Introduction Public Consultation Bank Hey, Blackburn · Bank Hey, Blackburn Introduction Public...

Bank Hey, BlackburnPublic ConsultationIntroduction

The land between Heys Lane and Bog Height Road is allocated for housing development in Blackburn with Darwen’s Local Plan Part 2.

The site has the potential to be a distinctive and high quality housing development that respects the surrounding landscape character and become a natural extension to Blackburn.

Ideas for how the site could be developed have been progressed by the project team through discussions with Blackburn with Darwen Council.

We want your views on the initial Masterplan. This exhibition shows how the emerging Masterplan has come together and explains the main opportunities and constraints that have been taken into account.

Please take time to look at the exhibition and give us your views.

DevelopmentSite

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Bank Hey, BlackburnPublic Consultation

Industrial Estate

River D

arwen

CRWard Bdy

Tank

VValalveHoHouses

Fishmoor Reservoir

Sloping masonry

Fishmoor Reservoir

Newfield Brook

HigherFa

SSlloopipinngg mmaasosonnryry

Tank

O

Guide Reservoir

FishmoorReservoir

Slopingm

asony

SSllopiing masonry

Slipway

HLA

NE

Refuse Tip

BROKEN STONE ROAD

157157.3m

Fowler Fold

Potter's Plantation

BROKE

Issues

Spring

Path (um)

Refuse Tip

168.9m16

163.7m

Flare

ETL

STOCKCLOUGH LANE

BM 193.55m

Issues

Issues

Well

Spring

Path (um)

Issues

Coppic

Coppice Cott

Path (um)

FW

ETL

Path

(um

)

Well

FW

195.7mBM 184.64m

HillsGreen

Wood

200.9m

GIB LA

GN

E

BROKEN STONE ROAD

Und

210.3m

Ward WBdy

d Bdy

184.4m184

WaddingtonFarm

PillarBM 218.74m

Iss

146.5m

Issues

Lower Moss FoldFarm

Moss Fold

ETL

196.3m

s

Track

Track

Path

E

Knowle Fold

Track

Eccles HillUndUndUnd

PaPatthh

187.1m

Ward Bdy

193.5m

Track

BM 194.93m

Pathh ((um))

ETETLL

TTrackk

Badger BrookB

Path

(um

)

Fourwinds

CR

Issues

Path (um)h (um))

441

190.8m188.5m

ETL

El Sub Sta

Tank

Works

Witton Park

Willow Ground Wood

Golf Driving Range

Site Context

Spatial Vision

'��(��)area are very important:

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These considerations have helped to shape our thinking on the way the development can integrate into its setting. In addition:

* '�� /�� 1��/��)�3 �� /�important that it is designed in a way that creates a transition into the countryside beyond.

* �� )� �� important issue.

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Site Boundary

Public Park or Playing Field

Hospital

Sports

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Religious Ground and Cemeteries

Allotments and growing Zones

Schools

Train Stations

Railway Line

Canal

Public Rights of Way

Witton Weavers Way

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Ewood Park

Witton Park

Cherry Tree

MillHill

Royal BlackburnTeaching Hospital

Weavers Wheel Way

Gib Lane housing development

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1

2

3

Site Analysis

Site Analysis

* The site has challenging gradients and natural slopes* Overhead power lines divide the site into two.* Existing Public Footpaths run across the south from Heys Lane to

Bog Height Road* The site offers a number of potential access points.* 8(��)��/��

across the site are an important countryside characteristic.* The site contains two existing ponds and a water course * Bands of existing native trees. * The site offers panoramic views over Blackburn town centre to the

north east and Darwen to the south east.* Access will need to be retained for Bank Hey Farm and Bank Hey

Cottages

Guiding Principles

* The development will need to gain access from the surrounding ��9�-+��-��+��0;�)��)��<��

* Pedestrian and cycling links should connect the development to surrounding areas.

* Development must create attractive green space incorporating existing trees and woodlands.

* An attractive housing development appropriate to its setting on the edge of Blackburn

* The development will need to incorporate a Sustainable Drainage solution

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1

Site Boundary

Existing Power Lines

Stone Walls

Existing Trees and Woodland

Public Rights of Way

Watercourses

Pond

Culverts

Slope and Gradient

Public Access

Former Quarry

Panoramic Location

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2

Bank Hey, BlackburnPublic ConsultationVision & Character

The sloping land and the overhead power line point to the division of the land into a series of individual development plots.

Each development plot will be served from new points of access onto ;�)��)��0��09�-+��-��+��4��4��=

The development will include a network of green spaces providing space for informal recreation.

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Landmark Buildings will create a focal point and/or terminate a key approach or vista. They typically front onto more important areas of the public realm.

The development will include on site water retention areas to manage ��<��(��)��=

Key Character Types will be developed:

Character Type 1 - Suburban Transition Will have a suburban character to complement the existing housing around Jack Walker Way. Red brick faced dwellings with grey tiled roofs and a diverse mix of house types and sizes.

