queens park self build, blackburn feasibility study

Client Name: Blackburn with Darwen Borough CouncilRIBA Stage: 1Rev: 01 Date: 09/11/2020

Revisions: 01 - Updated to incorporate client comments

Queens Park Self Build, BlackburnFEASIBILITY STUDY

2 Queens Park, Blackburn - Feasiblity Study

View of Queens Park Blackburn

3

1.0 EXECUTIVE SUMMARY EXECUTIVE SUMMARY PG. 05

2.0 INTRODUCTION & BRIEF INTRODUCTION AND BRIEF PG. 08

3.0 SITE CONTEXT SITE LOCATION PG.10 PLANNING POLICY DESIGNATIONS PG. 11 LOCAL AMENITIES PG. 12 KEY VEHICULAR ROUTES AND SITE ACCESSIBILITY PG.13 LAND OWNERSHIP PG. 14 FLOOD RISK PG. 15 LOCAL CHARACTER PG. 16

4.0 SITE ANALYSIS SITE PHOTOGRAPHS PG. 18 AERIAL VIEWS PG. 19 EXISTING KEY FORMAL / INFORMAL PEDESTRIAN ROUTES PG. 20 SITE TOPOGRAPHY PG. 21 INDICATIVE SITE SECTIONS PG. 22 UTILITIES SUMMARY PG. 23 PHASE 2 GROUND INVESTIGATION SURVEY PG. 24 ECOLOGY APPRAISAL SUMMARY PG. 25

5.0 DESIGN SELF BUILD PLOT & HOUSE TYPE SIZE BENCHMARKING PG. 27 TYPICAL VOLUME HOUSEBUILDER HOUSE TYPE SIZE BENCHMARKING PG. 28 OPTION1,SITELAYOUT-DESIGNPRINCIPLES PG.29 OPTION2,SITELAYOUT-DESIGNPRINCIPLES PG.30 OPTION 2 INDICATIVE PLOT SECTIONS PG. 31 OPTION 2 INDICATIVE MASSING PG. 33

Queens Park, Blackburn - Feasiblity Study

CONTENTS


1.0 EXECUTIVE SUMMARY

5Queens Park, Blackburn - Feasiblity Study


The development parcel is located in the popularresidentialneighbourhoodofAudleyand Queens Park.

The parcel is approximately 1.18 acres and0.48 hectares and overlooks the Grade II listed Queens park.

The site is partially allocated as GreenInfrastructure with the remainder unallocated intheLocalPlan.Theplaniscurrentlyunderreviewpriortobeingrefreshed.

Thesitehasthepotentialtobedevelopedasaself-buildresidentialdevelopmentsubjecttoagroundremodelling/retainingexercise.

Initial design options suggest the site iscapableofaccommodatingapproximately12,self-builddetachedproperties.

The proposed plot sizes and indicativedwelling sizes have been derived from abenchmarking exercise of other similar self-build development schemes as well as volume housebuilderhousetypesizes.

Dropped kerbs are proposed to allow the plots tobeaccessedoffQueensRoad.

There are no Public Right of Ways acrossthe site however there are two informal footpaths which are proposed to be diverted to accommodate the proposed site / plot layouts.

Realignmentofthebelowgroundelectricandwastewaterservicesarelikelytobenecessarywithaneasementrunningthroughtwoofthenewbuilddevelopmentplotssubjecttofurtherdiscussions with the utilities companies. Ifthe cost of the realignment are prohibitivean alternative would be to lose one of thedevelopmentplotsandarrangetheremainderoftheplotseithersideoftheexistingbelowgroundservices.

Japanese knotweed was found in the northern part of the site, which needs to be removed and measures put in place to prevent further spread.

Completing the ground remodelling /retainingexercisepriortothesaleoftheplotsisconsiderednecessarytode-riskthesiteandmakeitattractivetopotentialbuyers. Should the outcome of the initial groundremodellingexerciseconclude that thecostsassociated with the ground remodelling/ retaining works would make the overallscheme unviable then it would be worth considering minimising the extent of theground remodelling / retaining works byincorporating side gardens (instead of reargardens),thiswouldhoweverlikelyreducethesitedevelopmentcapacitytoapproximately6self-build plots.

