2. The application, which is a full plans application, is for a commercial development comprising B1, D1, D2 and A3 uses.

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1 Former Taff Vale Shopping Centre, Taff Street, Pontypridd, CF37 4TR PLANNING APPLICATION SUPPORTING STATEMENT May 2017 Ref.11431/1 INTRODUCTION AND APPLICATION CONTEXT 1. This planning application statement is submitted in support of an application for outline planning permission on behalf of Rhondda Cynon Taf County Borough Council for the development of a vacant site at Taff Street, Pontypridd. The site formerly contained the Taff Vale shopping centre (locally referred to as the Taff Vale Precinct). 2. The application, which is a full plans application, is for a commercial development comprising B1, D1, D2 and A3 uses. 3. This statement should be read in conjunction with the full plans planning submission, including the planning application form, Design and Access Statement and the application drawings, in addition to the following supporting documents: I. Transport Assessment; II. Framework Travel Plan; III. Road Safety Audit IV. Air Quality Assessment V. Flood Consequences Assessment; VI. Drainage Strategy; VII. Desk Study/Ground Investigation Report VIII. Ecological Surveys and Assessment; 4. This application proposes the redevelopment of the previously developed but now vacant site, which recently contained the remnants of the largely demolished Taff Vale shopping centre. Demolition of these remnants was completed in March The proposal would make efficient use of a brownfield site, providing space for a range of new commercial uses. This development would make a significant contribution to the regeneration of the town centre as it would increase the vitality and viability of the town centre by bringing jobs and visitors to the area. The new buildings and public realm improvements would restore the site to active use as well as providing a major opportunity to enhance the townscape. 5. As the proposals are strongly supported by planning policy, this statement concludes that outline planning permission should be granted for the application proposals. SITE AND APPLICATION DETAILS 6. The former Taff Vale shopping centre (the site) is located within Pontypridd town centre. The site has an area of 0.65 ha and is located at the northern end of Taff Street. The River Taff extends along the eastern boundary with Bridge Street (which traverses the Taff) forming the northern boundary. 7. Taff Street, which is one way running from north to south, forms the western site boundary. The southern boundary of the site fronts Crossbrook Street which runs east-west from its intersection Page 1 of 13

2 with Taff Street, to the River. The application site is shown in the centre of the aerial image below, with the original ground floor slab/car park roof following the partial demolition being clearly visible. 8. The site formerly contained a distinctive 1960s style shopping centre and five-storey office tower of concrete construction. The buildings were substantially demolished in 2011 with only the basement level and ground floor slab/car park roof retained. These remaining features were finally demolished in at the start of 2017 with crushed material left levelled on site. 9. The site slopes down to the river, so the ground floor is level with Taff Street and the basement wall exposed at the river edge. Part of the site is located within Flood Zone C1. (Zones 2 & 3 on RoFRaS Mapping) 10. Wider context- The entire site is located with the Pontypridd Town Centre boundary and is part of the town s designated Retail Centre. Surrounding uses are mixed with predominantly commercial uses (retail and offices) and some residential use to upper floors. Page 2 of 13

3 11. The areas to the west and south are within the Pontypridd Town Centre Conservation Area and to the north lies the Pontypridd Taff Conservation Area. Ynysangharad War Memorial Park on the opposite side of the river is listed as a Historic Park and Garden. 12. A number of nearby buildings, including the Museum, the red telephone box and the William Edwards "Old Bridge" over the Taff (also a scheduled ancient monument) are Listed Buildings. 13. The surrounding area has a mix of building types ranging from two to four-storeys in a variety of architectural styles. PROPOSAL 14. The description of the proposed development is: New build, mixed-use development providing predominately B1 space but with ancillary A3, D1 and D2 uses in the form of three new buildings above a common basement providing car parking and servicing areas 15. The application is made as a full plans submission with confirmed layout, scale, appearance, access and landscaping. Vehicular access is from Crossbrook Street. 16. Pursuant to the Town and Country Planning (Development Management Procedure) (Wales)(Amendment) Order 2016, a Pre Application Consultation began on the 18 th May in order to obtain public feedback and inform the full plans submission. Page 3 of 13