Character Type 2 - Urban EdgeThe Urban Edge Character Area provides the interface between the town and countryside. It will draw on the characteristics of adjacent properties along Bog Height Road and Heys Lane and could feature �� )�0 �� /�� walls on key frontages.

The Green Edge '��)��-��))��0��a high quality outlook and surveillance of the space.

Key Site Frontages To provide direct outlook and connections to Bog Height Road and Heys Lane and links to Jack Walker Way.

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1

2

2

1@��'��!

2Character Type 2

Proposed Green Space


Proposed Road Junction

Proposed Road

Proposed Footpath

Proposed Footpath ��

Overhead Power Lines

Green Edge overlooking Public Open Space

Key Site Frontages

Proposed Landmark Building

RetainedWoodland

2

2

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3

Bank Hey, BlackburnPublic ConsultationDraft Masterplan Framework

Development PlotsThere will need to be regrading of the land to create gently sloping development plots

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Plot A

Plot H

Plot B

Plot E

Plot G

Plot F

Plot D

Plot C

GreenspaceN��<��/��more steep.

AccessThere are individual points of access to development plots with the effect ��/��)��/��='��/��a new route between Bog Height Road and Ashwood Avenue. This will allow the closure of the eastern section of Bog Height Road to through ��=

LinksA network of footpaths through the development and the green spaces will connect the site to surrounding areas.

Surface WaterWater retention ponds will be built into the development to control the ��<�� sewers.

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Plot AccessPoint

Access to: Indicative Number of Houses

A Bog Height Road V5B / Jack Walker Way/Ashwood Avenue $X5C / Jack Walker Way/Ashwood Avenue !5D 4 Bog Height Road &5E 4 Bog Height Road #&F / Ashwood Avenue / Jack Walker Way !5%G / Ashwood Avenue / Jack Walker Way V5H ! Heys Lane !55

1

2

3

4

5

Avenue

5

2 3

2 3

4

4

2 3

2 3

1


KEYPhase 1Plot A

Phase 2Plot A & B

Phase 3Plot D & E

Phase 4Plot F & G

Phase 5Plot H

BOG HEIGHT ROAD

M 6 5

BOG HEIGHT ROAD

HEYS

LA

NE

HEYS

LANE THE HEIGHTS

FREE SCHOOL

THE REDEEMERCE PRIMARY

SCHOOL

BANK HEYFARM

BOLTO

N ROAD

JACK WALKER W

AYBANK HEYCOTTAGES

Fowler Height

eight

Cottage

Barn-sideCottage

Fowler HeightFarm

Fowler HeightHouse

Higher Fowler HeightFarm

Lower Fowler Height

Trough

WellPpLower

HEYS

LANE

New Row

Methodist Church

CR

Path

Path

PumpHouse

25

11

Well

FARMER'S ROW

2014

39

47

81

72

69

HEYS CLOSE

CLOSE

34

44

52

66

68

76

84

67

57

43

55

Well

Boro

Con

st &

War

d Bd

y

CF

Ward Bdy

CW

CF

Path

w

Morris Bank

Path (um)

