18 0740 design and access statment proposed housing ...€¦ · b2 - existing site photographs b3 -...

Design and Access Statement || DC&MG Associates 1

18 0740 Design and Access Statment Proposed Housing Development Former Bispham High School Bispham, Blackpool


CONTENTS

A - Application Introduction A1 - Application A2 - Background A3 - Design Objectives

B - The Site B1 - The Site Location B2 - Existing Site Photographs B3 - Site Appraisal B4 - Parameters Plan C - Pre-Planning Advice C1- Pre-Planning Advice meeting.

D- Design D1 - Illustrative Site Layout D2 - Scale & Massing D3 - Appearance and Materiality D4 - Proposed Relocation of the Air Cadet Training Centre

E- Access E1 Vehicle Access E2 Public Transport E3 Local Amenities E4 Accessible and Inclusive Access


Section A - Application Introduction

A1 - Application

A2 - Background

A3 - Design Objectives

Site Address:Former Bispham High School,Bispham,Blackpool

This design and access statement has been prepared by DC & MG Associates Ltd. On behalf of Blackpool Council, in support of a hybrid planning application seeking full permission for the relocation of an existing on-site cadet hut and outline permission for the development of up to 176 dwellings together with associated infrastructure and open space.

At present the site is primarily vacant with some designated public open space, and located in a residential area with houses to the north, east and the south. Bispham Road runs to the east.

The site is the former location of Bispham High School, which has been demolished since its closure.

The outline proposal is for a proposed housing development for a number of residential dwellings, the illustrative layout shows detached, semi-detached houses and apartments. All units are provided with amenity green space and car parking.

In the development of the proposed design brief, the following objectives were established for the scheme,

Provide residential units in Bispham, Blackpool, along with a proposed masterplan of the surrounding site.


Section B - The Site B1 - The Site Location

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0 7.5m1 52

drawing reference

issue status

descriptionrev date check

The copyright of this drawing is held by DC&MG Associates Limited, and no reproduction isallowed without prior permission. This drawing must be checked and verified by the contractorprior to work commencing on site. Liability shall not be taken for any defects in this drawingunless, prior to commencing, this drawing and all its dimensions have been so checked andverif ied. All drawings issued prior to being checked to be treated as draft. Do not scale.

8-Feb-19

DC&MG Associates, The Annexe, Rear of 29 Station Rd, Kirkham, Lancashire,PR4 2HAt: 01772 686 030

[email protected]

18 0740 SK001 Location Plan

drawn

rev

original by

checked by

scale

@

file name drawn

drawing

project

client

DC&MGA S S O C I A T E S

Blackpool Council

Former Bispham High School Bispham

Location Plan

18 0740 SK001 1:1250 A1

FeasibilityELIMAG

Figure 1 - Site Location Plan

225

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78

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BISPHAM ROAD

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2 to 4

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527

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Government

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TOWE

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NO

RM

AND

IE

11

6

18

(PH)

