DESIGN & ACCESS STATEMENT

Transcription

1 DESIGN & ACCESS STATEMENT Land off Frondeg Terrace, Llanelli December 2017 T: T: T: Cardiff Swansea Bristol F: E: W:

2 P ROJECT SUMMA RY LAND OFF FRON DE G TERRA CE, LLA NELLI Description of development: Proposed residential development comprising 29 residential dwellings on land off Frondeg Terrace, Llanelli, Carmarthenshire Location: Land off Frondeg Terrace, Llanelli, Carmarthenshire Date: December 2017 Asbri Project ref: S Client: Jehu Group and Pobl Group 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 Richard Bowen Director Date December 2017 December 2017 Revision DECEMBER

3 CONTENTS LAND OFF FRON DE G TERRA CE, LLA NELLI Section 1 Introduction 5 Section 2 Site Analysis 7 Section 3 Planning Policy 12 Section 4 Design Evolution 14 Section 5 Five Objectives of Good Design 16 Section 6 Appraisal & Conclusion 23 DECEMBER

4 LAND OFF FRON DE G TERRA CE, LLA NELLI DECEMBER

5 1. INTRODUCTION LAND OFF FRON DE G TERRA CE, LLA NELLI 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 identifies the relevant national and local planning policies which provide the framework for appraising the application. Section 4 explores the evolution of the design of the proposed development, Section 5 analyses the five objectives of good design and explores the relevant design and access facets associated with the application, Section 6 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 Jehu Group and Pobl Group to accompany a full Planning Application for the proposed construction of 29 affordable residential dwellings on land off Frondeg Terrace, Llanelli. The application site (labelled as phase 1) forms part of a wider parcel of land that is allocated for residential development within the Adopted Carmarthenshire Development Plan. The site has an extensive planning history and has the benefit of an extant planning permission (reference S/22377) for the construction of 24 residential dwellings. There was no objection to the principle of development of the site for residential use as the site had already benefitted from Full Planning Permission, as well as the site being located within the defined settlement limits of Llanelli, and allocated for residential use within the adopted Development Plan. The Application Site has a combined area of 0.83 hectares. The geographical location of the Application Site in the Llanelli area 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. DECEMBER

6 DESIGN & ACCESS STATEMENT LAND OFF FRONDEG TERRACE, LLANELLI DECEMBER

7 2. SITE ANALYSIS LAND OFF FRON DE G TERRA CE, LLA NELLI Location The site is located on the southern side of Frondeg Terrace, approximately 1.3km to the north-east of Llanelli Town Centre. It is bounded to the north by Frondeg Terrace, to the east by residential dwellings fronting Capel Isaf Road, to the south by dense, mature vegetation and to the west by residential dwellings fronting Capel Terrace. The site is centered on the grid coordinates E: N:200576, and its location within the context of Llanelli is shown on page 6. There are bus stops located along Frondeg Terrace within the vicinity of the application site as well as a primary school and number of retail facilities close by. Site Features The site is covered by unused scrub and grassland with overgrown untended vegetation throughout, together with a sloping topography from north to south. There are mature tree lines located along the boundaries of the site. As mentioned, the total area of the site is 0.83 hectares. Local Facilities The site is particularly well served in terms of its proximity to public transport services, with bus stops located immediately to the north of the site on Frondeg Terrace and regular services providing access to Swansea, Pontarddulais and Pemberton. The table below shows the bus services (and their frequencies) running from the bus stops adjacent to the site on Frondeg Terrace. Service No. Route Frequency 110 Swansea - Llanelli Every 30 minutes 111 Swansea - Llanelli Every 30 minutes B23 Llanelli Bus Station - Dafen Circular Every two hours CSG3 Penallt - Graig Campus One service per day L1 Llanelli Bus Station Llanelli Bus Station L3 Llanelli - Pontarddulais Hourly L4 Llanelli - Pontarddulais Hourly L18 L27 Sandy Road - St John Lloyd School Morfa - St John Lloyd RC School Every two hours One service per day One service per day L35 Ysgol Strade - Llwynhendy One service per day In addition to the good public transport links, there are a number of facilities/amenities local to the site; for example, a number of primary and secondary schools to the east (Halfway Primary School, St John Lloyd Catholic Comprehensive School, St John Lloyd Roman Catholic Primary School, and St Mary Roman Catholic Primary School), as well as Parc Trostre Retail Park located less than 1km to the south-east. Access Access into the site is to be gained from the north-eastern part of the application site, with the estate road sweeping through the site, running centrally with dwellings located on either side. As part of the access design for the consented scheme, it was originally proposed to provide a double mini-roundabout. This was, however, considered unacceptable in this location and, instead, the provision of traffic signals to control all movements would be preferable from a highway safety perspective and, subsequently, no objections were raised by the Highway Authority. Therefore, it is proposed to maintain the provision of a signal controlled junction inline with that shown within the consented residential scheme. A traffic signal controlled junction arrangement, produced by WSP and submitted as part of the consented scheme (application reference S/22733) is shown on Page 8. DECEMBER

