design and access statement ashton moss leisure park...
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Design and Access StatementAshton Moss Leisure Park, Ashton-under-LyneOn behalf of Muse Developments
May 2014
2
CONTENTS
01 Introduction 03
02 Policy context 05
03 Site context 11
04 Key design principles 25
05 The proposal 31
06 Summary and conclusions 39
Contact:Neil WoodhouseSenior Urban [email protected] Address:Turley10th Floor1 New York StreetManchester M1 4HDTelephone:0161 233 7676Date of issue:May 2014
Disclaimer
This drawing/document is for illustrative
purposes only and should not be used for
any construction or estimation purposes.
Do not scale drawings. No liability or
responsibility is accepted arising from
reliance upon the information contained in
this drawing/document.
Copyright
All drawings are Crown Copyright 2012. All
rights reserved. Licence number 100020449.
3
Introduction
This Design and Access Statement has been prepared by Turley. It supports a detailed application for the development of land to the east of Pamir Drive, Ashton-under-Lyne for an amenity restaurant with associated access and landscape works.1.1 This application is submitted in a detailed form. This Design
and Access Statement discusses all components of the proposed
development relating to its layout, scale, form, appearance and access.
These have been informed by a full contextual appraisal of the site,
identification of constraints and opportunities and pre-application
consultation with officers from the local planning authority.
Purpose of the document1.2 This Design and Access Statement sets out the process and
thinking which have led to the proposals for an amenity restaurant. It
explains the development in relation to its context in an open, legible
and structured way. It should be read in conjunction with the following
documentation submitted as part of the application:
• Application forms and certificates
• Full suite of drawings including landscaping plan prepared by Arch-e-Tech
• Design and Access Statement prepared by Turley
• Transport Statement prepared by Bryan G Hall Associates
• Travel Plan prepared by Bryan G Hall Associates
• Supplementary Site Investigations prepared by JNP.
01
4
Oldham
Stockport
Bury
Bolton
Warrington
Wilmslow
Manchester
Rochdale
Glossop
M62
M62
M56
M6
M60
M67
M61
M66
The Site
Above: Regional location plan showing the location of the site within its wider urban context.
Left: Aerial image showing the extent of the application site in relation to adjacent roads and properties.
1.3 The statement is set out as follows:
Chapter 2 – Design policy and guidance
Chapter 3 – Site context
Chapter 4 – Key design principles
Chapter 5 – The proposal
Chapter 6 – Summary and conclusions
5
Policy context 02
National Planning Policy Framework (NPPF)2.1 The NPPF explains that ‘the purpose of planning is to help achieve
sustainable development’. ‘Sustainable means ensuring that better
lives for ourselves don’t mean worse lives for future generations’.
‘Development means growth’ including housing a rising population
which is living longer.
2.2 The planning system is expected to contribute to the achievement
of sustainable development and the three dimensions: economic,
social, and environmental.
2.3 Paragraph 14 of the NPPF explains that at the heart of the
Framework is a ‘presumption in favour of sustainable development’.
2.4 The Framework sets out 12 core planning principles. Design plays
an important role in pursuing sustainable development in seeking
positive improvements of the quality of the built, natural and historic
environment.
2.5 As such one of the 12 core principle states:
‘always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings.’
2.6 Good design is required as a key aspect of pursuing sustainable
development indivisible from good planning. Good design involves seeking
positive improvements in the quality of our built, natural and historic
environment, addressing the connections between people and places. This
requires securing a good standard of amenity for all existing and future
occupants of land and buildings, taking account of the different roles
and character of different areas, giving priority to pedestrian and cycle
movements and to creating safe and accessible environments.
2.7 Paragraph 64 states that permission should be refused for
development of poor design that fails to take the opportunities available for
improving the character and quality of an area and the way it functions.
6
2.8 In general, early engagement on design produces the greatest
benefits and great weight will be given to outstanding or innovative
designs. This means applicants work closely with those directly affected
by their proposals to generate designs that take account of the views
of the local community. Importantly, proposals that demonstrate this
in developing the design of the new development should be looked on
more favourably.
2.9 Through Local and Neighbourhood plans, there is opportunity to
develop robust and comprehensive policies that set out the quality of
development that will be expected. Such policies contained within plans
should be based on stated objectives for the future of the area and an
understanding and evaluation of its defining characteristics.
2.10 Paragraph 58 of the NPPF sets out a number of these objectives for
planning policies and decisions which aim to ensure that developments:
• will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development
• establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit
• optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks
• respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation
• create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and are visually attractive as a result of good architecture and appropriate landscaping.