TCB

1

El Sub Sta

CO

RR

IB RO

AD

Sink

s

1

2

65

Squirrel Hotel

116

35

28

10

22

43

SIDNEY AVENUE

5

Buildings

44

15

3a

1

7

6a

1

2

7

108RO

AD

15

128

BRACKEN WAY

15

1

Springfield Methodist Church

11

31

11

11

11

18

15

4

1

INVER

RO

AD

114

11

23

Shelter

14

TYRONE A

VENUE

4

10

130

Shelters

2

15

7

Posts

1

KYLEMORE

36

6

122

16

116

51

FB

6

171

LOR

NE R

OAD

2

1

REGENC

Y GARD

ENS

2

1

2

4

26

GR

ESLEY PLACE

10

19

49

15

ASHLEY

ST MIC

HAELS R

OAD

1a

9

1

El Sub Sta

2

450

2

14

BLUEBELL CLOSE

13

27

4

PO

45

1

158

9VI

EW

Path

401

LIME GROVE

KYLEMORE AVENUE

AVENUE

LB

7

54

21

Pond

Warbreck Reservoir

29

25

16

28

11

2

4

373

1

142

3

1

436

11

6

434

154

3

5

126

53

159

16

4

1

8

34

104

142

51

CHESTNUT CLOSE

127

2

114

15

187

1220

25

65

CLOSE

39

8

Path

7

11

4

3

1

417

2

8a

161

17LB

11

Club

39

403

51

211

FB

2

HURSTWOO

D

2

10

Posts

216

2

CLOSE

SEATTLE AVENU

E

53

AVENU

E

2

21

Pond

2

1

14

173

2

33

399

14

397

ARD

MO

RE R

OAD

1

11

9

3

18

2

84

14

16

147

11

223

HAYFIELD AVENU

E

MEADOW

2

DEVO

NSHI

RE

1

BIBBY'S LANE

1

40

1

2

11 2

17

385

5

29

DRIVE

1

94

El Sub Sta

ALSTON ROAD

15

Recreation Ground

5

36

5

BISPHAM

HEADFORT CL

OSE

361

64

154

3

1

26

30

Shelter

133

18

14

2

1

3a

135

WATERSIDE

138

42

11

RO

AD

14

(covered)

19

15

2

15

16

Play Area

Rock Garden

- - - - -

0 7.5m1 52

drawing reference

issue status

descriptionrev date check

The copyright of this drawing is held by DC&MG Associates Limited, and no reproduction isallowed without prior permission. This drawing must be checked and verified by the contractorprior to work commencing on site. Liability shall not be taken for any defects in this drawingunless, prior to commencing, this drawing and all its dimensions have been so checked andverif ied. All drawings issued prior to being checked to be treated as draft. Do not scale.

8-Feb-19

DC&MG Associates, The Annexe, Rear of 29 Station Rd, Kirkham, Lancashire,PR4 2HAt: 01772 686 030

[email protected]

18 0740 SK001 Location Plan

drawn

rev

original by

checked by

scale

@

file name drawn

drawing

project

client

DC&MGA S S O C I A T E S

Blackpool Council

Former Bispham High School Bispham

Location Plan

18 0740 SK001 1:1250 A1

FeasibilityELIMAG

Figure 2 - Aerial View


B1 - The Site Location


B2 - Existing Site Photographs

Figure 3 - The Site, Aerial View Figure 4 - Existing Hardstanding on site Figure 5 - Central Site Area

Figure 6 - Existing cadets buildings on East Boundary Figure 7 - Central site area to the East. Figure 8 - Existing Access on Kylemore Avenue.


B3 - Site Appraisal

Section B - The Site (continued)

Figure 3 - Site Appraisal


Section B - The Site (continued)B4 - Parameters Plan

Figure 4 - Parameters Plan


Section C - Pre-Planning Advice C1 - Pre-Planning Advice

A pre-application meeting was held with Blackpool Council on 11th January 2019 and an advice note was issued by the Council by way of a letter on 15th February 2019. The recommendations and guideline information given has been incorporated into the scheme proposals included within this application.


Section D - Design D1 - Illustrative Site Layout

Figure 10 - Illustrative Site Layout


Section D - Design (continued) D1 - Proposed Site Layout

The sketch layout has been developed to create a residential development which addresses the site surroundings positively. It also looks to relocate a building and facility for Cadets that is currently sited to the Bispham Road frontage. The site features and parameters identified by the consultant reports have been carefully considered within the design. Existing areas of landscape and ecological value have been retained in line with recommendations received following the undertaking of ecological and tree survey work.

The sketch layout that has been prepared for information purposes focusses on a number of key areas that have been discussed with Blackpool Council’s Officers. These include the following:

• maintaining a positive link with the historic Rock Gardens to the west• creating a frontage to Bispham Road that responds to the existing dwellings to the north and south of that boundary• forming positive areas of open space with amenity value• create safe and easily accessible pedestrian links across the site that will allow routes from Bispham Road through to the

Rock Gardens.• Relocating the Cadet facilities to suitable position

The full element of proposed development consists of the relocation of the existing on-site cadet facilities. The site for where this is to be placed is marked in Area 01 of the key plan and would be accessed of Bibby Lane. This will mean there is good pedestrian access from Bispham Road where local footpaths connected to bus stops link through. Vehicles can approach from the existing highway network to the west.

