounding residential development from the noise and visual impact of the proposed employment development.

� Smaller units can be terraced with shared service yards.

1

1

2

23

3

4

4

5

6

6

5

7

8

8

8

7

8

9

9

FIGURE 14: EMPLOYMENT BLOCK PLAN

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13.6 Figure 15 sets out some generic design principles relating to the positioning of built from, parking and movement between the public realm and building entrances for the potential employment buildings on the Site.

Where possible, building lines are consistent

All modes vehicle access spine (HGV and car)

Staff Parking Access

Security line extension - integrated with landscape

Semi-secure boundary

Clear HGV / Service Yard access and circulation

Landscape structure to aid enclosure of parking, buildings and security line in wider landscape views

Staff Parking to contain landscape planting to soften parking areas

Staff and visitor parking

Service Yard areas located to the rear of buildings to screen and buffer from more public views

Main staff and visitor entrances clearly visible in building frontages and spine road

Loading bays

Security gatehouse and access barrier, controlling access to private realm

Explore potential to connect via controlled staff access to surrounding landscape network

FIGURE 15: EMPLOYMENT LAYOUT PRINCIPLES

S.P

S & V.P

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SPACE TYPOLOGY

13.7 Figure 16-20 show the typologies of space and their typical design principles that are appropriate for use at a reserved matters stage. These typologies have informed the Illustrative Masterplan. At a reserved matters stage, some variation from the dimensions shown below will be acceptable where site conditions require.

FIGURE 16: INDICATIVE STREET TYPOLOGY PLAN

Separate pedestrian/ cycle routes

Employment Main Street

Residential Main Street

Residential Shared Street and Private Drives

Residential vehicle access

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Roadway (c.6-8m)

c.2m)

Footpath

(c.2m)

c.2m)

FIGURE 17: RESIDENTIAL MAIN STREET

FIGURE 20: EMPLOYMENT ACCESS STREET

FIGURE 18: RESIDENTIAL SECONDARY STREET

FIGURE 19: RESIDENTIAL LANES (PRIVATE DRIVES)

Shared surface (c.7m)

Private drive (c.4.5m)

Roadway (c.5.5m)

c.2m)

c.2m)

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Main Street RESIDENTIAL MAIN STREET RESIDENTIAL SECONDARY STREET RESIDENTIAL LANE (PRIVATE DRIVE)

BUILDING FORM

BUILDING TYPES A mix of detached, semi detached, terraced and detached A mix of detached and semi detached A mix of detached, semi-detached and

potentially bungalows

BUILDING HEIGHTS Predominantly 2 storey with the occasional 2.5 storey predominately 2 storey Up to 2 storey

FRONTAGE

Relatively continuous building line with reduced set back from footpath edge and no front parking to frame proposed spaces within the public realm

Limited variation in the building line Building line variation of 2 - 6m

CORNERS Where buildings form corners, both buildings faces should be active with openings to habitable rooms on both faces

RIDGE LINESVariation to ridgeline between groups of properties i.e. pairs, quads etc...

Generally consistent ridgeline. Generally consistent ridgeline

Table 2 : Appearance Summary

FIGURE 21: PRECEDENT IMAGES

14.0 RESIDENTIAL APPEARANCE

14.1 A character study of the local area was carried out. Part of the study examined building form, architectural details and external materials that gives the area it’s own distinct character.

14.2 At the reserved matters stage, developers will be encouraged to follow contemporary principles of urban design, landscape design, and architecture that is sympathetic to the existing characteristics but at the same time achieve its own complementary architectural identity.

14.3 Traditional materials should be combined with the latest innovations in building technologies to produce a locally responsive development. Natural materials and recycled materials should be considered where possible.

14.4 Table 2 sets the general appearance principles to inform the reserved matters stage.

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Main Street RESIDENTIAL MAIN

STREET

RESIDENTIAL MAIN

STREET

RESIDENTIAL LANE

(PRIVATE DRIVE)

DETAILS

ROOF TYPES

Main roof style is pitched. Occasional gable and gable bay details appropriate at key location

Pitched roof

ROOF LIGHTS Roof lights are acceptable

OPENINGS Openings and fenestration should bring a strong vertical emphasis. Asymmetrical or symmetrical elevations are appropriate

BAY WINDOWS Occasional single or full storey bay windows None Occasional single or full

storey bay windows

PORCHES Simple cantilever porches or none

MATERIALS

ROOFS A variety of red tiles or slate roof tiles/ modern equivalents

CHIMNEYS/ VENTILATION

Where chimneys/ ventilation stacks are to be included, these should be simple brick styles located on party walls towards the ridgeline

WALLS

Predominantly red/ orange brick with occasional render in white/ off white. Occasional use of more colorful render should be consider at the reserved matters stage

