brownside - burnley.gov.uk

September 2016

Brownside Land off Brownside Road

Design & Access Statement

H&F Eccles & Son

Land off Brownside Road

2 | Design and Access Statement

The Team

Applicants H & F Eccles and SonsButchers FarmWorsthorneBurnleyBB10 3NU

Planning Indigo Planning Ltd Lowry House17 Marble StreetManchesterM2 3AW

Masterplanning Randall ThorpCanada House3 Chepstow StreetManchesterM1 5FW

Highways & Transportation Crofts Transport SolutionsHill Quays, 9 Jordan StreetManchesterM15 4PY

Drainage & Floor Risk Waterco ConsultantsHolyoake HouseHanover StreetManchesterM4 4AH

Ecology & Arboriculture Appletons17 Chorley Old RoadBoltonLancashireBL1 3AD

Contents

Design and Access Statement | 3


Executive Summary 4

01 Introduction 5

02 Site Location 6

03 Planning Context 8

04 The Site and its Context 10

05 Design Development Process 16

06 Principles of the Site Layout 21

07 Access and Safety 24

08 Building Size, Scale and Amount 26

09 Appearance 27

All plans reproduced from Ordnance Survey digital map data

© Crown copyright 2016. All rights reserved. Licence number 100000073

All aerial photography © Google 2016



Executive Summary

The Design and Access Statement (DAS) accompanies an outline planning application submitted on behalf of H&F Eccles & Son which seeks approval for a residential development on Land off Brownside Road, Brownside.

The proposed development will provide an opportunity to deliver the following potential benefits:

• Provision of new housing in Burnley, an area with an acknowledged housing shortage• Provision of a variety of houses, ranging from 1- bed to 4- bed including some

bungalow properties• Opening up currently private land to the public with new quality landscaping and an

area of public open space• Introduction of new planting to support opportunities for ecological enhancement• Improved amenity of local pedestrian connections• Increased revenue to the local authority through additional council tax receipts• Introduction of new economically active population to support local jobs, services

and facilities

The aim of the scheme is to deliver a desirable living environment which complements and sits comfortably within its surroundings and creates a well balanced, sustainable extension to the residential settlement of Brownside.


Land off Brownside Road 01 Introduction

This Document

This Design and Access Statement (DAS) accompanies an outline

planning application submitted on behalf of H&F Eccles and Sons Ltd

which seeks approval for the delivery of up to 47 new dwellings, access

and associated infrastructure on land off Brownside Road. The site

area is 2.4 ha.

The Planning Application

The application seeks outline permission with all matters reserved,

except for the means of access. It is for:

‘Outline planning application for residential development with all

matters reserved except for means of access at the land off Brownside

Road, Brownside’

This document describes the key issues taken into consideration in the

design of the scheme and sets out the key principles which will inform

the detailed layout and design of the development at reserve matters.

The precise details of:

• Layout (i.e. detailed layouts for development areas);

• Scale (i.e. precise dimensions for individual buildings);

• Appearance (i.e. finishes for buildings and public open spaces);

• Landscaping (i.e. detailed levels, hard landscape treatments and

planting plans);

will be included within more detailed Reserved Matters Application(s)

once the planning principles are established through this application.

The drawings which comprise the planning application are:

• 601A-17A Site Location

• 601A-23 Parameters Plan

• 601A-25 Landscape Strategy

• 601A-40 Illustrative Masterplan

• 1086-F04 Highway Access Plan



02 Site Location

Geographical Location

The site is located directly adjacent to the residential settlement of

Brownside and the properties at Lindsay Park. Brownside is located on

the eastern outskirts of Burnley 2.5 miles east of the town centre.

Brownside is a modern estate that lies to the west of the traditional

stone village of Worsthorne. Worsthorne and Brownside share some

services but are distinct residential areas separated by open land

around Worsthorne Primary School.

BURNLEYTown Centre

Brownside

Worsthorne L

indsay

Par

k

Brownside Road


Land off Brownside Road 02 Site Location

Site Location

The site lies to the south of Brownside Road and comprises 2.4ha of

pastoral fringe farmland used for grazing sheep and cattle.

Brownside Road is the main access road through the village, which

provides access to Worsthorne.

There are no buildings within the site.

