Planning Support Statement

Transcription

1 Island Farm Sports Village Bridgend, Wales Planning Support Statement A Development by HD Limited September 2009

2 PLANNING STATEMENT Savills, 12 Windsor Place, Cardiff, CF10 3BY Tel: Fax:

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4 CONTENTS 1.0 INTRODUCTION Purpose of the Statement The Report Structure SITE AND SURROUNDINGS Preface The Site Site Surroundings PLANNING HISTORY Preface Other Relevant Planning History Summary DEVELOPMENT PROPOSAL The Proposal The Proposed Phasing PLANNING POLICY CONTEXT Introduction Development Plan Context Planning Policy Framework National Planning Policy Regional Planning Policy Local Planning Policy Bridgend UDP Local Planning Policy Emerging LDP Local Strategy Document Summary PLANNING CONSIDERATIONS Introduction Employment Land Allocation Sand / Gravel Allocation Transportation / Accessibility Landscape Considerations Ecology Considerations Design and Sustainability Socio-Economic / Regeneration Benefits 38

5 7.0 CONCLUSIONS 41 APPENDICES Appendix A: Appendix B: Appendix C: Site Location Plan Illustrative Masterplan Development Plan Policies

6 1 INTRODUCTION 1.1 Purpose of the Statement This report has been prepared in support of an Outline Planning Application (app. ref. P/08/1114/OUT) for a Proposed Leisure and Commercial Development submitted on behalf of HD Limited, for the development of land at Island Farm, Bridgend The Outline Planning Application (app. ref. P/08/1114/OUT) was submitted and registered on the 12 th December 2008, but has not been issued for consultation pending the retrospective submission of the, Planning Statement, Design and Access Statement and Sustainability Statement. 1.2 The Report Structure This report is structured as follows: Section 2: Section 3: Section 4: Section 5: Section 6: Section 7: Description of site and surroundings Planning history of the site Details of the proposed development Outline of the relevant planning policy framework Outline of the key considerations relating to the proposal Conclusion The appendices referred to in the text are enclosed at the end of the report This Planning Statement should be read in conjunction with the following documentation also submitted in support of the planning application: Design and Access Statement Sustainability Statement Transport Assessment Site Masterplan

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8 2 SITE AND SURROUNDINGS 2.1 Preface This section of the statement provides details of the site and its immediate surroundings. 2.2 The Site The development area extends to a total of approximately 52 hectares comprising: 13.3 hectares of predominantly tree and scrub covered land is owned by Bridgend County Borough Council (BCBC to the north); 35.8 hectare of predominantly arable farmland in HD Ltd control to the south and east; and 2.8 hectares of grazing land owned by Merthyr Mawr Estates to the north east The BCBC land is sited within the northern sector of the site and formed part of the Crossways Country Club and Second World War prisoner of war camp. A single storey building, the only surviving building from the camp (Hut 9), has been listed (Grade II) and is located in the northeast part of the site The remainder of the BCBC owned land predominantly comprises scrub, rough grassland and treed habitat land The land within the ownership of HD Ltd is still predominately under agricultural land use, facilitated within medium sized arable fields bounded by mature hedges The application site falls within the remit of Bridgend County Borough Council (BCBC) and a location plan is detailed within Appendix A. 2.3 The Surroundings The site is bordered to the northeast by the Bridgend Science Park, and to the east by a nursing home. The Bridgend to Barry rail line re-opened in 2005 runs south from Bridgend and marks some of the southeast boundary to the site. Further east, land use is dominated by industrial parks and out of town retail stores almost as far as the motorway junction (35) approximately 6.0 km from the site.

9 2.3.2 The site is bordered to the south by New Inn Road beyond which lies agricultural land uses as far as Ogmore Road. The land south of Ogmore steeply rises onto the wooded slopes of Ogmore Down The Ogmore River and flood plain border the west boundary (although it does not affect the site) beyond which lie small to medium fields interspersed by woodland and farms, Merthyr Mawr House (Grade II*) and the small picturesque village of Merthyr Mawr which lie 600m and 1.2 km from application site respectively In terms of the surrounding highway network, further to consultation with BCBC, three committed developments, which are anticipated to have an impact on the neighbouring highway network, were identified and incorporated into the Movement Assessment which is appended to the (Appendix 6.1), these being:- - Waterton Development (Application 08/320) - comprising 2 No. non food retail units. As classified and described in a previous TA dated March 2003 and supplementary report dated June 2008 prepared by Turner Lowe Associates on behalf of the Dovey Group. Total area 5345m2; - Broadlands Development comprising 358 residential dwellings. Privately owned; and - Brocastle Development (Application 05/933) - comprising 30 units allocated for sheltered / retirement accommodation The above listed committed developments and potential associated impacts are afforded further consideration within Chapter 6 of the which accompanies this planning application.

10 3 PLANNING HISTORY 3.1 Preface Current Outline Application (Ref. P/08/1114/OUT) An Outline Planning Application was submitted to Bridgend County Borough Council on 12 th December 2008 for the development of a Sports Village (including playing fields, stadia and other employment uses); 15,000 sq m Science and Technology Park; access roads; strategic landscaping; Nature Conservation Park; and related infrastructure (application ref. P/08/1114/OUT) The application was not issued for consultation pending the retrospective submission of an, Planning Statement, Design and Access Statement and Sustainability Statement (as submitted herewith) The illustrative plans submitted with application ref. P/08/1114/OUT have subsequently been superseded and replaced with those appended to the accompanying and Design and Access Statement. 3.2 Other Relevant Planning History Further planning history of relevance to the site is detailed within the following table, and a summary is provided within the text below. App. Ref. App. Proposal Decision Decision Type Date P/09/97/ESC Scoping Scoping Opinion for Scoping 06/05/09 Opinion Proposed Leisure and Opinion Employment Development P/08/1114/OUT Outline New Development (Mixed Undetermindetermined Un- Use Sport, Leisure, Commercial, Offices) d P/03/58/OUT Outline WRU National Academy, Refused 26/01/07 Sports & Leisure Facilities, Hotel / Restaurant, Business Park, Housing & Access P/02/1006/OUT Outline WRU Academy, Sports & Refused 23/12/02 Leisure Facilities, Hotel /

11 Restaurant, Business Park, Housing & Access P/02/17/OUT Outline WRU National Academy, Withdraw 17/09/02 Sports & Leisure, Hotel / n Restaurant, Business Park, Housing, with an Env Statement P/97/531/OUT Outline Assembly / Sports Facilities, Refused 22/08/97 Hotel, Business, Residential at Island Farm (and Leisure Facilities at Brewery Field) P/93/1240/OUT Outline Class B1 & B2 Business Use Approved 21/03/94 91/0595 Outline Class B1 Business use Approved 04/07/91 89/ /0457 Outline Residential Development (Former P.O.W. Camp, Island Farm) Refused 04/05/ Outline applications for residential development on the former Prisoner of War Camp (applications ref. 89/0365 and 89/0457) were refused in 1989 on the grounds that the site was reserved for employment purposes and that a sufficient supply of land was already allocated for residential development An outline application for Class B1 Business Use on 5.73 ha of land at Island Farm with a link into the Science Park was approved in July 1991 (application ref. 91/595). A further outline application for 27.2 ha of Class B1 Business Use (with some B2 use) was approved in March 1994 (application ref. P/93/1240/OUT) A planning application for sports facilities, hotel / restaurant, business and residential development on Island Farm (and leisure facilities at the Brewery Field) was refused in July 1997 in accordance in with environmental regulations (application ref. P/97/531/OUT). A similar proposal (application ref. P/02/17/OUT) was withdrawn in September An outline application for the development of a WRU National Academy; sports and leisure facilities; hotel / restaurant; business park; and housing (ref. P/03/58/OUT) was considered by Planning Committee on 05/06/03. Members resolved that subject to the applicant entering into a Section 106 Agreement, permission should be granted (subject to 81 conditions). However, the Section 106 Agreement was not concluded and in the absence of a completed Agreement, the application was refused.

12 3.3. Summary The site s planning history (as outlined above) illustrates that the principle of development on the Island Farm site is long established Application ref. P/03/58/OUT is of particular relevance to the proposed development this application, which was determined in accordance with the adopted (current) Unitary Development Plan, was recommended for approval and Members resolved to grant permission for the development at Planning Committee. Subject to appropriate conditions and a (completed) Section 106 Agreement, which would act to mitigate any adverse impacts of the development, a scheme consisting of sports / leisure facilities and a science park on the Island Farm site (as proposed), should be therefore be considered acceptable in principle.