Predominantly red/ orange brick with key building in full or half render in white/ off white

Mixture of red/ orange brick, full or half render in white/ off white

WINDOWS AND DOORS White PVC/ Grey White PVC/ Grey White PVC/ Grey

BOUNDARY TREATMENTS

Brick wall, railing and hedgerows None or hedgerows None or hedgerows

FIGURE 22: INDICATIVE MATERIAL PALETTE

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15.0 EMPLOYMENT APPEARANCE

Main Street B1(c), B2 & B8 BUILDINGS

BUILDING FORM

BUILDING TYPES Large footprint, single span warehouse buildings

BUILDING HEIGHTS 15m maximum to building ridgeline or top of roof if flat

ELEVATIONS

All publicly visible elevations to be enlivened through regular variation in material, expression of building grid or structure, fenestration, doors or service openings thereby creating a rhythm to the elevations

CORNERS Architectural expression may be encouraged at building corners to reinforce the structure and function of the building

DETAILS

ROOF TYPES Flat, barrel, or shallow pitched roofs will all be acceptable

OPENINGSAreas of glazing and regular openings along the internal spine road elevation, punctuating the elevation cladding and setting a rhythm

ROOFS Preformed metal roofing systems or similar

VENTILATION AND SERVICINGVentilation will be designed as an integrated feature of the architecture, and roofscape, but should be well screened from public view

WALLS Occasional brick elements, predominantly steel, glass, preformed cladding systems

15.1 The architectural approach for the development will need to be contemporary in line with potential employment uses proposed for the Site. This section of the DAS provides guidance on the proposed architectural approach, which is intended to permit variety and individuality, supporting the achievement of a coherent built environment.

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16.0 COMMUNITY SAFETY

16.1 “Designing out crime and designing in community safety should be central to the planning and delivery of new development”, Safer Places: The Planning System and Crime Prevention, ODPM

16.2 The proposed development fully responds to the key attributes for safer places as defined by the ODPM document. The following table demonstrates the principle and approaches adopted to achieve community safety and reduce opportunities for crime.

16.3 Overlooked, accessible and secure areas of play are provided within the landscaped park edge as well as in the quiet courtyards and private driveways of the development.

SUSTAINABLE

COMMUNITY ATTRIBUTEDESIGN PRINCIPLE ADVANCED

ACCESS AND MOVEMENT

Primary routes for pedestrians, cyclists and vehicles are direct and follow key desire lines, in response to where people want to go.

Very little segregation occurs between movement modes making sure that movement routes are well used by a variety of modes, thereby creating surveillance through usage.

Footpaths and cycle routes are well overlooked by adjacent buildings.

Footpaths and cycle routes from car parks and bus stops to the employment areas will be lit and safe crossing points provided giving safe routes to work for employees.

STRUCTURE

The number of exposed building sides to the public realm are limited to provide enclosed and more secure private realm areas only accessed by residents.

Windows and door openings create active frontages to streets, footpaths and cycle routes.

Continuous and active frontage will reduce the opportunities for graffiti on blank facades, such as gable ends.

A secure boundary fence line enhanced and integrated into the landscape structure will prevent general public access into the B1, B2 and B8 employment plots.

SURVEILLANCE Natural and active surveillance from surrounding properties and movement routes will overlook all publicly accessible spaces.

OWNERSHIP

Development layout and boundary treatments will clearly delineate between public, semi-public and private ownerships.

Where side or rear boundaries to the public realm cannot be avoided in the layout, high fences, walls and landscape treatment that actively impede access must be used.

PHYSICAL PROTECTION

The perimeter block layout of the masterplan achieves a base line level of security. To further physical protection, during the detailed design and construction stage, buildings will be fitted with crime prevention measures to Secure by Design Standards.

Crime prevention measures that compromise the quality of the local environment and appearance of the dwellings such as grilles across windows and barbed wire will not be acceptable.

ACTIVITY All building entrances will be accessible and visible from the street, thereby encouraging movement between the buildings and the street and bringing additional activity.’

MANAGEMENT AND MAINTENANCE

A good quality public realm will be provided, stimulating human activity and influencing the behaviour of users.

Maintenance of the public realm, including landscaping, will retain the attractiveness of the street, increases safety, active use and promote respect towards the environment.