Two footpaths lie within the site. Fp12 11 10 runs along the eastern

boundary, and PRoW Fp 12 11 9 passes west-east through the

southern part of the site, emerging from between the properties at

Lindsay Park on the western boundary site boundary. It intersects with

Fp 12 11 10 close to the south corner of the site.

Brownside

Worsthorne

Worsthorne

Primary School

Brownside Road

FP 12 11 9 FP 12 11 9

FP 12 11 10

Linds

ay P

ark



03 Planning Context

Planning Context

The design and layout of the site is shaped by a wide range of planning

policy and other guidance. The key policies and documents which have

influenced the scheme are set out below.

National Planning Policy

The National Planning Policy Framework (NPPF) was published on

27 March 2012, coming into immediate effect and replacing all

previous Planning Policy Guidance notes (PPGs) and Planning Policy

Statements (PPSs).

The NPPF promotes ‘presumption in favour of sustainable development’.

The following core planning principles are set out within the NPPF which

relate to the design and layout of the proposed development at

Maldon Road:

• Promoting sustainable transport;

• Delivering a wide choice of high quality homes;

• Requiring good design;

• Promoting healthy communities;

• Meeting the challenge of climate change, flooding and

coastal challenge;

• Conserving and enhancing the natural environment.

The proposals for land off Brownside Road as presented within this

document consistently follow the principles set out in the NPPF.

Local Planning Policy

The application site lies within land currently identified as

"Rural area" (Policy GP2 and E27) under the Burnley Local Plan

(Adopted April 2006).

Local policies of relevance to the design and layout of the site are:

GP3 DESIGN AND QUALITY

Requires development to have a positive contribution to the local

character and be of good design and quality.

GP6 LANDSCAPING AND INCIDENTAL OPEN SPACES

Requires development proposals where appropriate, to include

incidental open spaces to a high standard of landscaping of a scale

appropriate for the development.

GP8 ENERGY CONSERVATION AND EFFICIENCY

Requires that new buildings reduce energy consumption and include

energy efficiency measures.

GP9 SECURITY AND PLANNING OUT CRIME

Sets out the council's policy and requirements for new development to

contribute to improved security and crime prevention.

GP10 DEVELOPER CONTRIBUTIONS

Ensures that development proposals that require additional public

service provision or exacerbate an existing problem or shortfall should

provide additional facilities. Proposals should contribute to remedying

any deficiency created, to an appropriate scale. This includes health,

education, sport, recreation, library, social service and youth facilities.

H3 QUALITY AND DESIGN IN NEW HOUSING DEVELOPMENT

Sets out the council's policy requirements to ensure quality design in

all new housing development.

H4 PROVIDING A CHOICE OF HOUSING IN NEW DEVELOPMENT

Requires that new housing development of at least 0.4 ha, or 10 units,

create a balanced communities by providing a mix of housing types,

sizes and tenures.

H5 LOCAL HOUSING NEEDS

Sets out the need for Affordable and Special Needs Housing.

H6 HOUSING DENSITY

Sets out the policy requirements that makes the most efficient use of

land by maximising the net site density of development as follows.

H7 OPEN SPACE IN NEW HOUSING DEVELOPMENT

Sets out the council's policy requirements for the provision of, or

contribute to Public Open Space within all new housing developments.

E4 PROTECTION OF OTHER FEATURES OF ECOLOGICAL VALUE

Requires features of ecological value and potential such as ponds,

hedgerows, dry stone walls and watercourses and their associated

corridors be safeguarded and requires their retention in new

development. Proposals should take advantage of opportunities to

create new wildlife habitats where these can be included as part of a

site layout and landscaping schemes.


Land off Brownside Road 03 Planning Context

E6 TREES, HEDGEROWS AND WOODLANDS

Requires existing trees, woodlands and hedgerows be protected

from development unless there is no significant loss to environment,

amenity, historic, archaeological and nature conservation interests.

E27 LANDSCAPE CHARACTER AND LOCAL DISTINCTIVENESS IN RURAL

AREAS AND GREEN BELT

Sets out the council's policy requirements for new development

in Rural Areas and the Green Belt to contribute to the protection,

enhancement and restoration of the Borough’s distinctive

landscape character.

