Tesco Site
Pinfold Drive
Prestwich
Manchester
Design & Access Statement
Redrow Homes, Lancashire
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Contents
Preface
1.0
1.1
1.2
1.3
Introduction
The Site
The Context
Photographs
2.0
2.1
2.2
2.3
2.4
The Process
Assessment
Involvement
Use
Evaluation
3.0
3.1
3.2
3.3
3.4
3.5
3.6
Design
Site opportunities & development concept
Public Realm & Green Network
Site Topography
Existing Trees & Hedges
Considerations
Response
4.0
4.1
4.2
4.3
4.4
Appearance & Landscape
Landscaping
Appearance
Amount
Scale
5.0
5.1
5.2
5.3
5.4
Access
Access for All
Public Transport
Education
Secured by Design
Note: Map images courtesy of Bing Maps
For More Information Contact
MCK Associates Limited
Burnaby Villa
48 Watling Street Road
Fulwood, Preston, Lancashire, PR2 8BP
Tel: 01772 774510
www.macassociates.co.uk
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Preface
This Design & Access Statement has been prepared on behalf of Redrow Homes in support of a
full planning application for a residential development of up to 97 dwellings with associated car
parking, landscaping and public open space adjacent to the existing Tesco Superstore, Pinfold
Drive, Prestwich, Manchester, M25 3TG.
This document aims to provide an analytical background and concept proposals to facilitate
discussions with the Local Planning Authority. This statement responds to the requirements of
the Town and Country Planning (General Development Procedure (Amendment) Order 2006 for
applications of this type to be accompanied by a Design and Access Statement.
The content of the design element of the statement must demonstrate how the physical
characteristics of the scheme have been influenced by a thorough process, which includes:
• Assessment
• Involvement
• Evaluation
• Use
What the land and buildings will be used for.
• Amount
How much development can the site accommodate?
•Scale
How big the buildings and spaces will be, specifically their height, width
and length.
• Layout
How the buildings and public and private spaces will be positioned and
the relationship between them and buildings and spaces around the site.
• Appearance
What the building and spaces will look like, for example building
materials, architectural details and its context to the surrounding area.
• Landscaping
How open spaces will be retained and treated to enhance and protect the
character of a place
• The Access
Element of the statement must include two aspects of access to the
development:
Vehicular and transport links - why the access points and routes have
been chosen, and how the site responds to road layout and public
transport provision.
• Inclusive Access
How everyone can get to and move through the place on equal terms
regardless of ages, disability, ethnicity or social grouping.
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1.0 Introduction
2.0
1.1 The Site
The site is located adjacent to the existing Tesco Superstore, Valley Park Road, Prestwich,
Manchester. OS grid reference SD 80793 04344. It located between the Tesco Superstore and
Prestwich hospital.
The site is currently owned by Redrow Homes
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1.2 The Context
The site is approximately 5.96 Hectares (14.74 acres) and is irregular in shape. To the north
and west of the site lies Prestwich Hospital, to the west the Tesco superstore, to the south east
terraced residential housing. To the south lies further hospital buildings and an existing sports
pitch and woodland. An existing access road (Thornton Crescent) passes through the site
linking the two hospital sites.
The site is currently vacant with a large number of self seeded trees dotted around the site. The
site was formerly part of Prestwich Hospital, now demolished.
There is a variation in level from the north to the south of the site of approximately 9.9 metres
and from west to the east of the site of approximately 2 metres.
The southern section of the site is fully encloses an existing sports pitch that is owned by others.
The southern edge of the site is densly wooded and is to be retained as woodland.
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1.3 Photographs
Large semi-detached Victorian villas to Kingswood Road
Typical terraced properties to Kingswood Road
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South Lodge property bounding the south of the site off Clifton Road
Typical large Victorian villa to the south of the site.
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Properties to Kingswood Road
Terraced streets to the south of the site
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Large Victorian villas to the south of the site.
Terraced housing to the south of the site
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Modern housing to the south of the site off Clifton Road
View of existing brick boundary wall to be retained on Kingswood Road
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View of existing redevelopment adjacent to site.
Existing Site Entrance off Pinfold Drive
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2.0 The Process
3.0
2.1 Assessment
The proposals have been subject to detailed analysis of the site’s constraints and opportunities.
The figure below shows the site within its context and highlights physical characteristics and
constraints.
KEY:
Green:
Community
Magenta:
Residential
Yellow:
Recreation
Blue :
Employment
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2.2 Involvement
From the beginning and throughout the design process various groups of people have been
involved in the evolution of the proposals.
2.2.1 Planning
A separate planning statement has been prepared, a copy of which is included with the planning
application.
2.2.2 Highways
A transport statement has been prepared and accompanies this application
2.2.3 Trees
A Tree Survey Report prepared by TBA landscape Architects accompanies this application
2.2.4 Ecology
An Ecological Survey and Assessment prepared by ERAP Ltd accompanies this application.
2.3 Use
The site is situated close to Junction 17 of the M60. The surrounding area is predominantly
residential with areas of community and commercial use.