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14 4 DEVELOPMENT PROPOSAL 4.1 The Proposal The project has been developed to provide an innovative and considerate design incorporating a number of initiatives to meet the challenges of sustainable development. Further details of materials and technologies can be found within the and the Design and Access Statement which accompanies this application It is proposed that the scheme will consist of the following uses: Major Sporting Facilities and Stadia A 15,000 seat stadium suitable for the Celtic Crusaders Rugby League. A 2,000 seat stadium suitable for Bridgend Town Football, plus 2 additional football pitches. A 5,000 seat stadium for Bridgend Ravens Rugby Union Club, plus 3 ancillary outdoor training pitches. An indoor tennis centre and 10 outdoor courts. An indoor 4G training pitch and sports hall offering a range of indoor sports such as badminton and squash. An indoor swimming pool. Ancillary offices and uses Infrastructure & Services Access road and signalised junction onto the A48 and secondary link onto Technology Drive. A 16.7ha (41 acre) SINC area safeguarded for nature conservation. Cycle paths and footways improvements on the A48. Internal site footways and cycle paths. Internal site access roads and parking for 2262 vehicles. A Green Bridge over the proposed A48 link road. A 150 space Park and Ride facility Associated hard and soft landscaping. Diversion of the overhead power lines and towers between the west

15 and east boundaries. Science Park 21,000 m² extension to the Bridgend science park (B1a & b) Internal access roads, parking and associated landscaping An overall illustrative Masterplan (see Appendix B) has been produced as part of this application, and provides a visual representation of the proposed site layout with proposed mitigation measures in place developed from a series of parameter plans which have been identified by each discipline. 4.2 The Proposed Phasing The indicative phasing for the proposed development that is considered within each of the chapters is shown on Figure 10. Phase I Enabling Works, A48 Junction, Internal Site Access and Park and Ride; Phase II Rugby League Stadium followed by Tennis Centre, Sports Centre, Bridgend Ravens Rugby Union Stadium, Bridgend Town Football Stadium; and Phase III Phase 2 of the Bridgend Science Park Additionally, a rate of construction has been assumed for assessment which is considered in the construction programme contained within Volume 2 to provide the worst case scenario as below: Phase months Phase 2 20 months Phase 3 60 months

16 5 PLANNING POLICY CONTEXT 5.1 Introduction This section of the statement sets out the relevant planning policy framework for the site and surrounding area, having regard to the development proposed. It identifies the relevant planning policy context from the national through to local level Development plan policies of relevance to the development are reproduced and attached for reference at Appendix C. 5.2 Development Plan Context The site lies within the administrative boundary of Bridgend County Borough Council (BCBC). The Bridgend Unitary Development Plan (UDP), which was adopted by the Council on 12 th May 2006 and will guide the future use of land within the Authority until 2016, forms the statutory development plan for the area BCBC commenced formal preparation of the Bridgend Local Development Plan (LDP) on 7 th December The LDP is scheduled for adoption by December 2011 once adopted, the LDP will formally replace the UDP and will guide development within the Authority until In terms of progress in regards to the preparation of the LDP, public consultation on the LDP Pre-Deposit Proposals was undertaken during February / March 2009, and it is anticipated that the draft LDP will be placed on Deposit during early Planning Policy Framework The principal planning policy context for the scheme comprises the following documents: National Wales Spatial Plan (2004 and 2008 Update) Planning Policy Wales (2002) Ministerial Interim Planning Policy Statement 01/2008: Planning for Good Design Ministerial Interim Planning Policy Statement 01/2009: Planning for Sustainable Buildings

17 Technical Advice Note 12: Design (2009) Technical Advice Note 15: Development and Flood Risk (2004) Technical Advice Note 16: Sport, Recreation and Open Space (2009) Technical Advice Note 18: Transport (2007) (Draft) Technical Advice Note 22: Planning for Sustainable Buildings (2009) Regional Regional Planning Guidance for South East Wales (2001) Local Bridgend Unitary Development Plan (adopted 2006) Emerging Bridgend Local Development Plan Bridgend County Borough Council strategy / guidance documents (various) Key planning polices of relevance to the development are discussed below. 5.4 National Planning Policy People, Places and Futures: The Wales Spatial Plan (2004 & 2008 Update) The Wales Spatial Plan (WSP) complements and helps to translate into practice the Welsh Assembly Government s (WAG) sustainable development aspirations for different parts of Wales and proposes actions at the national level to achieve them. The aim of the WSP is to help integrate the policies of the Assembly and others to achieve a sustainable Wales; establish an integrated framework for the social, economic and environmental development of Wales; provide a context for guiding public and private investment decisions; and promote debate on the future role of places and regions within Wales Within the WSP, Bridgend is located within the South East Wales Capital Region, and is listed as one of the fourteen key settlements which are considered to have a critical role to play in the success of the Capital Region It is anticipated that the Capital Region s key settlements offer a range of services and facilities, as well as opportunities for employment, as is highlighted at Paragraph 19.6 for example:

18 The key settlements must be successful in their own right and, where appropriate, function as service and employment hubs for smaller settlements. The focus will be to create affordable and attractive places to work, live and visit. A wider range of facilities and services, which add to employment opportunities, should be delivered locally within the key settlements to reduce the overall need to travel The WSP emphasises the need to create high quality and diversified employment opportunities within the South East Wales City Region for example it is stated at Paragraph that The Area needs to develop a stronger presence in higher value services and the knowledge economy. Planning Policy Wales (2002) Sustainable Development Planning Policy Wales (PPW) was published in March 2002 and sets out the land use planning policies of WAG. The document states that land use planning should set the framework for the development and use of land, taking full account of economic, social and environmental issues. PPW s central objective is to promote sustainable development. Transport WAG s objectives in relation to transport are set out in Chapter 8 of PPW. The objectives include reducing the need to travel, especially by the private car, by locating development where there is good access by public transport, walking and cycling; locating development near other related uses to encourage multi-purpose trips and reduce the length of journeys; and improving accessibility by walking, cycling and public transport. Design PPW states that good design can help promote sustainability by protecting the environment and enhancing its quality, attracting business and investment, promoting social inclusion and improving the quality of life. PPW emphasises that good design should be the aim of all those involved in the development process. Biodiversity The planning system is seen to have an important part to play in meeting biodiversity objectives by promoting approaches to development that create new opportunities to enhance biodiversity, prevent biodiversity losses, or compensate for losses where damage is unavoidable. It is emphasised within PPW that all reasonable steps should

19 be taken to safeguard or enhance the environmental quality of land where development occurs. Employment Land With regards to provision of land for employment uses, Paragraph of PPW states that LPA s should ensure that: Sufficient land suitable for development for enterprise and employment uses and well served by infrastructure is designated for employment so as to meet both identified and as yet unidentified need; and that New development for enterprise and employment uses is located and implemented in accordance with sustainability principles. Sports / Recreation WAG are, in principle, supportive of sports and recreation-related development, recognising the importance of such development in both social and economic terms, as is highlighted at Paragraph of PPW: Sport and recreation contribute to our quality of life. The Assembly Government supports the development of sport and recreation and the wide range of leisure pursuits which encourage physical activity. They are important for the well being of children and adults and for the social and economic life of Wales In accordance with PPW, sports, leisure and recreation-related areas and facilities should meet a range of criteria in terms of their design, accessibility and sustainability credentials, as outlined in Paragraph : Planning authorities should provide the framework for well located, good quality tourism, sport, recreation and leisure facilities. The areas and facilities provided in both rural and urban areas should be sensitive to the needs of users, attractive, well designed, well maintained, protected from crime and vandalism, safe and accessible by people whose mobility is restricted and by a variety of sustainable means of travel, particularly walking, cycling and public transport. Tourism WAG s overall objectives for tourism are outlined within PPW at Paragraph , and include the following:

20 To encourage sustainable tourism in Wales, maximizing its economic and employment benefits, promoting tourism in all seasons, and encouraging its development in non-traditional destinations, while safeguarding the environment, and the interests of local communities. To manage change in the tourism sector in ways which respect the integrity of the natural, built and cultural environment to provide for economic growth, employment and environmental conservation. Ministerial Interim Planning Policy Statement 01/2008: Planning for Good Design (January 2008) Ministerial Interim Planning Policy Statement (MIPPS) 01/2008 provides a revised Section 2.9 (Promoting Sustainability through Good Design) of PPW, which focuses on the wider implications of the design process in regards to sustainable development The above guidance states that the design process should ensure that development contributes to tackling the causes of climate change (by reducing greenhouse gas emissions), and to effective adaptation to climate change impacts. An integrated and flexible approach to design, including such things as location, density, layout and built form, will be an appropriate way of contributing to climate responsive development. Ministerial Interim Planning Policy Statement 01/2009: Planning for Sustainable Buildings (January 2009) MIPPS 01/2009 provides a new section 2.12 of PPW (and should be read alongside MIPPS 01/2008) n line with WAG s overall aspiration to secure zero carbon buildings, MIPPS 01/2009 states that development proposals should mitigate the causes of climate change by minimising carbon and other greenhouse gas emissions associated with their design, construction, use and eventual demolition In moving towards more sustainable and zero carbon buildings in Wales, the Assembly sets out within MIPPS 01/2009 specific sustainable building standards and targets which new development should meet. Technical Advice Note (TAN) 12: Design (2009) TAN 12 provides guidance on achieving good design in new development and focuses on the need to promote sustainability through the design process. TAN 12 emphasises

21 the need to achieve a holistic approach to design, involving a multi disciplined collaborative approach and a shared ambition for quality at each stage of the design process. Technical Advice Note (TAN) 15: Development and Flood Risk (2004) TAN 15 provides advice on development and flood risk and provides a framework within which risks arising from both river and coastal flooding, and from additional runoff from development in any location, can be assessed. The TAN adopts a precautionary approach in respect of flooding issues, whereby new development should in the first instance be directed away from areas at high risk of flooding, and, where it is considered within such areas, should only be allowed if it fulfils specific tests. These tests relate to any specific locational requirements of the development and a thorough assessment of flooding consequences, and such developments would only be allowed if any residual risks to people, property, of the surrounding environment were capable of being minimised. Technical Advice Note (TAN) 16: Sport, Recreation and Open Space (2009) TAN 16 aims to integrate the links between health and well-being, sport and recreational activity, and sustainable development in Wales In regards to large-scale sports developments, TAN 16 advises at Paragraph 3.20 that any such developments should be located in close proximity to existing towns, and should be accessible by a range of modes of transport (particularly by walking, cycling and public transport): Wherever possible, major sport and recreation facilities like rugby, football, and athletics stadia should be located in, or adjacent to town centres, on sites which can contribute to town centre vitality and viability and are accessible by a range of transport modes. Where suitable sites in such areas are not available, consideration should be given to edge of centre sites, particularly those with good access to public transport, and preferably on previously developed land. Wherever such developments are located, consideration should be given to access arrangements and to the safety and amenity of residents, users and the public at large. Wherever possible, walking should be the primary means of access to such facilities, followed by cycling and the use of public transport, with private transport the least favoured option TAN 16 also highlights the benefits of sports / recreation-related facilities in terms of assisting in regeneration:

22 The provision of open spaces, places and facilities for sport, recreation and play should be important considerations in proposals for regeneration. Technical Advice Note (TAN) 18 Transport (2007) TAN 18 advises that the integration of land use planning and development of transport infrastructure has a key role to play in addressing the environmental aspects of sustainable development and climate change It is anticipated that WAG s wider sustainable development policy objectives can be achieved by, for example: promoting resource and travel efficient settlement patterns ensuring new development is located where there is, or will be, good access by public transport, walking and cycling thereby minimising the need for travel and fostering social inclusion (Draft) Technical Advice Note (TAN) 22 Planning for Sustainable Buildings (2009) Promoting sustainability through good design is a key part of national planning policy as set out in MIPPS 01/2008, and more recently MIPPS 01/2009. TAN 22 contains draft advice in regards to implementing the provisions of MIPPS 01/2009 (i.e. in terms of achieving WAG s sustainable building standards / targets) It is the aspiration of the Assembly for all buildings built from 2011 onwards to be zero carbon TAN 22 provides guidance in terms of moving towards this target, including for example, reducing carbon emissions by using the energy hierarchy which sets out steps in building design that reduce emissions in the most effective manner. 5.5 Regional Planning Guidance Regional Planning Guidance for South East Wales (2001) Regional Planning Guidance for South East Wales was produced by the South East Wales Strategic Planning Group in January The group comprises representatives from Blaenau Gwent County Borough Council (CBC), Bridgend CBC, Caerphilly CBC, the City and County of Cardiff, Merthyr CBC, Monmouthshire County Council, Newport CBC, Rhondda Cynon Taff CBC, Torfaen CBC, the Vale of Glamorgan Council and the Brecon Beacons National Park Authority. The document provides a regional framework which sets out a series of agreed planning policy principles and guidelines.

23 It provides a profile of South East Wales before setting out regional guidance on key issues such as sustainable development, the economy and employment and transport and utility infrastructure The importance of the sport / recreation / leisure sector to the South East Wales regional economy is recognised within the Regional Planning Guidance Document. For example, it is stated at Paragraph 14.2 that: The leisure and recreation sector is recognised as one of the most buoyant, rivalling that of retail. The leisure 'boom' has seen a continual growth in the levels of participation in sport, recreation and leisure activities not only in the towns and cities but also in the countryside, which is resulting in major land use implications in the South East Wales region Notwithstanding the economic significance of sport / recreation / leisure development, the importance of ensuring that any such development is environmentally acceptable and sustainable is also emphasised within the above document. 5.6 Local Planning Policy Bridgend Unitary Development Plan (2006) As stated, the Bridgend Unitary Development Plan (UDP) was adopted by Bridgend County Borough Council (BCBC) in 2006 and forms the statutory development plan for the area Those development plan policies of relevance to the proposed development at Island Farm are discussed below (and are re-produced for reference within the table attached at Appendix C). UDP Strategic Policies Due to the nature of the development proposed (i.e. a large-scale development of regional importance), a number of the plan s overarching strategic policies are of relevance. In particular, these policies include: Environment UDP Part One Policy 1, 2 & 3 Employment UDP Part One Policy 5 Transportation UDP Part One Policy 6 & 7 Sports & Recreation UDP Part One Policy 12 Social & Community Services UDP Part One Policy 13 Regeneration UDP Part One Policy 21

24 5.6.4 The proposed development will contribute to, and assist the County Borough, in achieving a number of the plan s overall aims and objectives the overarching aims of particular relevance to the Island Farm development are summarised below: Environment To continue to protect the countryside for the sake of its landscape, natural resources, and to conserve and enhance its agricultural, ecological, geological, physiographic, historical, archaeological and recreational value. To promote and conserve the biodiversity of the County Borough and to encourage the management of features of the landscape which are of major importance for wild flora and fauna. To define, protect, maintain and enhance the historic built environment, i.e. the ancient monuments, archaeological sites, listed buildings, conservation areas, and historic parks, gardens and landscapes of the County Borough. Employment To promote equality and opportunity by providing all residents with the right of access to employment opportunities appropriate to their skills. To ensure that sufficient land is available to meet the job requirements of the population and varying needs of industry, wherever possible close to existing and proposed residential communities. To enrich the economy by safeguarding existing employment in terms of sites and opportunities, and securing new investment. Transportation To protect and improve the environment by the introduction of various transportation and traffic measures that reduce the use of cars, and encourage cycling and walking To encourage the use of public transport as a major mode of travel To encourage development to locate in areas where all sections of the community have equitable access. Tourism and Leisure To balance and integrate the needs of tourism, host communities and the environment, including support for ecotourism, whilst protecting environmentally sensitive areas.