4 17. The plan shows the erection of three buildings over a basement level, with these buildings to range in height from two storeys at the northern end, to five at the southern end. It is proposed that a basement will be constructed across the entire site, providing car parking, servicing and accommodation for associated plant and other infrastructure. 18. The three buildings, to be referred to as Buildings A, B and C comprise: Building A: Predominantly B1 (office) use with some A3 use, 5-storey with a total floor area of up to 6,651 sqm Gross Internal Area (GIA), excluding the basement. Building B: Predominantly B1 (office) use with some A3 use, 5-storey with a total floor area of up to 4,240 sqm GIA, excluding basement. Building C: To provide a mix of B1, D1, D2 and A3 uses with a floor area of up to 2,440 sqm GIA, excluding basement. 19. The accompanying drawings and Design and Access Statement provide full details of the layout and design of the proposal and provide an analysis of the context of the site and the design rationale for the proposals. Page 4 of 13

5 PLANNING HISTORY 20. The site is presently disused. The former shopping centre and office development was demolished in 2011 and the last remnants demolished in March There have been a number of schemes proposing re-use of the site. The most relevant planning history for the site is as follows: I. 06/1539/10: Mixed use development including retail, commercial, hotel, office and residential classes with associated car parking and access (amended plans received, including new red line application site plan ( ), land bounded by Temperance Place, Taff Street, Bridge Street, & River Taff, Pontypridd: Application withdrawn. The scheme was for a wider development that incorporated the adjoining Gas Road car park. Apart from commercial development it included 84 dwellings and 658 parking space in a multi-storey car park. II. 09/0651/10: Redevelopment of the existing Taff Vale Shopping Centre to include retail (Classes A1, A2 and A3) and a hotel (Class C1) (as part of Phase 2 of the development) together with associated car parking, access and servicing: Approval granted The approved proposal included large retail units, a restaurant/bar, hotel and refurbishment of the basement car park to provide 115 car spaces. III. 16/0848/08: Class B1 (Office) led mixed use development, also including floor space for class A3 (Food and Drink), D1 (Non-Residential uses) and D2 (Leisure/Assembly) uses of up to 12,675sq.m. to be accommodated within 3 new buildings, above a basement car park and servicing area: Approval for Outline Planning permission granted Nov The Outline Planning application was the precursor to this Full Plans application. PLANNING POLICY 21. There is a range of national, regional and local policies and other guidance that are material considerations. Planning Policy Wales (Edition 9 November 2016) 22. The Planning Policy Wales document (PPW) sets out the land use policies of the Welsh Government. It is supplemented by a series of Technical Advice Notes (TANs). 23. PPW explains how the planning system manages development and the use of land in the public interest, contributing to the achievement of sustainable development. The document sets out how the development and use of land should seek to reconcile the needs of development and conservation, securing economy, efficiency and amenity in the use of land, and protecting natural resources and the historic environment. It aims to ensure that the principles of sustainability and sustainable development are at the heart of the planning decision making process. Paragraph states that the planning system provides for a presumption in favour of sustainable development to ensure that social, economic and environmental issues are balanced and integrated in taking decisions on individual planning applications. 24. It advises local planning authorities to promote sustainable patterns of development, identifying previously developed land and buildings, and indicating locations for higher density development at hubs and interchanges and close to route corridors where accessibility by foot, cycle and public transport is good. 25. Paragraph says that local planning authorities should adopt a positive and constructive approach to applications for economic development. 26. In relation to town centres, the objectives of PPW (paragraph ) are to: Page 5 of 13

