LAND AT HEOL PENTRE BACH, GORSEINON. Barratt Homes, South Wales February 2017 PLANNING STATEMENT. 0 P a g e

Transcription

1 LAND AT HEOL PENTRE BACH, GORSEINON Barratt Homes, South Wales February 2017 PLANNING STATEMENT 0 P a g e

2 Project Reference: HPB.PS.BDW Status: Final Revision: C Date:27/02/2017 Prepared by: Francesca Sanders Checked by: Zoe Aubrey Disclaimer: This report has been prepared for the sole use of Barratt Homes, and may not be relied upon by any other party. 1 P a g e

3 Contents 1.0 Introduction Site Description Planning History Development Proposal Planning Policy Context Appraisal of the Proposals Draft Heads of Terms Planning Conditions Conclusions 29 Appendices A Site Location Plan B Site Layout Plan C Swansea Deposit LDP Proposals Map D Candidate Site Assessment Report E Decision Notice 2015/ P a g e

4 1.0 Introduction 1.1 This Planning Statement has been prepared by Barratt Homes (the applicant) and forms part of a full planning application for 41 residential units at Heol Pentre Bach, Gorseinon (hereafter referred to as the site). A Site Location Plan is included within Appendix A. The full planning application description is: Residential development for the construction of 41 units, including access and all other associated works. 1.2 The application site extends to 1.23Ha and consists of a single, agricultural field of irregular shape, located adjacent to the existing residential cul-de-sac of Heol Pentre Bach. 1.3 The application site benefits from an extant Planning Permission obtained by Elan Homes, approved 30/09/2016 (2015/2506). Barratt Homes have now acquired the land and wish to develop the application site in the short term to help make a meaningful contribution to Swansea s 5 year land supply. In order to deliver an implementable scheme, Barratt Homes have redesigned both the foul and storm drainage solutions. In light of this amendment, Swansea Council considered that a new Full application is required, rather than a S73 Application to vary the existing conditions. Notwithstanding this, the Barratt Homes application has been designed to broadly accord with the principles and layout of the Elan Homes scheme to ensure compliance with the parameters set by the previous permission. 1.4 This Planning Statement assesses the development proposals against the relevant National and emerging Local policy as set out within the Swansea Local Development Plan, and comprises the following sections: Section 2 This section describes the application site and its context within the surrounding area. Section 3 This section identifies the planning history of the application site. Section 4 This section outlines the development proposals. Section 5 This section discusses the supporting information accompanying this application. Section 6 This section sets out the relevant Planning Policy context. Section 7 This section assesses the development proposal against the relevant planning policy as detailed in section 6. Section 8 Provides a summary of the information contained within this Planning Statement, and confirms that the proposed development is acceptable. 3 P a g e

5 1.5 In addition to this Planning Statement, the following supporting documents and information are submitted as part of the application. Application Form n/a Barratt Homes Design and Access Statement HPB.DAS.BDW Barratt Homes Welsh Language Impact Assessment S Asbri Planning Transport Statement February 2017 Vectos Landscape, Character and Visual Impact February 2017 White Young Green Assessment Site Investigation Report Integral Geotechnique Phase 1 Ecology Report February 2017 Bat Survey Report September 2015 White Young Green Reptile Presence/Absence Survey Report February 2017 White Young Green Tree Survey & AIA February 2017 White Young Green Archaeological Desk based Assessment 1419 Archaeology Wales Pre Application Consultation Report To be completed To be completed Flood Risk Assessment Rev B Smart Associates 4 P a g e