8 LAND OFF FRON DE G TERRA CE, LLA NELLI Traffic Signal Junction Arrangement produced by WSP And submitted as part of application reference S/22733 DECEMBER

9 LAND OFF FRON DE G TERRA CE, LLA NELLI Surroundings The surrounding area is predominantly urban with a population of approximately 50,000, making Llanelli one of the largest towns in Carmarthenshire. In addition to the proximity of the application site to Llanelli Town Centre, it is also located approximately 16km to the north-west of Swansea City Centre. As already discussed, there are several schools and facilities located either along or just off Frondeg Terrace, as well as numerous facilities in Trostre Retail Park located to the south-east of the site. Other facilities are also located in Llanelli Town Centre to the south-west. Residential Context The surrounding residential context consists predominantly of linear rows of two-storey terraced and semi-detached dwellings along the likes of Frondeg Terrace, Capel Isaf Road and Capel Road. The surrounding facades consist of a mix of brick as well as smooth and pebble dash rendering, with tiled, pitched roofs and on-street parking for residents. Site History The Application Site has had an extensive planning history over the years and, as already discussed, the most relevant application to the proposals is the extant planning permission for 24 residential dwellings (application reference S/22377). In terms of the planning considerations made during the course of the extant planning permission, there was a major concern related to the impact the development may have had on the medieval chapel and cemetery site known to be present within the application site. Further to this, a Pre Determination Archaeological Field Evaluation was subsequently undertaken, deter- velopment. By retaining the area as informal open space, the medieval cemetery would preserve the archaeology in situ. In addition, it was agreed that the introduction of a traffic signal controlled junction would be a suitable access option that would help mitigate any potential highway safety concerns. This is the adopted access arrangement for the proposed development. It was considered that the reasons for objection raised during the extant planning application, the vast majority of which were material planning considerations, were adequately addressed and resolved as part of the planning submission. Opportunities Sustainable Location The site s proximity to the transport network and strong public transport facilities (i.e. bus stops located adjacent to the site on Frondeg Road), as well as a number of facilities within its proximity contribute to its sustainability. Affordable Housing - 100% of the proposed dwellings are to be affordable in tenure. Proposed access point - The proposed traffic signal controlled junction follows that approved within the extant planning permission. Pedestrian Linkages - Footway provision within the vicinity of the site is of a good standard with footways, dropped kerbs and tactile paving located on Frondeg Terrace. Educational Facilities - There are numerous primary and secondary schools located to the east of the site on Havard Road. Constraints Boundary of Neighbouring Properties It is essential that the amenity and privacy of neighbouring properties is respected, given the close proximity of the development to residential boundaries from Frondeg Terrace and Capel Terrace. This has been taken into account within the design process. Topography of the site - The application site decreases in gradient from north to south. This has been considered throughout the design process. Medieval Cemetery - There is a Medieval Cemetery located within the Application Site. Landscaped gardens are to be provided in this area to preserve the archaeology in situ. Shadowing due to Wooded Area - There is a wooded area adjoining the southern boundary of the development that may lead to shadowing if no careful consideration is given to the layout of the scheme. Sewer Easement - A public sewer crosses the site and will inform any site layout. mining that the cemetery area should be left unaffected by de- DECEMBER

