Westhoughton Appeal - Proof of Evidence

PROOF OF EVIDENCE (URBAN DESIGN) IN RESPECT OF: Phases 3, 4 & 5 at Bowlands Hey Site, Westhoughton

APPLICATION PLANNING REFERENCES: PHASE 3 & 4 – 11568/21 PHASE 5 – 11567/21

APPEAL REFERENCES: PHASE 3 & 4 – APP/N4205/W/3296970 PHASE 5 – APP/N4205/W/22/3297248

PROPOSAL: PHASE 3 & 4 – “Erection of 119No/. dwellings with associated access, hard and soft landscaping, substation, walls and fences, drainage, open space including ecological mitigation and other associated works.”

PHASE 5 – “Erection of 183 No. dwellings and associated access, hard and soft landscaping, substation, walls and fences, drainage and open space including ecological mitigation and other associated works.”

BY: Martin Parry BSc(Hons) MA Studio Director Astle Planning & Design Ltd ON BEHALF OF: Bellway Homes (Manchester Division) August 2022 Document ref: BHM180/AD01/Revision C

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Contents 1.

Introduction APD’s experience Brief background to Ph 3-5 planning applications and appeals Reason for refusal Summary of Council SoC in respect of design

2.

Planning Policy Overview (in respect of design) NPPF PPG National Design Guide Bolton Core Strategy Bolton Site Allocations Local Plan

3.

Design Approach Site Opportunities and Constraints Evolution of scheme design Broad principles of layout: •

wider context

•

retention of existing landscape features (trees, hedgerows, embankment, Pennington brook)

4.

•

stand off distances

•

addressing railway noise

•

PROW

•

highways / parking

•

POS / amenity space

•

Housetypes

National Design Guide Assessment (final scheme) •

Context

•

Identity

•

Built Form

•

Movement

•

Nature

-2-

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

•

Public Spaces

•

Uses

•

Homes & Buildings

•

Resources

•

Lifespan

5.

Response to Reasons for Refusal

6.

Compliance to Policy

7.

Summary/Conclusions

-3-

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Appendices A – Constraints and Opportunities B – Planning Layout C – Landscape Masterplan D – Character Area Plan E – Housetype Pack F – Car Parking ‘What works where.’

-4-

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Figure References Figure 1 - Aerial Location Plan Figure 2 – Constraints and Opportunities Plan Figure 3 – Coloured Planning Layout Figure 4 - Existing Facilities Plan Figure 5 – Landscape Masterplan Figure 6 – Character Areas Plan Figure 7 – Local Vernacular Study Figure 8 - Active Movement Plan Figure 9 – Views Vistas and Landmarks Figure 10 - Movement Framework Figure 11 – Public Amenity Space Figure 12 - Active Frontages/Natural Surveillance Plan Figure 13 – Proposed Housing Mix Figure 14 – Proposed Tenure Types Figure 15 - Private/Public Amenity Space Figure 16 - Waste Management Plan Figure 17 – Proposed Scale of Heights Figure 18 – Existing Scale of Heights Figure 19 – Interface Distances Plan (Phase 3) Figure 20 - Interface Distances Plan (Phase 4) Figure 21 - Interface Distances Plan (Phase 5) Figure 22 – Density Plan Table 1 – Local Car Parking Standards and Proposed Provision

-5-

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

1.0

Introduction

1.1

APD Ltd are appointed by Bellway Homes as the Urban Designers / Masterplanners for the project Phases 3, 4 & 5 of the Bowlands Hey Site in Westhoughton. APD Ltd also designed the Phases 1 and 2 of Bellway Homes’ wider Bowlands Hey development which are currently under construction.

1.2

The project is being led by Martin Parry who is the Studio Director at APD Ltd.

1.3

I have a BSC (Hons) Architectural Technology degree and a MA in Architecture and Urbanism from The Manchester School of Architecture.

1.4

APD is a specialist Northwest based design practice that provides layout design, masterplanning and urban design services from inception to detailed planning application stages. APD have extensive experience in designing mixed-use schemes including residential, retirement village, employment, commercial and retail uses. APD have provided layout design and urban design services for some of the UK’s leading development companies with an ethos about creating place that are people friendly, which are appropriate for the context and enhance both the built and natural environment.

1.5

Martin Parry and APD have been involved with a number of successful planning applications within the Local Authority area of Bolton, including the following projects: •

97377/16 Land at Bowlands Hey off Collingwood Way (Phase 1) – Bolton Council

–

Detailed

Planning

Approval

–

Approved

at

Appeal

APP/N4205/W/17/3167848/ Bellway Homes - Erection of 129 No. residential dwellings, laying out of roads and footways, hard and soft landscaping, walls, fences and drainage together with the laying out of public open space including ecological mitigation and other associated works.

•

06410/19 Land at Bowlands Hey off Collingwood Way (PHASE 2A & 2B) – Bolton Council – Detailed Planning Approval – Approved at Appeal APP/N4205/W/20/3247035 Bellway Homes - Erection of 167 dwellings, road, footways, landscaping, walls, fencing, public open space.

•

91081/13 Crompton Way – Bolton Council – Detailed Planning Approval / Bellway Homes -Demolition of existing buildings; Erection of 308 No. detached, semi-detached and mews style dwellings, together with site profiling and hard and soft landscaping.

-6-

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

•

07283/19 Site A, Hercules Business Park Lostock – Bolton Council – Detailed Planning Approval / Bellway Homes - Erection of 49 No. dwellings together with associated access, parking and landscaping.

•

07284/19 Site B, Hercules Business Park Lostock – Bolton Council – Detailed Planning Approval / Bellway Homes Erection of 8 No. dwellings together with associated access, parking and landscaping.

•

11486/21 Loco Works Horwich – Bolton Council – Reserved Matters Approval / Bellway Homes Reserved Matters Application for Appearance, Landscape, Layout and Scale for the erection of 205 residential dwellings and associated spine road pursuant to outline approval 91352/14

•

12992/22 Academy Way, Lostock – Bolton Council – Detailed Planning Approval / Bellway Homes (resolution to grant subject to Section 106) Erection of 59 No. Dwellings with associated access, parking, landscaping and other works.

1.6

APD Ltd have employed the same approach to the design of the appeal sites, as was found acceptable and successful by this local planning authority (LPA) on these other sites, indeed, both applications were recommended for approval by officers of the Council.

1.7

Although the appeal refers to two applications, appeal sites are split into 3 areas as referenced on Figure 1 – Aerial Location Plan.

1.8

Phase 3 comprises 60 dwellings and is bound by Phase 2 development to the north west, Pennington Brook runs along the south eastern boundary, the residential area of Dobb Brow lies to the south west and Dobb Brow public footpath runs along the north western boundary. Phase 3 area is currently an open undulating field with a footpath running through which provides a link between Dobb Brow and the footpath along Pennington Brook. A pond sits in the north eastern corner adjacent to the Phase 2 development currently under construction (it is noted that the pond was included within the red edge of Phase 2 yet now forms part of the Phase 3 red edge site). Please see Figure 3 – Overall Coloured Planning Layout.

1.9

Phase 4 comprises 59 dwellings and is divided from Phases 2 and 3 by Dobb Brow.

To the north is Westhoughton Golf Club. To the west is Phase 5 proposals which is proposed for residential development. Phase 4 also includes a pond towards the northern boundary with the golf course. Trees and hedgerows form a boundary to Dobb

-7-

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Brow and to the northern boundary with the golf course. The field itself is largely open and slightly undulating.

1.10

Phase 3 and 4 fall under the same planning application and seeks the following: “Erection of 119No. dwellings with associated access, hard and soft landscaping, substation, walls and fences, drainage, open space including ecological mitigation and other associated works.” (Appeal Ref. APP/N4205/W/3296970)

1.11

Phase 5 covers an area of approximately 8.29 hectares and comprises undulating fields divided by hedgerow and some trees. The boundaries of the site are dominated by trees and hedgerows. To the northern boundary a railway line runs from east to west.

To the east of the site is the Phase 4 site (currently open fields) and

Westhoughton Golf Club. To the west are further fields and to the south is Dobb Brow Settlement and further fields. There is a single pond within the site which is located in the southern section and is to be retained as part of the proposed open space provision.

1.12

Phase 5 appeal seeks planning permission for: “Erection of 183 No. dwellings and associated access, hard and soft landscaping, substation, walls and fences, drainage and open space including ecological mitigation and other associated works.” (Appeal Ref. APP/N4205/W/22/3297248)

1.13

Both applications were recommended for approval by the Planning Case Officer, however, were subsequently refused planning permission by Bolton Council’s Planning Committee on 24th March 2022.

1.14

The Decision Notice for both applications outlines the following Reason for Refusal (RfR): “The proposed residential development of the application site would represent inappropriate development of ‘Other protected open land’ and therefore would be contrary to Policy CG6AP of Bolton’s Allocations Plan and Policies OA3.3 and OA3.6 of Bolton’s Core Strategy. The proposed development would also have significant local landscape and visual impacts which would not maintain or respect the landscape character of the area, and the proposed design and layout does not constitute good urban design and would impact detrimentally on the area’s character and appearance, contrary to policies CG3 and OA3 of Bolton’s Core Strategy and guidance detailed in section 12 of the National Planning Policy Framework. It is considered that the adverse impacts of the development would be significantly and demonstrably outweigh the benefits of the proposed development.”

-8-

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

1.15

Within the Council’s Statement of Case (SoC), the Council claim that both schemes will result in: “Unacceptable harm to character and appearance of the area by virtue of poor design, layout, density and failing to reflect good urban design and local design policies.”

1.16

The Councils SoC in respect of design further sets out: “The council will contend that the proposal is contrary to the Core Strategy Policy CG3, as well as being contrary to the requirements of Paragraphs 130 and 134 of the NPPF and the principles of good design set out within the National Design Guide.”

“The development, by virtue of its poor design, layout and density, fails to appropriately reflect and enhance the local character of the area. The Council will contend that the proposals are presented as simply large-scale, high-density intrusions into the protected open land, forming bulk extensions to development already permitted, with little or no features of distinction or character areas to provide a sense of place.”

1.17

This purports to be the full detail of the Council’s case. It is however, full of vague assertions which are not accepted either by the Appellant or the Council’s Officers, who worked together to reach agreement on a scheme which acceptable and consistent with the previous consented phases.

1.18

I reserve the right to comment further in the light of any further detail provided by the Council. This Proof of Evidence sets out why the proposals represent an acceptable high quality design solution having regard to both site specific considerations and planning policy guidance in respect of design. Matters concerning the principle of development and the need for greenfield land / Other Protected Open Land (OPOL) to be developed have previously been accepted by this LPA and endorsed by inspectors at appeal. Such matters are addressed by the Planning Proof of Simon Pemberton.

Statement of Truth

1.19

The evidence I have prepared represents my professional opinion on the aspects of Design, responding to Bolton Council’s (the Council) reasons for refusal. I believe that the facts stated in this evidence are true, accurate and have been prepared in accordance with the appropriate guidance.

-9-

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

2.0

Planning Policy Overview (in respect of design)

2.1

The below section provides a summary of the key planning policy framework in relation to design, including the adopted development plan, national planning policy and relevant planning guidance. A brief overview is provided below.