6 2.0 Site Description 2.1 The application site is located within Gorseinon, Swansea and is situated adjacent to existing residential development along Heol Pentre Bach. A site location plan is included within Appendix A. The land is currently utilised for the grazing of livestock, and is categorised as agricultural land. The site extends to approximately 1.23 Ha and is accessed off the existing turning head at the northern end of Heol Pentre Bach. 2.2 The application site consists of a single field of irregular shape, populated with semi improved grassland, which is bound by mature vegetation and trees. The topography of the site rises from east to west and slopes towards the northern portion of the site. The northern section of the site is relatively flat. 2.3 In terms of its immediate surrounding context, existing residential development is located to the north, east and south of the application site and further agricultural land is present to the west. The local vernacular consists mainly of two storey, detached dwellings, with some bungalows present along Heol Pentre Bach. 2.4 No Scheduled Ancient Monuments, Conservation Areas or Listed Buildings are present within the application site boundary. Further to this, the application site is not located within a floodplain as defined on the Welsh Government Development Advice Map (TAN 15). 2.5 The application site is not subject to any ecological designations but is located within 150m of the Carmarthen Bay Special Area of Conservation (SAC) and Bury Inlet and Loughor Estuary Site of Special Scientific Interest (SSSI). 2.6 The application site is located in close proximity to a number of facilities and services along Frampton and Alexander Road, approximately 650m to the south of the site including shops, restaurants and cafes. Gorseinon Town Centre is also located approximately 1.4km to the southeast. In terms of education and health care provision, Tre Uchaf Primary School is located 1km to the north of the application site and Penyrheol Comprehensive is 2.1km to the south. Gorseinon Hospital is located 1.1km to the northeast. 2.7 Existing footways are present on the eastern side of Heol Pentre Bach, which connect to the wider footpath network along Frampton Road and the A4240. This network provides safe and convenient pedestrian and cycle access to the rest of Gorseinon and Penyrheol. 2.8 There are no Public Rights of Way crossing the application site; however, there is an existing footpath running vertically north to south along the eastern edge of the application site. Bus stops are located along Frampton Road, providing services to Gorseinon, Llanelli and Swansea City Centre. Brynea and Gowerton rail stations also lie within 4.4km to the west and east of the site respectively providing services to Cardiff, Manchester and London. 2.9 It is therefore evident that the application site lies in a highly sustainable location, is located in close proximity to a number of services and facilities, and is suitable for residential development. 5 P a g e

7 3.0 Planning History 3.1 The application site has been subject to the following applications and appeals. Application Ref Description Decision Decision Date 2015/2506 Residential Approved with 23/12/2015 development conditions 2005/0678 Residential Withdrawn 31/05/2005 development LV/940254/03 (Appeal Residential Refused 23/03/1995 for non determination) development LV/90/0449/03 Substitution of Plots and 138 Approved unconditionally 13/03/ The recent grant of planning permission, which was also for 41 residential units, demonstrates that the principle of residential development is now firmly established at the application site. 6 P a g e

8 4.0 Development Proposal 4.1 The application site extends to approximately 1.23 Ha and the application description is: Residential development for the construction of 41 units with associated access and landscaping works. Layout and Design Principles 4.2 A site layout plan is contained within Appendix B, which accords with the following design principles: To provide a high quality development and legible environment, which will encourage social interaction and physical activity; To provide a range and choice of dwellings, including affordable housing; To maximise opportunities for retention of mature trees and existing vegetation; To protect, and improve opportunities for the creation of wildlife habitat; and Provides a sustainable drainage solution. 4.3 In order to meet the identified need for a broad range of dwellings sizes and tenure, a mix of 1, 2, 3 and 4 bedroom dwellings are proposed, including a total of 30% affordable housing. All affordable housing units will reflect the vernacular of the private units and will meet DQR standards. 4.4 All the dwellings are 2 storey in height, and include a mix of brick and render finishes. A full detailed description of the proposed materials, design and layout of the dwellings is provided within the Design and Access Statement accompanying this application. Access and Parking 4.5 Multiple new access points for vehicles, cyclists and pedestrians are proposed off Heol Pentre Bach. Car parking provision is provided in line with Swansea s Parking Standards SPG, and has been designed to allow ease of movement for both vehicles and pedestrians. There are no existing Public Rights of Way crossing, or adjoining the application site. Open Space 4.6 The proposed development includes 472sqm of Public Open Space, located to the north and east of the site. There is also an existing area of Public Open Space located directly to east of the site, providing additional space for recreation. 7 P a g e