The site at present is vacant land, formerly being part of the now demolished Prestwich hospital.
2.4 Evaluation
The process stage has allowed us to prepare a robust proposal that works within its context and
constraints, whilst maximising the site’s potential.
Wherever possible the design has retained mature trees and utilised the natural gradients of the
site.
The new development complements the existing residential housing found to the south of the
site.
The layout respects the surrounding areas, allowing for dense screen planting to the perimeter
of the site and will include the formation of a new woodland trail to the south of the site and the
upgrading of the car park to the existing sports field.
Consideration has been made for the existing access across the site, linking the hospital sites
and will be retained as part of the layout design.
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3.0 Design
4.0
3.1 Site Opportunities & Concepts
Urban Form
The proposed development should respect the existing character of residential area found to the
south of the site. The orientation of the properties should respond positively to the surrounding
areas and utilise the existing landscaping found on the site boundaries to screen the
development from existing properties and the adjacent superstore and hospital.
The design should take into account its location adjacent to an existing superstore and provide
suitable protection / screening to the new properties on the site from the superstore. This should
be provided by a mix of boundary treatments and dense landscaping.
The existing brick boundary wall facing onto Kingswood Road / West Road should be retained
and integrated into the development.
Where possible any suitable high value trees should be retained and integrated within the
development.
Movement
The existing site is bounded on all four side sides by existing land. There is an existing access
track running through the site linking the hospital buildings located off West Road and the main
hospital site. Access is also required to the existing sports field. There does not appear to be
any evidence of any existing public footpaths through the site, though it is understood the site is
used frequently by the public. Due to this factor, it is intended to provide permeable routes
through the site, linking the hospitals, providing access to the sports field and linking to a new
woodland path / track to the south of the site.
Green Spaces
It is intended, as part of the development for the existing woodland to the south of the site to be
formed into a woodland walk. A new balancing pond is to be formed to the south west of the
sports field and will form an attractive focal point of the woodland walk. A new footpath will be
formed through the woodland and a new litter bin and bench will be installed.
A new car park will be provided for the use by the sports field as part of the redevelopment.
3.2 Public Realm & Green Network
The existing access point located off the existing roundabout positioned at the end of Pinfold
Drive will be used to provide access into the site. Pedestrian access will be possible to the site
via footpaths from the corner of Kingswood Road / West Road. An existing track / road off
Clifton Road (adjacent the South Lodge), a footpath link from western side of Clifton Road and a
link from the hospital on the western boundary will also allow pedestrian access into the site
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No specific new public open space will be created as there is sufficient public use due to the
existing woodland to the south of the site.
Wherever it has been practical, the scheme has been designed to have active frontages with
properties facing the public realm, especially to the western side of the site. Front doors and/or
habitable room windows will provide natural surveillance to the public areas whilst also framing
the space created.
3.3 Site Topography
Consideration has been made of the site topography. The existing site slopes from north to
south. The overall difference in level from the north of the site at the entrance off the roundabout
to the apartments on the southern edge of the site is approximately 10m.
This grading of the site has impacted on the site layout and a number of small retaining
structures will be required at points on the site to allow the site to be developed.
The areas of land adjoining the site appear follow the same contours and therefore there should
be minimal impact on the treatments to the perimeter of the site. Where existing feature walls
are present, every effort will be carried out to maintain these.
Where possible, the topography will be used to minimise the impact of the new development on
the surrounding area.
3.4 Existing Trees & Hedges
Consideration has been given to the existing trees on the site. The site is currently covered by a
mix of self seeded trees and shrubs. The existing mature trees tend to be generally situated
close to the periphery of the site and around the perimeter of the sports field. Wherever possible
these will be retained. There will be a requirement for removing a number of the trees, though it
is intended to provide new tree planting within the development.
A full tree survey accompanies this application.
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Location of existing trees on the site.
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3.5 Considerations
The layout must be designed so that a sense of space is created upon arrival in the site.
The access into site is narrow but requires a sense of arrival when the site opens out.
The properties fronting the main spine road through the site will provide an interesting
and varied streetscene.
The existing feature boundary walls facing Kingswood Road / West Road to be retained.
Roads to be positioned to allow for the retention of the existing access track route
through the site.
Avoid overlooking to the adjacent superstore and car parks in order retain privacy to the
new dwellings.
Provide reasonable separation between existing and proposed dwellings / boundaries to
comply with local authority standards.
Existing trees to be retained wherever possible.
Provide well designed street terminations and vistas within the site.
Secured by design principles to be applied to the layout where possible.
Dwellings and siting on the site to be designed to comply with Building regulations Part
M requirements in terms of access.
Cambridge house type to be Lifetime Home compliant thus meeting with the local
authorities policy of 13% of the total number of dwellings to comply.
3.6 Response
Predominant dwelling to be located facing the access road into the site to give a sense
of arrival. Dwellings facing onto the main spine road to continue an established street
scene of throughout the site.
Roads designed to take into account existing access roads / tracks.
