Rothwells Farm, Golborne/ Development Statement Figure 11. Illustrative Masterplan 6 4 6 3 5 4 2 7 7 1 Key Site Boundary Existing Tree Ecological Habitat Primary Vehicular Route Proposed Trees Green Belt Secondary Vehicular Route Open Green space Existing Public Footpath Shared Surface Strong Building Frontage Water Buffer from Pond 54/
8.0/ Design and Form of Development 8.4 The Illustrative Masterplan The potential for new place-making at Rothwells Farm is shown opposite. This masterplan builds upon all the analysis and opportunities presented at the start of this section and provides a highly permeable layout with excellent north / south connections. 1. Entrance The first impression of the new development provides a strong, clear entrance from Lowton Road. This approach provides and respects the need for pedestrian, cycle and vehicle access and re-introduces much improved visibility to the public right of way. The public space fronting onto the main road creates a memorable punctuation point along the road to aid legibility and way-finding. 2. Boulevard A strong boulevard running north from the entrance orientates the user to explore the site, and reveals a small clearing bound by the existing trees and hedgerow line. The avenue has residential properties enclosing both sides to give a formal proportion to this element of public space. From here, car users are taken in a north-westerly direction into the heart of the scheme. Vistas from here lead the eye to the ecology area to the north, and the school playing fields to the north-east. 3. Ecology The elevated disused railway provides termination to the views north. The existing pond area provides an ecologically sensitive area for the protection of the Great Crested Newts found on site. The dwellings in the area benefit from strong frontages onto this amenity space. 4. Footpaths Footpath 30 is retained and improved as a key pedestrian and cycle artery for the development. Care has been taken to ensure the primary routes do not run parallel to the footpaths, and only cross the footpaths at carefully controlled points. Here the integration of vehicles and pedestrians will be carefully designed to give pedestrian priority. 5. Formal Square Careful consideration has been given to the nature of the enclosure and built form around the formal square. In particular the treatments of the built form at the corners ensure that there is a good feeling of enclosure. The primary vehicle route has purposefully been located to the southern edge of this square which leaves the northern and eastern edges of the square to benefit from a well orientated sunny outlook. 6. Landscape Buffer A landscape buffer has been provided on the western boundary to protect the residential amenity spaces from any noise from the adjacent commercial uses. 7. Existing Grain Where the existing grain of the settlement presents existing residential back gardens on to the site, these have been sensitively treated by protecting the boundaries with safe and secure new residential back gardens instead of public open space. Where there is a back to back arrangement, at least 21m buffer has been left between properties. 55/
Rothwells Farm, Golborne/ Development Statement Figure 12. Character Areas Perspective View Key Entrance Corridor Woodland Edge Village Square Perspective View Point Meadow Edge 56/
8.0/ Design and Form of Development 8.5 Character of the Development The illustrative masterplan has been formed as a number of distinct areas. This will help to promote diversity across the site and create a sense of place and orientation throughout the scheme. As the framework is developed the character areas will take reference from the surrounding areas to ensure this extension feels part of the existing community and not a gated, separate addition. The development is defined by the following four character areas: The Entrance Corridor; The Village Square; The Meadows Edge; and, The Woodland Edge. 57/
Rothwells Farm, Golborne/ Development Statement Figure 12a. Character Area - Entrance Corridor Entrance Corridor The Entrance corridor provides a formal transition from the main Lowton Road into the site. A well-announced pocket of green space at the entrance leads the eye through a wellproportioned avenue to a green clearing approximately 250m into the site. This is the formal welcome and orientation for visitors, and provides a clear and memorable sequence of spaces. It also provides clear visual connections to the school playing fields, public footpath and meadowlands to the north. The primary road continues through this space to the west, leading into the remainder of the development whilst ensuring that vehicles cannot build up speed. This area would be formal in character, with clear building lines, and include the greatest density of buildings on the site. Entrance Corridor 58/
8.0/ Design and Form of Development Figure 12b. Character Area - Village Square The Village Square At the heart of this character area is the formal public amenity space. The overall dimensions of the space are very generous, with over 100m from front of building to front of building. The open space itself is approximately 60m x 70m, and large enough to accommodate the equivalent of two 5-a-side football pitches. The urban form and road structure around this space has been carefully considered to ensure that the corners of the space are well formed. Village Square The primary vehicle route purposefully passes through this space to the south, allowing the sunny northern and western edges of the space to become pedestrian priority spaces. As the masterplan is developed, the introduction of formal areas of play and landscaping will be developed. 59/