The two options considered as part of thisstudyaresummarisedasfollows:

Option 1

Total No. of Units: 10

Mix: 100%, 5-6 Bed

House Type Sizes:246sqm(GIA)

Plot sizes: 325- 762 sqm

Benchmarking:Housetypesonparwithotherself-build developments and approxiamtely29%largerthanvolumehousebuilderhousetypesizes.

Option 2

Total No. of Units: 12

Mix: 20% 4 Bed, 60% 5 Bed, 20% 6 Bed

House Type Sizes: 174–240sqm(GIA)

Plot sizes: 339 – 475 sqm

Benchmarking: House types smaller thanother self-build developments but 26-33% largerthanvolumehousebuilderhousetypesizes

Thedesignoftheindividualhouses,includinglayouts as well as elevational treatments isoutsidethescopethisstudy.

Astheaspirationisforthesitetobedevelopedas self-build plots, further considerationneeds tobegiven to theoverarchingdesignprinciples (for the overall development) toensureacoherentandattractivestreetsceneisachievedwhilstat the sametimeallowingenough scope for individual self-builders toaccommodatetheirowndesignpreferences.

A ‘Framework for Design’ which covers (butnotlimitedto)thedesigncriterialistedbelowwouldensurethoseresponsiblefordesigningthe induvial dwellings would have a set ofguidingprinciplestoworkto.

Scale: Ttwo storey appears as the obviouschoice to tie in with the neighbouringproperties but opportunities to explorehabitable spaces within roof spaces should not beruledouttomaximiseplotefficiencysubjecttomeetingotherplanningrequirementssuchasseparationdistances.

Materials: High quality external wallingmaterials that have proven qualities tostandthetestoftimeshouldbeconsidered.Materials that are adversely affected by thecloseproximityofmaturetrees(oppositethesite) and the damp regional climate shouldbe discouraged. A similar approach shouldbe taken for the roofingmaterial taking intoconsiderationhowthematerialwillwearandappearoftime.

Colour: Variation in colour and texture havethepotentialtonotonlyaddvisualinterest



but to allow individual preferences to be accommodatedwhilstworkingwithinarangeofpredefinedcolourthemes.

Roof pitch: Sloping roof orientation andminimumpitchcouldbedefinedtonotonlyallow habitable spaces to be accommodated within roof spaces but also to ensure the scale andproportionoftheproposeddwellingsaredefined in a way that is appropriate to theparklandsetting.

Flat roofs could also be considered appropriate subject to correct detailing, within thecapability of locally available resources suchas behind parapet walls.

Build Line and space between dwellings: This has been provisionally defined withinthe indicative plot layout arrangements butis subject to the outcomeof further groundmodellingstudies.

Sustainability: Consideration needs to begiventosustainabilitywithaviewtoreducingthecarbonfootprint. A fabricfirstapproachshould be encouraged to improve energyefficiency, air tightness and to reduce therelianceonenergyconsumption.Positioningand orientation of windows to maximisedaylight, prevent overheating and capturingsolar gain during the colder seasons shouldalso be explored.

Off-Site fabrication:Overarchingpartnershipagreementswithoffsitemanufacturerscould

beconsideredasthisallowsgreatercontrolondesignqualityandworkmanship.

A ‘Framework for Design’ could also ensurethe council’s aspiration for the site in termsof design quality are clearly defined at theoutsetinsufficientdetailtopotentialllyallowforthetimetakentogainplanningconsenttobe reduced.

Availability of further architectural designguidance and support during the pre-appstagecouldalsobeconsidered.


2.0 INTRODUCTION & BRIEF


2.0 INTRODUCTION & BRIEF

Introduction

CapitaESAhavebeenappointedbyBlackburnwithDarwenBoroughCounciltoundertakeasitefeasibilitystudyforaself-buildresidentialdevelopment scheme at a site located offQueens Road, Blackburn

The purpose of the commission is to establish the site development capacity based on amixture of 4-6 bed unit sizes and to explore site layout options to inform a subsequentoutlineplanningapplication.

Brief

• Toprovidethefollowing:

• Review of planning policies, surveys,reports.

• A site feasibility study including siteanalysis.

