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2 8.0 Design and Form of Development 43/

3 Rothwells Farm, Golborne/ Development Statement Figure 7. Site Constraints Key 44/ Site Boundary 360 Bus Route/Stops Existing Trees Underground Water Pipe Sensitive Boundary 600/601 Bus Route/Stops Japanese Knotweed Air Quality Management Area Green Belt Railway Line Water High School and Fields Visual Boundary Potential Noise Source Potential buffer from Pond Potential Wildlife Corridor (EV2C) Public Footpath Existing Hedges Water Works

4 8.0/ Design and Form of Development 8.0 Design and Form of Development 8.1 Key Design Considerations Taylor Wimpey have developed a masterplan framework for the site to demonstrate how the design and form of the development will respond sensitively to the characteristics of the site and wider area. It is intended that this scheme will be further developed in consultation with the key stakeholders during the LDF process. This site offers the opportunity to complete the form of the urban settlement against the natural boundary of the existing discussed railway. The creation of a vibrant community will help sustain local services and whilst improving strong and safe connections to the wider countryside. Site Analysis The site provides a rich variety of opportunities and features that enrich and give direction to a development framework; additionally, local, regional and national planning policy provides further structure to be incorporated. The following summary provides the site specific key drivers: An opportunity to complete the urban form against the discussed railway; A well screened site with low impact on the Green Belt due to the existing height of the disused railway; A well connected site, with 2 existing footpaths creating permeability and strong access to the wider countryside and Green Belt; Existing ecological value in the wildlife corridors and habitats, which can be enhanced; Good connections to local services including primary and secondary schools, NHS centres, bus stops and local amenities; and, Opportunities to improve access along the disused railway, with creation of good access for all. Existing Site Features The dominant feature on site is the existing discussed railway line that forms the northern boundary. This forms an embankment approximately 7m in height, and visually screens the development opportunity from the Green Belt to the north. This old railway corridor provides an existing nature corridor, highlighted in policy EV2C. This feature provides an excellent buffer to significantly reduce the visual impact of any development here. The site consists of arable fields with species-poor defunct hedgerows. None of the hedges are intact, and none are species rich. They do however mark out the boundaries of the historic field patterns, and these should be recognised during the framework development. The site contains some scattered broad-leaved trees. Where possible and where they are of sufficient quality these will be retained. An ecological assessment was undertaken for this site and forms the basis of the ecological assessment. More information is available in the technical section of this document. The following summary provides the policy specific key drivers: Well-designed placemaking; 25% Affordable housing provision pepper-potted across the site; Conservation of Energy; Minimisation of surface water run-off; and, Minimum 25 sq.m. of outdoor space per new dwelling. 45/

5 Rothwells Farm, Golborne/ Development Statement 2 - Infrastructure to the west of the site. 1 - Public footpath 30, looking across site towards Lowton Road. 3 - Field pond adjacent to disused railway. 46/

6 8.0/ Design and Form of Development Existing Services and Structures The site is well serviced with utilities, and more information is available within the technical section of this document. In particular, a 21 water main passes under the site, as shown in the constraints diagram at the start of this section. Although it is possible to divert this water main, the framework should initially consider how best to retain access in the public realm for maintenance. A separate exercise to look at the benefits of diversion will be reviewed during design development. Access and Permeability The site has excellent access for pedestrians, cyclists and vehicle users. The site benefits from two existing public right of ways, Wigan Footpaths 30 and 31. These provide very strong North / South access from Golborne to the Green Belt, historic halls and ecologically interesting sites directly to the north. There is opportunity to improve these footpaths and provide better access for both new residents and the existing community. Noise/Air Pollution The site is surrounded by various different uses, including residential, industrial and education uses. In particular the development should consider any noise generation from the industrial uses to the west by means of a buffer zone. Residential back gardens should not back onto these areas. As detailed in the technical section of this document, the site is accessed from Lowton Road, currently designated as an Air Quality Management Area. Once further traffic analysis has been undertaken, the team will assess this in greater detail and mitigate any impact if necessary. Drainage and Flood Risk The Environment Agency flood maps confirm that the entire site is located within Flood Zone 1 (low risk). This is land designated as having less than a 0.1% annual probability of flooding from rivers or the sea in any year (less than a 1 in 1000 annual probability of flooding). In accordance with PPS 25 residential development in Flood Zone 1 is considered appropriate. Integration with Surroundings The site is surrounded by a variety of uses. The proposed residential use is complimentary to the adjacent residential and education uses. The new development can be well integrated with the existing community. Existing back gardens on some of the boundaries should be complimented by new residential back gardens to ensure they are secure and quiet. Public social spaces should ideally not be located adjacent existing residential rear boundaries. The integration with the industrial uses to the west of the site will require careful treatment. A buffer of well screened public space should be introduced and well-overlooked with new dwellings to ensure a safe environment. This will allow the public spaces, roads and front gardens to be positioned facing any potential noise sources and new back gardens located away from any potential noise. Urban Form As shown in figure 2 earlier in the document, the urban form and surrounding uses are well contained by the raised disused railway line. This offers the opportunity to tidy up the urban form up to the natural edge of the Green Belt. 47/

