Issuu

To Halifax

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LITTLEBOROUGH

8 5 A Hol ling wo rth Lake Cou ntr y Par k

MILN ROW

To Huddersfield and Leeds

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Hol ling wo rth Lake

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SMA LLBR IDGE

E N P N N I R E N H ES T U

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The proposals presented show the design evolution of the proposed residential development of Land to the west of Smithy Bridge Road, Littleborough. The proposals incorporate areas of private gardens, public open space, landscaping, car parking and internal access roads and have evolved in consultation with RMBC officers, Taylor Wimpey’s appointed technical consultants and the local community. The proposed development seeks to provide much needed family housing in the north of the Borough in order to help resolve both local housing delivery issues and the national housing shortage. Ahead of submission of the application, Taylor Wimpey and their design team would appreciate the views of the Places Matter: Design Review Panel in order to assist in further developing the proposals and ensure best use is made of the site’s existing characteristics and those of the surrounding area. These boards seek to explain the evolution of design and layout through the key stages of preparation and explain how design has responded positively to both the significant technical work undertaken and the baseline characteristics of the site.

To Bolton & Bury

To Manchester

Introduction

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The site context consists of • • • • • • •

Greenspace context Urban context Landscape character area Description of site boundaries and features Site views Topography and drainage Trees & ecology

The site is close to a wide range of facilities and services, comprising: Bridge over River Roch

Lower Eatfie ld Cottag es

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Cleggh all Fisher ies

Clegg Hall, Mill and Cottag es

KEY Site Boundary River/canal Railway line/train station Terrace housing Post-war housing Recent housing Development Listed buildings

• • • • • • •

Various Primary and Secondary schools Birch Hill Hospital Smallbridge Medical Practice Smallbridge Library Convenience store, off licence and post office Petrol station Public Houses, restaurants and cafés.

Smithy Bridge Railway Station lies approximately 400m from the site and provides rail services to Rochdale and Manchester whilst frequent bus services call at stops on Smithy Bridge Road and Halifax Road, providing connections to the wider area. The site is also well served by the strategic road network; with the A58 leading to the M62 and subsequently the M60. There are a number of employment opportunities in close proximity to the site, notably the Kingsway Business Park – a major regional employment site – around 3.5km to the south west. Hollingworth Lake Country Park lies approximately 1.5km to the south east and provides access to a number of recreation opportunities including walking, cycling and water based activities.

TERRACE PROPERTIES

POST WAR HOUSING

RECENT HOUSING DEVELOPMENT

Site & Surroundings/Accessibility

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PLANNING CONTEXT The site is identified as Protected Open Land (POL) on the adopted UDP Proposals Map. The Rochdale Core Strategy (September 2016) acknowledges that some areas of POL may need to be ‘released’ to meet identified development needs. Housing development on POL is permitted subject to meeting a number of policy criteria. The site is located within a wider ‘Greenspace Corridor’ which reflects the River Roch valley. Corresponding policies in the Core Strategy and UDP indicate that development within ‘Greenspace Corridors’ may be acceptable subject to retaining ecological connectivity, recreational opportunities and visual amenity. Key: Red line boundary D/10 Protected Open Land EM/7 Development and Flood Risk

Some parts of the site are also covered by additional policy designations, as shown on the adjacent map extract. These include an area of allotments and an area of flood risk along the River Roch. The route of the existing Public Right of Way across the site is also identified on the Proposals Map.

G/D/1 Defined Urban Area G/D/2 Green Belt G/7 Protection of Allotments G/8 Greenspace Corridors RE/6 Recreational Rights of Way

The site was identified as a draft allocation in the first draft of the Greater Manchester Spatial Framework (GMSF), indicating a recognition from RMBC and AGMA that the site is an appropriate location for residential development.

COMMUNITY CONSULTATION

The emerging design proposals have been informed by consultation with officers as well as the local community. The community consultation undertaken to date has included: • A public exhibition, • Engagement with identified stakeholders, including ward councillors, • A consultation webpage, • Creation of feedback channels to enable the community to comment.

These activities have all allowed the community to shape and refine the design of the scheme and have directly resulted in the following amendments to early iterations of the scheme: • A reduction in the number of homes from 250 to 205, • The removal of a secondary vehicular access through Brooklyn Avenue, • The reconfiguration of the site layout to include more green space and a more even distribution of homes, • The relocation of the play area within the site.

ADOPTED UDP PROPOSALS MAP

Planning Context/Community Consultation

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Flood Risk and Drainage The majority of the site is within Flood Zone 1; however there is a corridor of Flood Zones 2 and 3 along the site’s boundary adjacent to the River Roch. Built development is therefore proposed to be located entirely within the area classified as Flood Zone 1 to protect against flooding.

Air Quality The site is not located within or close to any Air Quality Management Areas (AQMA) and is not considered to be sensitive in regard to air quality. In order to mitigate against any future air quality impacts, a Travel Plan will be created for the development which will promote sustainable travel choices.

In addition, Finished Floor Levels of properties will be set at a minimum of 600mm above the site’s maximum flood level. The site’s topography allows for the draining of surface water to take place using attenuation, which will eventually drain into the River Roch.

Arboriculture The site is relatively void of trees, aside from on the site boundaries. Existing trees will be retained where possible to provide character to the development and adequate stand offs will be achieved to minimise the impact of development on them. Replacement planting will be incorporated into the scheme to mitigate against any loss.