• Initial site layout indicating access, plotsizes,amenityandparkingarrangement

• Sitesections

ViewalongQueensRoad


3.0 SITE CONTEXT


3.0 SITE CONTEXTSiteLocation

Key: DevelopmentSiteAArea: Approx. 1.18acres / 0.48ha


3.0 SITE CONTEXTPlanningPolicyDesignations

Key: Development Site UrbanBoundary-Policy1 GreenInfrastructure-Policy38

PrimaryEmploymentArea-Policy14 SecondaryEmploymentArea -Policy15

DistrictCentre-Policy27 HousingLandAllocation-Policy16

Notes:- Site is within the Green Infrastructure

(policy38)Zone- LocalplancurrentlybeingRefreshed.


Key: 1. RoyalBlackburnHospital2. OurLady&SaintJohnCatholicCollege3. NewfieldSpecialNeedsSchool4. BlackburnCentralHighSchool5. AudleyJuniorSchool6. AudleyandQueensparkchildrenscentre7. PetrolFillingStation8. The Cornerstone Practice Shadsworth

Surgery9. Queens Park10. GroceryShops Development Site

2

Approx 20 mins. walk to Tesco Supermarket

5

4

1

3

6

7

8

3.0 SITE CONTEXTLocalAmenities

9

1010


3.0 SITE CONTEXTKeyVehicularRoutes&SiteAccessibility

To M65 J5

1.1 miles

To Blackburn

Town Centre1.5 miles

Key: Development Site PrimaryVehicularRoutes SecondaryVehicularRoutes

Audley Range


3.0 SITE CONTEXTLand Ownership

Key: SiteAArea: Approx. 1.18acres / 0.48ha SiteBArea: Approx. 1.13acres / 0.46ha

SiteCArea: Approx. 3.21acres / 1.30ha

Notes:- All 3 sites within council ownership- OnlydevelopmentsiteAisconsideredwithinthisfeasibilitystudy

A

B

C

C

B

A


3.0 SITE CONTEXTFlood Risk

Key: Flood Zone 1 Flood Zone 2 Flood Zone 3

Notes:- SitefallswhollywithinFloodZone1.- Siteisthereforeatalowriskfromflooding- FloodriskinformationtakenfromEnvironmentAgencywebsite.


Key: Development Site

12

5

6

3

4

3.0 SITE CONTEXTLocal Character

5

3

6

41 2


4.0 SITE ANALYSIS


4.0 SITE ANALYSISSitePhotographs

1

2 3 4

5 6 7

1

2

3

7

6

5

4


4.0 SITE ANALYSISAerial Views

View:TowardsNorth View:TowardsEast


Queens Park

4.0 SITE ANALYSISExistingKeyFormal/InformalPedestrianRoutes

Key: Park Entrances Pedestrian Routes / Desire Lines

Notes:

• Informal pedestrian routes cut throughsite to connect and provide access to the park

• Existing routes if maintained, wouldconstrain development.


4.0 SITE ANALYSISSiteTopography

+166.67

+171.4

+171.5+166.8

+170.4+165.5

+161.46

+165.9

Notes:- Information taken from topographical

surveydatedDecember2018


4.0 SITE ANALYSISIndicativeSiteSections

+165

+180+185

+160

+175

+155

+170

+165

+180

+160

+175+170

+165

+180

+160

+175+170

SectionA-A

SectionC-C

SectionB-B

A

B

B

C

C

A

SITE

SITE

SITE


4.0 SITE ANALYSISUtilitiesSummary

SubstationKey:

6Kv-6.6Kv

LowVoltage

WaterDistributionMain

CombinedSewageNotes:• Summary taken from ‘Utilities Record

Search’reportdated11/11/16


4.0 SITE ANALYSISPhase2GroundInvestigationsurvey

Key: FoundingStratalessthan1.80mbgl FoundingStratagreaterthan1.80mbgl

• Geology in general comprises of madegroundoverlyingglacialtillwhichoverliessolid strata of the Pennine Lower Coal MeasuresFormation.

• No evidence of shallow coal mining orvoidingwasidentifiedduringtheintrusiveinvestigationsatthesite.

• Quarryfilldepositsencounteredtowardsthe east of the site outside the site boundary inadjacentparcelof landalsoownedbythecouncil.

• Thedepthtocompetent foundingstrataacross the site varies significantly asshowninaccompanyingdiagram.

Notes:• Summary taken from ‘Phase 2 Ground

Investigation&Assessment’datedMarch2017


4.0 SITE ANALYSISEcologyAppraisalSummary

• Siteidentifiedasspeciespoorsubjecttoregularmaintenanceroutine.

• Broadleaved trees scattered across thesite.