7 Rothwells Farm, Golborne/ Development Statement Figure 8. Site Opportunities Plan To Improve Existing Footpath 30, Creating Better Links to Lightshaw Hall To Improve Existing Footpath 31, Creating Better Links to Critchley House Buffer Zone Potential to Create Wildlife Habitat Utilise Existing Hedgerows to Reinforce Public Footpath Reinstate Old Railway Bridge to Create New Green Link Potential New Village Square / Green Preferred Site Entrance Potential Emergency Exit Key Site Boundary Potential Site Entrance Potential to Create Green Link Existing Trees Potential Emergency Exit Potential Link to Existing Wildlife Corridor (EV2C) Existing Hedgerows Potential Feature Entrance Potential Zones for LAPS / LEAPS Existing Pond Existing Public Footpath Potential Green Space Potential to Screen Development 48/

8 8.0/ Design and Form of Development 8.2 Development Opportunities Addressing Housing Need The site can accommodate approximately 400 dwellings. It therefore can make a major contribution to meeting Wigan s LDF housing requirements. The site has the potential to deliver a sustainable mix of housing in order to meet local needs. In particular, the site can deliver lower density, higher value housing to help address an acknowledged imbalance in the local housing market. Providing Affordable Housing The development of the site brings the opportunity to deliver affordable housing in accordance with the prevailing development plan policy. Promoting a Sustainable Development The site is located on the edge of Golborne and is well located in relation to services and facilities. Its release for housing will enable the sustainable expansion of the urban area. The proposed development will promote sustainable travel through its close proximity to existing bus stops and cycle / pedestrian links. Providing Green Infrastructure The development of this site provides the opportunity to provide safe, well defined green infrastructure routes, with provision of incidental green spaces and play spaces at regular intervals. The site currently has 2 public rights of way in the form of footpaths; although these contribute in providing linkage and access to the countryside beyond, they currently offer very little in terms of green infrastructure. There is opportunity to greatly improve the visual and physical linkages on this site. Providing Open Space The development of the site brings the opportunity to deliver public open space in accordance with the prevailing development plan policy and will result in attractive facilities for the benefit of both existing and future residents. Integrating the Wider Landscape with the Existing Urban Area The northern fringe of Golburne can be completed by bringing forward the development of this site. This site is perfectly positioned to link and define the urban settlement at the edge of the Green Belt. The site is well contained by the discussed railway, and the development of this site allows for a careful transition to be introduced. The formal avenue from Lowton Road leads inhabitants and visitors through to the semi-rural northern edge of the site, and beyond to the countryside. The site provides the opportunity to integrate the existing built form with seemlessly with the edge of the Green Belt on the northern boundary. A Sense of Place Historically the settlements of Golbourne and Lowton have grown together as one urban form. Prior to 1849, only a linear settlement along Lowton Road was evident with a cluster around the historic centre of Golburne. There is much history and character to build upon and further character analysis will be undertaken during design development; this site is large enough to accommodate a number of character areas that are routed in the strong sense of place already created by the communities. 49/