Rothwells Farm, Golborne/ Development Statement Figure 12c. Character Area - Meadow Edge Perspective View Meadow Edge 60/
8.0/ Design and Form of Development The Meadows Edge The site benefits from an un-kempt northern edge, with interesting ecological features. The northern most character area is strongly embedded in the meadow quality of this space, with a more informal character, and more informal planting. Surface water drainage features and the existing pond will be at the heart and focus of this area. This area will provide a more informal setting, and a lower density. This area has purposefully been designed away from the primary vehicular routes, with a number of pedestrian priority areas designed fully in accordance with the Manual for Streets (Edition 2). This area also provides informal connections between the two footpaths to help promote circular walks in the area. Perspective View: Artists Impression of Meadows Edge 61/
Rothwells Farm, Golborne/ Development Statement Figure 12d. Character Area - Woodland Edge Woodland Edge 62/
8.0/ Design and Form of Development The Woodland Edge The far western section of the framework provides a woodland buffer between the site and the adjacent commercial uses. The woodland character provides for a belt of trees that screen the development from the adjacent land. A naturalist setting is provided which re-introduces native tree species, whilst retaining the existing broad-leaf species on site. The primary vehicular route passes through this area and offers glimpses of the woodland belt to aid in orientation. This area will provide a more informal setting, and a lower density similar to the adjacent Meadows Edge. 63/
Rothwells Farm, Golborne/ Development Statement Figure 13. Phasing Plan 3 2 4 1 Key Phase 1 Phase 4 Phase 2 Phase 3 64/
8.0/ Design and Form of Development 8.6 Potential Phasing of the Development Phasing It is anticipated that the site would be built out over a four to seven year period.. Details of how the scheme would be phased would be developed in consultation with key stakeholders at the appropriate time, and would take into consideration all practical requirements of building the site out. Taylor Wimpey envisage that development would commence with the construction of dwellings to either side of the spine road and progress both west and east, giving the potential for two builders to operate on the during phases 1 and 2 and enabling the timely delivery of houses. 65/
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9.0 Conclusions 67/
Rothwells Farm, Golborne/ Development Statement 68/
9.0/ Conclusions 9.0 Conclusions It is considered that the allocation of land at Rothwells Farm, Golborne for a development of approximately 400 dwellings, should be supported within the emerging Wigan LDF. This Statement has clearly demonstrated that land at Rothwells Farm represents an excellent and much needed opportunity to deliver a sustainable urban extension to Golborne. Furthermore, it demonstrates that the site is the most suitable and sustainable option for housing development within the East Lancashire Road Corridor. Importantly the site is in accordance with PPS3 as it is:- Available: The site is available for development now. Suitable: As the site is located within 2km of key services such as shopping facilities, education, health care, recreation facilities and public transport, the site can be demonstrated as being suitable for new residential uses. There are also no obstacles of a technical, physical or environmental nature to prevent the development of this site. Achievable: The site is under the control of a major housebuilder and there is a clear commitment to delivering housing on the site. As such housing development at the site could take place in the first 5 years of the plan period. The Rothwells Farm site should be allocated for housing because:- The development will assist in meeting the LDF housing requirement by providing in the region of 400 family dwellings. The development will deliver a well planned and desirable urban extension, assisting the Council in meeting the key objectives of the spatial strategy, which are to achieve urban concentration and deliver a sustainable pattern of development. There is a need to release land for greenfield allocations for development within the LDF period. The Rothwells Farm site is the most sustainable greenfield site located on the edge of Golborne, within the East Lancashire Road Corridor growth area. The site is the most suitable option within the within the East Lancashire Road Corridor growth area as it has the least environmental and technical constraints in comparison with other greenfield site options being considered. In particular, the site is the best contained by existing development and landscape features and can be developed for housing with the least impact on the Green Belt. The Rothwells Farm site comprises Safeguarded Land in the UDP. Wigan Council has therefore accepted that the site is sustainable and suitable for accommodating longer term development needs. The release of the site for housing is therefore