DESIGN & ACCESS STATEMENT

Transcription

1 DESIGN & ACCESS STATEMENT Oyster Wharf, Phase 2, Mumbles June 2018 T: T: T: Cardiff Swansea Bristol F: E: W:

2 P ROJECT SUMMA RY P HASE 2 OY STE RW HA RF, M UM B LES Description of development: Proposed demolition of the existing Tivoli Walk and construction of a three storey building comprising an 16 bed hotel, ground floor commercial use (Use Classes A1 and A3), and other associated works Location: Tivoli Walk, Tivoli Building, Mumbles Road, Swansea Date: June 2018 Asbri Project ref: S Client: Next Colour Ltd Asbri Planning Ltd Unit 9 Oak Tree Court Mulberry Drive Cardiff Gate Business Park Cardiff CF23 8RS T: E: mail@asbriplanning.co.uk W: asbriplanning.co.uk Name Prepared by Hywel Purchase Planner Approved by Phil Baxter Director Date June 2018 June 2018 Revision J UNE

3 CONTENTS P HASE 2 OY ESTE RW HARF, M UMBLE S Section 1 Introduction 5 Section 2 Site Analysis 7 Section 3 Planning Policy 14 Section 4 Five Objectives of Good Design 16 Section 5 Appraisal & Conclusion 23 J UNE

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5 1. INTRODUCTION P HASE 2 OY STE RW HA RF, M UM B LES Introduction Synopsis The purpose of a Design & Access Statement (DAS) is to provide a clear and logical document to demonstrate and explain the various facets of design and access in relation to the site and to appraise the proposed development against relevant planning policies. It also presents the details of a planning application in a way that can be read both by professionals and the public. The diagram below, extracted from Chapter 4 of Planning Policy Wales, summarises the five objectives of good design that should be taken into account when preparing a DAS. The circular nature of the diagram represents the equal weightings that need to be given to each of the 5 Objectives of Good Design: Access; Movement; Character; Environmental Sustainability and Community Safety. Contents The statement is subdivided into seven sections, commencing with a brief overview of the proposal in this section. Section 2 outlines a description of the application site, section 3 identified the relevant national and local planning policies which provide the framework for appraising the application, Section 4 analyses the five objectives of good design and explores the relevant design and access facets associated with the application, and Section 5 provides an appraisal of the development against the relevant policies, justifying why it should be granted as well as drawing upon the conclusions of this document. Proposal This Design and Access Statement (DAS) has been prepared on behalf of Next Colour Ltd to accompany a full Planning Application for the proposed demolition of the existing Tivoli Walk and construction of a three storey building comprising an 16 bed hotel, ground floor commercial use (Use Classes A1 and A3), and other associated works, on land occupied by the Tivoli Walk and part of the existing tennis court area, Mumbles Road, Swansea. The site has an extensive planning history and has the benefit of an extant planning permission (reference 2016/0840) for the demolition of the existing Tivoli Walk building to be replaced by a new three storey building incorporating ground floor commercial area (Class A1 and A3) with external roof terrace above and other associated works. The geographical location of the Application Site within Swansea is shown on Page 4. The application is supported by a site layout plan, floor plans and full elevational plans as well as technical supporting documents, illustrating that the site is capable of accommodating the development and its associated works. J UNE