9 Rothwells Farm, Golborne/ Development Statement Figure 9. Vision Key Site Boundary To Wigan 30 Public Footpath / Route No. Bus Route 360 Bus Routes 600/601 West Coast Main Line (UDP Policy A1J: Rail Infrastructure) 1 Flashes Golborne The Flashes 1 2 Settlement Area / Urban Boundary Primary School Secondary School Lightshaw Hall Critchley House Site 3 Byrom Hall 4 Land East of Stone Cross Lane, Lowton 5 Land at Pocket Nook Lane, Astley Golborne Centre 5 4 To Warrington To Leigh 50/

10 8.0/ Design and Form of Development 8.3 Developing the Vision for Rothwells Farm Vision Rothwells Farm provides the missing link to re-connect the settlement of Golborne and Lowton with the wider countryside to the north. The masterplan will be developed with best practice for urban design and green infrastructure in mind. The layout will seek to promote permeability and connection across the site, whilst retaining, protecting and enhancing the key landscape features in and around the site. The layout and design of the new homes will seek to complete the existing urban settlement, and create a distinctive place which builds upon the existing local character. In particular the development will: Create a safe and legible development layout; Provide an appropriate range, form and density of housing to help meet local needs; and create an attractive development of distinctive local character; Provide a safe and attractive multifunctional greenspace network which will provide for non-vehicular movement, informal recreation and ecology; and, Provide a coherent movement network which facilitates pedestrian connections north towards Byrom Hall and the Flashes, and to the south to the heart of Golborne. 51/

11 Rothwells Farm, Golborne/ Development Statement Figure 10. Concept Diagrams Route 30 Route 31 Retain Broad Leaf Trees on Site Where Possible Good Overlooking of Public Realm and Footpath Retain and Improve Existing Hedgerows Good Overlooking of Public Realm and Footpath Overlooks Footpath and School Concept 1 - Strong and Safe Footpaths Green Space Buffer Against Existing Industrial Land Uses Retain Broad Leaf Trees on Site Where Possible Concept 2 - Retain Existing Ecology and Historic Field Patterns LAPS and LEAPS LAPS and LEAPS LAPS Formal Public Square / Village Green Well Designed Junctions to Discourage Vehicle Speed Formal Entrance Spaces Formal Entrance Spaces Concept 3 - Creation of the Right Open Spaces for the Development 52/ Retain and Provide Buffer Around Existing Pond for Great Crested Newts Habitat Link to Road Network Secondary Emergency Access Route Concept 4 - Connectivity

12 8.0/ Design and Form of Development Key Concepts 1. Strong and Safe Footpaths The site benefits from two existing footpaths which are public rights of way. On each site visit made, these were not in use. The opportunity exists to promote these footpaths for easy and safe access to the Green Belt, countryside, historical halls and the Flashes. The footpaths should be well defined, with good passive surveillance. By using the routes for pedestrian priority through the framework, and ensuring good residential frontages are created to overlook them, these footpaths can be transformed from little used tracks to well used, and well maintained pedestrian arteries linking the community of Golborne to the Countryside. 2. Retention of Ecology and Historic Field Patterns The site already has a historic structure and is broken down into a number of smaller parcels by the existing hedgerows. Although these hedgerows are in poor condition, there is opportunity the to re-use and reinforce these historic lines to add structure and order to the developing framework. The existing pond on site also provides suitable habitat for Great Crested Newts. This feature can be retained and enhanced to preserve this protected species. 3. Creation of the Right Open Spaces for the Development The site is already surrounded by excellent public open space. Good linkages to the Green Belt to the north are enhanced by footpaths. School playing fields to the east also provide open space. There will be a requirement on site to provide further formal green space for a variety of purposes; Local Areas of Play (LAPS) and Locally Equipped Areas of Play will be provided, along with formal entrance spaces and boulevards. The creation of a landscape buffer to the west against the industrial uses is also important. These green spaces should be well distributed across the development. 4. Connectivity Connectivity between Golborne and the countryside by both footpath and cycle routes is important. Providing the necessary vehicular routes for the development is also important. The provision of clear, well orientated spaces and routes which allow for good place-making will help to orient users. A clear entrance from Lowton Road needs to lead to a strong primary road network. This will be designed to avoid long straight sections where users could build up speed. It should also pass as many of the open spaces as possible to encourage surveillance of the public spaces. Similarly the northern boundary provides a wildlife corridor along the disused railway. There is opportunity to improve the edge condition of this and provide residential frontage overlooking this amenity. 53/

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