National Planning Policy Framework

2.2

The National Planning Policy Framework (NPPF) sets out the Government's economic, environmental, and social planning policies for England. The policies set out in this framework apply to the preparation of local and neighbourhood plans and to decisions on planning applications. The NPPF was revised on 20 July 2021 and sets out the government’s planning policies for England and how these are expected to be applied.

This revised Framework replaces the previous NPPF published in March 2012, revised in July 2018 and updated in February 2019.

2.3

Section 12 of the NPPF included the relevant paragraphs for ‘Achieving Well Designed Places,’ Paragraph 130 states inter alia: “Planning policies and decisions should ensure that developments,” a)

will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

b)

are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;

c)

are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);

d)

establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;

e)

optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and

f)

create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.”

2.4

Paragraph 134 states inter alia:

- 10 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

“Development that is not well designed should be refused, especially where it fails to reflect local design policies and government guidance on design, taking into account any local design guidance and supplementary planning documents such as design guides and codes. Conversely, significant weight should be given to: a)

development which reflects local design policies and government guidance on design, taking into account any local design guidance and supplementary planning documents such as design guides and codes; and/or

b)

outstanding or innovative designs which promote high levels of sustainability or help raise the standard of design more generally in an area, so long as they fit in with the overall form and layout of their surroundings.”

2.5

Section 11 of the NPPF included the relevant paragraphs for ‘Making efficient use of land’ Paragraph 124 states inter alia: “Planning policies and decisions should support development that makes efficient use of land, taking into account: a)

The identified need for different types of housing and other forms of development, and the availability of land suitable for accommodating it;

b)

local market conditions and viability;

c)

the availability and capacity of infrastructure and services – both existing and proposed – as well as their potential for future improvement and the scope to promote sustainable travel modes that limit future car use;

d)

the desirability of maintaining an areas prevailing character and setting (including residential gardens) or of promoting regeneration and change and;

e)

The importance of securing well-designed, attractive and healthy places.”

Planning Practice Guidance 2.6

Planning Practice Guidance (PPG) is an extensive online resource of detailed policy guidance provided by the Ministry of Housing, Communities and Local Government (MHCLG). Along with the NPPF, the PPG sets out how the government envisages the day to day working of the planning system in England to operate.

2.7

On 1 October 2019, the MHCLG published planning practice guidance “Design: process and tools”. The guidance provides advice in the following areas: •

Planning for well-designed places.

•

Making decisions about design.

•

Tools for assessing and improving design quality.

- 11 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

•

Effective community engagement on design.

National Design Guide (CD6.19) 2.8

The National Design Guide (NDG) of October 2019 addresses the question of how we recognise well-designed places by outlining and illustrating the Government’s priorities for well-designed places in the form of ten characteristics, which are set out below:

2.9

•

Context

•

Identity

•

Built form

•

Movement

•

Nature

•

Public spaces

•

Uses

•

Homes and buildings

•

Resources

•

Life span

The NDG states that well-designed places are based on a sound understanding of the features of the site and the surrounding context; using baseline studies as a starting point for design, integrated into their surroundings so they relate well to them; influenced by and influence their context positively; and responsive to local history, culture and heritage.

2.10

The NDG also cross references to the Building for a Healthy Life (BFHL). This is the updated version of what was Building for Life 12 (BFL12). BFHL updates England’s most widely known and most widely used design tool for creating places that are better for people and nature. The original 12 point structure and underlying principles within BFL12 are at the heart of BFHL. The new name reflects changes in legislation as well as refinements which have been made to the 12 considerations in response to good practice and user feedback. The name change also recognises that this latest edition has been written in partnership with Homes England, NHS England and NHS Improvement. Many local authorities across the country have cited BFL12 in their Local Plans and Supplementary Planning Documents (SPD).

Bolton Core Strategy (March 2011)

2.11

The Council adopted Bolton’s Core Strategy in March 2011. The Core Strategy (CD 6.1) is the vision for what Bolton should look like in the future up to 2026 and contains

- 12 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

strategic policies to deliver this. In terms of design, the most pertinent policies of the Core Strategy are summarised below: 2.12

Policy CG3 – The Built environment states that: “The Council and its partners will: •

Expect development proposals to display innovative, sustainable designs that contribute to good urban design.

•

Conserve and enhance local distinctiveness, ensuring development has regard to the overall built character and landscape quality of the area.

•

Require development to be compatible with the surrounding area, in terms of scale, massing, grain, form, architecture, street enclosure, local materials and landscape treatment including hard and soft landscaping and boundary treatment. Historical associations should be retained where possible.

•

Conserve and enhance the heritage significance of heritage assets and heritage areas, recognising the importance of sites, areas and buildings of archaeological, historic, cultural and architectural interest and their settings.

•

Ensure development is designed in an inclusive manner which is accessible and legible to all, regardless of age, gender, background or disability.

•

Encourage the incorporation of design measures into new developments that allow adaptation and resilience to the impacts of climate change and extreme weather events and also to reduce the threat of fuel poverty, through the careful selection of aspect, layout and massing, and by making buildings increasingly energy efficient.

•

Maintain and respect the landscape character of the surrounding countryside and its distinctiveness. Any soft landscaping and landscape enhancement schemes should enhance biodiversity and be compatible with the nearby landscape character types identified by the Landscape Character Assessment.”

2.13

Policy P5 – Accessibility states that: “The council and its partners will ensure that developments take the following into account: •

Accessibility by different types of transport, prioritising pedestrians, cyclists, public transport users over other motorised vehicle users.

•

The design of developments to enable accessibility by public transport.

•

Freight movement for industrial and storage uses.

•

Servicing arrangements.

- 13 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

•

Parking, including parking for cycles and powered two-wheelers, in accordance with the parking standards set out in Appendix 3.

•

The transport needs of people with disabilities.

•

The requirement for a Transport Assessment and Travel Plan with major trip generating developments.”

2.14

Policy S1 - Safe states that: “The council and its partners will: •

Ensure that the design of new development will take into account the need to reduce crime and the fear of crime.

•

Promote road safety in the design of new development.

•

Target expenditure on road safety to locations with the worst safety record”

Bolton Site Allocations Local Plan (December 2014) 2.15

The Council’s adopted Bolton Site Allocations Local Plan (adopted on 3rd December 2014), which sets out how the vision detailed in the Core Strategy is to be implemented on a Proposals Map for the Borough and contains some policies to be used in conjunction with the Map. The site is designated on the Policies Map of the Site Allocations Local Plan as OPOL under Policy CG6AP. This is a matter which was considered in the previous decision (Phase 2) by Inspector Vyse and in the Planning Proof by Simon Pemberton.

- 14 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

3.0

Design Approach

3.1

This section sets out the design approach to the appeal proposals, which, as set out below, has been informed by a detailed understanding of the site opportunities and constraints, detailed technical assessments, an assessment of local character, relevant planning policy and guidance and pre-application discussions with the Local Authority.

Site Opportunities and Constraints - Please see Appendix A

3.2

The site opportunities and constraints have been informed by numerous visits to both the site and the local area of Westhoughton over a protracted period of time. It also has regard to the detailed technical assessments including landscape, arboricultural, ecology, flood risk/drainage, highways and noise, all of which have informed the site opportunities and constraints plan which is considered in further detail below.

3.3

Phases 3, 4 and 5 are urban extensions to the previous phases 1, 2A and 2B that have been approved and are currently under construction and in part built out. The relationship and progression on site can be seen from the site visit.

3.4

Phases 3 and 4 are bound by Phase 2 to the north west, Pennington Brook runs along the south eastern boundary, Dobb Brow settlement to the south west and Dobb Brow Road runs along the north western boundary. The site itself is an open undulating field with a footpath running through which provides a link between Dobb Brow and the footpath along Pennington Brook (PROW WES092). The existing footpath creates excellent connectivity to the wider area and encourages movement by foot via an existing bridge that should be retained as part of the development.

3.5

An additional public footpath connects north-south across these phases (WES093) of which part shows opportunity to divert through the development while retaining the alignment of the track which is enclosed by existing landscaping and links to the western boundary of phase 2.

3.6

A pond sits in the north-eastern corner which has been retained and integrated into the development to retain the ecological benefits for the site and provide a key focal point.

Views are filtered in and out of the site by the placement of the existing landscaping surrounding the boundaries creating ‘snippets’ as you walk around, allowing the site to be well contained within its existing setting. An existing water main crosses the site in a continuation from Phase 2 within the northern parcel.

3.7

Phase 5 comprises undulating fields divided by hedgerow and some trees. The boundaries of the site are dominated by trees and hedgerows which provides the

- 15 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

opportunity to enclose the future development within the retained landscape setting.

To the northern boundary is a railway line that runs from east to west in which noise impacts on development will need to be considered. The railway line forms a strong logical and defensible boundary to residential development.

3.8

To the east of the site is the Phase 4 site (currently open fields) and Westhoughton Golf Club – views to the Golf Course are well screened by the existing landscaping to this boundary. To the west are further open fields and to the south is Dobb Brow Settlement and further open fields.

3.9

There is a single pond within the site which is in the southern section with opportunity to retain and integrate into the open space provision. A drainage easement runs in a north-south direction in the western part of the site which will need to be considered or redirected as part of the development proposals. The water main that crosses phases 2, 3 and 4 also crosses this phase to the northern part of the site. The railway line has an historic embankment which has been retained and integrated into the new landscaping scheme as a design feature.

3.10

As set out by Mr Jon Berry in his Landscaping Proof of Evidence, the existing landscape character and visual appearance of the sites can be summarised as follows.

3.11

Phase 3 land comprises undulating pasture which is part of a wider field parcel, with the northern portion currently occupied with the construction of the Phase 2 development. The land contains no substantial tree cover, and no individual trees are protected by a Tree Preservation Order (TPO). There is an existing field pond to the north-east corner of the site, which has limited marginal vegetation, and an area of rough grassland to the south-east, adjoining the Pennington Brook.

3.12

The Phase 4 land comprises predominantly of a single field of undulating pasture, with a gentle slope in landform to the south. There is an existing pond to the north with some limited marginal vegetation. There is a small pocket of rough grassland to the south and some remnant hedgerow, but otherwise no substantial tree cover, and no individual trees are protected by a TPO.

3.13

The Phase 5 land comprises 7 irregular field parcels, comprising both pasture and paddocks. Some of the parcels are divided by remnant hedgerows and shallow ditches and others by post and wire fencing. In terms of other features, there is a grassed embankment to the north which once provided support to a bridge crossing over the railway line; and another field pond to the south with some marginal vegetation, associated rough grassland and some marshy grassland. The landform is undulating, and the tree cover is primarily associated with the railway boundary to the north-west

- 16 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

and the internal field boundary to the west. There are no individual trees protected by a TPO. 3.14

Wider Context – The sites, although allocated as OPOL sit within a predominately residential area with some industrial development located to the north-east of the wider site. The site is located between Bolton and Wigan and the M61 and M6. The site is close to Junction 5 of the M61, with the motorway providing connections to the M60 to the south-east and M6 to the north. The site therefore has easy access to a range of destinations including: Bolton, Greater Manchester, Chorley, Preston, the East Lancashire towns and to the west towards Wigan and the M6. As well as the strategic road connections, there are two rail stations in close proximity, Westhoughton on the Lancashire and Yorkshire railway line and Daisy Hill on the Atherton line, between Wigan and Manchester.