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7 2. SITE ANALYSIS P HASE 2 OY STE RW HA RF, M UM B LES Location The application site, highlighted in red on the preceding page, comprises the former Tivoli Walk and an element of the existing tennis court area, which lies centrally within the urban area of Mumbles, approximately 8km to the south-west of Swansea City Centre. The site is located within Mumbles retail core which is designated as a district shopping centre and is positioned along the coastal frontage of Swansea Bay which is in an excellent location in terms of tourism attraction and visitor destination potential. The site is centered on the grid coordinates E:261684, N:188080, and its location within its local context is shown on Page 6. Site Features The Tivoli Building and Walk was constructed in the 1930s and historically accommodated a cinema with seating for up to 1,000 patrons together with ancillary uses. Prior to the redevelopment works commencing the main building accommodated a mix of leisure and retail uses. Due to the buildings past use as a cinema it exhibits a unique design and is a prominent feature along the street scene, significantly contributing to the local design vernacular. The Tivoli Walk previously had both A1 and A3 uses in operation. These uses have now ceased. Local Facilities The site is particularly well served in terms of its proximity to public transport services, with bus stops located within the immediate vicinity of the site along Mumbles Road as well as on Newton Road. Services running at these stops provide good connections with Swansea City Centre, with each service running approximately every hour. In addition to good public transport connections, there are numerous facilities/amenities within the sites locality. For example, much of Newton Road and part of Mumbles Road forms a District Shopping Centre (under Policy EC5 of the Swansea Unitary Development Plan). As already discussed, there are new commercial uses associated with the Phase 1 element of the Oyster Wharf Development which has been in operation since the end of The proposal represents the second phase of works associated with the Oyster Wharf Development adjoining the western boundary of the site, which has been in operation since the end of 2016, enhancing the setting of the Conservation Area as well as helping to revitalize the Mumbles District Centre. In terms of boundaries, the site fronts onto Mumbles Road with Image Source: Mumbles Conservation Area Review (April 2018) other retail uses located on the opposite side of the road. To the rear, is an area of public realm space associated with the Oyster Wharf Development, as well as a parking area and Mumbles promenade. Meanwhile, to the south-east, there are three public tennis courts and a bowling green. J UNE

8 Image Source: Mumbles Conservation Area Review (April 2018) J UNE

9 Mumbles Conservation Area Review April 2018 (Draft the two built-up areas are tennis courts and bowling greens The Review lists inappropriate designs and materials of some for Public Consultation) lines with trees. The Conservation Area Review states that the new and enveloping development as a weakness. The new At present, part of the site overlaps with the Mumbles attractive small sports pavilion provides a heritage note which Oyster Wharf development is regarded as a building of high Conservation Area. There is currently a draft review of the should be protected. The proposed development would require visual merit and the proposed development will maintain this Mumbles Conservation Area published for Public Consultation. the use of part of the tennis court area, but does not encroach status through the choice of materials used. The current Conservation Area includes most of the seafront areas onto the actual tennis court itself. below the high escarpment of wooded limestone cliffs, the original village streets climbing the slopes, and the wooded backdrop to The Mumbles Conservation Area Review states a number of the coastal settlement. The Conservation Area recommends the notable buildings that have qualities or characteristics that make expansion of this area northwards to include the Newton Road them focal points and important heritage features in the shopping centre, the grid of Victorian terrace houses and streetscape. On the Mumbles Road these include: The White Oystermouth castle and its grounds. If adopted, the Conservation Rose Inn; the Methodist Church; the former Post Office; the Area would increase, resulting in the proposed site being included Village Inn; the recently converted Conservative Club; The within it. George Inn; 722 Mumbles Road; and, the Bristol Channel Yacht Club building. The Review states there are few negative The diagram on Page 8 identifies the potential areas for change, as buildings which are of inappropriate scale, materials, design or a result of the Mumbles Conservation Area Review. massing and create a negative effect on the historic character of the Conservation Area. These examples are the late C20th row of The Conservation Area Review document identifies different six shops to the south of the Post Office built in brick with character areas, with the proposed development being included unsympathetic fenestration and flat roofs; and, within the Seafront Character Area. The Mumbles seafront Mumbles Road, a two-storey terrace which introduces new provides the public space of the town and, as such, its townscape materials, fenestration and roof lines which do not accord with qualities and character particularly important to protect, improve their neighbours. The image on Page 10 shows the townscape and enhance. Within this Character Area, the long line of sea characteristics along the Mumbles Road, where it can be seen facing development on the western side of the Mumbles Road that the relatively new Phase 1 aspect of the Oyster Wharf (from the Newton Road junction to the narrowing of the development is identified as a Focal Building. developable land past Verdi s restaurant to the south) presents the main townscape. A SWOT analysis was undertaken as part of the Mumbles Conservation Area review, where it is worth noting that the The area between the Mumbles Road and the sea wall is public success of the recent Oyster Wharf development has been open space where, at the northern end, the area opposite the highlighted as a strength. Another strength includes notable Newton Road junction has proposals for a new development buildings that provide focal points of interest along the seafront. called Oystermouth Square which is subject to a development The recent Oyster Wharf development is listed as a building brief and it approved as an SPG. Currently used for car parking, providing a focal point of interest and it is considered that the this site is screened by a small area of trees and grass. Between proposed development will also contribute in the same way. J UNE