6 Promote viable urban and rural retail and commercial centres as the most sustainable locations to live, work, shop, socialise and conduct business; Sustain and enhance retail and commercial centres vibrancy, viability and attractiveness; and Improve access to, and within, retail and commercial centres by all modes of transport, especially walking, cycling and public transport 27. It also says (at paragraph ) that: The Welsh Government adopts the town centres first principle whereby consideration should always be given in the first instance to locating new retail and commercial development within an existing centre. Wherever possible, retail provision should be located in proximity to other commercial businesses, leisure and community facilities, employment and housing. Such co-location of retail and other uses in existing centres, with enhancement of access by walking, cycling and public transport, provides the opportunity to use means of transport other than the car. This mix of uses sustains and enhances the vibrancy, attractiveness and viability of those centres as well as contributing to an increase in linked trips and a reduction of travel demand. Wales Spatial Plan 2008 Update 28. The purpose of the Wales Spatial Plan (WSP) is to ensure that what is done in the public, private and third sectors in Wales is integrated and sustainable, and that actions within an area support each other and jointly move towards a shared vision for Wales. 29. It sets a strategic framework to guide future development and policy interventions and is a material consideration in the preparation of the Development Plan. 30. Pontypridd is identified as a key settlement within the South East Capital Region of Wales. The Vision for the Capital Region is: An innovative skilled area offering a high quality of life - international yet distinctively Welsh. The WSP identifies that the South East Wales - Capital Region will function as a networked City Region, identifying the three sub areas of the Capital Region namely the City Coastal Zone, Connections Corridor and Heads of the Valleys Plus Area. Pontypridd is within the Connections Corrido. It is identified as a key settlement in the WSP which must be successful in its own right and, where appropriate, function as a service and employment hub for smaller settlements. Technical Advice Notes 31. In support of the PPW the Welsh Government has produced Technical Advice Notes (TAN) to assist local authorities in plan making and how developments should be considered in the planning process. Local Development Plan 32. The statutory development plan is the Rhondda Cynon Taf Local Development Plan (LDP) , which was adopted on the 2nd March This document will guide development throughout the County Borough until The plan contains details of new housing, employment and retail sites and also policies, which will be used to determine planning applications. This plan is supported by Supplementary Planning Guidance. Relevant planning policies from the LDP are as follows: 33. CS-2 (Development in the South): States that emphasis will be on sustainable growth that benefits the County Borough as a whole, recognising that the southern part of the County Borough plays a leading role in the economic activity for the area. It promotes large scale regeneration schemes in the Principal Town of Pontypridd, which is one of only three Principal Towns in the County Borough, and seeks to protect the culture and identity of communities by focusing development within defined Page 6 of 13

7 settlement boundaries and promoting the reuse of under used and previously developed land and buildings. 34. AW-2 (Sustainable Locations): Sets criteria for development proposed on non-allocated sites to ensure it is sustainable. Sustainable locations are those that: 1. Are within the defined settlement boundary or in the Northern Strategy Area 2. Would not unacceptably conflict with surrounding uses 3. Have good accessibility by a range of sustainable transport options; 4. Have good access to key services and facilities; 5. Do not permit highly vulnerable development and Emergency Services within Zone C2 floodplain. Within Zone C development will be permitted where it can be justified that:- a) it is necessary to assist the regeneration of a Principal Town or Key Settlement including the key employment objectives, or where development involves a large brownfield site. b) the potential consequences of a flooding event have been considered and found to be acceptable in accordance with national guidance and meet the definition of previously developed land. 6. Support the roles and functions of the Principal Towns, Key Settlements and Small Settlements; 7. Support the development of the 8 Strategic Sites; 8. Are well related to existing water, sewerage, waste, electrical, gas and telecommunications infrastructure and improvements to such services will be provided where necessary. 35. AW-4 (Planning Obligations): States that planning obligations may be sought where development proposals require the provision of new, improved services or rely on existing services, facilities, infrastructure and related works, to make the proposal acceptable in land use planning terms. 36. AW-5 (New Development): States new development will be supported where: 1) Amenity a) The scale, form and design of the development would have no unacceptable effect on the character and appearance of the site and the surrounding area; b) Where appropriate, existing site features of built and natural environment value would be retained; c) There would be no significant impact upon the amenities of neighbouring occupiers; d) The development would be compatible with other uses in the locality; e) The development would include the use of multi-functional buildings where appropriate; f) The development designs out the opportunity for crime and anti-social behaviour. 2) Accessibility a) The development would be accessible to the local and wider community by a range of sustainable modes of transport; b) The site layout and mix of uses maximises opportunities to reduce dependence on cars; c) The development would have safe access to the highway network and would not cause traffic congestion or exacerbate existing traffic congestion; d) Car parking would be provided in accordance with the Council s Supplementary Planning Guidance on Delivering Design and Placemaking: Access, Circulation and Parking Requirements. 37. AW-6 (Design and Placemaking): Supports sustainably located development of a high standard of design which respects local character and enhances the public realm, and is appropriate to the local Page 7 of 13