3.15

The site is within short walking distance of bus stops with frequent (every 15 minutes) services to Wigan, Bolton, Hindley and Blackrod running from approximately 5am to 11pm Monday – Friday, 6am to 11pm Saturdays and 8am to 11pm Sundays and Public Holidays.

3.16

The site is also in close proximity to several schools covering a range of age groups including Westhoughton High School, St Thomas Chequerbent Church of England (C of E) Primary School, St George’s C of E, Washacre Primary School, Eatock Primary School, the Gates Primary School and St Bartholomew’s C of E Primary School.

Westhoughton Golf Club is located next to the site to the west and is accessed off Old Lane. Sports facilities are available in close proximity with Westhoughton Cricket Club, Air Vault Trampoline Club and Westhoughton Equestrian Centre nearby. There is easy access to facilities on Market Street. A detailed plan of local facilities is provided within Figure 4 – Existing facilities plan. The site is located a short distance (approximately 0.5m) to the town centre with excellent walking and cycle connectivity (Figure 8 – Active Movement plan). Previous decisions have concluded that this is an area which is accessible and adjacent to a sustainable settlement which can accommodate further residential development.

Broad Principles of the Layout (Please see Appendix B – Overall Coloured Layout)

3.17

Following an understanding of the site opportunities and constraints and undertaking pre-application discussions with Bolton Council, the design ethos and development objectives for phases 3, 4 & 5 at Bowlands Hey Westhoughton were set out in the

- 17 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Design and Access Statements (CD 4.2 & CD 4.26). This can be summarised as follows: •

To create an attractive walkable residential neighbourhood using design guidance set out in Manual for Streets.

•

To create an attractive green gateway to the development, linking with the surrounding land uses.

•

To retain as much existing landscaping as possible and ensure the development is a landscape led scheme.

•

To create a sense of place which includes character areas with reference to the local architectural language.

•

To provide a mix of dwelling types that will satisfy local need and enhance the profile of the area as a whole.

•

To provide sensitive and robust solutions to the interfaces between existing and proposed dwellings.

•

To provide new and improve existing pedestrian links.

•

Promote character by responding to and reinforcing locally distinctive patterns of development and landscape.

•

To form development which is consistent with and in character with the previously consented phases in order to create a high quality settlement extension.

•

Promote the continuity of street frontages and the enclosure of space by development which clearly defines private and public spaces.

•

Promote accessibility and local permeability by creating routes that are attractive, safe, and work effectively for all users.

•

Promote legibility through development that provides recognisable routes, gateways, and focal points.

3.18

I believe that all three phases exhibit the above development objectives and that the schemes have gone through extensive discussions with the LPA from the early masterplanning stages to create the best quality design solutions for the site. In this regard, the broad principles of the layout are outlined below.

Accessibility

3.19

The site and surrounding area are well served by Public Rights of Way (PROW). Within Phases 3 & 4 there are two PROWS that connect to Dobb Brow Road WES092 and

- 18 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

WES094 (Please refer to Figure 8 – Active Movement Plan). WES093 then connects the southern part of the site adjacent to Pennington Brook to Dobb Brow Road which bisects the site east to west. A key principle of the design ethos is to retain the pedestrian connectivity across the site to the wider area. Both WES092 and WES094 have been retained in their original footprint and WES093 has been diverted through the scheme to retain the connection.

3.20

Within the earlier masterplanning stages for the wider site, the footpath connections and movement were the starting point for forming the structure of development. This ensured that sustainable connectivity was retained across the sites and to the wider area and connected all the phases together by foot. This also informed the green infrastructure positions within the site to create a landscape led masterplan with the built development not being the main focus. This is illustrated on Figure 2 – Constraints and Opportunities Plan (Appendix A).

3.21

Access into the site is via the spine road which is approved and constructed as part of the phase 2 planning approval. This ensures connectivity to the previous phases and the existing road network. This is shown on Figure 3 - Overall Coloured Planning Layout (Appendix B).

3.22

I believe that the proposed layouts will integrate well with the surrounding area and within the location land uses. As seen with Figure 8 – Active Movement Plan, the existing sustainable movement networks are available and well used. Due to this it has been a focus within the proposals to ensure that these networks are retained and enhanced to make a more efficiently useable surface that is safe and well overlooked by the new properties to ensure natural surveillance.

3.23

The layout achieves good accessibility via both foot and vehicle via connections to existing PROW and footpaths and existing movement networks surrounding the site.

This ensures that the services and facilities in the surrounding area are accessible to all and in a sustainable manner that doesn’t need to rely on the use of a car. I therefore consider that the layout is accessible and consistent with the national and local policy.

Retention of Existing Site Features

3.24

The approach to the layout has been landscape led and informed by a detailed Landscape and Visual Assessment (LVIA), Ecology Surveys and Arboricultural Impact Assessment (CD4.11, CD4.35, CD4.19, CD4.43, CD4.22, CD4.46). The historic field patterns have been retained through the retention of hedgerows and trees that inform the proposed pattern of green infrastructure and ecological network across the site.

- 19 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

The existing landscaping within and surrounding the boundaries help to provide containment from the site periphery, softens and filters the impact of development and sets the development into a rich green backdrop. Existing ponds have been retained for their ecological benefits for example the pond of phase 4 has been retained and informed the crescent form of the layout (plots 108-119), creating a key arrival node into the development. This is illustrated within the submitted Design and Access Statement (CD4.2) and also Figure 6 - Character Areas Plan.

3.25

A critical function of the proposed built form is the way it will provide spatial definition to the public spaces and routes. The pattern of the streets, routes and squares proposed in the layout have all been informed by an appraisal of the site and the retention of the historical pattern of trees and hedgerows. This is shown on Figure 11 - Public Amenity Space. This plan shows how the retained landscaping has informed the public accessible green infrastructure and therefore the spatial definition and form of the development blocks to create softer development edges rather than harsh edges to soften the impact of development. Shared private drives have been used where possible to front onto the green fringes to reduce the amount of hard surfacing fronting open space.

3.26

The connection to the wider area has been embraced by retaining existing track and footpaths that cross the site and reinforcing the gateway into the development. These connections are clearly identified on Figure 2 – Constraints and Opportunities Plan (Appendix A).

3.27

The historic embankment has been retained to embrace an historic element of the site.

This has been integrated into the new landscaping scheme onto which Plots 80-91 front out onto.

3.28

Due to the pattern of development and the location of the existing trees and hedgerows that dictate the green spaces, the outer edges of the development are set back by an enhanced green buffer with new development facing out onto these green fringes. This is clearly illustrated on Figure 11 – Public Amenity Space.

3.29

The proposed layout has been designed to exceed interface distance guidance to existing dwellings due to the development pattern of green buffers to the periphery of the site’s boundaries. Stand-off distances to the retained PROW have been considered to ensure that the footpaths retain the natural surveillance and new development does not cause the pathways to be cut off from development in areas of fencing. This approach is illustrated on Figures 19, 20 & 21 Interface distances Plan. By creating this development structure with the green periphery, it creates built form which

- 20 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

provides appropriate space to breathe around it with the existing community. This ensures it doesn’t feel like an encroachment and dense development.

Residential Amenity 3.30

The proposed layouts have been designed to be in general broad compliance to Bolton Council’s interface distance guidance. This is illustrated in Figure 19, 20 & 21 – Interface Distances Plans. As stated at paragraph 47 & 43 of the committee report for both applications (CD2.1 & CD2.2): “Some minor shortfalls have been noted, however these relate to the new build properties within the development, rather than to existing dwellings, future residents will be aware of the interrelationship with neighbouring dwellings and no harm is identified in this respect.”

3.31

The relationship of Plots 1 and 40-48 have been considered with its relationship to the adjacent golf course. In doing so we have adopted the same approach as agreed for phase 2, and have proposed to retain the 4m high existing hedge to protect / screen future residents.

3.32

As stated within paragraph 47 of the phase 5 committee report (CD2.2) and paragraph 51 of the phase 3 & 4 committee report (CD2.1): “The proposed layout has been designed to exceed interface distance guidance to existing dwellings. There is no detrimental impact in this respect.”

Railway and Noise

3.33

The existing railway line location has influenced the orientation of the development blocks within phase 5, specifically the north-western boundary (plots 49-52, 66-69, 8190 as shown on Figure 3 - Overall Coloured Planning Layout (Appendix B). By backing and siding onto the railway line, the built form helps to act as a noise buffer in addition to the retention of the existing trees and landscaping. From a design perspective increasing the density of development in these areas also helps to mitigate noise issues through built form. A noise report (CD4.30) was submitted and assessed by Pollution Control. With mitigation, including an acoustic fence, the noise levels for future residents are considered as acceptable with this confirmed in paragraph 45 of the committee report (CD2.2).

- 21 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Highways and Parking 3.34

The new streets in all phases of the development have been planned to be safe and accessible by designing the streets as more intimate places. This has been achieved through the geometry of the roads and the incorporation of turns to slow cars down to a minimum to increase the safety for pedestrians. The layouts have been designed to encourage social cohesion and reduction in crime through the arrangement of the development blocks and public spaces by positioning all housing at the edge of the street with a semi-private space that varies in width along the street. The front doors have been designed to face onto streets in so far as is practicable.

3.35

Within previous revisions of the schemes, the street hierarchy was more clearly defined with the use of shared surfaces. I accept that this has now been ‘watered down’ with a more engineer led street geometry because of adoption issues and comments made by the Council as local highway authority (LHA). This was set out in the consultation response from the LHA received by the LPA (both parts of the same Council).

However, I still consider that the proposed arrangement should be acceptable and provide a reasonable compromise between these issues.

3.36

There was a requirement for a spine road through the site from the LHA to link to the earlier phases of Bellway’s wider development. This does ensure that connectivity is fluent across all phases of development and to the existing movement patterns of the immediate area.

3.37

Table 1 below details the car parking standards adopted by the Council, which sets out the maximum number of spaces permitted (not the minimum required) and the provision that is proposed across the sites.

Table 1: Local Car Parking Standards and Proposed Provision Bedrooms

Standards (Maximum Spaces)

No of Dwellings Proposed

Maximum Number of Spaces Permitted

Actual Provision

1

1

4

4

8

2

2

42

84

84

3

2

158

316

316

4

3

98

294

196

698

604

Total

3.38

302

Accommodating car parking is crucial to the quality of housing and to the choices people make in how they travel. The level of parking provision is influenced by the location of the site and on these proposals we have ensured that 200% parking has

- 22 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

been provided as a minimum. This site is highly accessible to a range of amenities, alternative transport modes and footpaths ensuring that it is well placed to meet national, regional, and local policy. The scheme has been designed in line with local standards and recommendations set out in the English Partnerships document ‘Car Parking - What Works Where’. This development exhibits two car parking types which are promoted in this document as good practice. Car parking has been provided in accordance with the Council’s parking standards. Parking is generally on plot either up front or to the side of the dwelling. Where parking is not directly positioned on plot, it is in close proximity. In this instance footpaths are provided to connect to the front or back door making the parking still very accessible to the dwelling.