9 5.0 Planning Policy Context 5.1 This section provides an overview of the relevant policy framework relating to the application proposals. In accordance with S38(6) of the Planning and Compulsory Purchase Act 2004, this application should be determined in accordance with the Development Plan, unless material considerations indicate otherwise. 5.2 Material considerations could include current circumstances, policies in an emerging Development Plan, and planning policies of the Welsh Government and UK Government. All applications should be considered in relation to up to date policies. 5.3 The Swansea Unitary Development Plan (UDP) is the current Development Plan for Swansea, however with regard to housing requirements is now time expired, and out of date. In accordance with Planning Policy Wales (PPW), reference should therefore be made to other material considerations, including the emerging Development Plan. The Swansea Local Development Plan (LDP) is current at Deposit stage, and is due to be submitted for examination. 5.4 Section 2.14 of PPW outlines the procedure for determining planning applications where a Development Plan has not yet been adopted or approved. It states The weight to be attached to an emerging LDP (or revision) when determining planning applications will in general depend on the stage it has reached, but does not simply increase as the plan progresses. In these circumstances, consideration must be given to underlying evidence and background to the policies. National Planning Policy can also be a material consideration. 5.5 Where an LDP is in preparation, questions of prematurity may arise. PPW states Refusing planning permission on ground of prematurity will not usually be justified except in cases where a development proposal goes to the heart of the plan. 5.6 A development of 41 does not go to the heart of the plan and in light of the above, a review of relevant national, and local planning policy is set out below. Planning Policy Wales (PPW) 5.7 Planning Policy Wales (Edition 9 November 2016) outlines national land use planning policy, and should be taken into account when determining planning applications. The focus of PPW is to promote sustainable development by ensuring that the planning system provides for an adequate and continuous supply of land available and suitable for development. 5.8 Chapter 4 of PPW relates specifically to sustainable development. It states that the goal of sustainable development is to enable all people throughout the world to satisfy their basic needs and enjoy a better quality of life without compromising the quality of life for future generations. 5.9 Paragraph states that: 8 P a g e The planning system provides for a presumption in favour of sustainable development to ensure that the social, economic and environmental issues are balanced and integrated, at the same time, by the decision taker when:

10 Preparing a development plan; and When taking decisions on individual planning applications Paragraph sets out a number of Key Policy Objectives, stating that in contributing to the Well-Being of Future Generations Act goals, planning policies, decisions and proposals should: Promote resource efficient and climate change resilient settlement patterns; Locate development so as to minimise the demand for travel; Support the need to tackle the causes of climate change; Play an appropriate role to facilitate sustainable building standards; Contribute to the protection and improvement of the environment; Ensure that all local communities both urban and rural, have sufficient good quality housing for their needs, including affordable housing; Promote access to employment, shopping, education, health, community, leisure and sports facilities and open and green space; Foster improvements to transport facilities and services; Foster social inclusion; and Promote quality, lasting, environmentally sound and flexible employment opportunities Chapter 5 of PPW relates to conservation and natural heritage. Paragraph 5.1 states the Welsh Governments objectives: Promote the conservation of landscape and biodiversity, in particular the conservation of native wildlife and habitats; Ensure that action in Wales contributes to meeting international responsibilities and obligations for the natural environment; Ensure that statutorily designated sites are properly protected and managed; Safeguard protected species, and to; Promote the functions and benefits of soils, and in particular their function as a carbon store Paragraph also states: It is important that biodiversity and landscape considerations are taken into account at an early stage in both the Development Plan preparation and development management. The consequences of climate change on the natural heritage and measures to conserve the landscape and biodiversity should be a central part of this Chapter 6 of PPW relates to the historic environment. Paragraph states To enable the historic environment to deliver rich benefits to the people of Wales, what is of significance needs to be identified and change that has an impact on historic assets must be managed in a sensitive and sustainable way The Welsh Government s objectives include: Conserve and enhance the environment, which is a finite and non-renewable resource ; Base decisions on an understanding of the significance of Wales historic assets; 9 P a g e

