Welcome.... T oday is a public consultation intended to give - - PDF document

SLIDE 1

Land to the west of Barcusclose Lane

Residential development public consultation

HAVE YOUR SAY

T

• day is a public consultation intended to give

local residents a key role in shaping the future residential expansion of Crookgate Bank, Burnopfjeld.

This exhibition is hosted by George F White on behalf of iMpeC Real

• Estate. At this event we are showcasing our work in progress on the

emerging masterplan for a new landscape-led residential development on land west of Barcusclose Lane. These consultations are vital to ensure that the proposals take into account the needs and aspirations of the current and future residents

• f Burnopfjeld. As such we would welcome your thoughts and feedback

before we draw up the plans in more detail. Surveys have been undertaken and more are underway on the site to understand fully any constraints the development requires to take into account, but your local knowledge and understanding of the location and how it is currently used and enjoyed is essential to infmuence the next stage.

Promoter

iMpeC Real Estate Planning Consultants George F White Civil, Structural and Geotechnical Engineer James Christopher Consulting Transport Consultants S.A.J Transport Consultants Ltd Ecology Barrett Environmental Ltd

Architect

Blake Hopkinson Architecture

Public Consultation

Initial proposals

Developed Design

Taking into consideration comments

Planning Application

Summer / Autumn 2018 Landscape Architect

colour

To leave us your thoughts you can:-

• complete one of our comment forms and leave it with us, or alternatively you

can submit your comments by letter or email to:

• Post: Planning and Development, George F White

8 Front Street Wolsingham County Durham DL13 3AA

• Email: burnopfjeldconsultation@georgefwhite.co.uk
• Telephone: 01388 529564
• Comments by letter or email should be submitted no later than:-

Friday 20th July .

Durhamgate Rothbury Road, Longframlington Wynyard Hartwall, Spennymoor 121 homes at Dunblane Crescent Denton Durhamgate Millburngate House, Durham 256 homes at Eldon Whins, Newton Aycliffe Kirkleitham Walled Garden

• IMpeC is a

residential and commercial property developer with 15 years’ experience, 10 of which include delivering regeneration projects in Durham.

• adviser on how

development fjts within local planning policy.

• compile planning

application.

• technical advise to fellow

design consultants on sustainable construction and drainage

• Advisors of the assessment
• f transport related issues
• advisor of current ecology
• n site
• advise on sensitive

design to protect wildlife corridors and ecology enhancements

• lead consultant

for residential masterplan

• establish a sense
• f identity and

character for the development.

• Establish design

parameters to ensure existing landscape, recreational and place-making features are retained and enhanced to create a landscape- led masterplan.

Land to the west of Barcusclose Lane timescale: You can also view these display boards on line at: https://www.georgefwhite.co.uk/our-services/planning-and-development/ consultation-area/

Once we have considered all of the comments received, further work will be undertaken and we will prepare a planning application for submission in the coming months.

Site location - existing conditions iMpeC Real Estate

TANFIELD BARCUSCLOSE LANE FARM BURNOPFIELD HOBSON GOLF COURSE CROOKGATE BANK

Welcome.... Who we are.... Process....

SLIDE 2

Land to the west of Barcusclose Lane

Residential development public consultation

HAVE YOUR SAY

‘A’ Routes Vehicular Access Pedestrian Access Existing Views ‘B’ Routes ‘C’ Routes Minor Road Residential Road Footpath Bridleway National Trail Panoramic from site Long from site Filtered from site Offsite - footpath Track Existing desire lines across site [Well trodden paths] Broad views from Barcusclose Lane Broad views from Public Right of Way Terminated

Path T r a c k Path Mast Path P a t h T r a c k Track T r a c k Track Track Path Path Path Path Track Tk P a t h Path P a t h Track Wood Beckley Gill Wheatley's Hill Fortune Track Wood Gill Track Bank Crookgate Crookgate T r a c k Track Hill Folly Wood Folly Nook Pickering Hobson Track Path Path Path Ground Football P a t h P a t h Meml War Path Gdns Allot

Burnopfield

Path Gill Bryan's Leap Oaks The a p y d n a S Track Track Track Track Track Track Track Track P a t h Path Path Path Path Path P a t h Path Path P a t h Path Path Path Path Tanfield Tanfield Moor Tanfield Lea Railway Oxpasture Hill Outfall Industrial Golf Course FB FB Estate Causey FB FB G i l l Sewage Shaft Shaft Shaft Path Path Path T r a c k Track Track Works dis Beckley Wood Picnic Area Tk T k Tk Foxpit Lane (Track Tk Path Causey Gill Path Causey Row dis Track Track Track Track Dismantled Clough Dene Cemetery Byermoor Bryan's Leap Tanfield Railway