3.39

On phase 5 there are three rear parking courts proposed. They are well overlooked to provide natural surveillance. All detached garages are plotted behind the build line which reduces the parking dominance to the street scene. (Please refer to Figure 3 – Coloured layout plan).

3.40

As stated within the committee report for Phase 5 paragraph 60: “Overall, there are no highway based objections to the proposed development and on the basis of securing the contributions detailed the proposal accords with policy in this respect. Taking into consideration the proposed mitigation to be secured via S106 contribution, no highway harm or indeed benefit is identified.”

Public Open Space and Amenity (Figure 5 Landscaping Masterplan)

3.41

The location and hierarchy (including the provision of formal play) of the proposed open space has had regard to walking distances, existing landscape features, walking routes, topography and layout considerations. The proposed layout has been designed to meet interface distance guidance (both in terms of the distances between houses, but also the relationship to play spaces and other parts of the areas of open space in the site having regard to the form, function and intended use.

3.42

Due to the extensive green buffer to the periphery of the site, interface distances between dwellings relates to proposed dwellings rather than to existing properties.

Therefore no harm to existing properties is identified in this respect (and this is agreed with the LPA). I consider that interface distances between properties ensures that all properties will have an adequate private amenity space and level of direct and indirect overlooking.

3.43

Garden sizes generally provide 50sqm guidance detailed in the SPD and the Council agreed that small deficiencies on individual plots can be resolved by the imposition of

- 23 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

conditions removing permitted development rights. The affected plots are identified in the suggested conditions. I consider that none of the deficiency in amenity areas result in a dwelling with insufficient provision of useable private amenity space.

3.44

Across the 3 phases there is 4.22Ha of Public open space proposed in the form of green buffers / landscape corridors, informal areas of low maintenance grasslands, local area of play (LAP), retained landscaping, Pennington Brook, retained PROS, as well as retained and enhanced ponds.

3.45

A green buffer along the western edge with a block of native tree planting retains the perceived rural character towards the open countryside beyond. The addition of a dense mix of evergreen and deciduous planting will offer filtering effects that will soften the visual effects of development from residents and footpath users to the west, whilst offering biodiversity benefits and retaining and buffering the existing landscape framework.

3.46

The creation of a substantial landscaped corridor (minimum 10m width) either side of Dobb Brow, as shown on the Landscaping Masterplan (CD3.10) offers a setback to development that protects the amenity of users of this key footpath and offers valuable Green Infrastructure to the local residents. The width of the landscaping reflects the previous phase 2 buffer to Dobb Brow which will create a strong visual feature as the vegetation matures. This was previously found to acceptably mitigate the effects of the Phase 2 development on users of the PROW.

3.47

The provision of a LAP within the central area of the site provides an opportunity for play on the doorstep for local residents and offers natural surveillance for safety and security.

3.48

The majority of existing trees have been retained throughout the site, alongside the historic field structure, to limit the effect of development upon the landscape character and topography of the site (full details are provided in the LVIA SoCG). The existing landscape framework will assist with the assimilation of development upon the site which will improve as proposed vegetation matures which can been seen detailed on the Proposed Landscape Masterplan CD3.10.

3.49

Pennington Brook will be maintained as a Green Infrastructure corridor that joins with the previous phase to create a desirable walking route for local residents. Vegetation lost due to the installation of an attenuation tank in the south west corner of Phase 3 will be mitigated with scattered trees of native species, seasonal bulb mix and areas of shallow rooting shrub planting over the tank. The corridor will be designed and managed to enhance terrestrial habitat for wildlife and incorporating varieties of berry

- 24 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

and nectar bearing species that encourages insects and birds to the local area. The grassland habitat will also be improved with the inclusion of wildflower meadow to provide herbaceous diversity. The PROW footpath (WES094) will be retained and buffered along this edge.

3.50

The PROW footpath (WES093) that currently cuts through the southern parcel will be diverted to a more suitable and equally commodious route that will meander through the Green Infrastructure network between phases 2 and 3. This designated footpath will be a suitable surface for year-round use and buffered on either side to create a green corridor that leads to the large area of open space surrounding the wildlife pond, providing a destination for local residents to meet and travel around the circular route that flows around the site.

Housetypes and Character Areas (Figures 6 & 7 Character Area Plan & Local Vernacular

3.51

The proposals accord with NPPF by creating a contextual response which is well functioning, high in quality and have been through an extensive design process with the LPA to ensure that the architectural response in keeping with the character of the area. We do not agree that the proposals are a standard housing estate with no identifiable change in architectural style.

3.52

I have visited the local area and undertaken a detailed analysis of the local vernacular.

A detailed analysis of this, which includes photographs, identifies how it relates to the character of the housetype proposals on site and is illustrated within the Appendix E Housetype Pack. The character study drew characteristics from the local area to determine the architectural detailing’s for each of the character areas.

3.53

The local vernacular study showed the following as some of the prominent detailing in the local area which I thought architecturally would create the correlation to the proposed character areas: Tudor boarding, stone heads and cills, straight brick heads and cills, splayed stone heads, black window frames, cross bar window style, lean to door canopies, Black facias and rainwater goods and black front doors. This assessment is illustrated in Figure 7 – Local Vernacular Study.

3.54

The overall existing urban grain surrounding the site is characterised by a range of residential houses with local facilities such as schools that serve the residential properties integrated within these areas. However, the character of individual estates is established, with the Collingwood Way / The Fairways estate forming the sites immediate context in terms of urban grain. The local area has an established character

- 25 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

and similar architectural styles across the estate which was constructed by Bellway Homes in the 1980s. Across the estate there is a mix of dwelling types ranging from bungalows to larger two storey brick dwellings. Around Collingwood Way the houses are detached and semi- detached properties in a mix of architectural styles.

Predominantly the local area presents detached and semi- detached properties which display a range of modern interpretations of traditional architectural styles which are a typical of the period.

3.55

For phases 3, 4 & 5, we have used the earlier phases as the starting point for the development of the housetypes, as this was previously deemed acceptable and had recently been approved.

3.56

In terms of detailed design, the proposed housetypes have been further developed on phase 3, 4 & 5 compared to those approved and deemed acceptable and a high quality design on phases 1 and 2. Both the previous phases had a simpler architectural palette of detailing. Phase 2 proposed brick arched heads and cills and Phase 1 proposed straight brick heads and stone cills. These housetypes did relate to a local vernacular study but picked out the simpler detailing as part of a simpler site wide character area and translated that onto the housetypes. For phases 3, 4 and 5 this part of the site has been broken down into distinct character areas.

3.57

To retain consistency with the local area and the previous phases, we propose the housetypes to have black windows, facias and doors across the board and one character area (the Core) to retain the brick heads and cills detailing. Due to the nature of the site, existing site conditions and historical field patterns, we have created character areas that centre around these features and proposed enhanced architectural palettes using feature tudor boarding (the Heart) and stone detailing and facing material (the Crescent).

3.58

The crescent is formed around the retained pond, the heart areas frame and front out onto the internal green fringes and the core addressing the periphery green edges and interconnecting space between the crescent and the heart.

3.59

The Crescent, as illustrated and identified on Figure 6 – Character Areas (Appendix D) creates a focal gateway to phase 3 while framing and defining the retained pond. This character area is the arrival space of the new phase. Housetype elevations here have been lifted using stone facing material and stone window detailing. The formation of the layout is designed with symmetry and two book end corner turning dwellings. All dwellings have a substantial private front garden space creating layers of varying green

- 26 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

space typologies from manicured front gardens, central grassland with retained pond and new tree planting, all within this circular crescent node.

3.60

The Heart, as illustrated and identified on Figure 6 – Character Areas (Appendix D) character area addresses the central green lung of public open space by framing and defining these spaces through the enclosure of space through built form. This is in accordance with architectural best practice to enclose public space and is highlighted with in the NDG as good practice. Dwellings here are typically of a bigger footprint with parking solutions set back from the build line. Most dwellings are served by private driveways, reducing the amount of traditional road geometry in front of the public open space to soften the interface. The retained trees and hedgerows create a woodland landscape setting in conjunction with the use of small tudor boarding elements across the housetype elevations which is evident in the local area on larger properties.

3.61

The Core as illustrated and identified on Figure 6 – Character Areas (Appendix D) represents a variety of densities with clusters of higher density properties to the railway line boundary, less dense properties facing out onto the outer landscape corridors. The proposed elevations here are softer with main facing brick and brick heads and cill detailing in order to blend into the landscape corridor setting with these being the biggest impact of development onto the wider area, with filtered views through the retained boundary landscaping.

3.62

Whilst there is no requirement within local or national planning policy for character areas to be brough forward as part of the development proposals at this site, the proposals result in a well functioning and high quality design which has been through an extensive design process to ensure that the architectural response is in keeping with the local character. It has been demonstrated that the proposed housetypes go a step above in terms of architectural detailing, when compared to those previously approved and deemed to be a high quality design on phases 1 and 2.

Evolution of the schemes throughout the planning process.

3.63

The approach to the design evolution has been underpinned by the approach advocated by paragraphs 38 and 39 of the NPPF, which encourages early engagement and pre-application discussions between the public and private sector, in addition to working proactively to secure development that will improve the economic, social and environmental conditions of the area.

3.64

During determination of the planning applications, a number of design related consultation responses were received from statutory consultees, including from the

- 27 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Council’s Design Officer, Landscape Officer, and Greater Manchester Ecology Unit (GMEU). The table below provides a summary of design related comments received and how the layout evolved to during the planning application process to positively address the concerns raised.

Objection/Comment associated with design

Response

Design & Conservation Officer Comments – 16/09/21 3.64.1

A greater proportion of the site allocated to enhancing the hedgerows/tree clusters was expected to create a distinctive landscape framework.

Parts of the site appear squeezed in at the expense of landscape creation

Significant increases to landscape buffers have been made throughout the planning process. For example, the layout was amended during to application process to no longer propose an internal estate road through Hedgerow H3. In addition, greater buffers have been proposed surrounding retained vegetation areas G10, G11, G14, H4 and H5 (Arboricultural Impact Assessment CD 4.22 & CD4.46). The evidence of Mr Jon Berry confirms hedgerow and tree loss across the site has been minimised and provision of new planting significantly outweighs any minor losses of vegetation incurred. The LPA accept that amendments to these areas have been made and are acceptable, stated in committee report 11567 paragraph 36. I believe this point has been amended to meet the test of planning policy and the NDG.

3.64.2

The development should create a series of distinctive character areas with varied development forms and layouts between the phases to create a sense of place.

The scheme has been amended to promote a clear series of character areas which is reference in the committee report 11567 paragraph 2131 and 11568/21 paragraph 33.

Although the council urban designer has applied their own design opinion within the committee report I consider the character area approach to meet the test of planning policy and the NDG.

3.64.3

The layout of Phase 4 adjacent to the link road has a formal geometry centred round a very small central space dominated by driveways to properties. A larger village green informal

The layout has been amended to promote twelve number large detached dwellings as suggested. As can be ascertained from the amended layout larger detached properties are illustrated to the eastern and southeastern fringes. consider this approach

- 28 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

space would be more appropriate. Larger house types would be suited in this area. On other parts of the site, building forms should echo rural vernacular buildings.

to meet the test of planning policy and the NDG.