10 DESIGN & ACCESS STATEMENT LAND OFF FRONDEG TERRACE, LLANELLI KEY Application Site Boundary with Existing Dwellings Main Roads Bus Stops School Direction of gentle sloping topography DECEMBER

11 LAND OFF FRON DE G TERRA CE, LLA NELLI Technical Constraints It is considered that there are a number of technical constraints associated with the application site. The following paragraphs summarize these constraints and outline how they will be addressed/overcome by way of the submission of supporting information. Highways As determined within the extant planning permission, no objection was raised to the scheme as a whole subject to the imposition of relevant conditions on any planning permission granted. It was initially proposed to provide a double mini-roundabout junction arrangement as part of the extant planning permission but it was later agreed that the applicant would provide a traffic signal controlled junction, which will improve the highway safety on the surrounding highway network as a whole. As part of the proposals on the application site, the introduction of this traffic signal controlled junction (as illustrated on Page 8 on a plan produced by WSP) will be implemented. Archaeology One of the main issues raised within the application for the extant planning permission, relates to the adverse impact that the proposed development would have on the medieval chapel and cemetery site present on the application site. The LPAs Archaeological Advisers (previously Cambria Archaeology but now Dyfed Archaeology) advised the LPA that a Pre Determination Archaeological Field Evaluation was required. The applicant subsequently undertook the Evaluation, confirming the existence of a medieval cemetery and its extent located. It was then decided that the cemetery area should be left unaffected by development, and that Dyfed Archaeology would explore the merits of scheduling this site under the terms of the Ancient Monuments and Archaeological Areas Act 1979 with CADW, subsequently resulting in the site becoming a scheduled monument. All parties at the time agreed to exclude this area from development, which resulted in the introduction of an informal open space area as a landscaped garden which would preserve the archaeology in situ. These measures are also to be maintained as part of the proposed development. Drainage A Drainage Strategy Note has been produced which will be submitted as part of the Planning Application. There is an existing public 225mm Combined Sewer which crosses the application site from west to east, and a CCTV survey will be required to determine the exact line and level of the sewer within the site. A drainage easement exists on the site relating to this public sewer which must be taken into account in any detailed design. There is no formal surface water drainage in the application site and it is understood that all surface runoff discharges via overland flow to the southern site boundary onto adjacent boggy land which has as existing surface water drainage system. In terms of Surface Water, it is proposed to discharge all Surface Water runoff at the southern site boundary as per the existing greenfield flow rates, and as per the strategy approved as part of the previous application relating to the extant planning permission. In terms of the Foul Water strategy, it is proposed that a new foul sewer network will be provided through the site and all foul water flows will outfall to the existing 225mm Combined Sewer crossing the Site, via a new manhole connection. Due to the topography of the site, a Foul Pumping Station and a rising main sewer will be required to outfall foul water flows from approximately 13 dwellings. Ecology In terms of ecology, an updated Habitat Survey and updated Bat Survey were received by LPA for the application relating to the extant planning permission. Conditions were attached to the extant planning permission, including the provision of a mitigation plan relating to the Habitat Survey, the protection of boundary trees throughout the duration of any works, and the measures outlined within the Japanese Knotweed Control Strategy should be followed. Summary In summary, it is anticipated that all material considerations and technical constraints have been addressed through the submission of documents relating to this planning application and those contained within the planning application relating to the extant planning permission. It is anticipated that a similar series of planning conditions to that of the extant planning permission could be applied for any planning permission granted for this proposed development. DECEMBER