Tantobie

Path Path Path Track T r a c k Track Beamishburn Bridge Middlecausey Plantations P a t h B

• g

h

• u

s e L a n e Tk El Sub Sta Track Path P a t h Path Tanfield Lea Industrial Estate Depot Air Sewage Works Tk T r a c k Shaft dis Track Track Ind Est Hobson Mast Path Path P a t h Crookgate Track T k T r a c k Black Hill T r a c k Tk GVC Path Bank Path Outfall Works Sewage Tanfield Railway Gill C a u s e y Drain Burn Iss Iss Iss Iss Sks Iss Burn Farleith Drain Iss Iss Iss Spr Sinks Sinks W Issues Issues Issues n Drain Drain Ford Issues Issues Issues Issues Iss Burn W B u r n Iss C a use y B u r n C a u s ey g i n s Bo b D r a i n Drain Causey Burn F a r l e i t h B u r n H

• u

g h w e l l B u r n Sinks Burn C a u sey Iss Sks Iss Sinks Issues Sks D r a i n Drain Drain g i n s B

• b

160m 145m 130m 135m 135m 145m 160m 170m 1 8 5 m 190m 185m 2 1 5 m 205m 195m 190m 185m 215m 220m 215m 210m 190m 180m 220m 220m 215m 165m 165m 1 5 5 m 155m 1 4 5 m 140m 1 3 5 m 1 3 m 1 3 m 1 4 m 1 4 5 m 1 7 m 145m 1 4 5 m 1 4 5 m 1 6 m 140m 1 3 5 m 110m 130m 145m 105m 1 4 5 m 245m 2 4 m 1 6 5 m 235m 2 3 m 220m 215m 210m 205m 1 6 m 165m 1 6 m 205m 210m 1 6 m 160m 1 6 m 165m 170m 180m 185m 1 9 5 m 205m 150m 175m 200m 200m 175m 2 2 5 m 200m 200m 225m 200m 175m 1 5 m 5m 1 5 m 1 2 5 m 1 5 m 1 5 m 250m 150m 150m 150m 150m 150m 175m 2 m The Bungalow House Byermoor Farm Crookbank Farm Crookfield Grove Woodside Terrace Palm Manor Tanfield Vic House Club Tanfield Lane Tanfield Grange The Mill Lodge Leap House Farm Farm Farm Farm Farm Bridge End Causey Bankwell Causey House Causey Hall Farm Bungalow Alcudia Beamish Burn West Lodge Planetree Hous Mole Hill Farm Corvan Cottage W

• d

s i d e Grove Farm Townhead House Heathfield The House Place Ivy Birchwood Game Farm Barcus Close Farm Holly Farm Beckley 169m 178m 177m 188m 162m 162m 178m 214m 196m 227m 143m 116m 151m 181m 182m 212m 173m 169m 167m 146m 142m 168m 147m 97m Arch Causey Co Const Bdy Boro Const & M e t Dist Bd Co Const, UA & CP Bdy t Bdy PW Liby PO Sta School Amb CAUSEY ROAD

A60 7 6

B U R N E Z E P L SANDYPATH LA S T F R O N T R O A D L L I H Y E L B O L LANE E S O L C S U C R A B SCHOOLH D A O R C U T H B E R T ' S S T H T A P Y D N A S AVE C H A P E L D L O F E H T ST D R A W D E B E A M IS H B U R N ROAD K N A B Y T S U B LANE E S O L C S U C R A B NP RS NP NP RS RS SP RS WM WSV WSV WSV FH FH LP MH MH MH MH BS BS PT PT PT PT PT PT PT PT PT PT PT PT G G G G BT E T R D R O D U T R O M A N C T RECTORY CL O L D LAPWING CT UNITY T E R R A I B P L A C E N A L G A R R G C E A I L O N G A M H G I E L K A O S K C I R Y A H E H T P A E L S N A Y R B T E R R PROSPECT W S A E E L I V WILLOW R G A R C L R C E T E H GROVE WESTWOOD CL R T THE LARCHES S G W O Y R D A E R E M B E H T T E WIGHAM CT E R L U M V I R D R O D U T A F D L F LAPWING CT S D L H I L L E I F SHEEP R D S ' T E R A G R A M T S DRIVE PLOVER S E R O M A C Y S E H T S W O D A E M THE T N E C S E R C C A L I L LEAP BRYANS S D L E I F K A O CRESCENT K A O E T E L Y O M V W EAST A V E E D E N P A E L BRYANS S A E L G A R C CAVENDISH PL T S E R C L L I H TUDOR DR BOWESVILLE VIEW PARK WATSON ST CRES H C R CHAPEL S T R E E Hall Tanfield 4 1 3 6 B