8 context in terms of siting, appearance, scale, height, massing, elevational treatment, materials and detailing. Developments must also promote energy efficiency and good water management. 38. AW-7 (Protection and Enhancement of the Built Environment): Says development proposals which impact upon sites of architectural and / or historical merit and sites of archaeological importance will only be permitted where it can be demonstrated that the proposal would preserve or enhance the character and appearance of the site. 39. AW-10 (Environmental Protection and Public Health): Opposes development that would lead to adverse risks to public health or the environment including from flooding and effects of pollution. 40. AW-11 (Existing Employment and Retail Uses): Seeks to protect existing employment and retail sites within defined retail centres unless it is demonstrated that that the employment use is not viable or the redevelopment of derelict, unsightly, underused and vacant land / premises for alternative uses will have significant regeneration benefits, and that other employment uses nearby are not adversely affected. 41. SSA 1 (Development in the Principal Town of Pontypridd): States proposals for commercial development within the defined town centre will be permitted where the development:- 1. Reinforces the role of Pontypridd as a Principal Town; 2. Respects the culture and heritage of Pontypridd; 3. Is of a high standard of design and makes a positive contribution to the townscape in the defined town centre; 4. Contributes to the enhancement of Ynysangharad Park; 5. Integrates positively with the existing built form; 6. Promotes opportunities for new retail, tourism and leisure development; 7. Promotes walking and cycling; and 8. Promotes accessibility to services by a range of sustainable modes of transport. Page 8 of 13

9 42. At paragraph the supporting text to the policy says that the LDP will support the regeneration of Pontypridd by providing a policy context that encourages new residential and commercial development within the town centre. The Council will support proposals that promote the re-use of vacant and under used floor space, new retail development including the provision of cafés and restaurants, the provision of new employment and residential accommodation, developments that are in sustainable locations and improvements to the public realm. 43. SSA 16 (The Retail Hierarchy): Identifies Pontypridd as a Principal Town Centre within the retail hierarchy for the southern end of the County Borough. 44. SSA 17 (Retail Development in the Retail Centres of Principal Towns and Key Settlements): Encourages new retail development within Pontypridd Town Centre, with other use such as A3 permitted where there is not an over-concentration of such uses. Supplementary Planning Guidance (SPG) 45. Design and Placemaking 2011 Provides more detail in respect of urban design and requirements for new development proposals detailing good design principles. 46. The Historic and Built Environment 2011 Provides detailed guidance to owners and occupiers of land and buildings within the historic built environment, and for development proposals affecting the historic environment. 47. Design in Town Centres 2011 Provides guidance for town centre buildings throughout the County Borough, including advice on improvements and repairs as well as new build and demolitions, to ensure that such works meet the required standards for each area including Pontypridd. 48. Planning Obligations 2014 This document clarifies what type of obligations developers may be expected to enter into, their content and the trigger points at which different obligations will become active. 49. Employment and Skills 2015 Requires the provision of Employment and Skills Plans for all large development proposals. PLANNING CONSIDERATIONS 50. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires applications for planning permission to be determined in accordance with the Development Plan unless there are material considerations that indicate otherwise. 51. Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that in considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. 52. Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires that in the exercise of its planning functions, with respect to any buildings or other land in a conservation area, the local planning authority must pay special attention to the desirability of preserving or enhancing the character or appearance of that area. Principle of development Page 9 of 13