25 To encourage environmentally sustainable tourist and leisure developments in and around Bridgend and in the M4 corridor. This should be linked to improvements in tourism, leisure and cultural facilities and activities in the town centres of the County Borough. Sport and Recreation To remedy the existing deficiencies in the provision of recreation facilities where these are compatible with the conservation of the urban and rural environment To provide the required range of recreation facilities in accessible locations throughout the County Borough, compatible with the conservation of the urban and rural environment and in accord with the Council's Countryside Strategy. Regeneration To safeguard past investment particularly in urban areas, provide greater certainty for future investment and support the regeneration sector of the economy. To support community development, remove social exclusion and reduce crime. Energy To increase energy efficiency through appropriate development design, having regard for features such as the layout, orientation, mix of uses, density of development, use of materials and landscaping. Site / Issues Specific Policies Special Employment Site The UDP seeks to enhance employment opportunities through the successful implementation of appropriate land use proposals and other policies aimed at promoting employment growth In this regard, a portion of the northern section of the application site is allocated within the UDP as a Special Employment Site, under Policy E6(1) (which reads as follows): POLICY E6 LAND IS ALLOCATED AND SAFEGUARDED FOR THE ESTABLISHMENT OF HIGH QUALITY SPECIAL EMPLOYMENT SITES. SUCH SITES MUST BE DEVELOPED TO THE HIGHEST DESIGN AND ENVIRONMENTAL STANDARDS AND ARE RESERVED SPECIFICALLY FOR HIGH TECHNOLOGY BUSINESS AND MANUFACTURING, RESEARCH AND DEVELOPMENT AND RELATED OFFICE DEVELOPMENT, AND FOR NO OTHER PURPOSE.

26 5.6.7 In regards to the Bridgend Science Park / Island Farm allocation specifically, the supporting text (Paragraph 5.6.4) states that: Land at Island Farm is an undeveloped extension of Bridgend Science Park, which has been successfully developed as a prestige science business park, and is currently occupied by a number of high technology businesses. The existing part of the site benefits from extensive landscaping, and buildings are of a high architectural design. It is anticipated that Land at Island Farm will be developed in a similar manner Policy E7 is also of relevance, although it should be noted that this policy does not make reference to Special Employment Sites as identified under Policy E6 (but only to land and buildings identified in policies E2, E3 and E4). POLICY E7 PROPOSALS WHICH RESULT IN THE LOSS OF EXISTING OR PROPOSED INDUSTRIAL LAND OR BUILDINGS ON SITES IDENTIFIED IN POLICIES E2, E3 AND E4 WILL NOT BE PERMITTED. EXCEPTIONS WILL NEED TO BE JUSTIFIED ON ONE OF THE FOLLOWING GROUNDS: 1. IN APPROPRIATE LOCATIONS, A LIMITED NUMBER OF THOSE USES REGARDED AS COMPLEMENTARY AND/OR ANCILLARY TO THE MAIN USE OF THE LAND FOR INDUSTRIAL PURPOSES; OR 2. IN APPROPRIATE LOCATIONS, THOSE SUI GENERIS EMPLOYMENT USES WHICH ARE REGARDED AS BEING SUITABLY LOCATED ON INDUSTRIAL LAND. Land-Won Sand / Gravel Allocation A portion of the southern section of the application site is allocated within the UDP as a safeguarded sand / gravel resource, under Policy M14(3) (which reads as follows): POLICY M14 SAFEGUARDING AREAS ARE IDENTIFIED ON THE PROPOSALS MAP AS POTENTIAL RESOURCES OF SAND AND GRAVEL. PROPOSALS FOR PERMANENT DEVELOPMENT WITHIN ANY PART OF THESE AREAS WILL BE STRONGLY RESISTED Paragraph advises that the purpose of the Policy is to protect the areas from permanent development that would sterilise or hinder the extraction of the potential mineral resources if the need for the resources should be proven. Adjacent Policy Allocations The application site is located directly adjacent (to the south-west / north-west) to the boundary of a Special Landscape Area.

27 A Special Landscape Area is considered important to the sub-regional and local character of South East Wales, or locally within the County Borough, and it is stated at Paragraph that: Development within these areas will not be favoured unless adequate measures can be taken to reduce any adverse effects (which includes any relevant cumulative impact of the proposals) and/or visual intrusion posed by the proposals to minimum acceptable levels in planning terms In addition, located directly to the south-west of the site boundary is an area of land designated as an Historic Landscape i.e. Part 2.1 of the Register of Landscapes of Historic Interest in Wales includes the Merthyr Mawr, Kenfig and Margam Burrows as an area of Outstanding Historic Landscape As such, the UDP aims to protect this area from any adverse impacts arising as a result of new development, as provided for by Policy EV42 (which reads as follows): POLICY EV42 (A) DEVELOPMENT WHICH WOULD ADVERSELY AFFECT AN HISTORIC PARK OR GARDEN, OR THEIR SETTINGS, WILL NOT BE PERMITTED In addition, part of the application site (i.e. the Island Farm POW Camp) is identified as a Site of Importance for Nature Conservation (SINC). Highway Improvements / Transport Policy T14 of the UDP requires major improvements to be undertaken to certain sections of the highway network in the County Borough. Policy T14(11) is relevant in regards to the proposed development (which reads as follows): POLICY T14 MAJOR IMPROVEMENTS TO THE HIGHWAY NETWORK WILL BE UNDERTAKEN AT THE FOLLOWING LOCATIONS:- T14(11) ACCESS TO MERTHYR MAWR ROAD/BRIDGEND SCIENCE PARK, A48, BRIDGEND AND WILL BE SUBJECT TO FORMAL AGREEMENTS WITH THE COUNCIL, AND/OR AS DETAILED AND APPROVED WITHIN THE APPROPRIATE DEVELOPMENT BRIEFS The supporting text to the above policy outlines that the Bridgend Science Park / Land at Island Farm is identified as a Special Employment Site based on a number of

28 requirements one of these being that the site is highly accessible from the M4 corridor. It is stated at Paragraph that: To provide this effective access, and thereby conform to the requirements of the highway network, the proposed extension to the existing Science Park at Island Farm will require a new junction to be constructed on the A48 at a location which will affect, and have to include junction facilities for, Merthyr Mawr Road (North and South of the A48). Therefore, careful consideration must be given to this junction to ensure that it, or the associated development traffic, does not have an adverse effect on the efficiency of the surrounding highway network The UDP specifies at Paragraph that the highway improvement works should be funded by the development: Developers of the Science Park extension will therefore be required to enter into planning obligations/agreements with the Council to ensure that the appropriate highway works and improvements will be provided in addition to any other relevant planning requirements. These works will be entirely funded by the development, whose piecemeal development will not be permitted In addition, Policy T13(6) is of relevance to the proposed development: POLICY T13 THE FOLLOWING TRANSPORT CORRIDORS ARE IDENTIFIED AS THE MAIN ROUTES IN THE COUNTY BOROUGH FOR THE MOVEMENT OF PEOPLE AND GOODS. DEVELOPMENT WHICH WOULD:- (A) ADVERSELY AFFECT SAFE AND EFFICIENT MOVEMENT IN THESE CORRIDORS, AND/OR (B) WOULD CREATE OR EXACERBATE HARM TO THE ENVIRONMENT ALONG THEM, AND (C) WOULD NOT BE CAPABLE OF MITIGATION; WILL NOT BE PERMITTED. THE CORRIDORS ARE: T13(6) A473-A Policy T1 of the UDP provides guidance regarding the location of development in terms of promoting sustainable development all new development within the County Borough is required to adhere to the locational criteria set out within Policy T1.