3.64.4

Properties appear very close to the railway. A more substantial landscape buffer should be provided.

The railway promotes a solid negative boundary to the North of the development site. In design terms this edge already represents an urban edge to the development and creating a landscape edge here would not be appropriate. I believe that this approach meets the test of planning policy and the NDG. The committee report makes no rebuttal to the approach.

3.64.5

Fencing dominates rear/side boundaries.

Greater provision of hedgerows should define property boundaries.

The landscaping scheme has been amended to promote robust boundary planting to the public realm. I believe that this approach meets the test of planning policy and the NDG. The committee report makes no rebuttal to the approach.

3.64.6

The treatment/design of culde-sacs appears over engineered.

The streets have been designed in accordance with an approach consistent with obtaining s38 approval. The LHA have a traditional approach to highways geometry and will not support the use of a Manual for Streets approach. I believe that this approach meets the test of planning policy and the NDG.

3.64.7

The spine road is flanked by additional driveways/access roads. Is there more scope to create a tree-lined spine road?

Direct access to the central avenue is not permitted by the LHA therefore the approach taken of promoting private driveways set back behind a landscaped strip has been taken to create a continuous active frontage has been taken. I believe that this approach meets the test of planning policy and the NDG.

3.64.8

Dwellings are closely spaced with little variation in design, footprint and massing.

I rebut this point as there are clear differences in plot morphology across the proposals with plot dimensions ranging from 9.9m x 10.8m to 4.5m x 8.3m. The scale and massing has been limited to two storeys to promote a sensitive approach. I do not feel that and properties greater than two storeys

- 29 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

would be appropriate in this location. I believe that this approach meets the test of planning policy and the NDG. 3.64.9

Many streets are dominated with front driveways and will be cluttered by vehicles.

There is a balanced approach taken to car parking across the development proposals, where upfront car parking typology is used additional landscape mitigation is provided to the streetscape. I believe that this approach meets the test of planning policy and the NDG.

Design & Conservation Officer Comments – 20/12/21 3.64.10

There does not appear to be a recognisable difference between each character area. The character area should relate to the quality and character of the spaces, the grain, the streets, the massing and form of buildings, the landscape, architectural expression as well as boundary treatments, and should have its own distinctive qualities

The scheme has been amended to promote a clear series of character areas which is reference in the committee report 11567 para 21-31 and 11568/21 para 33. Although the council urban designer has applied their own design opinion within the committee report I consider the character area approach to meet the test of planning policy and the NDG.

Landscape Officer comments – 18/08/2021 Phase 3 and 4 3.64.11

Losses of some existing field trees and hedgerows.

Further opportunities for tree and hedge planting along the spine road/ in areas of linear open space.

A clear robust scheme of planting along the avenue is proposed through the landscape scheme. I believe that this approach meets the test of planning policy and the NDG.

3.64.12

Along the boundary with Phase 2, there was under phase 2 to be a belt of screening trees/vegetation agreed as part of the planning appeal. This hasn’t been considered/shown on this application but should be.

The character of the boundary with phase two will change once the scheme is implemented and that a buffer would not be an appropriate design response between phase 2 and 3. Generous areas of new public open space and landscaping are proposed as outlined in the Landscape Masterplan (CD3.10 and CD3.29). I believe that this approach meets the test of planning policy and the NDG.

- 30 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Phase 5 3.64.13

Losses of some existing field trees and hedgerows, which can be mitigated with new planting.

A clear robust scheme of planting along the avenue is proposed through the landscape scheme. I believe that this approach meets the test of planning policy and the NDG.

Landscape Officer comments – 03/03/2022 Phase 3, 4 and 5 3.64.14

For phase 3 & 4, the woodland belt conditioned as part of the Phase 2 inquiry has diminished, which is unacceptable.

This point refers to phases 2 and 3 and not 3 and 4. The character of the boundary between the two phases will change once the scheme is implemented and that a buffer would not be an appropriate design response between phase 2 and 3. I believe that this approach meets the test of planning policy and the NDG.

GMEU comments – 30/09/2021 3.64.15

Concern over loss of landscape features and ‘tightness’ of the scheme and its integration.

Significant increases to landscape buffers have been made throughout the planning process. The LPA accept that significant amendments to these areas have been made and are acceptable, stated in committee report 11567 paragraph 36. I believe this point has been amended to meet the test of planning policy and the NDG.

3.64.16

Landscape masterplan has many pinch points that are less than 10m.

The Eastern and South-Eastern buffers are 10m wide with a small section adjacent plot 163 which measures 7m wide for a length of 16m.

3.64.17

Where proposed ‘green link’ accommodates a footpath to a hedgerow, there is little/no scope for other habitats.

This buffer has been increased in width to create space for a habitat rich approach. I believe this point has been amended to meet the test of planning policy and the NDG.

3.64.18

Spine road severs any connectivity to the land on the golf course. Little buffer/enhancement to this boundary.

The footpath on the northern edge of the spine road was removed following further discussions with highways to increase the landscape buffer in this location. The avenue has a buffer of between 7m and 19.5m with the golf course to the North. Connectivity to the golf course has not been altered. I

- 31 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

believe this point has been amended to meet the test of planning policy and the NDG. 3.64.19

Southeast of Phase 2, there is a pinch point of <10m to Pennington Brook.

Protection of Pennington Brook needs further consideration.

The scheme has been amended to create to increase the distance in the South East corner to a minimum of 14.7m. I believe this point has been amended to meet the test of planning policy and the NDG.

3.64.20

3 ponds across the two applications:

The pond in phase 3 is 5.7m from the property of plot 17 on phase 2. A minimum distance of 10.7m is proposed on phase 3. The distance is nearly double the accepted distance on phase 2 and I believe this to be an acceptable distance.

Phase 3 pond – concerns over levels and proximity to the back/side curtilage of properties.

Phase 4 pond is entirely enclosed within roads.

Phase 5 pond is <10m from a private paved access and the internal loop road.

The pond in phase 4 creates a focal point for the centre of the development and has large landscaped margins around it. I believe this approach will create community ownership of the pond which will enrich its future.

The development proposals around the pond on phase 5 have been revised to pull the nearest residential dwelling to the west away to a minimum of 12m, with the private drive being located 5.4m away. The supporting Ecology Note prepared by TEP (CD4.19 & CD4.33) confirms this to be an acceptable distance.

I believe these points has been amended to meet the test of planning policy and the NDG.

GMEU comments – 10/12/2021 3.64.21

No increase in any widths of the buffers.

Significant increases to landscape buffers have been made throughout the planning process. The LPA accept that significant amendments to these areas have been made and are acceptable, stated in committee report 11567 paragraph 36. I believe this point has been amended to meet the test of planning policy and the NDG.

GMEU comments – 21/02/2022

- 32 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

3.64.22

For Phases 3 & 4, the pinch point at plot 1 with Pennington brook not amended.

At Phase 5, the proximity to the pond of private road access to plots 139-141 is not acceptable. No adjustment to the pinch points/narrow corridors on the northern link road.

Plot 1 was amended during the determination process, to ensure there is now a 14.7m distance between the edge of the dwelling and Pennington Brook.

The development proposals around the pond on phase 5 have been revised to pull the nearest residential dwelling away to a minimum of 12m, with the private drive being located 5.4m away.

The supporting Ecology Note prepared

by TEP (CD4.19 & CD4.33) confirms this to be an acceptable distance.

I believe this point has been satisfactorily amended to meet the test of planning policy and the NDG.

GMEU comments – 25/02/2022 3.64.23

The protection of the ecological corridor at Pennington Brook would be best served by removing Plot 1 entirely.

As above, Plot 1 was amended during the determination process, to ensure there is now a 14.7m distance between the edge of the dwelling and Pennington Brook.

I believe this point has been amended to meet the test of planning policy and the NDG.

3.64.24

The distances between the plots 139-141 is still unacceptable as the distance is measured from the plot not the intervening road.

The road has been removed and plots rotated by ninety degrees so the measurement from the plot is correct.

GMEU comments – 02/03/2022 3.64.25

The southern end of the pond in Phase 5 will be at risk despite the increased buffers.

The development proposals around the pond on phase 5 have been revised to pull development to the west away to a minimum of 11.9m.

I believe these points has been amended to meet the test of planning policy and the NDG.

- 33 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

4.0

National Design Guide Assessment

4.1

Within the Council's Statement of Case, it is claimed the appeal proposals are contrary to the National Design Guide (NDG). Accordingly, an assessment of the appeal proposals has been undertaken against the 10 principles for ‘well-designed places.’

Context

4.2

The NDG (page 10) defines ‘Context’ as “the location of the development and the attributes of its immediate, local and regional surroundings.” Figures 2 – Constraints and opportunities, Figure 4 - Existing Facilities Plan & Figure 8 - Active Movement Plan illustrate the context of the site in.

4.3

The surrounding area is predominantly residential in nature and therefore it is appropriate for the site to be residential land use. The scale of the proposals is comparable to what is evident in the local vernacular.

4.4

The proposed housetypes and character areas are informed and influenced by key features and the materials, features and detailing of the existing urban grain, presented within the local vernacular study. (Please refer to Figure 6 & 7 – Character Areas & Local Vernacular Study).

4.5

The site is near several schools covering a range of age groups including Westhoughton High School, St Thomas Chequerbent C of E Primary School, St George’s C of E, Washacre Primary School, Eatock Primary School, The Gates Primary School and St Bartholomew’s C of E Primary School. Westhoughton Golf Club is located next to the site to the west and is accessed off Old Lane. Sports Facilities are available in close proximity with Westhoughton Cricket club, Air Vault Trampoline Club and Westhoughton Equestrian Centre nearby. There is easy access to facilities on Market Street. A detailed plan of local facilities is provided on Figure 4 – Existing facilities plan. The site is located a short distance (approximately 0.5m) to the town centre with excellent walking and cycle connectivity via the retained and enhanced PROW. This connectivity is also illustrated on Figure 4 – Existing facilities plan.

4.6

The development proposals have been shaped by the analysis of the sites constraints and opportunities to create proposals that are appropriate to the site conditions and well-integrated into the wider area.

4.7

The PROW within the site is a key existing feature and provide active movement across all three phases to the wider established area. The PROW footpath (WES093) that currently cuts through phase 4 is to be diverted to a more suitable location that will

- 34 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

meander through the Green Infrastructure network between phases 2 and 3. This designated footpath will be a suitable surface for year-round use and buffered on either side to create a green corridor that leads to the large area of open space surrounding the wildlife pond, providing a destination for local residents to meet and travel around the circular route that flows around the site to the wider area and footpath network.

4.8

The majority of existing trees have been retained throughout the site, alongside the historic field structure, to limit the effect of development upon the landscape character and topography of the site. The existing landscape framework will assist with the assimilation of development upon the site which will improve as proposed vegetation matures and will allow the built form to be contained within the rich landscape setting, filtering views in and out. This is illustrated on Figures 2 – Constraints and Opportunities Plan & Figure 5 Landscaping Masterplan (CD3.10).