10 Image Source: Mumbles Conservation Area Review (April 2018) J UNE

11 Site History An application was submitted (under reference 2014/0681) for the conversion and adaption of the building to a mixed use development and construction of 2 no. A3 units on adjacent land was approved on 05/08/2014. Subsequently, applications for various Non-Material Amendments were made in 2014 and 2015 (planning references 2014/1966, 2015/0846, and 2015/1221). There is an extant planning permission associated with the site (under reference 2016/0840), granted on 23rd June 2016, for the demolition of the existing Tivoli Walk building to be replaced by a new three storey building incorporating ground floor commercial area (Class A1 and A3) with external roof terrace above and other associated works. The Delegated Panel Report associated with the extant planning permission stated that, in terms of the visual amenity of the consented scheme, the Tivoli is a significant building just outside the boundary of the Mumbles Conservation Area and the already approved redevelopment proposals will enhance the setting of the Conservation Area as well as helping to revitalize the Mumbles District Centre. The current Tivoli Walk buildings are of no architectural interest, but the existing low single storey scale means that they are neutral with regard to the Conservation Area. The report goes on to say that, in terms of highways, the extant permission will effectively increase the provision of A3 use and applying the parking standards in isolation suggests that additional parking would be required. Experience has shown that increases in floor area does not necessarily result in a corresponding increase in parking demand and as the existing offering does not have exclusive parking available, it is likely that any increase in demand brought about by the improved facilities will be accommodated in public parking as currently. Opportunities Sustainable Location The site s proximity to the transport network and strong public transport facilities (i.e. bus stops located along Mumbles Road and Newton Road) as well as a number of facilities within its proximity contribute to its sustainability. Pedestrian Linkages - Provision for pedestrians is of a good standard within the immediate vicinity of the site, with wide footways on both sides of the carriageway. In addition, a signal controlled pedestrian crossing is located on Mumbles Road, approximately 70m to the northwest of the application site. Oyster Wharf Development - The proposal represents phase 2 of the Oyster Wharf development. The wider development is seen as a significant project within Mumbles and the proposal is a further commitment to fully regenerating what is to become an important destination within the Swansea Bay Region. Constraints Flood Risk Area - The application site is located within a Zone C2 flood risk area. A flood risk assessment will be submitted as part of the planning application to consider the risks associated with flooding. Part loss of existing tennis courts - The proposal will involve the loss of some of the existing tennis court area. Consideration will need to be given to keeping this impact to a minimum. Residential Amenity - Consideration will be given to residential dwellings within the vicinity of the proposed development, to ensure any potential impact is kept to a minimum. An opportunities and constraints plan is shown on Page 13. J UNE

12 Proposed Site Boundary J UNE

13 OPPORTUNITIES AND CONSTRAINTS Newton Road Mumbles Road Mumbles Road KEY Application Site Partial Loss of Community Recreation Facility Main Roads Zone C2 Flood Risk Area Bus Stops Consideration to residential amenity of nearby dwellings Phase 1 of Oyster Wharf Development Footway/Cycle Facilities J UNE

14 3. PLANNING POLICY FRAMEWORK P HASE 2 OY STE RW HA RF, M UM B LES Policy The planning policy framework for the determination of this application is provided by the content and scope of National Planning Policy, which is contained within the ninth edition of Planning Policy Wales (PPW) and its associated Technical Advice Notes (TANs), together with the Local Planning Policy and its supplementary planning guidance. A summary of the relevant national and local policy is as follows. Planning Policy Wales National planning policy is contained within the Ninth edition of Planning Policy Wales (PPW), published by the Welsh Government in November PPW is supported by 21 topic-based Technical Advice Notes (TANs), which are also relevant. PPW is the Welsh Government s principal planning policy document, setting out the context for sustainable land use planning policy, within which Development Plans are prepared and development control decisions are taken. Technical Advice Notes The following Technical Advice Notes are considered relevant to this proposed development, and have been taken into account for this application: TAN 11: Noise (1997) TAN 12: Design (2016) TAN 18: Transport (2007) TAN 4: Retail and Commercial Development (2016) TAN 23: Economic Development (2014) Supplementary Planning Guidance (SPG) District Centres, Local Centres and Community Facilities (2010) Mumbles Conservation Area Review (April Draft currently released for Public Consultation) Parking Standards Planning Obligations Planning for Community Safety The statutory development plan for the site is provided by the City and County of Swansea Unitary Development Plan (UDP) which was formerly adopted in March One of the strategic spatial visions of the plan is to develop Swansea s waterfront location, this is underpinned by the Swansea Bay Strategy. It focuses on the 8.5km of waterfront from Swansea Marina in the east to Mumbles Pier in the west,. Policy Relating to reference Strategic Policies EV1 Design EV2 Siting and Location EV3 Accessibility EV9 Conservation Areas EV13 Shopfronts EV36 Development and Flood Risk EV40 Air, Noise and Light Pollution EC5 District Shopping Centres ECNR Non Retail Uses with Shopping Centres AS1 New Development Proposals AS2 Design and Layout AS5 Walking and Cycling AS6 Parking AS10 Traffic Management and Highway Safety Swansea Unitary Development Plan Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that decisions be made in accordance with the development plan unless material considerations indicate otherwise. J UNE