10 53. The proposal fits in well with sustainable development objectives of the PPW and the LDP, as the application site is located within the Pontypridd town centre and has been previously developed. The proposed employment, civic and community uses would help achieve wider regeneration objectives to reinforce the role and vibrancy of the centre as a Principal Town for the region. This is in accordance with policies encouraging large scale regeneration schemes in the Principal Town of Pontypridd (LDP CS-2 and SSA 1) and retention of employment use (AW 11). 54. The proposals would create a new mixed use employment hub within the town centre, encouraging economic activity and employment at a strategic site within the town centre. The new uses would have a strong civic and leisure role anchored by the proposed Council services and complemented by the new public realm and proposed café and restaurant spaces. These uses are compatible with other commercial development on Taff Street and which will help create and enhance the distinct character of the site and its surrounds. 55. All of the proposed uses are appropriate for the town centre location, and they will support the long standing regeneration ambitions for the site. Therefore, the principle of the development is strongly supported by the development plan. Townscape and Design 56. LDP policies AW 5, AW 6 and AW 7 as well as SSA 1 and SPG for design and heritage all emphasise that new development should be of high quality design that respects local distinctiveness and character and protects and enhances the historic environment. 57. The application site is not within any conservation area and has no listed buildings. However it is adjacent to sensitive areas including the Pontypridd Town Centre Conservation Area, and Ynysangharad Park on the opposite side of the river, which is listed as an Historic Park and Garden. There are also a number of nearby listed buildings, including the museum and bridge over the Taff (a scheduled ancient monument). 58. The proposals consider the nearby heritage assets and aim to respect the character and appearance of these areas. In this regard the indicative plans look to include spaces between buildings, with three blocks proposed to incorporate gaps that provide open views towards the River Taff and Ynysangharad Park whilst its redevelopment with contemporary, high quality buildings would replace the existing, recently demolished, site which is a blight on the townscape. Buildings of three to fivestoreys are compatible with the scale of the surrounding development, and also appropriate for the nature and character of the use which includes tenanted offices. 59. The inclusion of D1 and D2 uses and the A3 use in particular will provide activity to the ground floor frontages, which helps animate the street scene and adding to the vibrancy and character of the area. 60. The high quality architecture and public realm works proposed for the site would enhance the townscape, including the setting of the adjacent conservation area and Ynysangharad Park in accordance with LDP policies. Impacts on the neighbours amenity 61. The application site is within the town centre, which is largely commercial in nature, with some residential development to upper floors. The site is bounded by the River Taff or public highways and so has no directly adjoining neighbours. Page 10 of 13

11 62. In general terms, the outlook for neighbours will be improved due to the redevelopment of the current derelict site which will have a positive visual impact. The position of neighbouring buildings in relation to the site has been carefully considered and the scale of the proposals reflects this. 63. New uses will bring additional visitors to the town centre, providing further activity that will add to the vibrancy of the area and also casual surveillance that would aid safety and security in the area. 64. Therefore, the proposals comply with LDP policies AW 5 and SSA 1 as it would not result in significant impact on the amenity of neighbours with regard to privacy, overshadowing, outlook or other environmental disturbances. Traffic, Parking and Servicing 65. Being located within the town centre and near to bus and rail services, the site is highly accessible by sustainable transport modes, including public transport, walking and cycling. This accords with the requirements of LDP policies AW 5 and SSA 1 which seek development at locations that promote walking and cycling and accessibility by a range of sustainable modes of transport. 66. The proposed mix of uses complements the town centre and it is likely that visitors to the new development would make multiple trips within the town centre (e.g. shopping, banking, leisure) thereby maximising sustainable transport opportunities. 67. The basement would provide space for tenant car parking, which would be necessary given the uses proposed, since they serve the wider region where, in some instances, public transport or non-car modes of travel and not feasible. Cycle parking would also be provided. 68. Vehicular access to the basement car park is to be off Crossbrook Street where vehicles would be able to enter and exit the site efficiently and safely and would not significantly affect the operation of the adjacent highway. 69. In respect of servicing, sufficient refuse and recycling areas are proposed with appropriate management arrangements for servicing and collection of refuse and recycling. 70. Therefore, there are no highway or traffic issues arising from the application proposals. Flooding 71. Paragraph 13.4 of PPW states: Development proposals in areas defined as being of high flood hazard should only be considered where: new development can be justified in that location, even though it is likely to be at risk from flooding; and the development proposal would not result in the intensification of existing development which may itself be at risk; and new development would not increase the potential adverse impacts of a flood event. 72. PPW is supplemented by a series of Technical Advice Notes (TAN). TAN 15 provides technical guidance on development and flood risk. The aim of the TAN is to guide development away from areas at high risk of flooding. The TAN includes planning tests for those areas zoned as being at a high risk of flooding. Paragraph 6.1 acknowledges that: Page 11 of 13