4.9

I therefore consider the development proposals to be sympathetic to its surroundings in a high-quality, contemporary response in additional to being well integrated into its surroundings physically, socially, and visually.

Identity

4.10

The NDG (page 15) defines ’Local Identity’ as being typical characteristics such as the pattern of housing, and special features that are distinct from their surroundings.” I provide some contextual assessment of this in

Figures 9 – Views, Vistas and

Landmarks and Figure 7 - Local Vernacular Study).

4.11

The housetypes, landscaping and layout all combine to create an attractive, quality, and well-designed neighbourhood. The layout has been influenced by the existing green infrastructure evident on site to retain the historic field patterns and integrate the green infrastructure into the built form.

4.12

The new streets have been designed to be part of an extended pedestrian route through the site which is well overlooked to allow natural surveillance. The scheme provides continuity of street frontages and the enclosure of green space by development that clearly defines private and public areas by using attractive and distinctive landscaping. Tree planting throughout the development is used to break up the built form.

4.13

Clear perimeter blocks generate continuous active frontages. The geometry of the blocks, together with the need for pedestrian and vehicular linkages generates key landmark buildings which take on importance in setting focal points within the development.

- 35 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

4.14

All housing is positioned at the edge of the street with a semi-private space that varies in width along the street to allow for a variation in new landscaping to provide visual interest. The front doors are always on the street promoting active frontages and social interaction between neighbours.

4.15

The guidance within the NDG states that house types should respond to local character and identity. The house type elevations have been developed following a local vernacular study to determine common detailing, materials and forms that are present in the existing residential neighbourhoods. Predominantly the local area presents detached and semi-detached properties which display a range of modern interpretations of traditional architectural styles which are typical of the period.

Therefore, it seems appropriate to propose a mix of detached and semi-detached properties with the introduction of mews dwellings in the locations that they are required to help with noise issues from the railway line.

4.16

With the NDG its referred to that the house types should also consider the height, scale and massing of the local area. The house types proposed are two storey in a range of detached, semi-detached and mews which is evident in the local area and also deemed appropriate on approved Phases 1 and 2. (Please refer to Figure 17 & 18, Proposed Scale of Height and Existing Scale of Height).

4.17

I believe all these design principles create a unique and memorable character for the new residential neighbourhood.

Built Form

4.18

The NDG (page 18) defines ‘Built form’ as the three-dimensional pattern or arrangement of development blocks, streets, buildings, and open spaces. It is the interrelationship between all these elements that creates an attractive place to live, work and visit”. My analysis of built form is illustrated on Please refer to Figures 4 – Existing Amenities Plan, Figure 5 - Landscape Masterplan, Figure 8 - Active Movement Plan, and, Figure 9 - Views, vistas and landmarks).

4.19

The structure of the development proposals for phases 3, 4 & 5 were designed around the existing landscaping and historical field patterns of the site to retain the existing features and set the development proposals within a rich green backdrop. The new streets have been designed to be part of a network of extended pedestrian routes through the site which are well overlooked to allow natural surveillance. The scheme provides continuity of street frontages and the enclosure of space by development that clearly defines private and public areas using attractive and distinctive new

- 36 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

landscaping in conjunction to the retained green infrastructure. Tree planting throughout the development is used to break up the built form.

4.20

The proposals have developed clear perimeter blocks to generate continuous active frontages. The geometry of the blocks, together with the need for pedestrian and vehicular linkages generates key corner turning buildings which take on importance in setting focal points within the development. The corner turners also become recognisable features that help people find their way around and feel a sense of identity.

4.21

All housing is positioned at the edge of the street with a semi-private space that varies in width along the street. The front doors are always on the street promoting active frontages and social interaction between neighbours.

4.22

The site is located a short distance (approximately 0.5m) to the town centre with excellent walking and cycle connectivity via the retained and enhanced PROW’s that are interconnected to the wider pedestrian network surrounding the site. This reduces the reliance on the car to local services and public transport.

4.23

The surrounding existing urban grain clearly shows a mixed range of comparable densities to those proposed on Phases 3, 4 & 5. The average nett density for the whole development is 43dph which is consistent with phase 2.

4.24

4.25

The overall density figures for each individual phase are as follows: •

Phase 3 – 33dph

•

Phase 4 – 29dph

•

Phase 5 – 45dph

•

Overall phases together – 43dph

Although phase 5 measures denser as an overall phase calculation, the relationship and form of the western outer edge of the development parcel has been softened using more detached properties in an more organic form with set backs and sweeping shaping to ensure a good depth of landscape buffer can be achieved around the periphery, with no harsh straight development edges. Denser areas of smaller properties have been used to the north-west boundary as a design tool for noise impact from the railway line. The development will not be perceived or experienced as a dense development.

4.26

Within the local area the densities of development range from 28 - 35dph meaning the proposed density and morphology is in consistent with the immediate area but also

- 37 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

takes on board the NPPF imperative to make the best use of land. My assessment of density is illustrated on Figure 22 – Density Plan.

4.27

Across the phases there has been efficient use of land with a large amount of green space intertwining the built development. Therefore, I consider that the densities and morphologies are acceptable from a design and plot point of view.

Movement

4.28

The NDG (page 22) identifies that: “Patterns of movement for people are integral to well-designed places. They include walking and cycling, access to facilities, employment and servicing, parking, and the convenience of public transport.”

4.29

I illustrate issues related to movement on Figures 8 – Active Movement Plan and Figure 10 - Movement Framework Plan.

4.30

All phases propose a street geometry that is acceptable to the LHA while creating a clear hierarchy of streets that is easy to make your way around in a movement and Connections Framework which, sets in place a well-defined and easily understood pattern of development parcels and streets. It also provides an easily understood framework with a clear hierarchy of pedestrian, cycle, and vehicular movement routes.

4.31

The starting point is making good connections with the existing streets and footpaths.

In accordance with Manual for Streets (MfS) (DfT/CLG 2007), streets have been designed as high-quality places with five principal functions: place, movement, access, parking, and utilities. Of the five MfS principles, place and movement is the most important in determining character and helping to navigate the development. These proposals follow this by placing buildings to terminate view lines and in turn create memorable way markers while moving around the development.

4.32

Well-connected and accessible green areas help with navigation depending on which approach route is taken. This is achieved by carefully manipulating vistas, pinch points, block massing and positioning. Priority is given to pedestrians and cyclists by protecting and enhancing the PROW network and ensuring that new footpaths are well-linked into the wider network of pedestrian and cycle routes.

4.33

The layouts encourages both new and existing residents to use public transport through the new and enhanced connections to the existing footways surrounding the site and therefore the existing bus stops. There are two railway stations in proximity, Westhoughton on the Lancashire and Yorkshire railway line and Daisy Hill on the

- 38 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Atherton line, between Wigan and Manchester. These are within walking distance of the site, and walking routes to them have been considered as an intrinsic part of the layout. The site is also within short walking distance of bus stops with frequent (every 15 minutes) services to Wigan, Bolton, Hindley and Blackrod running from approximately 5am to 11pm Monday – Friday, 6am to 11pm Saturdays and 8am to 11pm Sundays and Public Holidays.

Nature 4.34

The NDG identifies that ‘Nature’ contributes to the quality of a place, and to people’s quality of life, and it is a critical component of well-designed places. It identifies that natural features should be integrated into well-designed development. Our approach to the inclusion on nature is illustrated on Figure 5 - Landscaping Masterplan (Appendix C).

4.35

The landscape masterplan (CD3.10) proposes an interconnected network of high quality, green open spaces with a variety of landscapes and activities, including formal play. The provision of a ‘Local Area for Play’ (LAP) within the central area of the site provides an opportunity for play on the doorstep for local residents and offers natural surveillance for safety and security. A green buffer along the western edge with a block of native tree planting retains the perceived rural character towards the open countryside beyond. The addition of a dense mix of evergreen and deciduous planting will offer filtering effects that will soften the visual impact of development from residents and footpath users to the west, whilst offering biodiversity benefits and retaining and buffering the existing landscape framework. Most existing trees have been retained throughout the site, alongside the historic field structure, to limit the effect of development upon the landscape character and topography of the site. The existing landscape framework will assist with the assimilation of development upon the site which will improve as proposed vegetation matures.

4.36

Pennington Brook will be maintained as a Green Infrastructure corridor that joins with the previous phase to create a desirable walking route for residents. Vegetation lost due to the installation of an attenuation tank in the south-west corner of Phase 3 will be mitigated with scattered trees of native species, seasonal bulb mix and areas of shallow rooting shrub planting over the tank. The corridor will be designed and managed to enhance terrestrial habitat for wildlife and incorporating varieties of berry and nectar bearing species that encourages insects and birds to the local area. The grassland habitat will also be improved with the inclusion of wildflower meadow to

- 39 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

provide herbaceous diversity. The PROW footpath (WES094) will be retained and be provided with a substantial landscaped buffer along this edge.

4.37

The PROW footpath (WES093) that currently cuts through the southern parcel will be diverted to a more suitable location that will meander through the Green Infrastructure network between phases 2 and 3. This designated footpath will be a suitable surface for year-round use and buffered on either side to create a green corridor that leads to the large area of open space surrounding the wildlife pond, providing a destination for local residents to meet and travel around the circular route that flows around the site.

4.38

The creation of a substantial landscaped corridor (minimum 10m width) either side of Dobb Brow offers a setback to development that protects the amenity of users of this key footpath and offers valuable Green Infrastructure to the local residents. The width of the landscaping reflects the previous phase buffer to Dobb Brow which will create a strong visual feature as the vegetation mature.

4.39

New SUDS features form part of an integrated system of landscape, biodiversity and drainage across the site. The green infrastructure will be managed and maintained by a management company post site construction to maintain the quality and appearance.

4.40

4.37

Both Phases 3 & 4 and Phase 5 have calculated an increase in Biodiversity net

gain with phase 3 & 4 showing just over 40% ecological gain and phase 5 over 10%, although greater gains are shown for hedgerow units at over 40%.

Public Spaces 4.41

The NDG (page 30) identifies that the quality of the spaces between buildings is as important as the buildings themselves. It identifies that public spaces includes streets, squares, and other spaces that are open to all. The assessment of the role of public spaces within the development is illustrated on Appendix C - Landscape masterplan, Figure 8 - Active Movement Plan and Figure 11 - Public Amenity Space.

4.42

The public spaces across all phases contain all the retained natural elements that exist on the site, hedgerows, trees, ponds, Pennington Brook, woodland along the Brook and the wildlife that is associated with these natural resources. This creates high quality public spaces that are accessible and usable to all.

4.43

The scheme provides continuity of street frontages and the enclosure of space by development that clearly defines private and public areas by using attractive and distinctive landscaping. The proposal has developed clear perimeter blocks to generate continuous active frontages. The geometry of the blocks, together with the need for pedestrian and vehicular linkages generates key corner turning buildings

- 40 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

which take on importance in setting focal points within the development to create continuous natural surveillance. The orientation of plots also helps to creates public spaces that feels safe and secure for not only the residentials but also the pedestrians that are passing through via the PROW network to reach wider destinations.