Supplementary Planning DocumentsThe following national and local SPD’s should be considered as part of

the proposed development:

National

Urban Design Guides - A number of national urban design guides,

many produced by or in conjunction with CABE, are relevant to the

scheme. Key documents include:

• By Design: Better places to Live: A companion Guide to PPG3 (2001)

• Safer places - the planning system and crime prevention (2004)

• Manual for streets 2: DCLG & DoT (2010)

• Urban Design Compendium 2: HCA (2007)

• National Planning Policy



04 The Site and its Context

Good Connections

Walking

Pedestrian provision in the area is considered to be of good standard.

There is a public footpath running along the eastern side of the site

that links to Ormerod Street to the south.

Manual for Streets states that "walkable neighbourhoods" are typically

characterised by having a range of facilities within 10 minutes (up

to 800m) walking distance of residential areas which residents may

access comfortably on foot.

Within 800m walking distance of the site is Worsthorne Village and

several amenities such as the local store, St John’s Church, Worsthorne

Primary School, The Village Chippy, The Crooked Billet Public House,

and The Bay Horse Inn Public House

The 2 kilometre pedestrian catchment illustrates that areas of East

Burnley can be accessed including Worsthorne and areas such as

Pike Hill and Brunshaw. Other amenities situated within the

2 kilometre include Brunshaw Pharmacy, Pike Hill Post office, Spar,

Tesco, Springwood Garden Centre, Pike Hill Library, WH Smith,

Brunshaw Primary School and Thornton Arms Public House

Cycling

A distance of 5 kilometres is accepted as a distance for which cycling

could replace short car journeys. This distance would encompass

Worsthorne, Burnley, Holme Chapel, Briercliffe, Brierfield, Southfield

and Mereclough.

There are no cycle routes passing the site. However, Ormerod Street

and Extwistle Road running through Worsthorne from part of Regional

Route 91. This forms the ‘southern loop’ of the Lancashire Cycleway

and links to Burnley and numerous other towns and villages in

the area.

The National Cycle Route 68 is located approximately 740 metres south

of the site, this cycle route is also known as the Pennine Cycleway.

Public Transport

The nearest bus stop to the site is located to the north on Brownside

Road, approx. 130 metres from the centre of the site. There are

further bus stops along Brownside Road. There are 2 services per

hour, providing direct access into Burnley and Stoops Estate. These

services operate from 0608 hours in the morning until 1846 hours. It is

a 17 minute bus journey from the site to Burnley and a 36 minute bus

journey to Stoops Estate.

The nearest train station to the site is Burnley Manchester Road and is

accessible via a 25 minute journey on bus service 1 and a short walk.

Burnley Manchester Road train station offers 4 services per hour to

Blackpool North, York, Wigan Wallgate and Blackburn. There is an

hourly service to Manchester Victoria.

Summary

In summary, the site lies on the edge of an established residential area,

within walking distance of local facilities and public transport.

This has the potential to create a sustainable, high quality residential

development, which will integrate into the wider area.

Further details in relation to transport issues can be found within the

transport assessment submitted as part of this planning application.


Land off Brownside Road 04 The Site and its Context

North

800m pedestrian catchment plan

KEY

Site

800m Pedestrian Catchment

2km Pedestrian Catchment

Bus stops within 400m

Education

Retail

Community Facilities

Healthcare/Medical

Cafe/Takeaway/Public House

Business/Employment/Industrial

Library

Post Office




Site Features

Land Use and Pattern

The site is located on the eastern edge of Brownside. It forms part of a

pastoral field.

The immediate surrounding landscape comprises pastoral land to the

south, with the village of Worsthorne to the east, and Brownside Road

directly to the north with open countryside beyond.

Site Boundaries

The northern boundary of the site is formed by a post and wire fence

abutting Brownside Road.

The southern boundary extends from the existing development

boundary at Lindsay Park in a north easterly direction to

create a logical extension to the Brownside settlement. It is

currently unmarked.

The eastern boundary to the site follows the line of FP 12 11 10

crossing the open field and leaves an area of open land between the

site and Worsthorne Primary School and its associated Playing Fields.

This boundary is currently unmarked in the ground.

To the west the site borders the rear of the properties located on

Lindsay Park. The boundaries are a mixture including close boarded

fencing, timber post and three-rail fence, and sections of hedgerows.

There is vegetation within some gardens including some conifers and

mature broadleaved trees.