Table 3 : Community Safety Principles

Main Street B1(c), B2 & B8 BUILDINGS

BUILDING FORM

BUILDING TYPES Large footprint, single span warehouse buildings

BUILDING HEIGHTS 15m maximum to building ridgeline or top of roof if flat

ELEVATIONS

All publicly visible elevations to be enlivened through regular variation in material, expression of building grid or structure, fenestration, doors or service openings thereby creating a rhythm to the elevations

CORNERS Architectural expression may be encouraged at building corners to reinforce the structure and function of the building

DETAILS

ROOF TYPES Flat, barrel, or shallow pitched roofs will all be acceptable

OPENINGSAreas of glazing and regular openings along the internal spine road elevation, punctuating the elevation cladding and setting a rhythm

ROOFS Preformed metal roofing systems or similar

VENTILATION AND SERVICINGVentilation will be designed as an integrated feature of the architecture, and roofscape, but should be well screened from public view

WALLS Occasional brick elements, predominantly steel, glass, preformed cladding systems

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17.0 SUSTAINABILITY STATEMENT

17.1 The following headings highlight existing proposals and the potential aims for the development relating to the core aspects of the current Code for Sustainable Homes. It should be noted that subject to the government’s current Housing Standards Review the mandatory elements of The Code may be incorporated within future revisions to the Building Regulations. When these proposals are designed in further detail and submitted for reserved matters, the aim will be to achieve the minimum requirements at the time of submission.

ENERGY AND CO2

� The detailed design will require further consideration of the positioning and size of openings to optimise the opportunities for passive solar gain without leading to significant overheating in the summer.

� The fabric of the building will be carefully detailed to reduce thermal bridging and prevent heat loss. High levels of insulation and increased air tightness are also desirable but minimum ventilation standards must also be achieved. Compliance with Building Regulations Part L: Conservation of Heat and Power is the minimum requirements at present and this will be met or exceeded.

� Other aspects of the dwellings to be considered include eco-labelled white goods, energy efficient internal and external light fittings, provision of drying space and secure, cycle storage for homes either within garages or weather proof lock-ups.

� Low or Zero Carbon technologies will also be considered in case they can provide a percentage of total energy demand and offset energy usage.

WATER

� Installation of low water use sanitary ware will offer the potential to reduce internal potable water consumption. Further, methods of rainwater harvesting, e.g. water butts will be considered.

MATERIALS

� The use of responsibly sourced or environmentally benign materials is preferable. Locally sourced materials or ones that reduce supply chains where possible are also preferred.

SURFACE WATER RUN-OFF

� The proposed development area is located within Flood Risk Zone 1 and is considered to be at ‘very low’ flood risk from surface water and ground water flooding.

� The surface water drainage strategy will consider the use of attenuation features and permeable paving in garden and driveway areas.

WASTE

� Provision will be made for recycling bins, either internally or externally. Where required, a dedicated and accessible space for bin storage will be provided on plot within 10m of an external door or integrated as part of the front of plot boundary or dwelling entrance.

� Composting areas can be assigned within back gardens.

� A site waste management plan which aims to minimise waste generated on site in accordance with best practice guidance will be set out.

POLLUTION

� Aim to use insulating materials that avoid the use of substances that have a high global warming potential.

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HEALTH AND WELL-BEING

� Achieve good standards of daylighting to habitable rooms.

� Sound insulation should be considered particularly in the case of dwellings that share a party wall.

� Provide private gardens ranging in size to the majority of homes.

� Aim to achieve some of the standards set out in Lifetime Homes.

MANAGEMENT

� Provide a home-user guide relating to the operation and environmental performance of their home.

� Aim to comply with best practice site management principles.

� Increase security of homes and aim to comply with Secured by Design principles for new homes.

ECOLOGY

� Bio-diversity enhancement will result form the introduction and appropriate management of new planting linked to the reinforcement of existing landscape features. Moreover, surface water attenuation features will be design to provide attenuation function and biodiversity value.

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DESIGN INVOLVEMENT AND EVOLUTION

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18.0 PUBLIC CONSULTATION

18.1 The evolution of the proposed development was been the subject of discussion and consultation with both the local planning authority and the local communities.

18.2 A more thorough review of the engagement process is provided in the Statement of Community Involvement (SCI) that accompanies this planning application.

MEETINGS WITH OFFICERS

18.3 The design team has engaged in pre-application consultation with Officers in relation to the proposed development. This involved pre-application meetings held at Wigan Council, identifying key considerations and including information relating to the scope of the planning application.

COMMUNITY ENGAGEMENT

18.4 Details of the proposed development were presented to the local community at a public exhibition. This was hosted by the Applicant on Tuesday 16th June 2015, between: 2.00pm and 7.00pm, at St. John’s Church, Mosley Common Road, Mosley Common, M28 1AN.

18.5 This event provided local residents with the opportunity to view and comment on the proposed development, with any questions being answered by the facilitators. The comments and responses received during this process have informed the masterplanning process. For further information please refer to the SCI.

FIGURE 23: CONSULTATION BANNERS

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