DESIGN & ACCESS STATEMENT

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1 DESIGN & ACCESS STATEMENT Demolition of Detached Dwellinghouse and Construction of 11 Dwellinghouses with Access Road & Associated Infrastructure, Ystradgynlais, Powys On Behalf of Watree Homes Limited Our Ref: 0488.a Date: January 2018 Prepared by: Richard Banks Unit 2 Cross Hands Business Workshops, Heol Parc Mawr, Cross Hands, Carmarthenshire, SA14 6RE Tel: Web:

2 CONTENTS PAGE 1.0 INTRODUCTION SITE ANALYSIS AND CONTEXT SITE ANALYSIS SUSTAINABLE LOCATION PLANNING POLICY LOCAL PLANNING POLICY PLANNING HISTORY DEVELOPMENT PROPOSALS DESIGN CONCEPT & PROGRESSION SCALE LAYOUT APPEARANCE LANDSCAPE DESIGN COMMUNITY SAFETY ENVIRONMENTAL SUSTAINABILITY CONCLUSION 19 2

3 1.0 INTRODUCTION 1.1 JCR Planning Ltd has been instructed by Watree Homes Limited in preparing an application for Full Planning Permission for the Demolition of Detached Dwellinghouse and Construction of 11no. Dwellinghouses, with Access Road and Associated Infrastructure at land at 89 Gorof Road, Lower Cwmtwrch, Ystradgynlais, Powys. 1.2 This Design & Access Statement has been compiled under the provisions of Technical Advice Note (TAN) 12 Design (2014) and the Town & Country Planning (GDPO) (Amendment) (Wales) Order 2009, No. 1024: Design and Access Statements: Wales. The Statement is intended to complement the proposals put forward in drawing format within the submission. For ease of reference, those plans are as follows: - Location Plan scale 1: Site Layout Plan scale 1:500 - Proposed House Type Elevations and floor plans - Bat Survey 1.3 It has been prepared on the basis of the nature and type of the above proposal, and the proposed scheme has been assessed against the following key areas, as well as the site s context: - Evaluation of site constraints, planning history and availability utility services; - Evaluation of Local Planning Policy; 3

4 2.0 SITE ANALYSIS AND CONTEXT 2.1 SITE ANALYSIS The application site comprises of an irregular-shaped residential curtilage set about a detached, two-storey dwellinghouse off the northern flank of Gorof Road in Lower Cwmtwrch. The property lies some 27 metres off the highway, accessed off a winding driveway, with the property set several metres above the public carriageway level The site extends to some 0.55 hectares and is set between adjoining residential properties, which exhibit traditional build forms, being part of one of the more established residential areas of the town of Ystradgynlais. The perimeters of the property are well defined by established mature trees, which encircle the site, and form a pleasant back drop to agricultural land to the north and east The property itself is set upon a west to east orientation, being at 90 degrees to the adjacent highway, and is equipped with a series of detached garaging to the rear, which extends to the shared eastern boundary with No. 89a Gorof Road. The remainder of the large curtilage is given over to ornamental planting, with fruit trees and mixed species shrubbery commonplace as well as lawned areas. The site itself extends to the rear of residential properties off the western boundary, and in particular a new detached property under construction off the rear of No. 87 Gorof Road. No 85 Gorof Road also has a long side garden perimeter with the application site, being a row of conifers intermingled with native mature trees Figure 1 illustrates a Google Earth image of the site, edged in red, with the above features identified, whilst Figure 2 below depicts an Ordnance Survey map extract. Application site at 89 Gorof Road Figure 1 4

5 Figure Photographs 1-4 below illustrate the current site access and views from within and across the application site. The sloping to undulating profile of the residential curtilage is apparent. Subject Site Photo 1 site entrance 5

6 Photo 2 existing dwellinghouse Photo 3 existing detached garaging on site 6

7 Photo 4 view on Gorof Road to south-eastern corner of site Photos 5, 6 & 7 illustrate the traditional properties from views along the Gorof Road highway, and in particular show the range of house types, respective scales and forms. Photo 5 No.87 Gorof Rd 7

8 Photo 6 properties to the east of the site at Gorof Road Photo 7 properties to west of application site at Gorof Road 8