2.11 Paragraph 59 of the Framework advises that ‘design policies
should avoid unnecessary prescription or detail and should concentrate
on guiding the overall scale, density, massing, height, landscape, layout,
materials and access of new development in relation to neighbouring
buildings and the local area more generally.’
2.12 Paragraph 61 states that ‘although visual appearance and the
architecture of individual buildings are very important factors, securing
high quality and inclusive design goes beyond aesthetic considerations’
reinforcing connections between people and places and the integration
of development.
7
National Planning Practice Guidance (NPPG)2.13 The design section of the guidance establishes the importance
of high quality design as part of wider sustainable development and
considerations alongside NPPF policies.
2.14 The guidance states that proposals should be responsive to the
local context. It is established that highly sustainable, well-designed
developments should not be refused where there are concerns about
compatibility with existing townscape, unless proposals cause significant
impact or material harm to heritage assets. Great weight is given to
outstanding design quality which raises the local design standard.
Importance is placed on liaising with local communities on matters of
design, to establish their views on proposals.
2.15 The guidance establishes that good design can help schemes
achieve social, environmental and economic gains and that the following
issues should be considered:
• Local character (including landscape setting)
• Safe, connected and efficient streets
• A network of green spaces (including parks) and public places
• Crime prevention
• Security measures
• Access and inclusion
• Efficient use of natural resources
• Cohesive and vibrant neighbourhoods.
2.16 Acknowledgment is given to the value which is attributed to well
designed places. The criteria establishing what a “well designed place”
should seek to achieve are: be functional; support mixed uses and
tenures; include successful public spaces; be adaptable and resilient;
have a distinctive character; be attractive; and encourage ease of
movement.
2.17 Guidance is given on how buildings and the spaces between
buildings should be considered. In terms of layout, developments should
promote connections with the existing routes and buildings, whilst
providing a clear distinction of public and private space. Care should be
taken to design the right form for the right place, but the extent to which
this is achieved can depend on architectural and design quality. In terms
of scale of buildings, consideration should be given to size and massing
and how they can impact upon surrounding spaces. Individual elements
of detailing should be developed with specific consideration to how they
act independently and how they come together. Materials should be
practical, durable, affordable and attractive whilst having a clear function.
2.18 The guidance acknowledges that various stages of evolution within
the design process can assist in achieving good design. Pre-application
discussions with the local authority and Design and Access Statements
can assist in promoting design quality of application proposals.
8
Tameside Unitary Development Plan (UDP) Saved Policies2.19 Adopted in November 2004, the saved policies of the UDP form
the primary development plan document until the adoption of the Core
Strategy.
2.20 Policy E1 establishes that particular attention should be given to
the design of buildings, external areas and landscaping for proposals at
Ashton Moss.
2.21 Policy S7 states that proposals for food and drink units should
not harm the amenity of surrounding residential areas nor unacceptably
change the character of an area.
2.22 Within Policy C1 an understanding of settlement pattern, open
space features, topography, townscape and landscape character of
specific areas is expected by the council. Furthermore, the relationship
between buildings and their setting should be given particular attention
in the design of any proposal for development.
Tameside Joint Core Strategy and Development Management Policies Document (Core Strategy) Preferred Options2.23 The Preferred options stage of the Tameside Core Strategy was
published in January 2013. The council is expected to submit the
document to the Secretary of State in Autumn 2014. At the document’s
current stage only limited weight can be applied to policies within this
document.
2.24 Policy CSP 08 states that Tameside’s landscape character,
environmental quality and amenity should be protected, whilst
unacceptable impacts from noise, light, odour and vibrations should be
minimised.
2.25 Design principles within the document are established within
policy DMP9. To satisfy this policy, proposals are expected to be of high
quality in terms of relating to surroundings, legibility and movement,
functionality, adaptability, sustainability, car parking and landscaping.
9
Tameside Sustainable Design and Construction Guide Supplementary Planning Document2.26 This document, adopted in October 2005 is an aid and reference
to help those involved in development to deliver a high quality built
environment. The document is not a prescriptive guide but details
themes which concern the main sustainability considerations at reserved
matters stage. Questions are raised based on the topics of community
involvement, resources and pollution, economic development, access,
safety and local characteristics, which should be addressed prior to the
submission of an application.
Trees and Landscaping on Development Sites Supplementary Planning Document2.27 The document aids in the preparation and submission of high
quality and attractive landscape schemes to ensure that trees and
landscaping are integrated into design processes. The document
establishes the following principles, to which proposals should
demonstrate consideration:
• To ensure that the proposals are sympathetic to their surroundings.