15 Application Site shown within Swansea UDP Proposals Map (Part within District Shopping Centre and Mumbles Conservation Area) J UNE

16 5. RESPONSE TO FIVE OBJECTIVES OF GOOD DESIGN P HASE 2 OY STE RW HA RF, M UM B LES Overview This chapter is to explore the relevant design and access facets associated with the application and will assess the planning merits associated with the scheme. A series of plans that will accompany the planning submission are shown from Page 19. These include elevation plans, floor plans and perspective drawings. The five objectives of good design are a set of principle considerations, as outlined in Technical Advice Note 12, to ensure developments effectively respond to local context so that they assimilate into the locality and are functional for their intended user. The Five Objectives of Good Design are Access, Movement, Character, Environmental Sustainability and Community Safety each of which will be dealt with separately in turn below. Access and car parking The development will include multiple building access points which will be designed in accordance with Approved Document M, the relevant British Standards and Planning Policies. The existing Tivoli Walk is proposed to be retained, providing access to the hotel entrance and the newly developed Tivoli Building and ground floor level, but also maintaining the pedestrian route between the Mumbles Road and the Promenade. The restaurant access will be from the rear of the promenade, with the retail unit access from the Mumbles Road. sustainable location with considerable opportunity for movement by non-car modes. The Transport Statement which accompanied the wider development also focussed on assessing impacts associated with increased private vehicle movements. No parking provision is proposed as part of the current proposals and this will be provided by the Local Authority on the existing adjacent tennis courts. A Movement Map showing surrounding streets, main roads and public transport links is shown on page 17. Movement A Transport Statement accompanied the wider proposals for the Tivoli Development and this examined the transport infrastructure within the vicinity of the site. It undertook a descriptive audit of the sites accessibility and movement by foot, bicycle and public transport. This concluded that the site is within a J UNE

17 North to Swansea City Centre MOVEMENT MAP West to Murton, Bishopston, Southgate, Pennard, Oxwich, Port Eynon South-east to Mumbles Pier, Langland, Caswell KEY Main Road Footways/Cycle Route Bus Stops J UNE

18 Character The proposed building design is based around simple forms and simple detailing. The proposed pallet of materials complements the recently completed Phase 1 development. The existing Pier 39 retail unit is proposed to be demolished to make way for a new 2 storey building with ground floor commercial area and a hotel at the first and second floors. Landscaping The proposed development requires one tree to be removed, however it is not considered that this would have a long-term impact on the visual appearance of the surrounding area. The adjacent landscaping proposals for the Tivoli development will be extended as part of the current proposals. The ground floor commercial area will accommodate 125 square metres of trading space for the retail unit and 2500 square foot of trading space for the restaurant. The roof over the restaurant will include an external terrace as part of Le Bistrot Pierre. The proposed building is three storeys in scale albeit there is an element which is significantly set back above the ground floor. This helps provide a transition in scale between the proposal and the adjacent development without detracting from the overall visual amenity of the redevelopment. The layout of the development provides pedestrian access throughout. The existing Tivoli Walk is retained yet improved and the layout allows for improved trading space for the occupier. This would reinforce the adjacent completed development and complement its use and attractiveness. The layout also allows for a seamless interaction with the Tivoli buildings. As already discussed, it is noted that the schedule for the Mumbles Conservation Area is currently being reviewed and is likely to be extended. However, the proposals are considered appropriate for the immediate context which is influenced by the maritime environment in the vicinity. The drawings included within this DAS illustrate the proposals for the development. J UNE

