This capacity study, prepared for Homes England, explores the opportunities for a new mixed-use development at the former Cottam Brickworks site, located five kilometers north-west of Preston City Centre. The application area encompasses 5.8 hectares of the central portion of the site, strategically situated between a newly built residential development to the south, an approved Aldi store to the north, a nature reserve to the north-east, and a household waste recycling centre to the west.

While the site currently holds outline planning permission for flexible commercial use and 89 residential dwellings, these new proposals aim to reduce the commercial footprint in favour of increasing the number of residential units. The revised vision places a strong emphasis on environmental integration and community well-being, specifically targeting a 10% biodiversity net gain while incorporating dedicated play spaces within the landscaped setting.

To carefully integrate the new community with its surroundings, the study explores multiple design options that balance residential and commercial needs. Key masterplan considerations include utilizing existing vehicular access routes, creating acoustic buffers for the recycling centre, preventing overlooking into the adjacent primary schools, and establishing new pedestrian links to the neighboring Dobcroft Nature Reserve. The overarching design philosophy is heavily guided by the "Building for a Healthy Life" toolkit, prioritizing safe, walkable streets, high-quality public realms, and strong green infrastructure to support a well-connected neighborhood.