12 3. PLANNING POLICY FRAMEWORK LAND OFF FRON DE G TERRA CE, LLA NELLI 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 1: Joint Housing Land Availability Studies (2015) TAN 2: Planning and Affordable Housing (2006) TAN 5: Nature Conservation and Planning (2009) TAN 11: Noise (1997) TAN 12: Design (2016) TAN 18: Transport (2007) TAN 24: The Historic Environment (2017) Supplementary Planning Guidance (SPG) CSS Wales Parking Standards (2008) Affordable Housing SPG Planning Obligations SPG Placemaking and Design Draft SPG Archaeology and Development Draft SPG Nature Conservation and Biodiversity Draft SPG Carmarthenshire Local Development Plan The development plan for the purposes of Section 38 (6) of the Planning and Compulsory Purchase Act 2004 is the Carmarthenshire Local Development Plan and was adopted in Within the Local Development Plan proposals map, the application site forms part of a housing allocation for up to 69 dwellings under Policy GA2/h21. The total allocation includes additional land that is not included within the boundary of the application site. Policy Relating to reference Strategic Policies SP1 Sustainable Places & Spaces SP2 Climate Change SP3 Settlement Framework SP5 Housing SP6 Affordable Housing SP9 Transportation SP13 Protection and enhancement of the Historic Environment General Policies GP1 Sustainability and High Quality Design GP2 Development Limits GP3 Planning Obligations GP4 Infrastructure and New Development H1 Housing Allocations AH1 Affordable Housing TR1 Primary and Core Road Networks TR2 Location of Development-Transport Consideration TR3 Highways in Development-Design Considerations EP3 Sustainable Drainage EQ1 Protection of Buildings, Landscapes and Features of Historic Importance EQ4 Biodiversity EP1 Water and environmental capacity DECEMBER

13 LAND OFF FRON DE G TERRA CE, LLA NELLI Application Site forms part of Housing Allocation under Policy GA2/h21 of Carmarthenshire s Adopted LDP DECEMBER

14 4. DESIGN EVOLUTION LAND OFF FRON DE G TERRA CE, LLA NELLI Pre-Application Discussions As already discussed, the evolution of the proposed development has been formed around the extant planning permission (reference S/22377). However, as the permitted scheme does not meet the requirements of Pobl Group from a social housing point of view, there is a need for a degree of minor re-planning, resulting in the need for a new Planning Application to be submitted. It was considered within the Case Officers Report for the extant planning permission that there was no in-principle objection to developing the site for residential use and, in addition, the vast majority of objections raised had been adequately addressed. In addition, the last detailed application for Phase 1 of the development was refused for two reasons only which were adequately addressed as part of the approved planning submission. In addition, informal pre-application discussions have been held with Carmarthenshire County Council, touching upon the fact that the site benefits from an extant planning permission which, subject to the discharge of conditions, could be implemented at any time (with the permission valid until 2019). Conditions and 22 of the extant planning permission required measures to be implemented to safeguard biodiversity as part of the development. It was discussed whether a new Planning Application would be supported if it were to be submitted without any further reptile or bat surveys on the basis that the conditions on the extant planning permission could be re-imposed and a Phase 1 Habitat Survey would be provided with an associated overarching mitigation and enhancement strategy. Other considerations include the principle of development having regard to National Planning Policies and Development Plan Policies; the transport impact of the proposal in terms of traffic generation, public transport accessibility, accessibility for pedestrians and cyclists and car parking; the impact of the proposal on the residential amenities of neighbouring occupiers; the impact of the proposal on the character and appearance of the area; any environmental implications arising from the development of the site; and, of particular importance, careful consideration to the medieval cemetery located on-site. Community Involvement In accordance with Part 1A of The Town and Country Planning (Development Management Procedures) (Wales) (Amended) Order 2016 (DMPO 2016), all major development are required to be subject of pre-application consultation, prior to the Planning Application being validated by the Local Planning Authority. A full comprehensive summary of the pre-application consultation is to be included within the accompanying Pre-Application Consultation Report, following responses received by statutory consultees as well as local councillors and residents. Design Evolution The proposed layout generally follows that of the layout within the extant planning permission. For example, landscaped gardens are to be provided in accordance with the details approved as part of the extant planning permission, as a result of the medieval cemetery located on-site. The proposed estate road differs slightly to that shown in the extant planning drawings, in the sense that it is positioned more centrally with dwellings located on each side of the road. In comparison the estate road on the extant permission drawings runs along the western boundary of the site as it travels southwards. The turning area at the southern end of the scheme is also positioned in a slightly different location. The approved layout forming part of the extant planning permission is shown on Page 15. DECEMBER