Dwellings located “side on” wherever possible to the eastern boundary to minimise
overlooking and improve “privacy” from the adjacent superstore.
Adequate separation distances provided to existing dwellings.
Existing landscape features incorporated into the proposed layout wherever possible.
Houses orientated to view into the site and provide overlooking to the public spaces.
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Existing woodland to be retained, new balancing pond / water feature installed and new
woodland route provided for public use.
4.0 Appearance & Landscape
5.0
4.1 Landscaping
The site is currently a vacant site and was formerly the now demolished Prestwich Hospital. Due
to the land being vacant, there is a large amount of self seeded trees on the site. These are of
poor value and are to be removed. To the perimeter of the site, there are a number of existing
mature trees that are to be retained and form a backdrop to the site as well as screening from
the adjacent superstore and hospital site.
The existing sports field is to be retained and will provide a feature to the site, with dwelling s
overlooking the open space. Mature trees will surround the field and link into the woodland to
the south of the field. (nb The Sports field is not within the ownership of Redrow Homes)
To supplement the new surface water drainage on the site, a new balancing pond will be formed
to the south west corner of the sports field. This will form a feature on the site and will be
enhanced with new pathways, a bench and litter bin.
Feature planting including trees are to be provided to the site entrance and along all the main
spine roads in the site.
The existing feature brick walls to the south of the site will be retained as a feature of the site.
Refer to detailed landscaping design.
Existing brick wall to Kingswood Road
And mature trees
Existing sports field with mature trees
and woodland in background
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4.2 Appearance
The proposed layout contains dwellings that are predominantly two storey in height and have
been designed with the ethos of a modern version of traditional suburban architecture and
reflects similar housing designs in the immediate vicinity of the site. To the south of the site,
there are two, three storey apartment blocks. These blocks are well screened by mature trees
from the residential properties in the area.
The designs feature good quality detailing providing a vibrant, welcoming and high quality place
to live, below are typical examples for detailing to the properties.
Feature gables featuring tile hanging
Typical porch detail
Typical porch finish
Typical gable / façade finish
Typical bay window detail
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4.3 Amount
The illustration below shows the indicative site layout proposed for the site.
The gross area for the site is 5.96 Hectares (14.74 acres) and the proposal is for 97 units. This
gives a gross total of about 16 units per hectare which is lower than the surrounding area, due
to the terraced nature of the existing properties, but comparable to modern housing in the
vicinity of the site.
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4.4 Scale
Residential properties within the vicinity (primarily to the south of the site) in general are two
storey terraced properties with a number of large Victorian villas predominantly three storey in
height. The housing comprises mainly of traditional terraced and semi detached properties with
private front and rear gardens.
The proposed dwellings on the site will reflect the existing scale of the surrounding area. The
main housing on the site will be two storey with two, three storey apartment blocks located to
the south of the site. In this location, the three storey unit impact is minimised due to the site
levels. The blocks will also better reflect the scale / height of the larger villas found facing onto
the site.
The sections below demonstrate the level differences in this area.
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5.0 Access
6.0
5.1 Access for All
The site is located in a sustainable location close to primary public transport links. The site is
positioned adjacent to a bus route and close to a number of amenities. The site is within walking
distance of Prestwich tram station providing a direct link into Manchester City Centre and
environs. The site is also in close proximity of Junction 17 of the M60.
The proposed development addresses a number of principles and policies with regard to
access:
The ability to access the site by car, foot and cycle to a range of local services and
facilities to meet basic needs.
Readily accessible link to the existing public footpath network.
Access to local good quality public open space which enjoys a high standard of security
and access.
A thriving neighbourhood within easy reach and walking distance.
The creation of homes which are adaptable and are able to respond to changing social
and economic conditions.
5.2 Public Transport
The nearest bus stops are located on Pinfold Drive at the entrance to the site and on Bury New
Road, a short walking distance from the site. There are regular services to the City Centre and
beyond.
The nearby Prestwich tram station provides a regular link into Manchester City Centre,
Manchester Airport and other locations. From the City Centre a large range of national
destinations can be reached either by coach or rail.
5.3 Education
There are a number of primary schools in close proximity to the site, these include Our Lady of
Grace Catholic Primary School; Heaton Park Primary School; The Ark Primary School, St.
Marys C of E Aided Primary School, Higher Lane Primary School and Prestwich Preparatory
School. There are also a range of nursery schools within the area.
The nearest secondary schools are Cloughside School, Horizon School, Parrenthorn High
School and Prestwich Arts College.
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5.4 Secured by Design
The following principles have been taken into account at this stage.
Vehicular and pedestrian routes have been designed so that they are visually open,
direct and well used. A careful choice of materials and boundary treatments will clearly
define private and public spaces.
Vehicular, pedestrian and cycle are kept together and not segregated. These are well
overlooked and not isolated.
Open space and amenity areas have been designed so that they are well overlooked,
with due regard to natural surveillance.
Rear access footpaths will be well overlooked and accessed only via a lockable gate.
Cars will be parked in locked garages or on a hard standing within the dwelling
boundary.
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