The site has then been designed to create a number of character areas where new dwellings are arranged, each of these respond to the specific adjacent surroundings and boundaries. The first of these is the Area 02 fronting Bispham Road which includes for properties that will face the road and then look positively over an area of open space created to the south of that. This design will still achieve a live frontage when viewed from the main road, but then with dwellings sited facing the area that is set-back still achieving an open and welcoming feel to the site entry. Moving within the scheme from that point, the highways approach has been developed to show dwellings can be arranged around a system of access roads and cul-de-sacs to form areas of individual character where house frontages would address key routes positively. This will help achieve an animated and lively streetscape with inbuilt natural surveillance, one where principle elevations overlooking public and shared areas. An apartment building that is proposed to the south west part of this parcel is intended to create a focal reference point to mark the approach to the development in a positive manner, and this will also be able to be seen when approaching from the public open space footpath that link to Areas 03 and 04 to the south west, plus the Rock Gardens further west.


Area 03 proposes properties facing outwards over public open space areas including the retained landscape corridor to the north of Area 4. These properties will create a live frontage as they overlook the Open Space areas, with small cul-de-sac providing units centrally which will add a more private, set-back area. The properties to the north of Area 03 have been positioned to meet spacing standards when read against the existing properties further to the north.

Area 04 has been developed as an extension of the housing developed along Regency Crescent with new dwellings placed to meet spacing standards with that existing housing to the South, and then with a system of highways and footpaths that link with the open spaces and other character areas proposed to the north. These too retained the landscape corridor that forms the northern boundary of this Area, with properties that look outwards onto the existing landscape and retained trees.

Open space has been carefully considered with the largest section located adjacent to the Rock Gardens with a direct connection to the existing play area to the end of Inver Road to the north. A footpath is proposed to run eastwards along the wildlife landscape corridor with a further pocket of open space connecting to Area 2 of the proposed residential dwellings. There are further pockets of open landscape amenity areas along the route of the path as it reaches a dedicated landscaped area fronting onto Bispham Road itself. The green spaces will allow for a variety of activities and will add a range of amenity offers throughout the scheme.

Across the scheme, the suggested position of dwelling footprints works to meet spacing and overlooking standards with the Council’s guidelines. The principle used looks to create positive space between properties with a planting and frontage gardens to give privacy to future residents in a way that still allows for an open feel.

Section D - Design (continued)


D2 - Scale and Massing

Whist the sketch layout that has been submitted is for information purpose at this stage, the range of the dwellings proposed is in keeping with the scale of the adjacent houses and care facility.

The accommodation proposed within the scheme is to be for family housing and apartments. The domestic scale is intended to create a feeling of homeliness and belonging for new residents, providing good quality homes at a familiar and recognised residential scale.

D3 - Appearance and Materials Again whilst in outline at this stage, it is envisioned the external treatments and materials palette that would be adopted at detail stage will embrace the features found in the site surroundings.



D4 - Proposed Relocation of the Air Cadet Training Centre

Figure 5 - Site Plan

Proposed relocation of Air Cadet Training Centre

The proposals include for the relocation of an existing Cadet building which currently sits to the Bispham Road frontage of the overall site. This building originally received Planning Permission on 11 October 2010 – Application Ref No 10/1019.

As part of the proposal to redevelop the former Bispham High School, Blackpool Council have negotiated the relocation of this facility to another part of the site. As a sectional building the structure will be able to be carefully dismantled and re-built.Negotiations have taken place between the Council and the Cadets to relocate the building to the north eastern corner of the site, along the boundary that fronts onto Kylemore Avenue and a connecting pedestrian link to Bibby’s Lane to the east. The scheme includes for the provision of external car parking and service arrangements that will mean the Cadets can operate independently in this new location.

Site Context.

This section of the site previously housed a large building that formed part of the overall former Bispham High School. The Squirrel PH and its car park lie across Bibby’s Lane to the North, the housing served by Kylemore Avenue is situated to the west. There is a service access lead-ing to a communal garage colony and access to the rear of the retail units fronting Bispham Road on the eastern boundary of the area allocated for the Cadet facilities. The former school buildings have been demolished

Figure 6- Figure Ground Plan



Proposal, Massing and Siting.