B6311 4 1 3 6 B B6173 B6310 B6173

STREET ROAD NEW T E E R T S T N O R F

A 6 9 2 A692 A 6 9 2

ROAD L L I H Y E L B O L STREET F R O N T 20m 16 12 8 6 4 2

n

Crookgate bank Byermoor Tanfield

Tanfield Moor Tanfield Manor Tanfield Industrial Estate

Tantobie Clough Dene Hobson

Black Hill Fortune Hill

Hobson Golf Course

210m 2 m 1 8 5 m 175m 1 9 5 m

Burnopfield A 9 4 B6173 Barcusclose Lane Great North Forest Trail

1 k m 2 k m

200m 160 120 80 60 40 20

n

Filtered views through trees of valley

Low point on site [evidence of wetland species] Close board fences

• f neighbouring

properties Footpath site side of hedge

Filtered views through trees of golf course

Barcuscl

• se Lane

Barcusclose Lane Farm

Vehicle Approach routes Views Minor Road Residential / Access Roads Public Right of Way [PROW] Footpath Offsite - footways Track Existing desire lines across site [Well trodden paths] Panoramic from site Long from site Filtered from site Recreational Routes Existing woodland Canopy extent as noted on topographical survey Green Infrastructure Existing woodland buffer A 25m buffer is to be provided to woodland edges where no development should occur. Existing hedges Existing hedges buffer A 10m buffer is to be provided either side of centre line of the hedge where no development should occur Existing access to site Existing Bus stop

Southern Boundary with Public Right

• f Way:-

Opportunity to enhance existing hedges with new planting to connect wildlife corridor and improve local landscape structure Public Right of Way from Tanfjeld:- Opportunity to integrate route into development Low point of site to north western corner has evidence of having been wet:- Opportunity to develop this as a bioretention / drainage feature for the development Well-trodden footpath link alongside existing woodland to western boundary:- Opportunity to formalize and integrate into a landscape edge including enhancements to the woodland as a wildlife corridor. Existing stone walls in Tanfjeld Village present inspiration of local vernacular for new vehicle entrance and development boundaries.

Contextural analysis Site analysis Existing site features / local precedents

Understanding the site and its location

SLIDE 3

Land to the west of Barcusclose Lane

Residential development public consultation

HAVE YOUR SAY

High quality family housing Landscape led masterplan Ecology Views Connectivity

• Creation of an attractive suite of family

house types with gardens

• Playable streets and play on the way
• pportunities
• A well-connected and sustainable family

environment

• Street trees carefully integrated into

design between drive accesses to provide a leafy character.

• Variable building set-backs distances of

houses from back of footway to create a dynamic hierarchy of streets

• Parking carefully integrated into plots
• Create a new attractive, settlement

boundary to the linear Crookgate Bank that strengthens the existing landscape structure

• Protect and enhance existing woodland
• Enhanced frontage to Barcusclose Lane

with new street trees

• Management and enhancement of

existing hedgerows around the site, encouraging the growth of hedgerow trees

• Pedestrian friendly and playable green

streets around the perimeter of the scheme

• Sustainable Urban Drainage system
• Proposals guided by Durham County

and National Landscape Character Assessments and Strategy

• Planting to promote biodiversity in line

with local Biodiversity Action Plan

• Enhancement of wildlife corridors
• Creation of buffers around existing

hedgerows and trees

• Areas of nectar-rich wildfmower planting

to be included within buffers

• New tree planting to be predominately

native species

• Existing trees and hedges to be retained

where possible

• Any dead trees or trees required to be

removed to facilitate the development shall be surveyed for bat roosts. Wet area on site, opportunity to improve and develop into bioretention system for drainage proposals Existing woodland and well-trodden footpaths to be retained and enhanced and opened up to the public. Houses to front onto green-spaces and maintain active frontages. Existing woodland edge to west to be retained and strengthened as wildlife corridor Buffers to be incorporated to existing woodland and fjeld margins and enhanced with native planting Housing is set back from the edge of the footway, allowing cars to park in front of houses. Verges to be included in residential streets to allow for ‘greening’ with plants and trees. Design of residential layout and construction detailing would take into account means to mitigate disruption to local wildlife Layout to be family friendly and encouraged the continued use of public rights of way which cross the site. Private access drive, extension of green streets. No through traffjc. Creation of well over looked playable

• streets. The building line is close to

the edge of the street and parking is carefully integrated, Native hedgerows to existing fjeld

• boundaries. Field boundaries gappy

in places. Opportunties to plant with new native species Opportunities to integrate natural play and ‘play-along-the-way’ into perimeter green-space Green Streets - single-sided streets where housing faces onto greenspace. The building line is close to the edge