15 LAND OFF FRONDEG TERRACE, LLANELLI Proposed Site Layout DESIGN & ACCESS STATEMENT Site Layout that formed part of extant planning permission S/ (Produced by Falla Associates) DECEMBER

16 5. RESPONSE TO FIVE OBJECTIVES OF GOOD DESIGN LAND OFF FRON DE G TERRA CE, LLA NELLI 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. terms of its links to public transport facilities with bus stops located along Frondeg Terrace with services running in both eastbound and westbound directions, providing good connections with Swansea and Pontarddulais. View looking east along Frondeg Terrace 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 Whilst an access road and parking are a necessity for the development, encouragement is given to the pedestrian use of the site with easy to use footpaths throughout the development. External pavements have dropped kerbs and tactile paving at junctions, with the vehicle accesses to properties being grouped together where possible to minimise constant up and down travelling from pedestrian to vehicle level and back again. In addition to the good public transport links, there are a number of facilities/amenities local to the site; for example, a number of primary and secondary schools to the east (Halfway Primary School, St John Lloyd Catholic Comprehensive School, St John Lloyd Roman Catholic Primary School, and St Mary Roman Catholic Primary School), as well as Parc Trostre Retail Park located less than 1km to the south-east. A Movement Map showing surrounding streets, main roads and public transport links is shown on page 17. Car parking is generally situated either alongside or behind the proposed dwellings, with the exception of plots 9,10, 11 and 27, 28 and 29. View of Application Site from Frondeg Terrace Images courtesy of Google Maps The site is also proposed to be accessed via a traffic signal controlled junction which was offered as part of the extant planning permission. Movement The site is considered to be located in a sustainable location in DECEMBER

17 LAND OFF FRONDEG TERRACE, LLANELLI North to Felinfoel DESIGN & ACCESS STATEMENT North to Panteg, Felinfoel West to Llanelli Town Centre, Burry Port East to Halfway, Parc Trostre, Llwynhendy, Loughor, Gowerton, Swansea East to Parc Trostre, Llwynhendy, Loughor, Gowerton, Swansea KEY Main Road Bus Stops DECEMBER