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20 Environmental Sustainability It is intended that the commercial units will incorporate sustainable construction methods to achieve excellent energy efficiency ratings. The design solution seeks to use passive measures such as orientation, natural ventilation and natural light as much as possible to respond to energy hierarchy. Community Safety TAN 12 suggests that community safety can be achieved via design solutions that can aid crime prevention. These include providing natural surveillance, improving safety by reducing conflicts in uses, and promoting a sense of ownership and responsibility. The wider development has reconfigured the Tivoli Building and introduced additional units to the north so that there is a much greater focus on the foreshore location. This is further reinforced by the current proposals so that increased activity will give rise to better natural surveillance and a feeling of security, especially during operating hours. J UNE

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23 6. APPRAISAL & CONCLUSION P HASE 2 OY STE RW HA RF, M UM B LES Principle of Development Firstly, in consideration with the principle of development, there is already an extant planning permission on-site (under reference 2016/0840) for the demolition of the Tivoli Walk building to be replaced by a new three storey building incorporating a ground floor commercial area. In addition, the proposal represents the second phase of works associated with the Oyster Wharf development, seen as a significant project within Mumbles and the proposal acts as a further commitment to fully regenerating what is to become an important destination within the Swansea Bay region. The proposed development is located within a designated district centre and, as a mixed-use development, is considered to be in accordance with Policy EC5 and ECNR. Visual Amenity The proposed development relates to the second phase of the Tivoli redevelopment. The Tivoli building is a significant building just outside the boundary of the Mumbles Conservation area (although the draft review of the Mumbles Conservation Area shows an extended conservation area boundary) and the first phase of the development has enhanced the setting of the Conservation Area and has helped revitalise the Mumbles District Centre. In addition, the existing Tivoli Walk buildings are of very little architectural merit and, it is considered that, the proposed development is a betterment over the existing situation. The proposed development is based around simple forms and simple detailing, with the pallet of materials to be used complemented and enhancing the recently completed Phase 1 of the development. The proposed building design is based around simple forms and simple detailing. The proposed pallet of materials complements the recently completed Phase 1 development. The proposal is therefore considered a positive addition that will enhance the character, appearance and setting of the Mumbles Conservation Area, and is within accordance with Policy EV1, EV2 and EV13 of the Swansea UDP. Residential Amenity The scale, siting, and layout of the proposed development has been designed to minimise any detrimental impacts upon the amenity of existing any future occupiers. The use of the roof terrace (providing an external area for Le Bistrot Pierre) is not considered to cause any disturbance in terms of background noise generated by conversation/laughter etc. For example, the unstable British climate would mean that the rooftop terrace would likely be limited to some 9-12 weeks a year maximum (assuming good summer weather). Highways The Delegated Panel Report for the extant planning permission stated that: This proposal will effectively increase the provision of A3 use and applying the parking standards in isolation suggests that additional parking would be required. Experience has shown that increases in floor area does not necessarily result in a corresponding increase in parking demand and as the existing offering does not have exclusive parking available, it is likely that any increase in demand by the improved facilities will be accommodated in public parking as currently. It is considered that any increase in parking demand as a result of the development proposals will be accommodated in public parking spaces. Therefore, it is considered that the proposals would be in-line with Policy AS5, AS6, and AS10 of the Swansea UDP. Conclusion This DAS has been prepared on behalf of Next Colour Ltd to accompany a full planning application for the proposed demolition of the existing Tivoli Walk and construction of a three storey building comprising an 16 bed hotel, ground floor commercial use (Use Classes A1 and A3), and other associated works, on land occupied by the Tivoli Walk and part of the existing tennis court area, Mumbles Road, Swansea. The site benefits from an extant planning permission for the demolition of the existing Tivoli Walk building to be replaced by a new three storey building incorporating ground floor commercial area (Class A1 and A3) with external roof terrace above and other associated works. In light of the above, it is concluded that the proposal fully accords with both national and local policies and there are no material considerations which should prevent the planning application from being determined in accordance with the relevant planning policy framework. J UNE