• Sitehasthepotentialtosupportanumberof nesting bird species including gardenand urban specialists.

• All trees appear to have been subjectto regular maintenance and associatedremedial tree work.

• All habitats including trees, grasslandand paths considered as having low /negligiblepotentialforbats.

• Repeat badger survey recommendedimmediatelypriortoworkscommencingbased on highly transitory nature ofbadgers.

• Presence of hedgehogs cannot bediscounted.

• Two strands of Japanese knotweed identified along the footpath offSherwood road.

Recommendations

• Replacementtreeplantingforanythatcannot be retained as part of development.

• Encourage new native tree planting aspart of new development.

• Where possible contribute to creatingnative hedgerow as part of boundarytreatment.

• Forfurtherplotspecificrecommendationsand additional details in general pleaserefer to the Preliminary EcologicalAppraisal.

Key: Individual Tree Semiimprovedspeciespoorgrassland

Japanese Knotweed

Notes:• Summary taken from ‘Preliminary

EcologicalAppraisal’datedJune2017

• Land is owned by the council as suchassumed no TPO’s affecting any of thetreeswithinsiteboundary

SI

SI

SI


5.0 DESIGN


5.0 DESIGNSelfBuildPlotHouseTypeSizeBenchmarking

Bamford and Graven Hill Self Build Plot & Unit Sizes

QueensPark-Option2SelfBuildPlot&HouseTypeSizes

QueensPark-Option1SelfBuildPlot&HouseTypeSizes

Plot 001 Plot 0264 Plot 0124

Plot 0133

Plot 0201

Plot 09-10 Plot 11 Plot 10 Plot 03

Bamford St, Nelson - Self Build Devel-

opment

Graven Hill, Bicester - Self Build

Development

Queens Park, Blackburn - Self

Build Development - Option2

Queens Park, Blackburn - Self

Build Development - Option1


5.0 DESIGNTypicalVolumeHouseBuilderHouseTypeSizeBenchmarking

TypicalDeveloperHouseTypeSizes

QueensParkProposedHouseTypeSizes

ComparisonofHouseTypeSizes

Option2Option1

Option2Option1


5.0 DESIGN

• 10 Plots-majority arranged to overlookthe park setting, following the sameprinciples as existing properties alongQueens Road.

• All plots can be accessed off QueensRoad.

• Plots3,4and5relativelysmallerhoweverplot size can be increased if the three plotsaremergedintotwo.

• Allplotshavesufficientamenityspaceforfor 5/6 bed house.

• Allplotshaveprovisionfor3No.offroadparkingbays.

• Footpath diversions - Option A/BIndicativelyproposed.

• HousingMix:5-6Bedunitsonly.

• Site layout subject to verification ofgroundlevelremodellingexercise.

Queens Road

A B

1009

08070605

0403

0201

Borrowdale Ave.

Option1,SiteLayout-DesignPrinciples

Priv

ate

Driv

e.


5.0 DESIGN

• 12Plots-allarrangedtooverlooktheparksetting, following the sameprinciplesasexistingpropertiesalongQueensRoad.

• All plots can be accessed off QueensRoad.

• Allplotshavesufficientamenityspace.

• Allplotshaveprovisionfor3No.offroadparkingbays.

• existing footpath diverted betweenexisting and new build developmentrather than running through new builddevelopment.

• HousingMix :20%-4Bed,60%-5Bed,20% - 6 Bed.

• Site layout subject to verification ofgroundlevelremodellingexercise.

Queens Road

B

1011

12

0908070605

0403

0201

Borrowdale Ave.

Option2,SiteLayout-DesignPrinciples

4 Bed House - 174sqm.

Proposedrearboundarytoallowimprovedreargardengradients

5 Bed House - 210sqm. 6 Bed House - 240sqm.

Key:


5.0 DESIGNOption2-IndicativePlotSections

C

B

C

B

AA

QueensPark-Plot05SectionB-B

SITE

QueensPark-Plot01SectionA-A

SITE


5.0 DESIGNOption2-IndicativePlotSections

C

B

C

B

AA

QueensPark-Plot12SectionC-C

SITE


5.0 DESIGN Option2-IndicativeMassing

Capita I ESA Architecture, 8th Floor, The Observatory, Chapel Walks, Manchester, M2 1HL

queens park self build, blackburn feasibility study

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