• To create places that are adaptable, responding to changing circumstances, long-term maturity and private management.
• To create places which cater for diversity, and offer variety and choice for different users.
• To ensure that the scale, form, layout and materials are appropriate to the setting.
• To create attractive, safe and vibrant open spaces.
• To implement the principles of sustainability by promoting the use of sustainable materials and processes.
• To ensure that public and private spaces are well defined.
• To create new, attractive and innovative features to the …area to enhance character and prominence with hard and soft landscaping elements.
• To integrate existing trees and landscaping on development sites into new development schemes.
10
“The sustainable, high quality proposal is locally responsive, relating to the unique attributes of the site and its surroundings”
11
Site context 03
Overview3.1 This chapter discusses the urban design analysis which has been
carried out on the site and surrounding context. The two scales of
context are:
• Town context - the wider setting of the site, the current relationship it has with surrounding built form, urban grain, and movement corridors which link the site with the surrounding urban area.
• Site context – including the physical context of the site and the more immediate site and surroundings.
Town context3.2 The diagram opposite shows the site’s town setting 1.5km
south west of Ashton-Under-Lyne, 6.5km south of Oldham and
8km east of Manchester City Centre. The site sits within the Ashton
Moss development area, which is constituted by leisure, retail and
commercial uses along Lord Sheldon Way. The amenities within Ashton
Moss are complemented by residential and commercial uses within
Guide Bridge and Ashton-Under-Lyne. To the west and north west, the
area is largely undeveloped, with a proposed Golf Course, industrial
area and area of green belt straddling the M60 motorway.
Littlemoss
Droylsden Road Manchester Road
Park Parade
Wellington Road
Lord Sheldon Way
M60
The Site
Ashton Moss
Ashton Under Lyne
Ashton Under Lyne
Crowhill
Guide Bridge Dukinfield
The Site
Key:
Site boundary
Primary route
Secondary route
Motorway corridor
Urban area
12
3.3 The site benefits from high-quality access links due to its close
proximity to Lord Sheldon Way providing links to Ashton, Manchester
and the M60. Public transport connections are provided at Ashton
Moss and Ashton West Metrolink stops. Bus and Rail stations are also
provided within Ashton Town Centre, a five minute drive, bus or tram
journey from the site, providing links to Manchester City Centre, Oldham,
Rochdale and Huddersfield.
3.4 All key local services and amenities are located within a 5 minute
driving distance from the site, such as schools, shops and open space. A
number of strategic services are located within a 20 minute travel time of
the site within Ashton, Oldham, Stockport and Manchester City Centre.
Built form and character3.5 The area’s role as a mixed-use area developed to support the growth
of Ashton-Under-Lyne is clearly evident in the style and appearance of
the built form which surrounds the application site. Examples of built
form surrounding the site are shown opposite.
3.6 The northern boundary of the site is defined by development plots
which form part of the wider masterplan for Ashton Moss Leisure Park.
Whilst outline consent is approved for use of this land for a mix of
business and leisure uses, these plots currently remain undeveloped.
Further north and west, the area is defined by a mix of leisure and
restaurant uses such as Cineworld, Hollywood Bowl, Nandos and
Chiquito.
3.7 To the south east, the site is bound by a railway line which links
Reddish to Manchester Victoria. The south western boundary is defined
by the Village hotel, whilst the site is bound to the north and north west
by Pamir Drive and adjoining roundabout onto Lord Sheldon Way.
3.8 Beyond the site boundaries, the Ashton Moss area also contains
business and other uses, such as a car sales centre to the west of the
M60, as well as a Sainsbury’s superstore and M&S to the east. A golf
course is proposed for the north-western section of the Ashton Moss
masterplan area, whilst to the north east, an industrial area is proposed.
3.9 The design characteristics of units within Ashton Moss development
area are typical of their respective uses. Many units are one and
two storeys in height, with large areas of hard and soft landscaping
surrounding buildings. Other buildings vary from this, most notably, The
Village Hotel and the Nexus House office building, which are greater than
four storeys in height.
3.10 Away from Ashton Moss, the areas to the south east, including
Ashton, Guide Bridge and Dukinfield are loosely organised in grid
pattern, with many Victorian two storey residential, commercial and retail
units. To the north and west (in Littlemoss, Limehurst and Audenshaw)
buildings and layout are dominated by typically 20th century residential
dwellings, including many semi-detached houses, abounding large front
and back gardens.
3.11 A large area of green belt lies to the north and west of the Ashton
Moss area, running along the Medlock Valley, perpendicular to the M60
motorway.