Public Rights of Way

Two footpaths lie within the site. Fp12 11 10 runs along the eastern

boundary, and PRoW Fp 12 11 9 passes west-east through the

southern part of the site, emerging from between the properties at

Lindsay Park on the western boundary site boundary. It intersects with

Fp 12 11 10 close to the south corner of the site.

Topography and Drainage

Generally the site has a gently sloping landform from a high of 200m

AOD at its eastern edge to the established residential boundary which

lies at around 197m. Gradients average around 1 in 16 across the site.

Trees and Hedgerows

There is 1 tree (T5, sycamore) located within the site, as identified

in the tree survey and a group (G7 oaks) immediately at the south

east edge of the site. There is a dead tree located within the field

recommended for removal. There are a number of trees located within

the gardens of the adjacent properties at Lindsay Park.

Ecology

A phase 1 habitat survey has been carried out and established that the

pastoral land with little intrinsic ecological value.



KEY

North

Constraints and Opportunities Plan: NTS

To Burnley

To Worsthorne

Brownside Road

Potential site access

Open view line

Route of local footpath

Properties backing on to site

Existing tree

Dead tree to be removed

Trees no longer existing on site

202

200198196194192

190

T5 G7




Visual Character of the Site

The following images illustrate the features and visual character of

the site. Further information on the potential landscape and visual

impacts resulting from development of the site can be found within

the Landscape and Visual Appraisal submitted as part of this planning

application. The report concludes that appropriate development of the

site will not result in any significant adverse impacts upon landscape

character or landscape features.

Photo 1: View from within the site looking east towards Worsthorne and Worsthorne Primary School

Photo 2: View from the western boundary of Brownside at the PRoW FP 12 11 9 looking east towards Old Hall Square and the residential area of Worsthorne

1

4

2

3



Photo 3: View from the PRoW to the east of the site looking west towards the properties at Lindsay Park.

Photo 4: View from the north eastern corner of the site looking west and south west across the site towards Lindsay Park



05 Design Development Process

The Design Process

The original scheme presented at the public consultation illustrated a

layout for 60 dwellings at Brownside, as shown below.

Original Scheme

Consultation

Pre-application consultation has been carried out in order to engage

with the Local Planning Authority, elected members, stakeholders, and

local residents. On the 13 July 2016 a public consultation was held in

the Village Hall in Worsthorne.


Land off Brownside Road 05 Design Development Process

VP2

VP1

Following discussions with the public and other stakeholders, concerns

relating to the need to maintain an adequate gap between Brownside

and Worsthorne were raised and a 3D model was produced. The

model considered the Brownside proposals in conjunction with the

proposals for the land at Butcher's Farm in Worsthorne.

The model first examined the schemes shown at the public

consultation. A fly through of the model to various viewpoints revealed

that distant views had the potential to be adversely affected by the

development proposals from two locations:

• VP1: on Red Lees Road from which both schemes would be visible

• VP2 (LVIA VP9): looking south from Brownside Road

Brownside Consultation Site

Butcher's Farm Consultation Site




The existing view

The viewpoint lies across the River Brun at a distance of approx. 1km, and both Brownside and Worsthorne

can be seen. The model shows the existing development in red.

View with consultation scheme

The consultation scheme is shown in the model in blue. The model demonstrates that the southern

extension of the site at Butcher's Farm could result in a potential merger of the villages in the view, although

there would still be a visible area of open land between them.

Revised model which informs the proposals

This model shows development at Brownside all at 2 storeys high and with the eastern boundary drawn

in, and development at Butcher's Farm restricted in its southern extents. A clear gap would be would

maintained between settlements in views with this scenario.

Viewpoint 1: The 3D model from Red Lees Road

Brownside Worsthorne


Land off Brownside Road 05 Design Development Process

The existing view

The viewpoint is from Brownside Road at the corner of the school playing fields and both Brownside and

Worsthorne can be seen. The model shows the existing development in red.

View with consultation scheme

The consultation scheme is shown in the model in blue. The model demonstrates that the consultation

scheme if not modified, would potentially block distant views to the south west from this viewpoint.

Revised model which informs the proposals

This model shows development at Brownside at 2 storeys high and with the eastern boundary drawn in

to follow the contours of the land. A greater extent of views to the south west would be retained, but the

height of development could potentially obscure views.