12 Much urban development in Wales has taken place alongside rivers and in the coastal plain. It is therefore inevitable, despite the overall aim to avoid flood risk areas, that some existing development will be vulnerable to flooding and fall within zone C. Some flexibility is necessary to enable the risks of flooding to be addressed whilst recognising the negative economic and social consequences if policy were to preclude investment in existing urban areas, and the benefits of reusing previously developed land. 73. The application site adjoins the River Taff and is partly subject to flood risk. The site is in Flood Zone C1, which covers areas of floodplain subject to flooding equal to or greater 0.1% per year which are developed and served by significant flood defence infrastructure. 74. TAN guidance and policy AW 2 of the LDP says that within Zone C, development will be permitted where it can be justified that it is necessary to: assist the regeneration of a Principal Town or Key Settlement including the key employment objectives; or, where development involves a large brownfield site; the potential consequences of a flooding event have been considered and found to be acceptable in accordance with national guidance and meet the definition of previously developed land. 75. In this instance the proposed uses are justified at this location as they are a key element of the scheme of regeneration for the site, which is a large brownfield area of land that meets the definition of previously developed land. 76. Notably planning permission for redevelopment has been granted previously and it is considered that flood risk at this location, with the appropriate flood-resilient design measures, can be effectively managed. Sustainability 77. The scheme has inherent sustainable benefits in its re-use of a previously developed site. The new building fabric and services meet contemporary standards for energy efficiency, heating and cooling and water use. CONCLUSIONS 78. The application seeks outline permission for redevelopment of the previously developed but now vacant site, which until recently contained the remnants of the largely demolished Taff Vale shopping centre. The proposal would make efficient use of a brownfield site, providing space for new commercial and civic uses. 79. This development would make a significant contribution to the regeneration of the town centre. It would increase the vitality and viability of the area by bringing jobs and visitors to the area, with the new buildings and public realm restoring the site to active use as well as providing a major opportunity to enhance the townscape. The character of nearby sensitive areas would be preserved and enhanced through replacement of the unsightly remnants of previously part demolished structures on the site. The contemporary buildings and new public realm of an appropriate scale with high quality architecture are proposed in this application. 80. Impacts on the amenity of the area, environmental conditions and traffic and parking are satisfactory. Page 12 of 13

13 81. Overall, the proposals constitute sustainable development which would aid economic growth in the town centre, providing much needed employment opportunities and a significant contribution to the wider regeneration of the town centre. 82. This statement has identified and assessed the key planning issues in relation to the application proposals, having considered policies of the Local Development Plan and Welsh National Policy, and there is no policy hurdle to the granting of permission. 83. Therefore as the proposals are strongly supported by planning policy, and as they would have a beneficial effect on the social, economic and environmental well-being of the area, planning permission should be granted. DarntonB3 Architecture 5 Callaghan Square Cardiff CF10 5BT Page 13 of 13