4.44

The amount of usable green space and the positioning proposed across the sites means that the flow of the natural lines of the PROW creates informal meeting and pause spaces for people. The green infrastructure is multi-use, with formal play areas, green circular walks and informal landscape corridors which provide spaces to sit and relax. The containment that the existing landscaping provides a sense of tranquillity for all users.

Uses

4.45

The NDG (page 34) explains that well-designed neighbourhoods need to include an integrated mix of tenures and housing types that reflect local housing need and market demand. The proposed tenures within the development are illustrated on Figure 13 Proposed Housing Mix, and Figure 14 - Proposed Tenure Plan.

4.46

The local area has an established variety of local community services that are convenient and within walking or cycling distance via accessible public routes that have been retained and enhanced as part of the new development proposals.

4.47

All phases propose a wide choice of housing regarding house type, quality, and size, and are attractive to new residents. This is influenced by extensive market research.

The emphasis has been on 2-4 bed family housing in the form of detached, semidetached and mews housing, in a range of sizes, providing opportunity for all. The Council’s SPD relating to affordable housing requires that 35% of properties are affordable tenure on site. This equates to phases 3 & 4 incorporating 42 affordable dwellings. This is split into 75% affordable rent (31 dwellings) and 25% shared ownership (11 dwellings). On phase 5 35% affordable dwellings equates to 64 dwellings, split into 75% affordable rent (48 dwellings) and 25% discounted market value (16 dwellings).

4.48

This affordable housing has been incorporated into the layout and is distributed across the phases. Affordable dwellings, no matter the tenure, are indistinguishable from the open market dwellings across the street scene meaning properties are tenure blind.

Dwellings are all built to the same specification standard, in the same materials across the sites. All areas of the site are accessible to all.

- 41 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

Homes and Buildings 4.49

The NDG (page 38) states that: “Well-designed homes and buildings are functional, accessible, and sustainable. They provide internal environments and associated external spaces that support the health and well-being of their users and all who experience them.”

4.50

I have addressed this issue throughout the development of my proposals, as illustrated in the Design and Access Statement and this evidence. I specifically draw attention to the illustration in Figures 15 - Private Amenity Space, Figure 11 - Public Amenity Space, Figure 14 - Proposed Tenure plan, and Figure 16, Waste Management Plan.

4.51

All the proposed dwellings provide private amenity space for health and well-being. All the proposed dwellings address and have access to the public spaces around them, positively by ensuring that dwellings create natural surveillance onto public open space. Encouraging time outside, social interaction and inclusion for all by placing all housing at the edge of the street with a semi-private space that varies in width along the street. The front doors are always on the street promoting active frontages and social interaction between neighbours. The new streets have been designed to be part of an extended pedestrian route through the site which is well overlooked to allow natural surveillance. The scheme provides continuity of street frontages and the enclosure of space by development that clearly defines private and public areas using attractive and distinctive landscaping.

4.52

All elements of the proposed layout have been tracked by a highways consultant to assess the suitability of the road geometry and turning heads for all types of emergency vehicles to ensure a safe and secure environment. The development structure of the proposed phases 3, 4 & 5 have been landscape led. This means that the amenity spaces respond to the sites existing character and features. The built development is enclosed by the landscaping and green space and all dwellings are in close proximity with easy accessibility to public amenity space.

4.53

All dwellings are built to the latest specification and buildings regulations to encourage sustainable lifestyles.

Resources

4.54

The NDG advises that well-designed places and buildings conserve natural resources including land, water, energy and materials”. Please see Landscaping masterplan CD3.10).

- 42 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

4.55

The proposed building specification for the development follows the Government’s “Fabric First” approach. These measures will maximise the efficiency of each dwelling.

These measures are built in for the life of the dwelling, add value and limit the emissions of carbon dioxide to the atmosphere arising from the operation of the dwellings and their services.

4.56

The proposed development proposes to reduce the use of energy through design features and energy efficient measures including: •

Good levels of thermal insulation on the ground floor, external walls and roof spaces, thereby reducing heat loss.

4.57

•

Opportunities for energy efficient lighting and electrical and white goods.

•

Natural ventilation to ensure a healthy and comfortable living environment.

Providing a sustainable development will actively work to meet the requirements for the Councils policy objectives. The developer ensures that the development is planned as a safe, healthy, accessible, and attractive place for residents, including the mobility impaired.

4.58

Existing site features are to be well considered as part of the construction management process and to be enhanced to increase the biodiversity for the site. Existing ponds and Pennington Brook are located on and adjacent to the site. These features are proposed to be protected and incorporated into the development having regard to the needs of health, safety, and environmental pollution throughout the full development.

The pond, brook will be protected using fencing where required along with warning signs.

4.59

Pennington Brook (identified by the Environment Agency as a Main River), runs in a north to south direction along the eastern boundary of the site. An 8m (minimum width) wildlife corridor will be maintained alongside Pennington Brook to enhance habitat connectivity and to maintain terrestrial habitat for wildlife. The wildlife corridor incorporates existing trees and scrub, and a strip of semi-natural broadleaved woodland, which will be enhanced with mixed native woodland edge, scattered tree planting, wildflower meadow and seasonal bulbs to promote its biodiversity. Bird nesting boxes, bat boxes and amphibian refuge features are also proposed to provide new opportunities for local wildlife.

4.60

The proposed drainage scheme is based upon Sustainable Urban Drainage (SuDs) principles, and has been designed to mimic existing flows, but incorporates opportunities for biodiversity enhancement as well as appropriate attenuation.

- 43 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

4.61

A strip of semi-natural broadleaved woodland is present along a stretch of Pennington Brook. A small area of plantation broadleaved woodland is present south of Old Lane in the east of the site. New woodland planting is proposed to the western boundary offering screening of the development from the open countryside beyond, and to the southern boundary to provide a link between the Pennington Brook wildlife corridor and wider countryside. The hedgerows on site are also habitats of principal importance as identified pursuant to S41 of the NERC Act, and will be retained and enhanced by gap planting using native species to increase the biodiversity value and maintain connectivity within the site and the wider landscape. The late 18th century hedgerows will be retained, and reinstated, and new native hedgerow planting is proposed along boundaries between open space and development to increase connectivity with the wider landscape, define edges and filter views.

Life Span

4.62

The NDG (page 47) identifies that good management contributes to the resilience, attractiveness, and beauty of a place. It advises that well-designed places are robust, durable, and easy to look after. I have illustrated relevant considerations to this matter in Figures 11 - Public amenity space, Figure 15 - Private amenity space, and Figure 16 - Waste Management Plan).

4.63

As part of the development of the proposals, the ease of management of amenity spaces is considered to maintain quality and appearance of the public open space, footpaths and play areas to increase the lifespan of the development has been a key consideration. The S106 Agreement will establish a management company that will take over responsibility of maintaining the public spaces and landscaped areas within the site. This will ensure that there is regular landscape maintenance to deliver on the landscape vision for the site, in both the short and long term. This will include upgrades and replanting in the longer term once these areas have been established to ensure the value of these areas is secured in perpetuity.

4.64

Several PROW run through and adjacent to the site (Westhoughton 091, 092, 093 and 094). Footpaths 091, 092 and 094 are being retained on their current route, the development will require the diversion of 093 which runs from the Dobb Brow footpath (ref. WES092) to the Pennington Brook footpath (ref. WES094). The proposals show that the footpath will be diverted to the north-west into the existing and proposed open space. and will be retained as a footpath. The route will be as equally commodious as the current link between Dobb Brow and Pennington Brook, and will be improved to

- 44 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

increase accessibility. The landscape corridors proposed allow the footpaths to retain a degree of openness.

4.65

The S106 Agreement makes provision for improvements to the surrounding PROW (where they fall outside the site) and a contribution will be made accordingly. This will allow the Council to make improvements to these off-site routes acknowledging that there will be an increased footfall along them, and there are opportunities to ensure they remain attractive routes for both recreation and commuting. The upgrade of the footpaths would increase the quality and lifespan of these connections and maintain them as safe, accessible, and enjoyable to use.

4.66

All dwellings and walk-up apartments have private amenity space to the rear to allow for outside enjoyment. The floor plans of dwellings allow for flexible living and are adaptable for home working like a lot of people have found over the past 3 years.

4.67

The need to make provision for the storage and collection of household waste is an important design consideration. All containers will be stored at the rear of the proposed properties. The scheme has been designed to allow refuse containers to be collected from the street on the dedicated day so that bins are not permanently stored to the front of properties. The layout has been checked to ensure it can accommodate a refuse vehicle and the arrangement of the plots can store the waste containers to the rear of the properties away from the street scene. A waste management plan has been prepared and was submitted as part of the application. Cycle and vehicle storage is available within the private curtilage of each dwelling for ease of access and security.

NDG Summary

4.68

We as a design team embrace the approach set out in the NDG in our usual way of working. Whilst the NDG is simply guidance, we have followed the broad principles defined in the document as demonstrated and set out within Section 4.

4.69

I consider that it has been demonstrated within this assessment that the appeal proposals accord with the principles of well designed places as outlined in the NDG.

4.70

The officers recommended both applications for approval and I consider the development is acceptable and meets the tests of policy and guidance.

- 45 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

5.0

Response to Reason for Refusal

5.1

This section of my evidence responds to the Council’s reason for refusal and the areas of disagreement that have been set out in the respective SoC and defined in the SofCG.

5.2

The reason for refusal states: “The proposed residential development of the application site would represent inappropriate development of ‘Other protected open land’ and therefore would be contrary to Policy CG6AP of Bolton’s Allocations Plan and Policies OA3.3 and OA3.6 of Bolton’s Core Strategy. The proposed development would also have significant local landscape and visual impacts which would not maintain or respect the landscape character of the area, and the proposed design and layout does not constitute good urban design and would impact detrimentally on the area’s character and appearance, contrary to policies CG3 and OA3 of Bolton’s Core Strategy and guidance detailed in section 12 of the National Planning Policy Framework. It is considered that the adverse impacts of the development would be significantly and demonstrably outweigh the benefits of the proposed development.”

5.3

The key part of that statement (in terms of design): “The proposed design and layout does not constitute good urban design and would impact detrimentally on the area’s character and appearance, contrary to policies CG3 and OA3 of Bolton’s Core Strategy and guidance detailed in section 12 of the National Planning Policy Framework. It is considered that the adverse impacts of the development would be significantly and demonstrably outweigh the benefits of the proposed development.”

5.4

However, this is contrary to the assessment set out in the officer report and their recommendation for approval for both applications. It is stated in paragraphs 106 (CD2.1) & 112 (CD2.2) of committee reports that: “On balance, Officers consider that the benefits of the development proposal outweigh the identified harm and it is therefore recommended that Members approve the application, deferring the decision to the Director for the signing of the S106.”

5.5

The character study produced within the determination period discussions with the LPA (see Figure 7 - Local Vernacular Study) clearly drew characteristics from the local area in order to determine the appropriate architectural detailing response for each of the character areas to ensure that they would in fact enhance the areas character and appearance. Although the schemes each of the phases have been considered as

- 46 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

separate sites, it seems appropriate that some of the detailing from the previous phases are implemented as the baseline given its close relationship (especially in the Core character area). The additional character areas then focus on the enhancement of the retained historical site features in both architectural detailing and in layout form, using the built development to frame and define these key areas. This is in accordance with the requirements of Policy CG3 – The Built Environment.