13
Various: Examples of business,
commercial and retail premises
surrounding the site
14
Left: Metrolink tram at Ashton Moss stop
Below left: Lord Sheldon Way
Below right: Bus on Richmond Street
close to the application site
Right: Plan showing public transport
provision within the vicinity of the
application site and images of public
transport services which serve Ashton
Moss and Ashton Town Centre
Access and Movement3.12 Lord Sheldon Way benefits from high quality transport links,
supporting a number of bus services as well as the East Manchester
Metrolink Line, which both offer a range of connections with surrounding
local centres and transport interchanges.
3.13 The closest bus stop is located just metres to the north of the site
on Lord Sheldon Way and is served by the no. 7, 217, 218, C20 and
338. This offers regular services between Ashton, Manchester Piccadilly
Gardens and Stockport as well as less frequent services to Mossley.
There are a range of other bus services accessible within a 10-15 minute
walking distance of the site, such as the high frequency 216 service
between Manchester and Ashton.
3.14 Both Ashton West and Ashton Moss Metrolink stops are located
within a 10 minute walking distance of the site and are both served
by five trams per hour between Ashton Town Centre and Bury via
Manchester Piccadilly and Victoria rail termini.
3.15 Ashton Town Centre is located within a 10 minute bus or Metrolink
journey from the site providing Rail, Bus and Metrolink connections to
Manchester Victoria, Stalybridge, Huddersfield, Oldham, Stockport and
Saddleworth.
3.16 Stalybridge station provides regular TransPennine Express
connections to Liverpool, Huddersfield and Leeds whilst Guide Bridge
station is served by routes to Manchester Piccadilly, Glossop and
Marple. Each of these rail stations is situated within a 10 minute drive.
3.17 West Coast rail services and coach routes are available at
Manchester Piccadilly and Stockport, whilst passenger air services are
available at Manchester Airport, which is situated 17km to the south east
of the site.
15
Railway station
Ashton under Lyne
Ashton under Lyne
Crowhill
Littlemoss
Guide Bridge Dukinfield
800m
/ 10 m
ins walk
400m
/ 5 mins walk
The Site
Key:
Site boundary
Bus stop
Bus route
Railway line
Metrolink line
Metrolink stop
Transport interchange
Walking distance
16
3.18 The site benefits from good access to the A6140 Lord Sheldon
Way, which provides links to Ashton Town Centre and the A635 towards
Manchester City Centre, and both the Manchester Intermediate (A6010)
and Outer (M60) Ring Roads. The A6010 serves destinations across
Manchester, whilst the M60 provides links to key destinations across the
north of England via the strategic M66, M62, M67, A34, M56, A580 and
M61 trunk routes.
3.19 Other arterial routes such as the A627 and eastbound A635 provide
journeys across the Tame valley towards Glossop, Saddleworth, Oldham
and Romiley.
3.20 There are a number of footpaths and cycle ways linking the site to
the nearby Littlemoss, Medlock Vale corridor and Daisy Nook Country
Park and surrounding open spaces. On-pavement cycle routes are
provided adjacent to the site on Lord Sheldon Way, whilst strategic
National Cycle routes are accessible within a ten minute cycling distance
of the application site.
17
Above: Plan showing the network and
pattern of streets and tracks for the
Ashton Leisure Park site
Various: Examples of footpath and
cycleway connections in the area
800m / 10 mins walk
400m / 5 mins walk
Droylsden Road Manchester Road
Park Parade
Wellington Road
Lord Sheldon Way
M60
The SiteThe Site
Local route
Key:
Site boundary
Lord Sheldon Way
Motorway corridor
Secondary route
Track
Urban area
Walking distance
18
Site context3.21 A detailed assessment of the site is required to determine the
immediate parameters in which development will have to be provided.
This analysis identifies key features which need to be taken into account
with any development proposal and which are able to be addressed as
part of the scheme design through mitigation or substitution.
3.22 The 0.64ha site is largely flat and undeveloped. It forms part
of a strategic regeneration area covered by the wider Ashton Moss
masterplan (see para 3.24). The site’s potential access point has been
protected as part of this work. The site has therefore been cleared of any
technical constraints which would otherwise limit its future development
potential.
3.23 The adjacent photographs show the extent of the site from a
number of locations.