Holden Fold

RH

Well

Trough

m

207.9m

BM 2

08.4

8m

FW

Def

Turners Farm

BOG HEIGHT ROADPEAK BROW

BS

Well

FW

Und

217.6m

89

88

2a2

1

The Hollies

Well

HEYS LA

GreenRow

LowerFowlerHeight

Boro

Const

and W

ard Bd

y

Pond

FARMER'S ROWBM

174

.25m

171.0m24

0

242

33

23

11

9

158

68

10

2

CR

162.5m

HEYS

CLO

SE

39

35

32

40

48

50

22

10

8

2

30

24

156.1m

HEYS

LAN

E

15

164

33

Boro

Con

st &

War

d Bd

y

Ward Bdy

CF

MOORLAND

ROAD

137

1

3

1

3

1115

8

HEYWORTH AVENUE

3l

20

2

4

17

25

2

3

Craven's

Farm

Def

Fernhurst Wood

CS

FERGUSON STREET

Und

BM 111.53m

14

2

542

544

5

1

Boro Const & Ward Bdy

Garage10

26

23

21

17

19

27

18

8

MEADO

WFIELDS

ARBOUR DRIVE

38

44

43

47

50

25

11

WATER MEADOWS

15

5

2

8

24

OLD FARMSIDE

2

1

MEADOWFIELDS

DALGLISH DRIVE

8

2

DOUGLAS CLOSE

1

11

2

1

2

4

8

THO

RNYLEA

7

12

18

1

7

9

21

30

12

10

2

14

39

21

10

12

2

El Sub Sta

1

FLOW

ERS CLOSE

GARN

ER

AVENUE

29

36

1

2

1

3

9

6

10

23

9

5

9

1

GREENFIELDS

1

7

6

2

7

11

20

1

18

FORRESTSIDE

14

20

3

THE GREENWOOD

2

1

11

15

3

17

32

293526

2

14

9

WHE

LAN

CLO

SE

1

1

7

Well

MEADOW HEAD LANE

198.7m

49

BM

Well

BOG

HEIG

HT RO

AD

87

PEAK BROW

223.7m

219.8m

Bog Height House

172.0m BOG HEIGHT ROAD 162.7m

43

41a

72

150.5m

50

BEECH GROVE

146.7m

17

12

2

29

Issues 31

32

22

Pond

ETL

Sinks

THE DELL

OAKMERE CLOSE

PARKDALE GARDENS

HEATHERLEIGH GARDENS

THE

SHIR

ES

ARBOUR D

RIVE2

12

67

13

5

11

15

1

3

1

5

7

11

9

22

2420

10

8

2

4

5

9

1

3

5

9

2

4

10

16

18

M 65

11

15

25

33

13

15

12

2

4

RYE GARDENS 24

2

1

5

8

49

ORCHARD CLOSE

4

20

28 1

5

12

32

11

27

1517

ASHWOOD AVE

3

6

39

20

1

2

10

23

11

8

GREENWOODTHE

1

9

15

25

CRAVEN'S AVENUE

632

636

638

640

1

9

4 2

BM 126.57m

127.7m St BartholoVicarag

598

608

604

BOLTO

N ROAD

Craven's Brow

122.2m

118.0m

568

588

578

113.4m

Und

CR

558

235

2

556

164

223

211

Boro Const & Ward Bdy

Garage

610

612

MEADOWFIELDS

16

6

9

11

46

40

22 GoldenCup Inn

143.3m

BEECH GROVE

BOG HEIGHT ROAD

9

1

27

BM 140

BOL

CRAVEN'S BRO

W

Craven's Cottage

132.6m

24

1012

30

28

20

MEADO

W VALE

13

5

1115

21

25

31

35

LEA DRIVE

CRAV

ENS

HO

LLO

W

THE GLEN

3

5

3

1

7

1

126

16

14

12

24

35

2123

4

5

1

M 65

51

11

10

21

2

THE G

LADE

15

31

LB

26

36

46 50

37

Spout House Farm

Spout House Barn

M 65

Issues

M 65

M 65 SM

Gar

M 65

Path

(um

)

Well

halleyrrace

Boro

Bog Bank Farm

Higher Bog Height

Farm

199.62m

41

190.8m

Path (um)

Path (um)

188.5m 178.5m

60

39

39

27

Darwen Vale High School

18

Posts

(PH)

144.8m 13

30

1

14

34

El Sub Sta

purpose

NORTH

0 4020 100m8060

ProposedRoad

Phasing and Earthworks

Phase Housing Units! V52 $V53 !!&4 !V%& !55

Total 642

Phase 2Plot B>��&

Plot H

>��!Plot A

Phase 2Plot C

Phase 3Plot D

Phase 3Plot E

Phase 4Plot G

Phase 4Plot F

Phase 3Plot E

Open Space

Phase 4Plot G

Phase 4Plot F

ProposedRoad Proposed

Road

ProposedRoad

ProposedRoad

Bog HeightRoad

Higher Bog Height Farm

OrchardClose

A A1

A

A1

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Existing Trees

Phasing

The new housing will be brought forward in phases. Each phase of housing will be served by new points of access onto surrounding roads.

The housing in each phase of the development will be accompanied by enhanced green spaces.

Links between the phrases will be formed over time.

Earthworks

'��/��/��[��exercise in order to form gently sloping housing plots.

The land between the housing plots is either the more steeply sloping ground or land beneath the power lines.

The earthworks in Plot E will be designed to address the tipped material under the top soil.

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Bank Hey, BlackburnPublic ConsultationAccess and Drainage

Proposed Green Space


Proposed Road Junction

Proposed Road

Proposed Footpath

Proposed Footpath ��

Overhead Power Lines

Proposed Site Entrance P

P

PP

P

P

PP

P

P

Proposed Water Retention PondsP

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Plot A

Plot H

Plot B

Plot E

Plot G

Plot F

Plot D

Plot C

OPTION 1 - ASHWOOD AVENUE TO BOG HEIGHT ROAD LINKThis option involves the closure of Bog Height Road at the Junction ��4###\;��-/��]=

OPTION 2 - ASHWOOD AVENUE TO BOG HEIGHT ROAD LINKThis option involves the closure of Bog Height Road to the West of ��=VX0��)��4###\;��-/��]��limited number of properties.

AccessThe new points of access will serve discrete pockets of housing. The �� )��/� �� )��/��)�(��=

Drainage4��0��/�/��='��/��^��/��in periods of high rainfall and then released slowly into water courses and sewers. Water retention ponds will also provide new habitat and ��='��/��)��/��/��-��=

DevelopmentSite

DevelopmentSite

��-��between Bog

Height Road and Ashwood Avenue

��-��between Bog

Height Road and Ashwood Avenue

Bog Height Road stopped to the ��=VX

Bog Height Road stopped at the Golden Cup

Introduction Public Consultation Bank Hey, Blackburn · Bank Hey, Blackburn Introduction Public...

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