consistent with the long standing planning objectives for this site. Development of the site would represent a sensitive extension to the built-up area and development would be well integrated with the existing settlement pattern. The site will provide a range of family housing to meet the needs of the existing community, and will help to attract important investment opportunities to Golborne and the wider Wigan area. The development presents an opportunity to deliver lower density, higher value housing to address an acknowledged imbalance in the local housing market. The site will provide affordable housing in accordance with policy requirements. The site will provide open space in accordance with policy requirements for the benefit of existing and future residents. The site will deliver green infrastructure and improvements to Public Rights of Way within the site, increasing connectivity between the urban area and the Green Belt. The site is highly accessible and a wide range of shops, services and key facilities are within walking distance of the site. The site is particularly well served by educational facilities and is located directly adjacent to Golborne High School The site will form a sustainable extension with good public transport links and the site can be easily served by non-car modes of transport. There are no physical, technical or environmental constraints preventing the delivery of this site. The proposed residential development will maintain and enhance the biodiversity of the site. All necessary infrastructure required to deliver the development can be provided. In accordance with PPS3, the Rothwells Farm site is a deliverable development opportunity. 69/
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Appendix 1.0 Planning Guidance 71/
Rothwells Farm, Golborne/ Development Statement Appendix 1.0 Planning Guidance National Planning Guidance PPS1: Delivering Sustainable Development (2005) PPS1 [Paragraph 3] states that sustainable development is the core principle underpinning planning. The PPS [Paragraph 5] outlines the Government s commitment to promoting sustainable and inclusive patterns of urban and rural development by making suitable land available for development; protecting and enhancing the natural and historic environment; ensuring high quality development; and, ensuring that development contributes to the creation of safe, sustainable, liveable and mixed communities. PPG2: Green Belts (2006) PPG2 states that in order to ensure Green Belt boundaries are maintained in the long term, Council s can safeguard land between the Green Belt and urban area which may be required to meet longer term development needs. Safeguarded land should be located where it promotes sustainable development by being efficient us of land, well integrated with existing development and well related to public transport and existing and planned infrastructure. Environmental and landscape quality are also considerations. PPS3: Housing (2011) PPS3 sets out the national planning policy framework for delivering the Government s housing objectives. PPS3 [Paragraph 54] specifies that Local Planning Authorities should identify sufficient specific deliverable sites to deliver housing in the first five years. To be considered deliverable, sites should at the point of adoption of the relevant Local Development Document: Be Available: the site is available now. Be Suitable: the site offers a suitable location for development now and would contribute to the creation of sustainable, mixed communities. Be Achievable: there is a reasonable prospect that housing will be delivered on the site within five years. PPS9: Biodiversity and Geological Conservation (2005) PPS9 sets out planning policies on the protection of biodiversity and geological conservation through the planning system. The document stipulates that development proposals and allocations should seek to conserve or enhance biodiversity and geological conservation interests. Local Planning Authorities should also protect species from the adverse effects of development. PPS12: Local Spatial Planning (2008) PPS12 advises that every Local Planning Authority should produce a core strategy which includes an overall vision, strategic objectives focussing on key issues and, a delivery strategy for achieving these objectives. It is essential that the core strategy makes clear spatial choices about where development should go in broad terms and where it is appropriate allocate strategic sites where these sites are central to the achievement of that strategy. The Core Strategy should look to the long term (15 years) and be supported by evidence of what physical, social and green infrastructure is needed to sustain the amount of development proposed for the area. Local Authorities are advised to explore and exploit opportunities for joint working on core strategies and engage with key stakeholders on the deliverability of options. The relevant delivery agencies include house builders. PPG13: Transport (2011) PPG13 provides guidance on the integration of development and transport objectives. Its principal aims are to promote more sustainable transport choices; promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling; and, reducing the need to travel, especially by car. PPS22: Renewable Energy (2004) PPS22 sets out the Government s approach to the development of renewable energy, alongside improvements in energy efficiency. The inclusion of such sustainability measures will be considered at the detailed stage in the formulation of the development proposals. PPS25: Development and Flood Risk (2006) PPS25 aims to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding. It seeks to direct development away from areas at highest risk of flooding. Where new development is exceptionally necessary in such areas, the policy aims to make it safe without increasing flood risk elsewhere, and where possible, reduce flood risk overall. 72/