800m / 10 mins walk
400m / 5 mins walk
Snipe Retail Park
Sainsburys
Cineworld
Ashton Moss
Village Hotel
IKEA
Ashton Commerce Park
Travelodge
Closest Tram Stop
Closest Bus Stop
Ashton Transport Interchange
The Site
Key:
Site boundary
Lord Sheldon Way
Motorway corridor
Primary route
Urban area
Walking distance
Local facilities
Left: From the safeguarded access point
looking south east
19
Above: Looking west across the site
Top right: Looking east across the site
Centre right: Looking east across the site
Bottom right: Looking south across the
site
Centre: Looking east across the site
20
3.24 The diagram to the left draws out the robust structure and identity
of the Ashton Moss Urban Extension corridor along Lord Sheldon Way
(A6140). The site occupies a prime position along this important corridor
between Ashton Town Centre to the east and Ashton Moss to the west,
which contains a vibrant and successful mix of commercial, leisure,
industrial, retail, hotel and supermarket uses. To the north of the site
these include a Sainsbury’s store and IKEA. To the south they include
Ashton Moss Garden Centre, Sheldon Arms, Travelodge and wider
business and retail park uses. The recently opened Metrolink line serves
to connect and increase accessibility to all of these destinations in a
convenient way.
3.25 The illustration below further serves to highlight how the
development of the site can provide access to the adjacent development
plots which are likely to come forward for development in the future.
Snipe Retail Park
Sainsburys
Ashton Moss Leisure Park
IKEA
Ashton Moss Garden Centre
Sheldon Arms
Travelodge
Business & Retail Park
Ashton Metrolink
Ashton WestMetrolink
Ashton Ralway Station
Ashton MossMetrolink
Ashton MossAshton
Town CentreAshton
Town CentreThe Site
Key:
Site boundary
Lord Sheldon Way
Motorway corridor
Metrolink line
Key destinations
Key:
Site boundary
Access to adjacent development plots
Proposed site access
21
Right: Entrance sign to Ashton Leisure
Park
Top centre: IKEA
Top right: Sainsbury’s and other outlet
stores north of Lord Sheldon Way and
close to Ashton West Station (Metrolink)
Right: Ashton Park Garden Centre close
to Ashton Moss Metrolink
22
“The site benefits from high-quality connections to key destinations throughout Tameside and the wider Greater Manchester area”
23
Constraints and opportunities3.26 The site contains no overriding constraints to development. There
is an existing drainage and service corridor (electricity, gas and water)
located towards the rear boundary of the site. These effectively create a
no build zone for buildings within this part of the site.
3.27 There is an opportunity to provide a good quality building at the
entrance to the leisure element of the wider Ashton Moss area. This will
help improve the attractiveness and legibility of the wider Ashton Moss
Leisure Park area.
3.28 The main considerations and opportunities offered by the site are
presented on the plan opposite.
Village Hotel
Harvester
Key:
Site boundary
Potential future development parcel Open space
Existing road
Metrolink
Long distance views into the site
Short distance views looking toward Village Hotel
Enhanced boundary planting
Railway edge
Potential service area
Boundary planting Existing building frontage and access
Potential new road
Potential new site access node
Potential future connections to adajcent development parcel
Service corridor Existing drainage
N
24
“The site forms part of a strategic regeneration area which can provide a good quality development at the junction of Pamir Drive and Lord Sheldon Way”
25
Key design principles 04
4.2 The following step by step approach shows how these topics
build a scheme design which is logical and easy to understand.
They demonstrate how the constraints and opportunities have been
assessed and considered. This leads to a proposed development which
responds to local conditions and is site specific.
Design evolution4.1 Having identified the key characteristics of the site and their
associated constraints and opportunities, they can be categorised into
7 broad topics. These topics have shaped the proposals and are:
1. Extent of site
2. Site access
3. Accommodating utilities
4. Siting of building
5. Parking and movement
6. Landscape and visual amenity
7. Detailing of the place
26
1: Extent of site 2: Site access 3: Accommodating utilities
• Current site conditions and features used to shape the development ‘footprint’: strategic regeneration area making efficient use of the entire site
• No overriding constraints to development
• Single new access point to Pamir Drive
• Pedestrian and cycle access onto Lord Sheldon Way
• Safeguarding of future access to adjacent development plots along the north eastern edge of the site
• Account taken of the railway line at the rear of the site as a physical barrier
• Building avoids existing drainage and service corridors located towards the rear of the site
• Existing planted boundary to Lord Sheldon Way valued as a key feature to be retained and enhanced helping to frame the site
27
4: Siting of building 5: Parking and movement6: Landscape & visual
amenity
• Amenity restaurant building towards the rear of the site
• Main customer car park at the front of the site
• Service area at the rear of the site adjacent to the railway line
• Ability to accommodate access and development on land parcel to the north east
• Main customer car park at the front of the site
• Internal circulation and routes to minimise the risk of accidents and reduce vehicular rotations within the site
• Accessible / wide parking bays located close to the building and customer entrance
• Cycle stands to encourage cycling by staff and visitors
• Mix of tree and shrub planting to define the edges of the site
• Enhanced boundary planting to Lord Sheldon Way
• Formal ornamental planting around hard landscaped areas to help ‘green’ and soften the appearance of development
• Customer entrance on prominent northern elevation, visible from the access road and car park
• Principal views into the site from Lord Sheldon Way and Pamir Drive
28
Community Engagement4.3 Professional pre-application consultation has
been undertaken by Turley. A meeting was held
on 25th March 2014 with officers at Tameside
Metropolitan Borough Council (Tameside Council)
to discuss and agree the scope of the application
proposals.