29 POLICY T1 DEVELOPMENT SHOULD LOCATE IN AREAS SERVED BY, OR CAPABLE OF BEING SERVED BY, MODES OF TRANSPORT OTHER THAN THE PRIVATE CAR. DEVELOPMENT SHOULD SELECT LOCATIONS WHICH RESULT IN THE MINIMAL HARMFUL IMPACT FROM TRAFFIC, BY WAY OF NOISE, POLLUTION, ETC., ON THE ENVIRONMENT. Historic Environment / Listed Buildings It is stated within the UDP that the Council considers that listed buildings and their settings play a significant role in the townscape and architectural heritage of the County Borough, and the UDP therefore attaches considerable importance to their conservation In this regard, and of relevance to the proposed development, the retention and protection of historic buildings is supported, as set out within Policy EV35: POLICY EV35 SCHEMES WHICH MAINTAIN LISTED BUILDINGS AND BUILDINGS OF LOCAL ARCHITECTURAL OR HISTORIC INTEREST IN OPTIMUM USE AND IN GOOD REPAIR WILL BE FAVOURED. Leisure, Recreation and Tourism The UDP recognises the importance of recreation and leisure-related developments to the economic development, image, and health, of the County Borough as emphasised in Paragraph for example: The opportunities for recreation and leisure (of which tourism is a core part) are central components for the functioning of a healthy society. Tourism developments enhance the image of the County Borough, making it attractive to potential industrial developers or those seeking relocation from other areas. Investment in tourism development as well as drawing increased numbers of visitors also provides better recreation and leisure facilities for the residents of the County Borough The development of new leisure and tourism facilities within Bridgend is guided primarily by the provisions of Policy TM1, which states that (within urban areas) new or extended facilities should contribute to the regeneration of existing town centres, should be accessible be a range of modes of transport and should be compatible with surrounding uses:

30 POLICY TM1 NEW OR EXTENDED TOURIST AND LEISURE FACILITIES AND ATTRACTIONS WILL BE PERMITTED IN URBAN AREAS WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:- 1. IT WILL CONTRIBUTE TO THE REGENERATION OF TOWN CENTRES BY IMPROVING THEIR VITALITY, VIABILITY AND ATTRACTIVENESS TO VISITORS, AND ENHANCE THEIR LEISURE ROLE IN THE EVENING ECONOMY AND AT WEEKENDS; 2. THE DEVELOPMENT WILL BE COMPATIBLE WITH, AND SYMPATHETIC TO ITS SURROUNDINGS IN TERMS OF SITING, SCALE, DESIGN, EXTERNAL APPEARANCE, MATERIALS AND LANDSCAPING; 3. THE DEVELOPMENT IS WELL LOCATED TO PUBLIC TRANSPORT, THE NEEDS OF THE NON CAR TRAVELLER, AND THE MAIN ROAD NETWORK, AND WOULD HAVE SATISFACTORY CAR PARKING; 4. THE HIGHWAY NETWORK IS CAPABLE OF ACCOMMODATING THE TRAFFIC GENERATED BY THE DEVELOPMENT WITHOUT AN UNACCEPTABLE EFFECT ON TRAFFIC FLOWS AND PATTERNS, SAFETY, ENERGY USE OR OTHER EMISSIONS. 5. THE SITE IS NOT WITHIN AN AREA OF FLOOD RISK The supporting text states that the purpose of Policy TM1 is to encourage tourism development which increases the range of activities available to visitors, including support for major crowd drawing attractions in appropriate locations (paragraph 8.6.2). Biodiversity It is emphasised within the UDP that it is essential that a balance is achieved between the need for development and the need to protect existing habitats and species which contribute to the general biodiversity of the County Borough Policy EV20 aims to achieve a balance between the location, design, and layout of development, and the need to conserve a site s biodiversity, whilst also taking into account the interests of any adjacent nature conservation resource(s). Policy EV20 is therefore of relevance to the proposed development and reads as follows: POLICY EV20 PROPOSALS FOR DEVELOPMENT OR REDEVELOPMENT WILL BE REQUIRED TO:- 1. RETAIN WHEREVER POSSIBLE AND/OR TRANSLOCATE OR REPLACE WHERE

31 APPROPRIATE EXISTING WOODLAND, TREES, HEDGEROWS, WETLANDS, WATERCOURSES, PONDS, GREEN LANES, GEOLOGICAL FEATURES AND OTHER NATURAL FEATURES OR HABITATS OF NATURE CONSERVATION INTEREST, AND SAFEGUARD THEM DURING ANY DEVELOPMENT WORKS; 2. CONSERVE THOSE HABITATS LISTED IN (1) ABOVE OR, WHERE NECESSARY, PROVIDE FOR MITIGATION OR COMPENSATORY MEASURES IN ORDER TO SECURE BIODIVERSITY, IN ACCORDANCE WITH ANY APPROPRIATE PLANNING CONDITIONS/OBLIGATIONS REGARDING THEIR FUTURE MANAGEMENT; 3. INCORPORATE APPROPRIATE NATIVE VEGETATION IN ANY LANDSCAPING OR PLANTING SCHEME, EXCEPT WHERE SPECIAL REQUIREMENTS IN TERMS OF THEIR PURPOSE OR LOCATION DICTATE OTHERWISE; 4. MAXIMISE THE POSSIBLE AREA OF PERMEABLE GROUND SURFACE TO ASSIST PROPER SURFACE WATER DRAINAGE, WHILST SUPPORTING THE PLANTING OR REPLACEMENT OF EXISTING HABITATS; AND 5. AVOID OR OVERCOME HARM TO ANY ADJACENT NATURE CONSERVATION RESOURCE, AND/OR SPECIES OF WILDLIFE WHICH MAY BE EITHER RESIDENT IN-SITU OR WHICH CAN BE DEMONSTRATED TO HAVE FREQUENTED HABITATS WITHIN THE SITE ON A MIGRATORY BASIS. Design In line with national planning policy which places significant emphasis on the need to consider and achieve good (and sustainable) design in all new development, the UDP contains policy guidance relating to good design, as set out within Policy EV45: POLICY EV45 NEW DEVELOPMENT WHICH ACHIEVES A GOOD STANDARD OF DESIGN BY: 1. HAVING A CONSISTENT STYLE OR CHARACTER; 2. RESPECTING THE CONTEXT OF THE DEVELOPMENT; 3. BEING APPROPRIATE TO THE SCALE AND PROMINENCE OF THE DEVELOPMENT; 4. INCORPORATING THOSE EXISTING FEATURES OF THE SITE THAT ARE IMPORTANT TO THE LOCAL ENVIRONMENT, INCLUDING ITS TOPOGRAPHY, BIODIVERSITY, AND STRUCTURES OF HISTORIC INTEREST; 5. USING SITING, LAYOUT, FORM, MATERIALS, AND ARCHITECTURAL DETAIL, AND PUBLIC ART, TO CREATE A NEW, OR ENHANCE AN EXISTING, SENSE OF PLACE;

32 6. REASONABLY PROTECTING THE RESIDENTIAL AMENITY OF NEIGHBOURS, INCLUDING PRIVACY, A QUIET ENVIRONMENT, DAYLIGHTING AND SUNLIGHTING; 7. BEING COMPATIBLE WITH THE ADEQUATE PROVISION OF AMENITIES (INCLUDING OPEN SPACE) FOR RESIDENTS OR USERS OF THE DEVELOPMENT; 8. BEING COMPATIBLE WITH THE CREATION OF AN ENVIRONMENT WHICH IS SAFE, FRIENDLY TO THE DISABLED, SUSTAINABLY ACCESSIBLE, MANAGEABLE, AND POLLUTION-FREE; 9. BEING COMPATIBLE WITH THE USE OF SUSTAINABLE METHODS OF CONSTRUCTION, MATERIALS, ENERGY CONSERVATION, AND WATER MANAGEMENT; WILL BE PERMITTED Due to the designation of a portion of the application site as a Special Employment Site, high standards of design will be essential, as paragraph highlights in regards to Special Employment Sites in general: Given the sensitive locations of these sites, the requirement for consistently high design and environmental standards within an overall concept framework would be a pre-requisite for development. 5.7 Local Planning Policy Emerging Local Development Plan (LDP) As outlined above, BCBC have commenced preparation of the Bridgend LDP. Consultation on the Pre-Deposit Proposals was undertaken during February / March 2009 following this, the Deposit LDP is scheduled for publication during early The LDP Preferred Strategy aims to promote Bridgend as a regional hub where major development should be focused. One of the LDP s objectives in regards to Bridgend (OBJ 1a) is as follows: To promote Bridgend as a regional hub and the key principal settlement of the County Borough where major employment, commercial and residential development is focused Island Farm is identified (amongst others) as one of the County Borough s strategic 21 st Century Employment Sites within the Council s Regeneration Strategy Fit for the Future. The Preferred Strategy retains between hectares of the committed employment land, including those sites identified as 21st Century Employment Sites.