Appendix 1.0/ Planning Guidance Development Plan Guidance The Development Plan for Rothwells Farm comprises The North West Regional Strategy (2008) and the saved policies of the Wigan Replacement Unitary Development Plan (2006). Whilst the Localism Act 2011 facilitates the abolition of the RS, further legislation is required and it therefore remains part of the statutory development plan for the time being. Regional Strategy for the North West of England to 2021 (2008) The North West of England Regional Strategy [RS] was adopted in September 2008. It contains the following relevant guidance:- To protect and enhance environmental quality by promoting good quality design in new development and ensuring that development respects its settings, taking into account relevant design requirements [Policy DP7]. To monitor and manage the availability of housing provision. The total housing provision for Wigan comprises 17,600 dwellings (net of clearance replacement) with an annual average rate of 978 dwellings. The northern Manchester area (including Wigan) requires a wider range of general and high quality market housing [Policy L4]. To integrate green infrastructure in major development proposals [Policy EM3]. To ensure that major new developments are located where there is good access to public transport, backed by effective provision for pedestrians and cyclists. Maximum parking standards should also be incorporated [Policy RT2, Policy DP5 and Policy RT9]. To promote the creation of sustainable communities [Policy DP2 and LCR1] and marrying opportunity with need [Policy DP6]. To expand the quality and choice of housing in the northern part of the Manchester City Region, which includes Wigan [Policy MCR5]. 73/
Rothwells Farm, Golborne/ Development Statement The Wigan Replacement Unitary Development Plan (2006) The Wigan Replacement Unitary Development Plan was adopted by the Council in April 2006. The relevant Local Plan policies have been saved and continue to provide local planning guidance. The Local Plan will be progressively replaced by new Development Plan Documents as set out in the Local Development Scheme. The Local Plan contains the following relevant guidance:- The site is designated as Safeguarded Land [Policy GB2], which may be required to serve long term development needs beyond the plan period without the need to alter the Green Belt boundary. Housing development on Greenfield sites will be allowed in exceptional circumstances, which includes demonstrating that the site is accessible, there is existing infrastructure capacity, it will assist in the creation of sustainable communities, there are no physical or environmental constraints and there would be no unacceptable loss of amenity [Policy R1B]. The Council will protect and enhance the fabric an appearance of the Borough s environment. Development that would adversely affect Wildlife Corridors will not be permitted unless impacts are mitigated and development that will impact upon legally protected species will not be allowed unless reasons for the development clearly outweigh the protection of the species concerned [Policy EV2C, Policy EV1 and EV2D]. Biodiversity is promoted through the use of native species in landscaping and the enhancement of trees, woodlands and hedgerows [Policy EV2E]. A commitment to good design in new development is established. Developments must promote the character and identity of places, continuity of street frontages, attractive public spaces, inclusive environments, legibility, adaptability, diversity and choice, an appropriate scale and sustainability [Policy EV3 and Policy EV3A]. Good quality hard and soft landscaping should be an integral part of developments [Policy EV3D]. New developments should be located and designed to reduce the need to travel and to promote sustainable forms of transport. The design should facilitate safe and convenient access on roads, on pavements and for emergency vehicles. A Transport Assessment and Travel Plan are required to be submitted for developments that would materially increase the volume of traffic [Policies A1, A1A, A1B, A1C, A1D, A1E, A1F and A1R]. The construction of a new rail station on the edge of Golborne town centre will be pursued [Policy A1J] The Strategic Route Network, including Lowton Road, should be maintained and improved to accommodate main traffic flows [Policy A1N]. Car parking is required on site in line with the Council s maximum parking standards [Policy A1S]. No adverse impacts should result from new development on the amenity of existing or proposed land uses [Policy G1A]. Development should not be located where an unacceptable risk of flooding exists or would be created by the development [Policy G1C]. 74/