4.4 The regeneration of Ashton Moss was
discussed, reviewing how the area has been the
focus of development over the past 15 years. The
officer at Tameside Council explained that the
proposed application site formed part of the Ashton
Moss Strategic Employment Site and that Outline
planning permission had originally been granted in
1999 for the developments including, industrial and
warehouse uses; leisure and entertainment uses;
hotel and restaurant uses; and foodstore and non-
food retail uses. Set against this background, the
officer noted that there would be no objection to the
principle of erecting a Green King restaurant on the
site.
4.5 It was agreed that the proposed development
should not constrain the redevelopment of the
adjacent development plots, noting the recent
granting of planning permission for a car park on
land adjacent to the Harvester Restaurant.
7: Detailing of the place
• Building to present positive and interesting elevations to public areas
• Use of decorative building features to provide a traditional amenity restaurant appearance
• Feature bay windows
• Attractive outdoor patio and seating areas
• Decorative brick and timber fence to screen views of the rear service area
• Pitched roofs and gable elevations help to reduce the overall bulk and massing of the building to develop a more residential and domestic scale development
Right: From Lord Sheldon Way
looking south east across the site
4.6 The layout of the proposed development
has taken this into account and the location of
the restaurant and car park have been designed
such that there could be a future connection
between the proposed Green King restaurant,
the recently granted car park and the vacant
land between the two sites.
4.7 The officer advised that technical
investigations should be undertaken to inform
the design of the proposed access point. A
Transport Assessment has been provided
as part of the planning application which
describes the impacts of the access and egress
arrangements.
4.8 The design and landscaping proposals
were also discussed. The officer agreed that the
proposed palette of materials and colours of the
proposed restaurant would sit comfortably in the
existing Ashton Leisure Park development. The
officer advised that the proposed landscaping
scheme should be informed by native species
which have been successfully implemented
on other schemes along Lord Sheldon Way.
This has been incorporated into the proposed
landscape scheme.
29
30
31
The proposal 05
This application seeks detailed planning consent for the development of land to the east of Pamir Drive, Ashton-under-Lyne for use as an amenity restaurant with associated access and landscape works. The proposed layout, scale, form and appearance of the development has been informed by relevant planning policy, detailed analysis of the site and context and stakeholder consultation as set out earlier in this statement.
5.1 This Design and Access Statement will discuss in detail the
following components of the proposed development:
• Use and amount
• Layout
• Scale and massing
• Appearance and landscaping
• Access.
5.2 This chapter is to be read in conjunction with drawings and
technical reports submitted as part of this planning application
package.
32
Layout5.1 The proposed layout for the site is shown opposite.
5.2 The amenity restaurant building is located in the south east of the
site. It takes the form of a largely rectangular footprint which looks out
across the site towards Lord Sheldon Way. This arrangement allows for
natural surveillance of the proposed customer car park. This plan will
allow people to move safely, conveniently and efficiently within the site.
5.3 The customer entrance to the store is on the prominent northern
elevations of the proposed building, being clearly visible from the access
road and adjacent car park.
5.4 Customer and staff access to the site will be served from Pamir
Drive via a new road access point to be constructed in the western
corner of the site. This provides a new vehicular access route into the
proposed development. An access point is also proposed in the form
of a stub to the east of the application site, providing a future vehicular
route through the adjacent development plot to Fold Way.
5.5 The main customer car park will be sited towards the front of the site
which provides a suitable amount of parking spaces for a facility of this
size and use. A service area is proposed at the rear of the site. Access to
this private area will be through the proposed customer car park.
5.6 Areas of planting along the perimeters of the site will help to screen
the proposed car park and service area from those passing the site. It
will also soften the visual appearance of areas of hard standing.
5.7 Please refer to the application drawings which accompany this
planning submission for more details.
Use and amount5.3 This proposal involves the construction of a new amenity restaurant
(Use Class A3/A4) with associated access and landscape works on the
0.64ha site.