Viewpoint 2: The view from Brownside Road (LVIA VP 9)

BrownsideWorsthorne




Design for the final submission

The 3D modelling enabled the boundaries of the development areas

to be refined. The revised boundaries (on the adjacent plan) show

the Brownside site restricted in the eastern extent compared to the

consultation scheme, to a line consistent with the revised model, and

parameters for the scheme have been developed which reduce the

height of development in the southern part of the site to single storey. VP2

VP1

Brownside Proposed Scheme

Butcher's Farm Proposed Scheme


Land off Brownside Road 06 Principles of the Site Layout

Concept 2

Preserve the open views from Brownside Road by restricting building heights within the viewline.

Key concepts of the site layout

The layout and design of buildings will seek to compliment the existing

village and create a development sympathetic with the local character.

Concept 1

Retain high ground as open space, and restrict development to land below 198m AOD.

Existing trees retain

Public Right of Way

Publ

ic Ri

ght o

f Way

VIEW

LINE

Concept 3

Create a legible layout with a sense of place with outward facing housing providing a positive edge to development and the urban edge of Brownside.

ACTI

VE F

RON

TAGE



06 Principles of the Site Layout

Site Parameters

The site parameters and the landscape strategy plan have been

produced to ensure any development retains the following key

principles:

• Access from Brownside Road

• An area of public open space on the highest land

• An active outward facing frontage is designed

• Single storey development to the south of the site

• The amenity of the PRoW are retained within public open space or in

the development area

KEY

Site Boundary Total Area: 2.4 ha

Other land within applicant's ownership

Development Area

Area of single storey dwellings only maximum ridge height 205m AOD/7m to ridge

Building line for dwellings

Existing Public right of way (to be retained)

Public Open Space

Proposed Site Access

Indicative Primary Road


Land off Brownside Road 06 Principles of the Site Layout

KEYArchitect's Layout

The Illustrative Masterplan layout for the site has been produced to

demonstrate the feasibility of 47 properties fitting comfortably within

the site boundaries, in accordance with the parameters plan.

Existing trees and vegetation

Existing remnant wall

Indicative buildings

Building frontages

Indicative road layout

Proposed native hedgerow

Proposed tree planting

Proposed footpath

Proposed stock proof fence

Proposed wild flower mix



07 Access and Safety

Access

There will be one primary vehicular access point into the development

from the north directly off Brownside Road.

Roads and footpaths

The scheme will provide a comprehensive network of roads and

pedestrian paths to ensure that all parts of the development are

readily accessible to all users.

Construction materials

The selection of materials for path surfaces will take into account the

needs of all users.

Entry to buildings

Homes will have level entry routes wherever possible, and approaches

to all buildings with public access will be designed for ease of access. Highway Access Plan


Land off Brownside Road 07 Access and Safety

Safety and Security

The scheme takes on board the key principles of design for safety as

set out in ‘Safer Places’, including:

Access and movement: well defined routes, spaces and entrances

provide for convenient movement without compromising safety;

Urban structure: the scheme is planned to ensure that different uses

do not conflict;

Surveillance: all publicly accessible spaces are all overlooked by

properties and / or vehicular routes;

Ownership: spaces are designed to promote a sense of ownership,

respect, territorial responsibility, and community;

Physical protection: well designed security features, such as lighting in

the public realm, and security of buildings will be provided;

Activity: Outdoor public spaces encourages family activity to reduce

the risk of crime;

Management and maintenance: Outdoor public spaces have been

designed with management and maintenance in mind;

Crime impact assessment: The creation of public realm spaces

capable which meet each of the aspects of personal safety and

security identified above has been taken in to account during the

Masterplan development.



08 Building Size, Scale and Amount

Amount of Development

The total site area is 2.4ha. Included within this will be an area of

Public Open Space, this will be 0.43 ha to comply with

policy requirements.

The scheme would have a density of approximately 24 dwellings per

hectare (net of green infrastructure). This could deliver up to 47 units

depending on the detailed layout.

Mix of Housing

The development will provide family housing appropriate to the

current requirements of the local area. The final mix of housing types

will be the subject of later Reserved Matters Planning Applications to

be agreed with Burnley Council.

Affordable Housing

Burnley Council policy requires 10% of the units to be delivered

as affordable. Discussions are on-going with the Council as to

whether the affordable housing will be provided on-site or a financial

contribution paid to facilitate delivery of affordable housing in other

part of the Borough.