The design shows the relocated building to be positioned to the eastern section of the designated site, running perpendicular to the Bibby’s Road frontage so that the gable feature incorporating the entrance door faces the street frontage. A car park is then located to the west, this facing a ramped entrance that leads to the main Training Hall.

The accommodation is single storey and includes for a main Training Hall with servery, lecture rooms with sliding partitions, an office, Orderly Room, storage and WC facilities.

In siting the building to the eastern part of the site the building frontage has been kept in line with the existing frontages to the properties numbered 1-5 Bibby’s Lane to the east. The Cadet building footprint has been set in from the eastern boundary where the service road and garages/stores serving the retail units fronting Bispham Road are located. This falls within the historic footprint of the school buildings that previously occupied this area. The car park proposed to the western section means that the existing housing to the north side of Kylemore Avenue and the corner of St Michaels Road will have open views towards the south with this new arrangement. Whilst in a format that is for Illustration Purposes Only, the sketch layout showing housing that accompanies this application includes for suggested housing footprints that would maintain the building line along Kylemore Ave to the west. Also suggested positions of housing to the south of the Cadet building allow for a full stand-off that falls in line with the Council’s overlooking and spacing standards.

Figure 7- Plan of existing building to be re-located

D4 - Proposed Relocation of the Air Cadet Training Centre



Figure 8 - Elevations of existing building to be relocated

Appearance

The pre-fabricated building is finished in light grey and light blue metal cladding with a pitched roof where the eaves runs along the longer lengths of the structure. Windows are in uPVC and doors are finished in Plastisol sheeting to match the main cladding of the building. The proposal allows for the inclusion of planting and grassed areas to providing amenity space for those using the facilities, and also to provide some landscape relief to the street frontage.

Figure 9 - Photograph of Existing Air Cadet Training Centre

Section D - Design (continued) D4 - Proposed Relocation of the Air Cadet Training Centre


Figure 10 - Site Plan

Access and security.

Pedestrian access will be from gateways fronting Kylemore Avenue with a routes through to Bispham Road along Bibby’s Lane running east. The entrance to the site allows for existing footways to be extended so that pedestrians can enter the site safely and with a clear separation from the vehicle circulation space. Clear legible pathways will be constructed within the site to connect the shared surface of the car park areas with the pedestrian entrances on the north and west facing elevations. Disabled car parking spaces have been positioned near to the building entrances, and a provision for cycle storage is also shown on the layout. A disabled access ramp will provide inclusive, level access to the facilities for all users. A scheme for secure boundary fencing allows for a close boarded timber fence to run to the western and northern boundaries. The existing brick wall to the northern side of the eastern boundary forms a secure boundary there which will be then extended to meet to the proposed southern boundary with a close boarded timber fence. The Kylemore Avenue/Bibby’s Lane frontage will have an open mesh security fence as per the current fencing for the present location of the Cadet building, with vehicle and pedestrian gates to the same design included at the entrance position.

Section D - Design (continued) D4 - Proposed Relocation of the Air Cadet Training Centre


Section E - Access

E1 - Vehicle Access Please refer to B3 - Parameters Plan

The sketch layout is based on the vehicular access for the housing development being from Bispham Road and Meadow Close. There will be two points of access into the site helping to regulate vehicular flow around the site.

E2 - Public Transport

The closest bus stop is The Squirrel, a short 2 minute walk away from the site on Bispham Road. The nearest train station is Layton, Blackpool, approximately a 12 minute walk from the site, which connects Bispham to nearby towns and cities such as Preston, Manchester and Liverpool.

E3 - Local Amenities

The site is located approximately 397ft away from a convenience store and food facilities, the closest district centre is Bispham located approximately 0.9 miles away which provides local super markets, shops, doctor’s surgery and post office. Blackpool is approximately 3 miles away which hosts a wide range of services, facilities, education and entertainment offers.

E4 - Accessible and Inclusive Access

The site and houses are to be designed and arranged to comply with Approved Documents Part M of the Building Regulations with inclusive accessibility for all in mind. Pedestrian entrances to all dwellings will be designed with a level access approach to doorways with a minimum clear opening width of 1000mm. Internal circulation including clear opening widths to all internal doors will be designed to meet and exceed Part M.