5.4 A breakdown of the varying components of the proposed
development including maximum floor areas is:
Building / structures
- Restaurant Building = 1,163 sqm
- Ground floor restaurant = 830 sqm
- Upper floor uses = 333 sqm
Parking
- Parking bays = 100 bays
- Standard parking bays = 95 bays
- Accessible parking bays = 5 bays
- Bicycle parking = 8 customer spaces
5.5 The quantum of development proposed is thought to be acceptable
on a site of this size and does not represent an over intensive form of
development. The proposed uses are compliant with both the local area
and the adopted and emerging local plans. All uses proposed will be
accessible for use by the local community.
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3
4
5
21
6
7
8
8
N
1. Access point via Pamir Drive
2. Car park
3. Amenity restaurant building
4. Service yard
5. Bicycle stands
6. 5 disabled / wide parking bays located close to the buildings main entrance
7. Access to adjacent development plot and Fold Way safeguarded
8. Perimeter tree and shrub planting to define the edges of the site
Key:
Site boundary
Side entrance
Main entrance
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Scale and Massing5.8 The scale and massing of the proposed development has been
influenced by similar developments in the local area. It responds
positively to the site’s prominent location along Lord Sheldon Way.
5.9 The amenity restaurant building represents the only building on the
site. In terms of scale, the building footprint measures approximately
33m x 24m (although this does not include extruded building features
such as building entrances and feature bay windows).
5.10 The building ranges in height from single storey along its northern
elevations stepping up in increments to 2 storeys along its prominent
southern elevations. This represents a change in ridge height from 7.5m
(AGL) up to 10.3m (AGL). The massing of the building is further enhanced
by the use of pitched roofs along all elevations and 1 and 2 storey high
gable elevations. These features are used to mark prominent elevations
and entrance points. The varied storey heights and roof forms break up
the massing of the building and its roof line to give the building a more
residential and domestic scale.
5.11 Please refer to drawing 1238/04 which is submitted as part of this
planning application.
Top: North western (front) elevation
Middle: North eastern elevation
Bottom: South eastern (rear) elevation
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5.15 These include increased fenestration through larger window sizes
and the use of bay windows, timber built entrance ways, and a greater
mix of brick and render. On the less prominent, private south-east
elevation, which will be used as a service area, building features will be
limited and the use of render reduced.
5.16 The site will be framed by a range of boundary treatments. A 2.5m
high decorative brick and timber fence will conceal views of the service
area at the rear of the site. Along other boundaries where the site fronts
on to publicly accessible areas, such as at the adjoining roundabout,
shrub and tree planting will be used to define the edges of the site. A
range of shrubs, specimen plants, trees and hedges are proposed.
5.17 The proposed development uses a range of both hard and soft
landscaping features to activate the site, make it easy to understand and
support local habitats and biodiversity. These include:
• The use of formal ornamental tree and shrub planting around the site to frame formal hard landscaped areas and to help give the site a more ‘green’ appearance.
• The inclusion of formal outdoor patios and seating areas adjacent to the proposed restaurant to promote the use of outdoor areas and encourage activity.
5.18 Please refer to drawing 1238/02 in the accompanying application
drawings for further detail regarding elevation details and landscaping
works.
Appearance and Landscape5.12 The proposed building has been designed to reflect its use as an
amenity restaurant and its role within the wider Ashton Moss Leisure
Park. The design of the building distinguishes itself from the business
and employment uses proposed on adjacent development sites. The
chosen style consists of a simple but high quality and durable palette of
materials used within more traditional building forms and proportions.
The building includes features such as chimneys, traditional door and
window detailing and bay windows.
5.13 The materials palette comprises:
Walls
- Hampton Rural Blend facing brickwork
- Coloured render (‘Buttermilk’)
- Reconstituted stone cills and coping (‘Bath’)
Roof
- Concrete plain interlocking tiles (‘Slate grey’)
- Matching ridges and hips
Windows
- Stained softwood windows
5.14 There is a focus on decorative building features on the north-west
(front), north-east (side) and south-west (rear) elevations of the restaurant
- the public faces of the building.
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Access5.19 The nature of the proposed use means that having appropriate and
convenient access links to surrounding routes and networks is crucial if
the development is to promote ease of movement.
5.20 A new access point will be provided onto Pamir Drive to the
west of the site, which will provide both access and egress. A stub is
provided along the north eastern edge of the site which allows for future
connection and links to the development plots to the north-west and
onto Fold Way.