Lifetime Homes Standard

The development will consider the needs of those with limited or

impaired mobility and the adaptability of new homes. Accessible and

adaptable homes will be incorporated into the development in a style

consistent with other houses.

Building Size and Scale

Proposed Building Size and Scale

In order to sit comfortably within the existing built context, the

development will comprise 2 storey properties, and to the south of

the site as set out on the parameters there will be an area of

bungalow properties.

Building height and size parameters will be:

2 storey buildings: Ridge height (from ground): up to 9.0m (max)

Single storey buildings: Ridge height (from ground): up to 7.0m (max)


Land off Brownside Road 09 Appearance

Architectural Quality and Style

The following broad design principles will be adopted throughout the

development to ensure that the character is coherent:

Building Materials and Colour

A mix of brick and rendered buildings should be used to reflect the

varied building materials of the local area. Brick or stone sills and

lintels will be used as a unifying theme with bay windows introduced

where appropriate. Occasional use of architectural detailing, such

as coloured render may be used to add variety and definition at key

locations within the site. The details of which will be agreed as

Reserved Matters.

Building Style and Form

Houses will be a maximum of 2.0 storeys and should aim to be a

contemporary interpretation of the traditional character found around

the local area.

Front Entrances

Front doors and their surrounds will be given careful consideration to

ensure that they establish a high quality feel to the streetscape. The

design of doors will vary and will be appropriate to the style of the

house. Front boundary treatments may include walls and hedgerows

to replicate the character of the local area.

Personalisation

The approach to the design of individual units will allow for the

possibility of adaptation and personalisation by residents within a

well defined framework of consistent building elevations and front

boundary treatments.

Placemaking

The design should concentrate on creating a successful ‘place’ for

people. Building layout and style, hard and soft landscape, highway

design and use of materials should all work together within the

development to create a cohesive overriding character.

Urban form

• Buildings should create an attractive streetscene overlooking the

green spaces.

• Taller or visually different buildings to be used to define

key locations.

• Corner buildings should be articulated to define corners and

provide active interfaces on both sides.

Streets and movement

• Buildings should actively face and overlook green spaces and streets.

• Pedestrian routes will be provided through green spaces.

• Pedestrian network to provide connections between roads and

open spaces.

Frontages

• Frontages will be active onto green spaces and roads.

• Built form will create a strong edge to frame the spaces.

• Front gardens can be varied in depth.



09 Appearance

KEYLandscape Strategy

The following illustrative plan has been submitted with the

application and incorporates the following principals:

• Line of existing public right of way not affected

• New routes laid out to provide attractive linkages

• Native tree and shrub planting, and wildflower meadows

• Public right of way through development area overlooked and

on a tree lined route

• Public Open Space area meets policy requirements for both

Brownside and Butcher's Farm being provided by the same

landowner but subject to a separate application (71 units overall)

.

Site Boundary

Development area

Amenity grass

Existing trees

Proposed wildflower mix

Proposed native hedgerow

Proposed trees

Proposed footpaths

Proposed hedgerow planting within development area

Proposed stock proof fence

Existing PRoW overlooked on a tree lined route


Land off Brownside Road 09 Appearance

Landscape Treatments

Tree planting

• Proposed individual tree planting to be arranged informally in

scattered groups to create visual features and to frame view lines

and open spaces.

• Tree species to include: Oak, Birch, Rowan, Wild Cherry, Field Maple.

Hedgerow/shrub planting

• New hedgerows provided within some front gardens.

• New hedgerows to be a mix of mainly native species including

Hawthorn, Hornbeam, Box, Beech, Hazel or Yew..

• Limited shrub planting in public realm.

Grass

• Grass adjacent to roads and footpaths to be sown as amenity grass

mix and kept mown.

• Other grass areas may be grown as wildflower grassland with a less

frequent mowing regime.

Footpaths

• Footpaths generally 2m wide and ground surfaced.

Ecological and landscape features

• Existing trees and hedgerows retained wherever possible.

• New native tree and hedgerow planting within public realm.

• Species rich grassland.

Randall Thorp Document Control

Doc Reference: 601A Brownside DAS v2016-09-16

Author(s): CAW

Checker: PJR

Product status: Confidential for client review

QM status: Issued

Prepared for: Canada House, 3 Chepstow Street, Manchester. M1 5FW0161 228 7721 [email protected]

randallthorp.co.uk

H&F Eccles & Son