5.6

From density studies of the local area (as illustrated in Figure 22 – Density Study) it has been demonstrated that the morphology, density and typology of the existing local area is varying. Within the local area the densities of development range from 28 to 35dph. The proposed density and morphology is in consistent with the immediate area, and accords with the NPPF imperative to make the best use of land.

5.7

The appeal sites retain and enhance the existing sustainable movement networks that cross and adjoin the site. The LPA requested a spine road through the developments and this connects the appeal sites to phase 2 and the existing neighbourhood along The Fairways. The retained PROW network are proposed to be upgraded in terms of materiality to ensure future use for both new and existing residents to be able to access local facilities and transports uses.

5.8

The majority of existing trees and hedgerows are retained with and surrounding the boundaries of the site in order to protect the historical nature and character. Combined with the proposed landscape mitigation this will protect and increase the ecological value and visual impact of the site. This is covered in detail within Mr Jon Berry’s Landscape SoC.

5.9

The principles of development were deemed acceptable and approved on the previous two phases of development (allowed on appeal) and therefore should be accepted on these appeal sites. This builds upon the principles previously established and will allow the creation of a cohesive overall neighbourhood.

5.10

Good urban design principles have been adopted across the two current appeal sites.

Connectivity has focused upon making good links with existing movement frameworks in accordance with the requirements of Policy P5 – Accessibility. The PROW network allows for ease of access to public transport with priority for pedestrians, cyclist and public transport users as a priority over the use of a car.

5.11

Parking provision and typology has been considered and is in broad accordance with the LPA and LHA standards in order to make sure enough spaces are required without having detrimental impact on the street scenes.

- 47 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

5.12

The orientation of the development blocks have ensured that the PROW’s are well over looked by new development to ensure natural surveillance and safety in accordance with the requirements of Policy S1 – Safe. Long stretches of straight highway have also been avoided to ensure a pedestrian dominated street hierarchy and that cars speed are kept to a minimum. Corner turning dwellings are positioned in appropriate locations to ensure that no dead spaces with no natural surveillance are created.

5.13

The NDG states that well-designed places are based on a sound understanding of the site and the surrounding context using baseline studies as the starting point for design.

I believe it is clear from the evidence presented in my evidence that the sites historical and heritage features have been a priority throughout the design of the proposals and evident in the willingness to engage in the extensive meetings and discussions with the LPA throughout the determination process.

- 48 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

6.0

Compliance with Policy

6.1

The NDG is guidance only and we have followed the broad principles of the ten characteristics for creating well-design places for the appeal sites.

6.2

I have demonstrated within my evidence that the design of the appeal proposal is in broad compliance with paragraph 130 of NPPF for ‘Achieving Well Design Places’ as follows: a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; It has been demonstrated within paragraphs 3.15 – 3.19, 4.3 – 4.4, 4.28 – 4.30, 4.46 – 4.61 that the proposals will add to the quality of and integrate well into the wider area. b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; It has been demonstrated within paragraphs 3.20 – 3.53, 4.50 – 4.61 that the proposals would result in good architecture, layout and landscaping. c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities); It has been demonstrated within paragraphs 3.20 – 3.25, 3.43 – 3.53, 4.15 – 4.17, 4.23 - 4.27, 4.32 – 4.41 that the proposals will be sympathetic to the local character and history of the area. d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit; It has been demonstrated within paragraphs 3.30 - 3.53, 4.11 - 4.21 the proposals would enhance the existing sense of place through good layout and housetypes to create an attractive place to live. e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; It has been demonstrated within paragraphs 3.15 – 3.19, 3.36 – 3.42, 4.5, 4.7, 4.12 - 4.14, 4.22 – 4.45 that the proposals will be an appropriate mix of built development and green infrastructure with connectivity that will support local transport links. f)

create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users and where

- 49 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.” It has been demonstrated within paragraphs 3.15 3.19, 3.36 – 3.42, 4.5 – 4.7, 4.38 – 4.41, 4.47 - 4.49, 4.58 – 4.61 that the proposals are inclusive and accessible with a high standard of amenity for both future and existing residents.

6.3

I have demonstrated within my evidence that the design of the appeal proposal is in broad compliance with paragraph 134 of NPPF for ‘Achieving Well Design Places’ as follows; a) “Development which reflects local design policies and government guidance on design, taking into account any local design guidance and supplementary planning documents such as design guides and codes”. In contrary to the Council’s SoC, it has been demonstrated that the proposals have been designed in broad compliance to the 10 principles for ‘Well-designed places from the National Design Guide (NDG), as demonstrated within section 4 of this document. It is important to understand that the NDG is guidance only but we have demonstrated that we have followed the broad principles. b) “Outstanding or innovative designs which promote high levels of sustainability or help raise the standard of design more generally in an area, so long as they fit in with the overall form and layout of their surroundings”. It has been demonstrated within Section 3 – Broad principles of the Layout that the proposals have been designed to promote high levels of sustainability to integrate into the layout of their surroundings.

6.4

I have also demonstrated within my evidence that the design of the appeal proposals is in compliance with Policy CG3 ‘The Built Environment’ of the Bolton Core Strategy as follows: •

Expect development proposals to display innovative, sustainable designs that contribute to good urban design. – It has been demonstrated within paragraphs 3.20 – 3.25 (Retention of Existing Site Features), 4.6 – 4.9, 4.29 – 4.30, 4.32 – 4.41, 4.50 – 4.61.

•

Conserve and enhance local distinctiveness, ensuring development has regard to the overall built character and landscape quality of the area. – It has been demonstrated within paragraphs 3.42 - 3.53, 4.3 – 4.4, 4.11, 4.15 – 4.20, 4.31 – 4.41

- 50 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

•

Require development to be compatible with the surrounding area, in terms of scale, massing, grain, form, architecture, street enclosure, local materials and landscape treatment including hard and soft landscaping and boundary treatment. Historical associations should be retained where possible. – It has been demonstrated within paragraphs 3.42 - 3.53, 3.20 – 3.25 (Retention of Existing Site Features), 4.11 – 4.20, 4.23 – 4.27, 4.32 – 4.41.

•

Conserve and enhance the heritage significance of heritage assets and heritage areas, recognising the importance of sites, areas and buildings of archaeological, historic, cultural and architectural interest and their settings. It has been demonstrated within paragraphs 3.2 – 3.9, 3.20 – 3.25 Retention of Existing Site Features, that the proposals have recognised the importance retaining the historical site features.

•

Ensure development is designed in an inclusive manner which is accessible and legible to all, regardless of age, gender, background or disability. It has been demonstrated within paragraphs 4.12 – 4.14, 4.19 – 4.22, 4.29 – 4.30, 4.38 – 4.45 that the proposals have been designed to be inclusive for all.

•

Encourage the incorporation of design measures into new developments that allow adaptation and resilience to the impacts of climate change and extreme weather events and also to reduce the threat of fuel poverty, through the careful selection of aspect, layout and massing, and by making buildings increasingly energy efficient. – It has been demonstrated within paragraphs 4.50 – 4.61 that the proposals have considered the future energy efficiency of the development.

•

Maintain and respect the landscape character of the surrounding countryside and its distinctiveness. Any soft landscaping and landscape enhancement schemes should enhance biodiversity and be compatible with the nearby landscape character types identified by the Landscape Character Assessment.” It has been demonstrated within paragraphs 3.2 – 3.9, 3.20 – 3.25 (Retention of Existing Site Features), 4.31 – 4.37 that the proposals have been landscape led to maintain and enhance the existing landscape character.

6.5

The proposals are also in broad compliance with policy S1 – Safe and P5 – Accessibility.

- 51 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

6.6

The proposals are also in broad compliance with section 11, paragraph 124 of the NPPF ‘Making efficient use of land.’

6.7

The proposals are, on balance considered to comply with policy as stated within the committee reports (CD2.1 & CD2.2) and therefore had an officer recommendation of approval.

- 52 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

7.0

Conclusion/Summary

7.1

It is important to note that both applications were recommended for approval and as stated in the committee reports (CD2.1 & CD2.2) the balance of level of harm did not significantly outweigh the identified benefits of the scheme.

7.2

As stated within the Executive Summaries of the Committee Reports: “In consideration of the requirement to apply the titled balance, the proposal is, on balance, considered to comply with policy and has an officer recommendation of approval, with the requirement to delegate the decision to the Director for the S106 to be signed.”

7.3

A detailed consultation period including multiple masterplan meetings, took place between the appellant, the design team and the LPA to ensure that comments received from consultees were assessed and addressed in order to create proposals that are consistent with the approved phase 2 development to ensure a landscape led development.

7.4

Both myself and colleagues at APD, have embraced the guidance, in our usual way of working and this is how the schemes have been approached like the approved phase 1 & 2 schemes.

7.5

The Council have commented on the scheme through the determination process and we have responded positively to such comments and addressed all the matters raised.

7.6

In summary my evidence has demonstrated the following: •

The sites lies in a predominately residential land use area and therefore residential use for the proposed sites is deemed appropriate.

•

The area has a mix of plot proportions and residential densities that are comparable to what exists in the local area while making efficient use of land.

•

The site lies in an area of predominately two-storey dwelling houses which is in broad compliance with the local area.

•

The appeal sites mirrors the same plot proportions and densities that were deemed acceptable and approved on the previous two approved phases.

•

The density and morphology of the proposals are in broad keeping with the surrounding area.

•

The site proposals will provide additional affordable housing in addition to those already being provided on the previous two phases.

•

Affordable housing provision is in line with the requirements of SPD Affordable Housing.

- 53 -

PROOF OF EVIDENCE (URBAN DESIGN) Phases 3, 4 & 5 Bowlands Hey Site Westhoughton

•

The landscape led approach to layout design has allowed for the retention of as much of the existing historic features of the site, including hedgerows and ponds as focal features of the design.

•

The site protects the sustainable accessibility to the local amenities through the retained PROW’s and existing movement networks through the extension of the required spine road as required by both the LHA and LPA.

•

The site has respected the historical field pattern of the sites context and created landscape led proposals that protect and retain most of the existing landscaping across the sites.

•

The local vernacular has been assessed in order to create a range of housetypes that make strong reference to the local vernacular, in character areas that respond to the formation of the proposed layout and the retained existing historical site features.

•

The proposed green infrastructure is made up of multi-use spaces that are inclusive, accessible, and usable by all with retained connectivity to support the use of the local facilities and public transport networks.

•

The proposals create a strong sense of place using the arrangement of streets and spaces combined with building types and materials to create an attractive and welcoming place to live, work and visit.

7.7

For reasons set out in my evidence, I believe that there are no grounds for refusing the appeal with reference to design matters and that the appeal proposals are in accordance with the National Design Guide, National Planning Framework (Section 12) and Bolton Core Strategy (Policy CG3) in respect of designs. The site has been assessed as suitable for residential development in terms of design and will deliver a sustainable development consistent with regional and national policy and in line with what was deemed as acceptable and approved on Phases 1 & 2.

- 54 -