5.21 This arrangement provides direct passage into and out of the site
to minimise the risk of accidents and reduce vehicular rotations. The
proposals have no detrimental impact on traffic using the surrounding
route network, including Fold Way, Pamir Drive and Lord Sheldon Way.
5.22 Pedestrian and cycle access to the site will be via Lord Sheldon
Way and Pamir Drive, linking it to the bus stops, Metrolink stops and
wider Ashton Moss area.
5.23 A total of 100 car parking spaces will be provided. These are
broken down into 95 standard parking bays and 5 accessible / wide bays
located close to the main building entrance.
5.24 A total of 8 cycle stands will be provided. An additional area for
staff bicycles is also included within the proposed service area to the rear
of the amenity restaurant.
5.25 The amenity restaurant will be serviced via a proposed service area
located along the rear of the building at the back of the site.
5.26 Access points and junction widths have been designed specifically
to accommodate the needs of the vehicles which are expected to use
the site. Acceptable vehicle tracking within the site is shown on the plan
opposite. The separate Service Yard Management Plan submitted with
this application provides further details.
5.27 The accessibility of the site in terms of public transport is excellent.
A number of bus and Metrolink stops are only a short distance away on
Lord Sheldon Way. These provide connections to destinations across
Tameside and Greater Manchester.
Right: Metrolink forms one part of
the excellent public transport links
Below: Lord Sheldon Way
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Parking baydelineation to beformed usingwhite thermplasticroad paint
Parking baydelineation to beformed usingwhite thermplasticroad paint
PH bays to include yellowthermplastic road paintcross hatching to denote1200mm wide access zones
Marshalls TegulaConcrete Sett Paving,80mm thick laid in aherringbone pattern,colour to be Traditional.
Buff tactile (blister)paving to BS EN1339:2003 adjacentdrop kerbs
Patio
Patio
Service Yard
Paths & patio (unlessnoted otherwise) to beMarshalls Saxon pavingslabs 600x600mm,colour Buff.
Drop
Ker
b
Drop Kerb
Knee rail fence,Type A detailon drwg no:1308/39
Knee rail fence,Type A detailon drwg no:1308/39
Knee rail fence,Type A detailon drwg no:1308/39
Knee rail fence,Type A detailon drwg no:1308/39
Manual swing barrier(to be closed out ofbusiness hours only)and bollards to footpaths
Tarmac
Tarmac Tarmac
Tarmac
Knee rail fence,Type A detailon drwg no:1308/39
4no: Sheffield hoopcycle stands forparking 8 bicycles toend of patio
for tower signage
PAM
IR D
RIV
E
Copyright Reserved Bryan G Hall Ltd.
B R Y A N G H A L LCONSULTING CIVIL & TRANSPORTATION PLANNING ENGINEERS
Suites 17 & 18 Lighterman House26/36 Wharfdale Road
LONDON | N1 9RYT 0203 077 2103
Suite E8 | Josephs WellHanover Walk | LEEDS | LS3 1ABT 0113 246 1555 F 0113 234 2201
W www.bryanghall.co.uk
Client: Project:
Title Job No: Drawn: Checked:
Scale:
A3 - 420 x 297
Drawing No: Revision:
Rev:
Date:
Amendment: Drn: Chk: Date:
N
Vehicle tracking plan (Bryan G Hall)
38
“The Pamir Drive site offers an opportunity for a modern, commercial development capable ofproviding jobs and wealth for the local community.”
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Summary and conclusions 06
The 0.64ha site offers an opportunity to provide an amenity restaurant development which is entirely in keeping with the uses proposed as part of the Ashton Moss Leisure Park and wider Ashton Moss Urban Extension corridor.
The application scheme is sustainable development within the meaning of the NPPF (paragraph 6).
Summary of sustainable development credentials
Role Benefit
Economic Delivering 1,163 sqm of amenity restaurant use, together with 100 parking spaces and 8 cycle spaces (for customers)
Contributes to building a strong, responsive and competitive economy, by complementing business, commercial, retail, leisure and hotel uses in the Ashton Moss area and Urban Extension corridor
Source of new jobs during construction and operation
Environmental Development which will function well and add to the overall quality of the area, complementing the role of Ashton Moss as a place to work and visit
Optimises the use of the site to accommodate the building
Responds to local character, reflecting the identity of local surroundings and materials in the design (traditional appearance)
Creates a safe and accessible environment
A visually attractive scheme as a result of good architecture and appropriate landscaping
Creates a high quality built environment accessible to local services and public transport
New planting and landscape help to improve biodiversity
Social Promotes greater social integration and activity
Safe and accessible environment, containing clear and legible routes