18 LAND OFF FRON DE G TERRA CE, LLA NELLI Character Placemaking Both the development as a whole and the buildings themselves respect the local urban grain, complimenting the rhythm and mass of terraces in the surrounding area. The intention is to design a residential development that will be recognisable in its general form, finishes and layout as something familiar to the inhabitants, yet executed in a more contemporary style, with the use of modern detailing. The landscaped gardens to be provided on-site along with other areas of soft landscaping will have a positive contribution and impact in terms of creating a strong sense of place to its residents as well as visitors. Amount and density It is proposed to provide 29 residential dwellings (comprising 8 one bedroom walk up flats; 4 two bedroom bungalows; 13 two bedroom houses; and, 4 four bedroom houses. In terms of the density of the development, the residential development aims to make the most efficient use of the developable land available on the site, creating a distinctive feel to the site whilst harmonising and respecting the local urban character. The density of development is very similar to that of the extant planning permission and takes into full account the site constraints and opportunities. Streets As a result of the proposed development, it is proposed to introduce a traffic signal controlled junction which was agreed as part of the access strategy for the extant planning permission. This will help mitigate against any highway safety issues that may arise. Spaces and public realm The arrangement of the dwellings in relation to vehicle and pedestrian access routes on the site easily define public and private spaces. The public spaces are addressed directly by the houses, creating a secure and safe environment. The method and extent of enclosure to the private spaces has been designed in such a way as to clearly define public and private areas without forming an unattractive series of barriers, and complies with SPD requirements Mix of uses and tenure As discussed, the proposals are for a residential development comprising 29 dwellings, all of which will be affordable in tenure and will be developed by a local Registered Social Landlord (RSL). Scale In terms of the scale of the development, the proposed scheme is considered to have made the most efficient use of the land. The height, width and length of the residential dwellings blend in positively with the existing character and scale of the local area. For example, the majority of residential dwellings are twostoreys in height which match that of the local surroundings with some single storey dwellings which respect the sale of existing dwellings to the north of Frondeg Terrace. Layout The siting and layout of the proposed development has been carefully considered as to minimize the impact of the development upon the adjacent residential properties, whilst maximizing the opportunities presented at the site. The proposed site layout is shown on Page 19. Sufficient car parking has been provided on-site (in accordance with Carmarthenshire County Councils adopted parking standards) which will mitigate against any overspill parking onto Frondeg Terrace. Indicative planting along the boundaries of the development help alleviate any potential overlooking or loss of privacy issues between existing adjoining dwellings. Heritage The archaeological heritage on-site (i.e. the medieval cemetery) is of significant importance, and by retaining the area as informal open space, the medieval cemetery would preserve the archaeology in situ. Detail Design The appearance and materials used for the proposed development have been carefully considered in order to ensure the development will fit in with, and complement, the existing street-scene. The materials used for the dwellings include facing brickwork or rendering to all elevations; blue/black tile pitched roofs; gables above front doors for a proportion of the dwellings, etc. The site will incorporate areas of soft landscaping which will break up and soften areas of highways and hardscaping within the scheme. DECEMBER

19 LAND OFF FRON DE G TERRA CE, LLA NELLI Proposed Site Layout DECEMBER

20 LAND OFF FRON DE G TERRA CE, LLA NELLI House Type 1 Bedroom Elevations House Type 2 Bedroom Elevations DECEMBER

21 LAND OFF FRON DE G TERRA CE, LLA NELLI House Type 4 Bedroom Elevations Semi-detached 2 Bedroom Elevations DECEMBER

22 LAND OFF FRON DE G TERRA CE, LLA NELLI Environmental Sustainability As the scheme will be subject to Welsh Assembly funding, it will be designed to meet at least Code for Sustainable Homes Level 3+ (with additional credit under ENE 1). Depending on subsequent detailed design considerations it may be possible to reach Code Level 4. the key sustainability features to be incorporated into the scheme are: the dwellings and off-street car parking will create active street frontages and provide natural surveillance throughout the entirety of the site. Dwellings also overlook the landscaped garden area to enhance natural surveillance. Secured by Design (New Homes 2016) identifies seven attributes of sustainable communities. The scheme meets the attributes as follows: No increase in surface water run off, with surface water attenuation to be proposed; Reduced internal water usage; Increased U values in comparison to the current Building Regulations; Increased recycling facilities; Green-Guide compliant materials used through out; Increased air tightness; Use of non polluting products within fabric of building; Increased on-site recycling of materials during construction; 100% use level of low energy light fittings. The site is situated in a sustainable location, being in close proximity of essential services and facilities as well as public transport links, providing access to the wider network. This will minimise the use of the personal car. 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. It is considered that a high level of community safety has been achieved through the design of the site, for example the siting of DECEMBER