33 The LDP Preferred Strategy highlights (at Paragraph of the Pre-Deposit Proposals Document) that: The development of all of these strategic employment sites are considered vital to the success of the Regeneration Strategy and the transformation of the economy Island Farm is specifically identified as a Strategic Employment Site within the Pre- Deposit Proposals Document (December 2008), and is described as follows: The Island Farm project is a proposed extension to the existing Bridgend Science Park for high-technology uses within extensive landscaping and buildings of a high architectural design. This 26 hectares site, south of Bridgend town, is owned by the Council and has WAG support for the project In regards to the overall supply of employment land going forward, the LDP Preferred Strategy identifies that the County Borough has a sufficient supply of such land, as outlined at Paragraph : The Preferred Strategy acknowledges that the County Borough has one of the highest rates of employment land development in South East Wales and that there is a healthy supply of such land contained within existing allocations Portions of the Island Farm site have been put forward for consideration as a Candidate Site for inclusion within the LDP for a range of uses, as summarised in the table below. Candidate Proposer Proposal Area Site Ref. 264.B1 Trustees of Merthyr Special Employment Site 2.89 ha Mawr Estates 624.B1 Island Farm Action Green Wedge ha Group 804.B1 Berigull Ltd Mixed-use comprising employment / residential and leisure / recreation 50 ha 5.8 Local Strategy Documents A number of local strategy documents (listed here for reference) are of relevance to the proposed development the scheme proposals have taken the contents of these strategies into consideration.

34 Fit for the Future Bridgend County Borough s Regeneration Strategy ( ) Bridgend County Borough Community Strategy ( ) Bridgend County Borough: A Smart Future Sustainable Economic Regeneration Strategy and Action Plan for Bridgend County Borough ( ) Bridgend County Tourism Strategy ( ) Countryside Strategy for Bridgend County Borough ( ) Local Biodiversity Action Plan for Bridgend County Borough(2002) 5.9 Summary This chapter of the Planning Statement has outlined the full range of planning policies (from the national through to local level) which are of relevance to the development proposed The implications of, and the adherence to, the above planning policy context in terms of the proposed scheme at Island Farm is discussed in detail in the following section of the Statement It is considered that the proposed development will generally comply in principle with the relevant planning policies and guidance at the national, regional and local level, and furthermore, it is anticipated that the scheme will assist BCBC in achieving a number of the Authority s overall aims and objectives for the County Borough.

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36 6 PLANNING CONSIDERATIONS 6.1 Introduction This section provides a detailed examination and analysis of the main planning issues raised by the proposed development (in light of the planning policy context outlined in the preceding section). The key planning considerations are determined to be as follows: Employment Land Allocation Sand / Gravel Allocation Accessibility / Transportation Landscape Considerations Ecology Considerations Design and Sustainability Socio Economic / Regeneration Benefits 6.2 Employment Land Allocation As outlined within the previous section, a portion of the northern section of the application site is allocated within the UDP as a Special Employment Site, under Policy E6(1), and as such, is safeguarded for the establishment of high-quality employment uses. Policy E6 specifies that such sites must be developed to the highest design and environmental standards In accordance with Policy E6(1), as part of the Island Farm scheme a Phase II extension to the existing Bridgend Science Park will be developed. This will encompass buildings of high architectural design within a landscaped setting, which it is envisaged will be occupied by a number of high-technology businesses The Science Park extension will provide high-quality employment opportunities for the surrounding region. In addition, the creation of a prestigious sports-village development of regional and national importance and status will provide a diverse range and breadth of quality jobs in the sports / leisure-related sectors In line with the overall aims of the development plan (and wider regional / national planning policies), the proposed development will significantly enhance employment opportunities within the area.

37 6.2.5 The Bridgend Employment Land Review (undertaken by Robert Chapman Associates in 2006) concluded that there is (more than) sufficient supply of employment land contained within existing allocations. In regards to short-term and immediately available land for example, the Employment Land Review concludes: Combined short-term land and immediately available land within BCBC s allocated employment land availability register gives hectares: a supply of years respectively. This takes Bridgend beyond the 2021 local development plan period The emerging LDP, in accordance with PPW, seeks to ensure sufficient provision of suitable land for employment to meet future demand. It notes that in 2006, 217 hectares of employment land was identified for Class B1, B2 and B8 Uses within the County Borough. Recent trends between 2001 and 2006 indicate that the take-up rate of industrial land is approximately 7 hectares per annum. There is therefore sufficient land supply in overall terms to meet demands up to 2037 (significantly beyond the LDP period up to 2021). It is anticipated in the emerging LDP that just 114ha would be sufficient, or 165ha if consideration is given to longer terms trends since The Island Farm development scheme would result in the development of 8.272ha of the employment allocation as an extension to the existing science park. This is estimated to support 610 jobs. Using this as a ratio of likely employment generation, it can be assumed that the 17.28ha of the allocation that is lost as a result of the proposed scheme could have generated 1,274 jobs (as opposed to the 492 jobs supported by the rest of the project a difference of 782 jobs) However, the development of the site purely as a larger extension to the science park would not have the multiplier effects that the proposed project (including sports-village) has, which are estimated to generate at least another 98 jobs through expenditure plus a further 1,500 match day jobs. Therefore, the difference in job creation is likely to be minimal and the objective of the employment land allocation (i.e. to facilitate employment) is not undermined.

38 6.2.9 As outlined above, it should be recognised that there is a considerable oversupply of employment land in the County Borough, with excessive focus on Bridgend. In addition, sites allocated under Policy E6 are not specifically afforded protection from development for alternative uses (as set out in Policy E7). Policy E7 does not make reference to Special Employment Sites (but only to land and buildings identified in policies E2, E3 and E4), which would suggest that sites referred in Policy E6 are not as stringently protected as those allocated under Policies E2, E3 and E Overall, the impact on employment land supply of the wider development scheme as proposed at Island Farm is considered to be negligible. 6.3 Sand / Gravel Allocation A portion of the southern section of the application site is allocated within the UDP as a safeguarded sand / gravel resource under Policy M14(3). The masterplan for the Island Farm scheme has been formulated with this allocation in mind As such, the masterplan ensures that much of the sand / gravel allocation lies beneath playing fields, away from the main built development (thus minimising the extent of any conflict). In accordance with Policy M14(3), the masterplan therefore seeks to ensure that the extraction of the potential mineral resources (if the need for the resources should be proven) will not be substantially hindered Furthermore, in this regard, there is a significant amount of mineral deposits identified throughout the County Borough (over 15-year supply), and as such, it is considered that there is no need argument overriding the development at Island Farm The Minerals Assessment (undertaken as part of the EIA) concludes that given the limited size of the deposit beneath the proposed development site, it is unlikely that its extraction would be considered viable (until the market for land-based resources establishes at least equal par with that of marine based resources). Therefore, it is unlikely that extraction of this site would occur during the UDP period. Such a scenario is considered acceptable for a minerals safeguard allocation since it is simply recognition that there is a resource there to utilise any time in the future It is considered that as the sand and gravel resource is not viable at the current time, or indeed for the foreseeable future, it is not appropriate for the safeguarding of the resource to be a material consideration in determining if more permanent development on the site would be appropriate.

39 6.4 Accessibility / Transportation The Island Farm site is positioned in a highly accessible location, enjoying direct access off the A48, which in turn provides a convenient link to the regional and national road network In line with Policy T14(11) of the UDP, which requires highways improvements to be undertaken at the junction to the Science Park extension, enhancements to the highway will be undertaken in order to ensure that the Island Farm site can be accessed safely and efficiently The proposed vehicular access to the Island Farm site would be achieved using a new signal controlled junction on to the A48, with a secondary access through the existing Science Park (accessed from Ewenny Road via Technology Drive). Accordingly, these highways enhancements would ensure that the development does not adversely affect the safe and efficient movement of traffic along the A Whilst the A48 is currently operating at or above capacity at peak periods, and will continue to do so at the future design dates, the traffic generated by the proposed development at off-peak periods can be accommodated (as demonstrated within the Movement Assessment for the scheme undertaken by Opus). BCBC have aspirations to increase the capacity of the A48 and are currently awaiting confirmation of funding as part of the SEWTA Regional Transport 5 year plan Planning policies at the national through to the local level require new development to be accessible by sustainable modes of transport (i.e. by alternative modes of travel to the private car). The Island Farm site is well placed to attract visitors and employees arriving on foot. A large proportion of central Bridgend is located within a walking catchment of 2km, with the railway station being approximately 1.5km and bus station 1.85km from the northern boundary of the Island Farm site Furthermore, almost the whole of Bridgend is included within a 5km cycling catchment, and convenient cycle-links to the town centre currently exist. For example, there is a traffic-free cycle route located within close proximity of the site beginning on the northern carriageway side of the A48, continuing to run parallel along the B4662, and then following the A437 in a westerly direction until it terminates on High street near the Wind Street junction Non-car trips to the Island Farm development will be further encouraged by undertaking improvements to the footpath / cycle links into Bridgend as part of the scheme. It is