9 2.2 SUSTAINABLE LOCATION Vehicular and pedestrian access is to the application site is proposed solely off the Gorof Road carriageway. The existing carriageway is 5.5 metres in width, with a 1.8 metres wide footway running continuously off the opposite flank of the highway to the application site. A narrow footway does commence at a mid-point position along the application site frontage extending east. The highway is well-lit with modern lamp standards and associated road drainage in place Pengorof Surgery is located directly opposite the site, as is the Cwrt Enfys Care Home. Both buildings are modern constructions, developed in recent years, with dedicated car parking areas to the foreground off individual accesses. Photo 8 illustrates the buildings setting and landscaped grounds. Photo 8 - Cwrt Enfys Care Home Residents are able to walk along continuous public footways to the eastern extremity of Gorof Road where the road terminates, and a pedestrian footbridge crosses the A4067 Swansea Valley road to access Ystradgynlais town centre and its amenities. The town centre contains a variety of small and modest-sized shops, estate agencies, post office, and high street banks, which are some 10 minutes walk from Gorof Road. Ynyscedwyn Industrial Estate also lies over the southern side of the A4067, and is accessible on foot over the above-mentioned footbridge, or the western side of Gorof Road, where that road junctions with the A road. 9

10 2.2.4 Gorof Road lies uniquely placed to also access retail facilities at Ystalyfera, less than 5 minutes drive away. Tesco and Asda have large superstores close to the A4067 road, with a range of small shops and public houses available in that locality A bus service runs to the Pengorof Surgery, stopping opposite the application site. Services 62B and 62C operate a circulatory route about Ystradgynlais Gurnos County Primary School lies at the western extremity of Gorof Road near Ystalyfera, whilst Maesydderwen Comprehensive School lies off the opposite side of the A4067 at Ystradgynlais, with the town s Leisure Centre alongside. The locality is also well provided with sporting and children s play facilities. 3.0 PLANNING POLICY & PLANNING HISTORY 3.1 LOCAL PLANNING POLICY The development plan in form for the purposes of Section 38(6) of the Planning & Compensation Act 2004 remains as the Powys Unitary Development Plan, which was adopted in March 2010, however its Plan Period was 2001 to 2016, and thus is acknowledged by the Council has having come to the end of its plan life The Council have produced a Local Development Plan which has undergone an extensive Examination in Public and has been subject to several Focussed Changes and Amendments as a result of the findings of that Examination in Public. The Inspector s Report is awaited and could be forthcoming in Spring The site at Gorof Road remains firmly within the defined settlement limits of Lower Cwmtwrch and Ystradgylais as contained within the draft LDP and former UDP. It lies within a residential locality extending to the west of the A4067 road, and west of the River Tawe, and extending south-westwards to Ystalyfera. Figure 3 below shows an extract from the LDP draft Proposals Map for this part of Ystradgynlais. 10

11 Application site Figure 3 LDP draft Proposals Map Policy DM15 Design and Resources is a general development control policy, which indicates that: Development proposals must be able to demonstrate a good quality design and shall have regard to the qualities and amenity of the surrounding area, local infrastructure and resources. Proposals will only be permitted where all of the following criteria, where relevant, are satisfied: 1. Development has been designed to complement and/or enhance the character of the surrounding area in terms of siting, appearance, scale, height, massing, and design detailing. 2. The development contributes towards the preservation of local distinctiveness and sense of place. 3. Any development within or affecting the setting and/or significant views into and out of a Conservation has been designed in accordance with any relevant adopted Conservation Area Character Appraisals, or any other relevant detailed assessment or guidance adopted by the Council. 4. The development has been designed to incorporate and /or enhance any locally significant non-designated heritage assets. 5. The layout of development creates attractive, safe places, supporting community safety and crime prevention. 6. It contains an appropriate mix of development that responds to local need, includes a flexibility in design to allow changes in use of subsequent buildings and spaces as requirements and circumstances change. 11

12 7. It is inclusive to all, making full provision for people with disabilities. 8. It incorporates adequate amenity land, together with appropriate landscaping and planting. 9. For housing development proposals of ten dwellings or more, provision for open space (subject to viability). 10. It meets all highway access requirements and vehicular parking standards and incorporates the access needs of all transport users, especially pedestrians and cyclists and those with disabilities or mobility impairment. Proposals considered to generate significant amounts of travel or traffic will only be considered where they include a satisfactory Transport Assessment and/or a Travel Plan. 11.The amenities enjoyed by the occupants or users of nearby or proposed properties shall not be unacceptably affected by levels of noise, dust, air pollution, litter, odour, hours of operation, overlooking or any other planning matter. 12. Adequate utility services exist or will be provided readily and timely without unacceptable adverse effect on the surrounding environment. 13. It demonstrates a sustainable and efficient use of resources by including measures to achieve: i. Energy conservation and efficiency. ii. The supply of electricity and heat from renewable sources. iii. Water conservation and efficiency. iv. Waste reduction Policy H2 Housing Delivery Housing development proposals must be of an appropriate scale and shall: i. Provide a suitable mix of housing types to meet the range of identified local housing needs. ii. Be phased if appropriate to reflect the context of the development and mitigate its impact on the local community Policy H4 requires for residential proposals of over 5 units to make on-site provision for Affordable Housing, except within the South-West Powys sub-region, which includes the settlement of Ystradgynlais, where no contribution is sought, given the lack of need for affordable housing within that part of the County. 3.2 PLANNING HISTORY An application for outline planning permission was submitted to Powys County Council in July 2015, and registered as P/2015/0677. It sought permission for 8 dwellings. Planning permission was granted on 24 th February Figure 4 below illustrates the approved site layout plan, where it should be noted that the proposed means of access to serve the development is proposed for relocation to a point just to the east of the centre of the site frontage, which will allow for improved visibility for vehicles entering and leaving the site. 12