Appendix 1.0/ Planning Guidance Wigan Local Development Framework The Wigan LDF is a series of documents which will form the basis for planning decisions in the area. The Core Strategy is the main LDF document and will set out the Council s vision and objectives for the Borough until 2026. The Wigan LDF will comprise of six Development Plan Documents (DPDs). The Core Strategy was submitted to the Secretary of State for Examination in Public in September 2011. Consultation on the Core Strategy Proposed Submission occurred in February 2011. Wigan Draft Core Strategy: Proposed Submission Version (February 2011) The Draft Core Strategy: Proposed Submission was subject to consultation in February 2011. The document:- Highlights that the population is anticipated to grow from 308,000 to 322,000, an increase of 14,000 people and 17,000 households to 2026 [Para 9.31]. Identifies the East Lancashire Road corridor as a broad location for new housing development [Policy SP1]. It is highlighted as suitable for lower than average density, higher value housing, to help balance the housing market and aid regeneration in the east-west core. Four site options are identified within the broad location, including Rothwell s Farm, Golborne. It is intended that details relating to boundaries, phasing and number of sites to come forwards will be determined through a subsequent development plan document [Policy SP1 and Policy SP4]. It is acknowledged that there is a low proportion of higher quality, large houses in the Borough and that this form of housing would be unlikely to occur in significant quantities in the east-west core. It notes that sites within East Lancashire Road corridor are uniquely qualified to provide housing for commuters to Manchester and Liverpool and business leaders who want to live locally [Para 8.26, Para 5.2 and Para 8.27]. Seeks to allocate land to provide 1,000 additional dwellings per year to 2026, 85% of which will be located in the east-west core. 15% of housing must therefore be identified in the broad locations for development, including the East Lancashire Road corridor [Policy CP6]. Requires 25% affordable housing on sites of 10 dwellings or more [Policy CP6]. States that approximately 7% of new housing development 2010-2026 will be located in Golborne and Lowton [Para 9.35]; Notes that safeguarded land within the East Lancashire Road corridor will be reviewed and some will be allocated for development in subsequent development plan documents [Policy CP8 and Para 9.52]. Requires strategic landscaping and green infrastructure on all new major development proposals, to assist regeneration [Policy CP9]. Seeks to ensure that the design of new development respects the character and identity of the Borough, integrates with its surroundings, meets design standards, includes measures to adapt to climate change and conserve natural resources, is accessible, incorporates high quality landscaping, is easy to maintain and service and makes provision for public art [Policy CP10]. Requires an Air Quality Assessment to be submitted for development proposals in the East Lancashire Road corridor to assess impacts on the Manchester Mosses Special Area of Conservation [Para 8.29]. Promotes energy efficient housing development by requiring a carbon reduction strategy to be submitted for all schemes of 10 dwellings or more and encouraging the provision of recycling facilities in large residential schemes [Policy CP14 and Policy CP15]. Protects the local environment by not developing the best and most versatile agricultural land and ensuring new development does not impact on existing amenity [Policy CP18]. Wigan Strategic Housing Land Availability Assessment (2010 Update) The SHLAA is part of the LDF evidence base and identifies those sites that have potential and are suitable for housing development. The role of the SHLAA is to inform the allocation of sites for housing development through the LDF. The SHLAA identifies the Rothwells Farm site as being suitable for housing development, in accordance with PPS3 [SHLAA Ref. Wig 149]. 75/
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Appendix 2.0 Site Sustainability 77/
Rothwells Farm, Golborne/ Development Statement Appendix 2.0 Site Sustainability Building Communities The development of the site as proposed would complement the existing residential areas and diversify the choice and range of housing to meet local needs. In accordance with PPS3 and PPG13, the site is suitably located for housing development as it is accessible to a wide range of education, healthcare, retail, sports and recreation and community facilities, with opportunities to use non-car modes of transport. The key existing services and facilities surrounding the site are detailed below. Education Golborne High School, providing secondary education, is located 100m to the southeast of the site. There are six primary schools within 2km of the site:- St Thomas C of E Primary School (500 m); All Saints Catholic Primary School (800 m); Golborne Community Primary School (1 km); Lowton West Primary School (1.3 km); St Lukes C of E Primary School (1.8 km); and, St Catherine of Siena Primary School (2 km). There are four nursery school within 2 km of the site:- St Thomas Playschool (650m); Jumping Jacks (750m); Little Angels (900m); and, In Safe Hands Childcare (1.4km). The Rothwells Farm site is therefore well located in relation to education facilities and thereby accords with national planning guidance and the emerging LDF on the location of housing development. Healthcare Healthcare