40 proposed that footpaths and pedestrian crossings within the site and immediate vicinity will be provided / enhanced. In addition, new cycle facilities are proposed along the improved section of the A The developer recognises the need to make enhanced provision for buses. In consultation with the Council, the locations for bus-stops would be agreed at the detailed design stage. The internal access roads would also be designed to make allowance for the use of buses. The bus facilities, bus lay-bys, borders and shelters could be provided for by the developer, or alternatively a commuted sum could be provided Car parking facilities for the proposed development will be provided in line with CSS Wales Parking Standards Reference should be made to the Movement Assessment (prepared by Opus) for further detail in this regard As part of the development, it is proposed to provide facilities for a park and ride scheme to operate from the site. It is intended that the park and ride facility will operate between the hours of 7.00am and 9.00pm, at intervals of 15 minutes during the peak periods and 30 minutes during off-peak periods. The buses will travel to Bridgend town centre and the bus station on a short circular route, providing a comprehensive coverage of the town with minimal journey times. Detailed arrangements will be agreed between the bus operators and the BCBC In summary, the benefits of the proposed park and ride facility are as follows: Reduction of traffic within the town, thus reducing the environmental impact Improving access to the sports village and business park Substantial improvement to the existing public transport links between the site, town centre and other local districts Bus services to the town centre and bus station will encourage further use of bus transport from the bus terminus Improved public transport serving major events with limited special event parking facilities 6.5 Landscape Considerations The impact of the proposed development (in both visual and physical terms) upon the surrounding sensitive areas (i.e. the Special Landscape Area and Historic Park allocation which are located directly adjacent to the site) is a key planning consideration. In line with the protection afforded to these sensitive landscapes within the UDP, it is the applicant s intention to secure a high-quality development in a

41 landscaped setting, appropriate to the surrounding landscape (and ecological) interest of the site In terms of design parameters, significant iteration has taken place in response to the sensitive environmental nature of the site and its surroundings, in order to arrive at the best environmental fit The masterplan for the site has been developed with regard to the context of the site and its immediate surroundings, and the following issues have formed key considerations in the formulation of the masterplan: Protection, retention and enhancement of the nature / ecological / biodiversity interest of the site. Making best use of the topography on site to reduce the perceived scale and mass of buildings. Visual impacts from surrounding sensitive landscapes and public rights of way The UDP attaches considerable importance to the protection and conservation of historic buildings. Hut 9 which forms part of the former Prisoner of War Camp located towards the northern boundary of the site, enjoys statutory protection as a Grade 2 Listed Building. Hut 9 will be retained and protected, forming a key feature within the scheme (in line with, and in support of, Policy EV35 of the UDP). 6.6 Ecology Considerations It is emphasised within the UDP that it is essential that a balance is achieved between the need for development and the need to protect existing habitats and species which contribute to the general biodiversity of the County Borough. The proposals for the Island Farm site have been drawn up with the biodiversity / ecological interests of the site as a central consideration As such, substantial environmental enhancements are proposed as part of the scheme, including the creation of a Nature Conservation Area, providing approximately 43 acres of natural habitat Part of the application site (i.e. the Island Farm POW Camp) is identified as a Site of Importance for Nature Conservation (SINC). Approximately 12.3 ha of the SINC habitat will be retained as part of the scheme (from a former area of 13.9 ha). However, in terms of mitigation it is proposed to extend the SINC to incorporate the field to the south-west of the site, and also to introduce habitat enhancements and

42 favourable management over the SINC as a whole. The proposed new boundary for the SINC will bring the total SINC area back to 14.6 ha (representing a 5% increase overall) Avoidance of a major impact on woodland and scrub within the SINC has largely been achieved by aligning the access road through the grassland area down the centre of the site. Connectivity between the habitats within the SINC and other areas has been maintained by retaining hedgerows, which will also be enhanced. Any development affected the bat roost area at Hut 9 has been avoided altogether A range of habitat enhancements are proposed, including the creation of a green bridge (described in further detail below), new bat roost, new wildlife habitats within the SINC, the fencing off of wildlife zones, and the planting and augmenting of hedgerows. It is proposed that the enhancements will take place as early as possible in the life of the project, so that habitats can establish, mature and begin to accommodate wildlife species displaced or disturbed by the scheme A green bridge will be constructed over the main access road to the site. The green bridge has been positioned so that it lies on the known key flight line for lesser horseshoe bats from the Hut 9 roost, and close to dormouse habitat. The bridge will be constructed at a minimum width of 5m to maximise the probability of it being used. Importantly, the bridge will be planted with a mix of target species including hazel, hawthorn, blackthorn, bramble and honeysuckle, with new scrub planting at each side of the bridge, and splayed out into the site so that it connects to existing scrub areas The proposed development will therefore retain, protect and enhance the natural features and habitats of the site. The sensitive scheme design will ensure that the development does not in any way diminish the environment of Bridgend County Borough. 6.7 Design and Sustainability Although the application is submitted in outline, it is an overall aspiration of the applicant and design team that the Island Farm scheme is designed to the highest standards, incorporating a variety of superior sustainability features (as appropriate to the site and surroundings) The potential sustainability features which it is anticipated could be incorporated within the proposed development (in regards to energy, water, material, waste etc) are outlined in full detail within the Sustainability Statement which accompanies the

43 application. To summarise, the impact of the development in terms of carbon emissions is to be addressed through, and mitigated by, energy efficiency measures and consideration is to be given to centralised renewable energy production (in line with Policy U1 of the UDP which encourages the efficient use and conservation of energy in new development) In addition, from the outset, the concept development proposals have given due consideration to building form, massing and orientation in order to optimise the benefits of the climatic conditions of the site. The use of passive design measures to reduce the need for mechanical heating, cooling and ventilation within the buildings developed on the site will also be promoted The development will encourage the efficient use of energy and the potential implementation of waste management plans and water strategies to reduce the impact of the operation of the sports village and science park on the environment and depletion of natural resources Importantly, the inherent sustainable location of the development, alongside the improved provision of public transport, will encourage users and visitors to the site to utilise more sustainable modes of transport (i.e. public transport and walking / cycling), reducing their reliance on the private car and thereby contributing to an overall reduction in carbon emissions It is considered that the proposed development at Island Farm would be in accordance with (and would strongly support) key sustainability objectives from the national through to local level. To summarise (although reference should be made to the accompanying Sustainability Statement for further detail), it is an aspiration that the development scheme at Island Farm will: reduce energy demand promote energy efficiency encourage the development of renewable energy generation minimise waste and pollution promote sustainable building methods and drainage systems promote sustainable transport promote and support locally sourced labour and businesses 6.8 Socio-Economic / Regeneration Benefits The provision of a prestigious sports development of regional and national importance and status, and the associated creation of significant job opportunities of high quality

44 (both within the Science Park, and provided for by the sports / leisure related facilities), will assist the County Borough in achieving a number of their overarching aims and objectives for the regeneration of the area. The proposed development would consolidate the leading position of Bridgend in the region and bring a wide range of benefits to the town and County Borough as a whole In terms of job creation, it is estimated that the direct result of the Island Farm development scheme will be 1,093 jobs (at the stadium, sports centre, tennis centre, and science park extension), plus a further 1,500 match-day jobs In regards to the expenditure within the local area associated with the proposed development, it is estimated that spectators visiting the three stadiums are likely to generate on average 4.46m additional expenditure per annum in the study area In addition to the economic benefits of the development, the proposed development will significantly enhance the sports / recreation / leisure offer of Bridgend, providing a unique sporting centre of excellence for spectators and participants within the population of Bridgend County Borough, as well as the within the wider South Wales region It is anticipated that the proposed development will bring about and support community development. Sports development is often considered to be an integral component of broader regeneration strategies. The mobilisation of local people and resources (through enabling individuals and groups to develop through participation in sporting activity), will play a role in developing community identity and capacity Increased physical activity is proven to improve general health and promote psychological wellbeing the provision of sports facilities, and encouragement for local people to partake in physical activity and increased social contact, will result in a number of direct and indirect health benefits for the population of Bridgend In this regard, the emerging LDP notes that the Council operates and contracts a range of indoor sport and recreation facilities. A review of these facilities was undertaken in 2007, which recommends various changes aimed at encouraging participation in local sports and physical activity. Two audits undertaken in 2006 of outdoor sport facilities and children s play space found that there are significant quantitative shortfalls in open space in the Bridgend sub-area, which is likely to be exacerbated by the continued rapid growth of the population. It is therefore essential that open space is increased during the LDP period to ensure the quality of life of existing and new residents is sustained.