Ground Conditions The site’s topography means that the site may require either levelling or terracing in certain areas prior to construction. Landscape and Visual Impact The emerging Landscape and Visual Impact Assessment confirms that there are distant views of the site due to the topography of the area but that shorter distance views into the site are more limited. It is considered that views of the site are experienced within the context of the urban edge of Smallbridge. Views from the site are to be capitalised on to provide an attractive setting for the properties. Noise The proposed development is unlikely to be adversely affected by noise. However any impacts can be adequately mitigated through the use of acoustic boundary treatments where necessary.

Heritage There are no designated heritage assets within or immediately adjacent to the proposed development site. There are, however, a number of heritage assets within the wider surrounding area, although the Heritage Statement confirms that the impact of the proposed development will not cause harm to any of the identified heritage asset due to limited intervisibility between the site and the heritage asset and/or their isolated setting and the preservation of views to the River Roch. Ecology Existing hedgerows and shrubs are to be retained where possible to minimise the impact of development on a number of species with appropriate buffers to allow for the foraging and commuting of hedgehog and brown hare. Vegetation adjacent to the River Roch will also be retained. A comprehensive landscaping scheme provides opportunity for replacements habitats and a potential net gain in biodiversity.

Constraints/Technical Input

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Areas 1-4 Linking Spaces

T GA E

C IR C

Area 2

W AY

C IR C

W AY

Woodland Buffer Landscaped Fringe

Area 1

Landscape Reinforcement

Area 3

Landscape/Ecology Corridor Potential Connections Potential Gateway Circus

Area 4

Potential Avenue

Perimeter Block

Area Focal Point

Potential Urban Space Potential Open Space 3

T GA E

W AY

Framed Views

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LANDSCAPE STRUCTURE, LINKED SPACES AND CORRIDORS

C IR C

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Direction of View

T GA E

Primary Routes

ILLUSTRATIVE CHARACTER AREAS

Local Focal Point

Pedestrian Routes

Framed Views

MOVEMENT FRAMEWORK

CONTINUITY AND ENCLOSURE

GATEWAYS FOCAL POINTS & LANDMARKS

Key Design Concepts

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GREEN LINKAGES

These areas will be designed to provide attractive green routes between the southern green space corridor, the proposed housing and the existing local amenities in Hurstead/ Smallbridge. These green linkages also act as attractive, small scale public open spaces, integrated within the neighbourhood design. They will help to aid way finding and to define and differentiate between the different character areas within the site.

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A species rich grass mix will be used within the area. Avenue tree planting will be used along key highway routes to frame views, with more informal tree planting and swathes of informal shrub planting proposed within the wider, more informal areas of open space.

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The trees will be chosen to support wildlife, soften the edges of the development cells, whilst enabling filtered views to allow natural surveillance.

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DRAWING ISSUED FOR FEASIBILITY CONSIDERATION AND PLANNING PURPOSES ONLY. DRAWING NOT TO BE USED FOR CONSTRUCTION. I-TRANSPORT LLP ACCEPT NO RESPONSIBILITY FOR ERRORS MADE BY OTHERS IN SCALING FROM THIS DRAWING. MEASUREMENTS SHOULD BE POND/MARSH TAKEN FROM FIGURED DIMENSIONS ONLY. CDM REQUIREMENTS CONSIDERED AT FEASIBILITY STAGE ONLY. FURTHER CONSIDERATION REQUIRED BY DETAILED DESIGN TEAM.

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REPRODUCED FROM THE ORDNANCE SURVEY MAP WITH THE PERMISSION OF THE CONTROLLER OF HER MAJESTY'S STATIONERY OFFICE. LICENCE No. 100044286. © CROWN COPYRIGHT RESERVED.

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PROPOSED SITE ACCESS - ON SMITHY BRIDGE ROAD

Centurion House, 129 Deansgate Manchester, M3 3WR

Tel: 0161 830 2172 Fax: 0161 830 2173

REV STATUS:

www.i-transport.co.uk

DATE

DESCRIPTION

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APD

PROJECT:

CLIENT:

SMITHY BRIDGE ROAD

DRAFT

TAYLOR WIMPEY

8 9 9

This area will be designed as a formal open space with a village green character. The area is fairly central to the site, and will provide a Locally Equipped Area of Play.

GREEN SPACE CORRIDOR

FOCAL GREEN

The theme of this area will be ‘Natural Play’; there is potential for this play space to incorporate large grassed mounds to complement the steeply undulating landscape that the site sits within. The area will be planted with trees and shrubs with good form and a diverse seasonal character, in order to create an attractive open space throughout the year. This area will generally be sown with amenity grass.

This area will remain free from development as part of a flood mitigation strategy, and will be designed to form a naturalistic open damp meadow grassland, with grassed depressions for detention basins. A damp grassland seed mix is proposed to the majority of the area. This space borders the River Roch and forms part of a wider green space corridor to the east and west. It will form the main open space that will facilitate informal recreation. It encompasses parts of the existing PRoW network, with additional proposed footpaths that will create a continuous route along the full northern edge of this space. The informal recreational route will retain views across the valley of the river and towards the Southern Pennines. Small clusters of trees will be carefully located to soften the edge of the development in views from the south. The retained PRoW route and proposed connecting footpath would be laid as rolled stone path to give a naturalistic informal character.

LEGEND [1] Development boundary [2] Access from Smithy Bridge Road [3] Secondary access from Brooklyn Avenue [4] Development Gateway [5] Network of pedestrian and cycle links [6] Green Space Corridor [7] Retained trees [8] Attenuation areas [9] Retaining structure in rear gardens due to level constraints [10] River Roch [11] Green Links

Emerging Proposals

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Illustrative Housetypes