provision in the vicinity of the site includes:- Five GP Practices/health centres (within 3 km); Four dentists practices (within 3 km); and, Five pharmacies (within 3km). The closest hospitals are Five Borough Partnership Hospital and Newton Community Hospital, both 5km from the site. The Rothwells Farm site is therefore well located in relation to healthcare facilities and thereby accords with national planning guidance and the emerging LDF on the location of housing development. Retail The site is located approximately 500m to the north of Golborne Town Centre (this designated centre is located at High Street/Heath Street). Golborne Town Centre includes a designated Principal Shopping Area (UDP designation), comprising numerous convenience stores, services including an RBS bank and a post office, comparison retail stores, public houses and restaurants/cafes. Town Centre convenience stores include:- Three butchers; Two bakers/confectioners; An off-licence; and, A newsagents. Neighbourhood convenience stores in the vicinity of the site include:- Several Co-operative stores (within 3 km). There are supermarkets located within Golborne including:- Asda supermarket (600 m); and, Lidl supermarket (800 m). The Rothwells Farm site is therefore well located in relation to local shops and services and thereby accords with national planning guidance and the emerging LDF in the location of housing development. Sports and Recreation The site is located in close proximity to the following key sports and recreation sites:- Golborne Parkside Sports and Community Club (1 km); Golborne Sports and Social Club (1.4 km); Ashton Town Athletic Football Club (2 km); Haydock Park Racecourse (1.4 km); The Gym (500 m); and, Haydock Park Golf Club (2.4 km). The surrounding area is also well provided for in terms of public open space and local play space, with areas to the south and west of the site. 78/
Appendix 2.0/ Site Sustainability Community Facilities The nearest library is Golborne Library, which is located approximately 1km from the site. The site is in close proximity to a number of public houses:- Sams Bar (0.3 km); The Millstone (1 km); Rams Head Inn (1.3 km); Hare and Hounds (1.1 km); Queen Anne (1.6 km); Stonecross Table (1.6 km); and, The Cross Keys Hotel (2 km). The closest community centre is Church Lane Community Centre, which is approximately 1.4 km away. The site is within 2 km of three places of worship:- St Thomas Church (500 m); Golborne Pentecostal Church (500 m); and, St Luke s C of E Church (1.4 km). The Rothwells Farm site is therefore well located in relation to the library and community services and thereby accords with national planning guidance and the emerging LDF on the location of development. 79/
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Appendix 3.0 Taylor Wimpey UK Limited 81/
Rothwells Farm, Golborne/ Development Statement Appendix 3.0 Taylor Wimpey UK Limited Taylor Wimpey plc is a dedicated homebuilding company with over 126 years experience, we have an unparallel record in our industry. We aim to be the homebuilder of choice for our customers, our employees, our shareholders and for the communities in which we operate. We have expertise in land acquisition, home and community design, urban regeneration and the development of supporting infrastructure which improves our customers quality of life and adds value to their homes. We draw on our experience as a provider of quality homes but update that, to the expectations of today s buyers and strive to provide the best quality homes, while setting new standards of customer care in the industry. Our 24 regional businesses in the UK give our operations significant scale and truly national geographic coverage. Each business builds a range of products, from one bedroom apartments and starter homes to large detached family homes for every taste and budget and as a result, our property portfolio displays a surprising diversity. The core business of the company is the development for homes on the open market, although we are strongly committed to the provision of low cost social housing through predominantly partnerships with Local Authorities, Registered Social Landlords as well as a variety of Government bodies such as the Homes and Communities Agency. With unrivalled experience of building homes and communities Taylor Wimpey today continues to be a dedicated house building company and is at the forefront of the industry in build quality, design, health and safety, customer service and satisfaction. Taylor Wimpey is committed to creating and delivering value for our customers and shareholders alike. Taylor Wimpey combines the strengths of a national developer with the focus of small local business units. This creates a unique framework of local and national knowledge, supported by the financial strength and highest standards of corporate governance of a major plc. Taylor Wimpey Strategic Land, a division of the UK business, is responsible for the promotion of future development opportunities, such as this site, through the planning system. The local business unit that will, in conjunction with Strategic Land, carry out housing and related development as part of this is Taylor Wimpey North West based in Warrington. For further details please visit www.taylorwimpey.com 82/
Appendix 3.0/ Taylor Wimpey UK LImited 83/
Rothwells Farm Golborne Published by Taylor Wimpey UK Limited