13 Figure 4 proposed site layout from 2016 planning permission The proposals included for a link of three, two-storey properties, providing affordable units in accord with the then policy provisions of the UDP and draft LDP The application also contained mitigation measures for bats given that the existing dwellinghouse was found to contain a roost of bats. The proposals also show the layout designed to allow all boundary mature trees to be retained, together with a fine oak tree specimen located within the south-eastern corner of the site, overhanging Gorof Road. 13

14 4.0 DEVELOPMENT PROPOSALS 4.1 DESIGN CONCEPT & PROGRESSION Consideration in the preparation of this planning application has been to introduce a modest residential site which respects the form and context of neighbouring residential properties at Gorof Road. In this respect, the linear form of Gorof Road over rising ground levels is to be repeated with the width of the site enclosure being one where an off-centrally positioned carriageway can be introduced, with detached dwellinghouses orientated to face that carriageway off both flanks, and to the site frontage with Gorof Road The proposed site layout is shown below at Figure 5, with a total of 11 dwellinghouses shown accessed off a cul-de-sac arrangement, with all properties exhibiting side parking, and some garaging off long, linear surfaced driveways. Figure 4 Proposed Site Layout 14

15 4.1.3 The above scheme has been adapted through consideration of ground levels, with proposed dwellings off both cul-de-sac flanks being set back within their own modest curtilages / plots to avoid any semblance of over-domineering that carriageway. The proposals respect the need to retain all vegetation about the site perimeters, with mature trees allowed to remain in situ The existing dwellinghouse is proposed for demolition, and the resident bat habitat catered for with the retention of a large garage off the eastern boundary of the site, which will be adapted to a bat roost for translocated species. The existing dwelling was re-surveyed in Summer 2017, and the results presented in the accompanying Bat Survey Report. 4.2 SCALE The submitted site layout provides details of a range of detached house types across the site, with two-storey constructions being the preferred scale form. The proposed dwellings are set over standardised footprints and plot dimensions and have informed the site layout. This is coupled with ensuring respect is paid to the Council s general spatial layout standards relating to serviced dwellinghouses and habitable distances not just to adjoining residential properties, but the inter-relationship between new properties within the site itself Eleven houses are proposed and will be compact in terms of land-take, with continuous frontages off both estate road flanks, and two detached units orientated to front Gorof Road, but accessed internally off the proposed cul-de-sac carriageway. All units have also been designed so as to ensure healthy relationships with adjoining property. This will ensure that a comparable inter-relatable property type is achieved, so as not to overlook existing residents, and complement inter-changeable ground levels The proposals include for three different hose types, ad all of 4 bedroomed scale. One of the selected house types is equipped with an integral garage, whereas the other two types have detached garages set off long driveways. Figures 5 and 6 below illustrate the types of detached housing, and in particular the extent of scale. Detached houses tend to be 9-10 metres in front elevation width and extending to depths back of 9 to 10 metres. Scales in terms of height to roof ridge remain relatively consistent at 8 metres, and thus typical of modern detached properties. 15

16 Figure 5 - House Type 1 Figure 6 Integral Garage House Type 4.3 LAYOUT OF DEVELOPMENT The proposals as displayed within the submitted site layout illustrate a cul-de-sac type layout with access carriageway entering the site and continuing north-northwest, responding to the rising contours off Gorof Road, as shown in Figure 4 above. 16