23 6. APPRAISAL & CONCLUSION LAND OFF FRON DE G TERRA CE, LLA NELLI Principle of Development Firstly, in consideration with the principle of development, it should be acknowledged that the application site forms part of land allocated for housing within Carmarthenshire s adopted Local Development Plan (under Policy GA2/h21). In addition there is already an extant planning permission on the site for the development of 24 residential dwellings (planning application reference S/22733). There is also an unmet need for affordable housing within the area and, as part of the development proposals, 100% of the dwellings are to be affordable in tenure. The site lies within a sustainable location in terms of its proximity to essential services, facilities and public transport modes. There is currently a 4.2 year housing land supply in Carmarthenshire, as set out within Carmarthenshire s Joint Housing Land Availability Study, with a requirement for the maintenance of a five year housing land supply. The proposed development will help contribute to the housing land supply within the Authority. A S.106 agreement would also be completed as part of the development, as was the case for the extant planning permission. There was also informal pre-application dialogue with Carmarthenshire where the principle of a residential development was confirmed. the medieval cemetery located within the north-western part of the application site, through the introduction of landscaped gardens which will preserve the historic archaeology in situ. Residential Amenity The scale, siting, and layout of the proposed development has been designed to minimise any detrimental impacts upon the amenity of existing residents within the area and any future occupiers. The proposed scheme makes use of existing land levels which drop in a southerly direction and the dwellings themselves are located a significant distance away from existing dwellings, ensuring that there are no direct overlooking issues. In this regard, the proposed residential dwellings are proportionately scaled in relation to site coverage and range in height to a maximum of two-storeys. There is not considered to be any detrimental overlooking, overshadowing or overbearing impacts on any existing or proposed dwellings. Access & Highway Safety In terms of the access arrangement, it is proposed to provide a traffic signal controlled junction as per the extant planning permission. This will improve highway safety on the surrounding network as a whole. In addition, an appropriate level of off-street car parking has been provided in accordance with Carmarthenshire s adopted parking standards. It is now confirmed that CADW/WAG have now scheduled the area concerned and previously as part of the extant application determination, CADW confirmed to the LPA that the boundaries of the exclusion area i.e. the area to be scheduled were agreed with Dyfed Archaeological Trust and the area of garden shown on the plans submitted by the previous applicant corresponds exactly with the proposed scheduled area. In light of the above, it is maintained that the principle of the development is justified and complies with the overriding aims and objectives of national planning guidance and the provisions of policies contained within Carmarthenshire s Local Development Plan. Visual Amenity The proposed development has been designed with detailed consideration to the opportunities and constraints of the application site, for example with particular emphasis on the preservation of Impact on Heritage Dyfed Archaeology have been instrumental throughout both the previous planning application stages, as professional archaeological advisers to the LPA. The applicants recognise the archaeological area referred to, which is of major historical significance to Llanelli and the current application seeks to replicate the previous, extant full planning permission by seeking to retained as a landscaped garden area which will seek to protect and enhance the Scheduled Monument for all to enjoy. DECEMBER

24 6. APPRAISAL & CONCLUSION LAND OFF FRON DE G TERRA CE, LLA NELLI Conclusion This Design and Access Statement (DAS) has been prepared on behalf of Jehu Group and Pobl Group to accompany a full Planning Application for the proposed development of 29 residential dwellings (of which 100% will be affordable in tenure) on land off Frondeg Terrace, Llanelli. The application site (known as Phase 1) forms part of a wider parcel of land that is allocated for residential development within Carmarthenshire s adopted Local Development Plan. The site has an extensive planning history and has the benefit of an extant planning permission (reference S/22377) for the construction of 24 residential dwellings. There was no objection to the principle of development on-site for residential use as the site had already benefitted from Outline Planning Permission, as well as the site being located within the defined settlement limits of Llanelli. The final design of the proposal has taken into consideration the comments and recommendations as part of the extant planning permission as well as comments received from the Planning Department via informal pre-application advice, and it is considered that the scale, form, massing, layout and design are appropriate to the local setting. It has been established that the site is situated in a sustainable location, being within close walking distance to essential services and facilities, and public transport links. Overall, this reduces the necessity for car ownership, thus minimising travel by the private car. In addition, 100% of the residential aspect of the development is to be of affordable tenure. 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. DECEMBER