45 6.8.8 It is considered that the opportunity to watch Super League Rugby League at Island Farm will contribute to the creation of a sense of local pride, whilst providing encouragement and impetus for local people to participate in sport themselves In addition, the proposed scheme will be integral to the marketing / place-making of Bridgend. The proposed development will provide Bridgend with a high-quality leisure and employment destination, putting the town on the map.

46 7 Conclusions 7.1 Outline planning permission is sought by HD Limited for a proposed sports-village (including playing fields, stadia and other employment uses); science and technology park; nature conservation area; access roads; strategic landscaping, and related infrastructure at land at Island Farm. 7.2 An outline planning application for this development was submitted to BCBC and registered on the 12 th December 2008 (app. ref. P/08/1114/OUT), but was not issued for consultation pending the retrospective submission of the, Planning Statement, Design and Access Statement and Sustainability Statement. 7.3 The key planning considerations relating to the proposed development at Island Farm have been addressed within this Planning Statement, and are summarised as follows: A portion of the northern section of the application site is allocated within the UDP as a Special Employment Site, under Policy E6(1), and as such, is safeguarded for the establishment of high-quality employment uses. In accordance with this policy, as part of the Island Farm scheme a Phase II extension to the existing Bridgend Science Park will be developed this will encompass buildings of high architectural design within a landscaped setting, which it is envisaged will be occupied by a number of high-technology businesses. In line with the overall aims of the development plan (and wider regional / national planning policies), the proposed development will significantly enhance employment opportunities within the area. The Science Park extension will provide high-quality employment opportunities for the surrounding region, and in addition, the creation of a prestigious sports-village development of regional and national importance and status will provide a diverse range and breadth of quality jobs in the sports / leisure-related sectors. There is a considerable oversupply of employment land in the County Borough, with an excessive focus on Bridgend there is a (more than) sufficient employment land supply contained within existing allocations within the County Borough to meet demands up to and beyond the LDP period. The Island Farm development scheme would result in the development of 8.272ha of the employment allocation as an extension to the existing science park. This is estimated to support 610 jobs. In addition, multiplier effects associated with the development of the remainder of the site for the sports-village development are

47 estimated to generate at least another 98 jobs through expenditure, plus a further 1,500 match-day jobs. Therefore, it is considered that the objective of the employment land allocation (i.e. to facilitate employment) is not undermined. A portion of the southern section of the application site is allocated within the UDP as a safeguarded sand / gravel resource under Policy M14(3). The masterplan for the Island Farm scheme has been formulated with this allocation in mind, and as such seeks to ensure that much of the sand / gravel allocation lies beneath playing fields, away from the main built development (thus minimising the extent of any conflict). There is a significant amount of mineral deposits identified throughout the County Borough (over 15-year supply), and as such, it is considered that there is no need argument overriding the development at Island Farm. A Minerals Assessment has been undertaken and concludes that given the limited size of the mineral deposit beneath the proposed development site, it is unlikely that extraction would be considered viable (until the market for land-based resources establishes at least equal par with that of marine based resources). It is considered that as the sand / gravel resource is not viable at the current time (or indeed for the foreseeable future), it is not appropriate for the safeguarding of the resource to be a material consideration in determining as to whether the development of the site would be appropriate. The Island Farm site is positioned in a highly accessible location, enjoying direct access off the A48, which in turn provides a convenient link to the regional and national road network. The proposed vehicular access to the Island Farm site would be achieved using a new signal controlled junction on to the A48, with a secondary access through the existing Science Park (accessed from Ewenny Road via Technology Drive). Accordingly, these highways enhancements would ensure that the development does not adversely affect the safe and efficient movement of traffic along the A48. The scheme is designed to encourage maximum use of walking and cycling. The inherent sustainable location of the site means that the development is well placed to attract employees and visitors by walking / cycling. Non-car trips to the Island Farm development will be further encouraged by undertaking improvements to the footpath / cycle links into Bridgend as part of the scheme. It is proposed that footpaths and pedestrian crossings within the site and immediate vicinity will be

48 provided / enhanced. In addition, new cycle facilities are proposed along the improved section of the A48. The developer recognises the need to make enhanced provision for buses. In consultation with the Council, the locations for bus-stops at the site would be agreed at the detailed design stage. As part of the development, it is proposed to provide facilities for a park and ride scheme to operate from the site. The buses will travel to Bridgend town centre and the bus station on a short circular route, providing a comprehensive coverage of the town with minimal journey times. 7.4 The impact of the proposed development (in both visual and physical terms) upon the surrounding sensitive areas (i.e. the Special Landscape Area and Historic Park allocation which are located directly adjacent to the site) is a key planning consideration. In line with the protection afforded to these sensitive landscapes within the UDP, it is the applicant s intention to secure a high-quality development in a landscaped setting, appropriate to the surrounding landscape (and ecological) interest of the site. 7.5 In terms of design parameters, significant iteration has taken place in response to the sensitive environmental nature of the site and its surroundings, in order to arrive at the best environmental fit. Hut 9 which forms part of the former Prisoner of War Camp located towards the northern boundary of the site, enjoys statutory protection as a Grade 2 Listed Building. Hut 9 will be retained and protected, forming a key feature within the scheme. Substantial environmental enhancements are proposed as part of the scheme, including the creation of a Nature Conservation Area, providing approximately 43 acres of natural habitat. A range of habitat enhancements are proposed, including the creation of a green bridge allowing passage for dormice and bats, new bat roost, new wildlife habitats within the SINC, the fencing off of wildlife zones, and the planting and augmenting of hedgerows. The proposed development will therefore retain, protect and enhance the natural features and habitats of the site. It is an overall aspiration of the applicant and design team that the Island Farm scheme is designed to the highest standards, incorporating a variety of superior

49 sustainability features (as appropriate to the site and surroundings). In this regard, the Island Farm scheme will attempt to reduce energy demand; promote energy efficiency; encourage the development of renewable energy generation; minimise waste and pollution; and promote sustainable building methods and drainage systems. The proposed development will significantly enhance the sports and leisure offer of Bridgend, providing a unique sporting centre of excellence for spectators and participants within the population of Bridgend County Borough, as well as the within the wider South Wales region. Increased physical activity is proven to improve general health and promote psychological wellbeing the provision of sports facilities, and encouragement for local people to partake in physical activity and increased social contact, will result in a number of direct and indirect health benefits for the population of Bridgend. The opportunity to watch Super League Rugby League at Island Farm will contribute to the creation of a sense of local pride, whilst providing encouragement and impetus for local people to participate in sport themselves. The proposed scheme will be integral to the marketing / place-making of Bridgend. The proposed development will provide Bridgend with a high-quality leisure and employment destination, putting the town on the map. In terms of job creation, it is estimated that the direct result of the Island Farm development scheme will be 1,093 jobs (at the stadium, sports centre, tennis centre, and science park extension), plus a further 1,500 match-day jobs. In regards to the expenditure within the local area associated with the proposed development, it is estimated that spectators visiting the three stadiums are likely to generate on average 4.46m additional expenditure per annum in the study area. 7.6 In summary, the provision of a prestigious sports development of regional and national importance and status, and the associated creation of significant job opportunities of high quality (both within the Science Park, and provided for by the sports / leisure related facilities), will assist the County Borough in achieving a number of their overarching aims and objectives for the regeneration of the area. The proposed development would consolidate the leading position of Bridgend in the region and bring a wide range of benefits to the town and County Borough as a whole.

50 7.5 In light of the above, it has been demonstrated that the proposals meet all key strategic and local planning policies. As such, we would respectfully request therefore that Outline Planning Permission is granted.

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52 APPENDICES

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54 APPENDIX A Site Location Plan

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57 APPENDIX B Illustrative Masterplan

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