17 A single vehicular access is proposed off Gorof Road, with relocated access to allow for increased visibility set to national standards The proposal aims to maximise the available site area with proposed detached dwellinghouses orientated to front the estate road, and provided for off-road car parking, often in side curtilages. Garaging with surface hardstandings will be provided It is considered that layout of the site proposals mimic similar proposals albeit granted in outline form under the 2016 planning permission, with access proposed at the same relocated point in the public highway Boundary vegetation will be fully retained where possible, with individual trees providing garden perimeters to individual plots, and assisting to retain the semi-rural character of this part of the town. 4.4 APPEARANCE The proposals illustrate for two-storey, four bedroomed units, with all adapting a mix of render and face brick, under a grey tiled roof finish. The locality does however exhibit a wide range of property types, from detached bungalows to larger, traditional stone and rendered cottages, and with no identifiable common materials. Examples of such house types are shown above in Photos The use of face brick has of course been used in the modern development located opposite, off the southern flank of Gorof Road, in the form of Cwrt Enfys Care Home and Pengorof Surgery, as shown in Photo 9 below. Photo 9 Pengorof Surgery 17

18 4.4.3 Proposed dwellings at the application site can maintain a mix of house types, but generally will be equipped with symmetrically proportioned windows in white upvc, together with matching front entrance doors. The use of porches or canopies will be introduced to aid to break up front facades, and variation in roof eaves and front protruding gables can assist in providing variety across the site. 4.5 LANDSCAPE DESIGN It is considered that the proposals offer a moderately-sized cul-de-sac development which pay regard to the precise townscape features of this part of Lower Cwmtwrch / Ystradgynlais. In this regard, specific attention will be paid to ensuring that the development will exhibit a complementary frontage form of development to Gorof Road with frontage, modern dwellings set back from the estate road carriageway edge to allow for front garden space, thus adding appropriate landscaping in the form of short grassed lawns and planting The amount of development proposed under these proposals aims to provide a continuation of that form of linear frontage development but with in depth development to the rear clustered about a typical hammerhead turning facility. The proposals will provide for a retention of perimeter hedgerows and trees, and close boarded fencing between new development plots, as is commonplace throughout nearby modern developments. The density of development therefore seeks to maximise the resource and extent of land available, whilst providing the basic essentials of a fully serviced site; and degrees of openness and standards of occupant privacy and amenities found throughout Ystradgynlais The site is currently inconspicuous in the townscape, because of the proximity of surrounding residential property at Gorof Road, which have been developed along similar contour levels to the application site There are a number of existing trees on the site perimeters, which together with mature hedgerows will be retained for landscape benefit, and to allow for a sense of ecological connectivity. 18

19 5.0 COMMUNITY SAFETY 5.1 The semi-urban housing proposals are designed to minimise communal enclosed areas which could be construed as environments which could foster anti-social behaviour and crime. The proposals will allow the properties to be publicly viewed from the adjacent estate road continuing from Gorof Road. 5.2 Furthermore, the degree of separation between the built form and boundaries of the site will be retained. This ensures that a healthy degree of natural sunlight will flourish. The submitted proposals illustrate a complete lack of overbearance between neighbouring existing and proposed properties, and those new houses within the site itself. A sense of natural surveillance will accordingly be actively promoted at the site. 6.0 ENVIRONMENTAL SUSTAINABILITY The proposals will allow for residents and visitors to continue to access the site by means of transport other than the private motor car. Accessing the site by foot or bicycle will still be available, following the completion of the development, as is the availability to travel to the site by public bus, given the site s location upon recognised bus routes The site is highly sustainable being within walking distance of Ystradgynlais shops, offices and high street banks, library, together with local primary and secondary schools. 7.0 CONCLUSION 7.1 This Statement has sought to examine the attributes of this edge of-town site in relation to Local Planning Policy and also its proximity to existing, neighbouring residential development and the ground contours of the site. Existing physical conditions will have an effect upon the development of the site, and the placement of residential development. 7.2 The proposed site layout seeks to promote and enhance the development of a greenfield site, which is flanked on either side by built development, and which respects the scale parameters of the streetscene. The resultant site layout allows for complementary standards of development footprints and levels of amenity space within each house plot, whilst ensuring a 19

20 satisfactory level of privacy and lack of overbearance on neighbouring residents and those new occupants within the scheme. 7.3 This Statement has illustrated that the proposals meet the objectives of good design as listed within Technical Advice Note (TAN) 12, together with the underlying policies of the Powys Local Development Plan. The site benefits from an extant planning permission, which the current proposals seek to take inspiration, but with a development layout providing more modest two-storey house types to those proposed under the 2016 permission. 7.4 Throughout, the focus is made upon ensuring that the proposal is a legible development, well designed to integrate comfortably into its surroundings, and; is freely accessible to all users. 20

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