• f the pavement, creating a stong

frontage onto the street. Careful design and specifjcation of lighting to avoid light spillage into woodland areas Swale:- sustainable urban drainage features to be integrated into proposals The main access road shall be designed to include planted verges and trees to provide a green arrival into the development. View south from site down Public Right of Way to Tanfjeld Panoramic views east across Tanfjeld Moor to Stanley Long view north from north western corner of the site Filtered views south west into the golf course Broad view westwards along Public Right of Way to the southern boundary Public Right of Ways cross the site and follow the southern boundary. These are to be retained, enhanced and integrated into the development. Track to eastern edge of site used by dog walkers. The masterplan will provide footpath links to this so that the route can be used as a circular dog walking route. Public Right of Way leading to Burnopfjeld with golf course on the left and back garden fences of Lapwing Ct on the right. This route is to be retained and enhanced within the development. Informal well trodden footpath through woodland to western boundary of site. This route shall be retained within a Landscape buffer and formularized to encouarage continued use. Public Right of Way leading up from

• Tanfjeld. New houses along the

southern boundary would be designed to face the right of way as it weaves through the site to increase passive surveillance.

• Attractive outward views give a strong

County Durham identity with the ever- changing landscape throughout the year

• Green gateway frames an outward view

into the countryside

• New views to the golf course
• Perimeter of scheme optimises views
• ut over the countryside
• A new tree structure would help

minimise views of houses from the wider countryside

• Strengthen the rich existing network of

footpaths with a highly permeable site

• A new green gateway into the scheme
• Create a new link from Barcusclose Lane

through to the Tanfjeld village footpath

• New off-road footpath parallel to

Barcusclose Lane that would provide connection for Byermoor RC school

• As part of a perimeter path around the

inside of the site along predominantly green streets

Design Principles

SLIDE 4

Land to the west of Barcusclose Lane

Residential development public consultation

HAVE YOUR SAY

10 10 1 9 9 10 10 11 11 11 12 13 14 14 14 14 15 15 15 15 15 15 15 15 16 16 16 16 16 16 16 16 16 16 17 13 12 12 11 2 3 4 5 6 6 6 6 6 7 8 5 4 3 2 1 1 1 1 1 1 1 1 2 2 2 2 3 3 3 3 3 3 3 4 4 4 4 4 4 5 5 6 6 6 6 7 7 8 8 7 8

Section through main access road Masterplan for approximately 100 dwellings Section through double sided residential street Section through private drive access lane Section through southern boundary [public footpath and green street] Section through northern boundary with Barcusclose Lane

Set back distances to be developed by Architect Retain and enhance existing woodland Enhanced frontage to Barcusclose Lane with new trees New vehicle entrance to development Houses to south eastern boundary to face outwards and provide an attractive arrival into the village. i.e. not turn their back on the road in from Tanfjeld. Enhancements to be made to edge to maintain rural leafy character. Enhance Public Right of Way and integrate into the development Connect to and enhance existing offsite footpath links Street trees to be integrated to provide leafy character to development Playable green streets Street network to be arranged to retain key

• utward views at the end of the streets

Perimeter houses to generally face outwards to allow residents to enjoy the views, maintain active frontages with good passive surveillance Properties to face onto rights of way to provide passive surveillance, provide attractive active frontages and encourage continued usage of routes 25m buffer to woodland and perimeter greenspace Existing well-trodden footpath formalized Opportunties for natural play [play along-the-way] Streets to connect with existing footpaths to create a permeable landscape Integration of blue infrastructure / sustainable urban drainage system to north western corner of site Proposed swale [drainage feature] Opportunties to strengthen existing wildlife corridor [i.e. further native tree and nectar-rich wildfmower planting]

KEY

1.8m wide footway 2m wide verge (to include tree planting and parking at intervals] Carriageway Existing line of public right of way footpath to be retained Existing boundary hedge and 2m buffer Proposed swale [shallow, broad and vegetated channels designed to store and/or convey runoff and remove pollutants] Existing verge Barcusclose Lane Proposed verge / buffer to footpath 9 9 2m 1.8m 1.8m 1.8m 1.8m 1.8m 1.5m 2m 5m 1m 2m [10.4m] [13.1m] [13.8m] [12.1m] 4.8m 4.8m 4.8m 5.5m 2m 2m [min] 2m 2m 2m 2m 2m 4.2m [8.2m] 1

Paths Green St Main access road Existing hedge Existing woodland

• ffsite

Proposed sustainable urban drainage feature Perimeter green space [buffer] Proposed trees Proposed hedge Existing woodland Barcusclose Lane Double sided residential street Public right of way [footpath] Private access drive

KEY KEY

Street hierarchy & paths Landscape Strategy

BARCUSCLOSE LANE F I E L D F A R E C t L A P W I N G C t HOBSON GOLF COURSE

The emerging proposals..... we welcome your comments

Sections illustrating green leafy intent for streets