11 Conserve archaeological remains; Safeguard the character of historic buildings; Preserve or enhance the character or appearance of conservation areas, while at the same time helping them remain vibrant and prosperous; and Conserve areas on the register of historic landscapes in Wales Chapter 8 of PPW relates to transport and seeks to tackle climate change by promoting sustainable modes of transport. Paragraph states: Land use planning can help achieve the Welsh Governments objectives for transport through: Reducing the need to travel, especially by private car, by locating development where there is good access by walking, cycling and public transport; Locating development near other related uses to encourage multi-purpose trips and reduce the length of journeys 5.16 Chapter 9 of PPW relates to Housing, paragraph states that LPAs should: promote sustainable residential environments, avoid large housing areas of monotonous character and make appropriate provision for affordable housing Local planning authorities should promote: mixed tenure communities; development that is easily accessible by public transport, cycling and walking ; mixed use development so communities have good access to employment, retail and other services; attractive landscapes around dwellings, with usable open space and regard for biodiversity, nature conservation and flood risk; greater emphasis on quality, good design and the creation of places to live that are safe and attractive; the most efficient use of land; well-designed living environments, where appropriate at increased densities; construction of housing with low environmental impact; reducing the carbon emissions generated by maximising energy efficiency and minimising the use of energy from fossil fuel sources, using local renewable and low carbon energy sources where appropriate; barrier free housing developments, for example built to Lifetime Homes standards Paragraph emphasises that LPAs must: ensure that sufficient land is genuinely available or will become available to provide a 5 year supply of land for housing Paragraph provides specific advice on the search sequence that should be applied to identifying sites for housing. The advice states that: In identifying sites to be allocated for housing in development plans, local planning authorities should follow a search sequence, starting with the re-use of previously developed land and buildings within settlements, then settlement extensions and then new development around settlements with good public transport links Paragraph relates to affordable housing and states: 10 P a g e

12 A community s need for affordable housing is a material planning consideration which must be taken into account in formulating development plan policies Paragraph states that: New housing developments should be well integrated with and connected to the existing pattern of settlements Chapter 13 of PPW relates to Flood Risk. The Welsh Government s objectives are to: Maximise environmental protection for people, natural and cultural resources, property and infrastructure; and Prevent or manage pollution and promote good environmental practice Paragraph of PPW states: In determining applications for development, local planning authorities should work closely with Natural Resources Wales, drainage bodies, sewerage undertakers, prospect developers and other relevant authorities to ensure that surface water run-off is to be controlled as near to the source as possible by the use of sustainable urban drainage systems. They should also seek to ensure development does not: Increase the risk of flooding elsewhere by loss of flood storage or flood flow route; or Increase the problem of surface water runoff. Technical Advice Note 1: Joint Housing Land Availability Studies 5.23 TAN 1 (2005) places an emphasis on the requirement for Local Authorities to maintain a fiveyear supply of readily available housing land suitable for development. Where Authorities cannot demonstrate a five-year supply, significant weight is afforded to planning applications that can increase the housing land supply whilst according to the overriding principles of PPW Paragraph 6.2 states: The housing land supply figure should be treated as a material consideration in determining planning applications for housing. Where the current study shows a land supply below the 5-year requirement or where the local planning authority has been unable to undertake a study, the need to increase supply should be given considerable weight when dealing with planning applications provided that the development would otherwise comply with development plan and national planning policies. Technical Advice Note 5: Nature Conservation and Planning 5.25 TAN (2009) sets out how the planning system should contribute to protecting and enhancing biodiversity and geological conservation. 11 P a g e

13 5.26 Paragraph states: Wildlife and its habitats are of fundamental importance to our future well-being and prosperity because a rich and diverse environment supports a long-term sustainable economy and contributes to a healthier and happier society. Biodiversity is an important indicator of sustainable development. Biodiversity and geodiversity add to the quality of life and local distinctiveness. Technical Advice Note 12: Design 5.27 TAN 12 (2016) provides advice on design considerations and, in relation to housing design, it states that local planning policies and guidance should aim to: create places with the needs of people in mind, which are distinctive and respect local character; promote layouts and design features which encourage community safety and accessibility; focus on the quality of the places and living environments for pedestrians rather than the movement and parking of vehicles; avoid inflexible planning standards and encourage layouts which manage vehicle speeds through the geometry of the road and building; promote environmental sustainability features, such as energy efficiency, in new housing and make clear specific commitments to carbon reductions and/or sustainable building standards; secure the most efficient use of land including appropriate densities; and consider and balance potential conflicts between these criteria. Technical Advice Note 15: Development and Flood Risk 5.28 TAN 15 (2004) provides a framework to assess risks arising from all forms of flooding, including from river and coastal flooding as well as additional run odd arising from new development. TAN 15 provides advice and guidance to minimise the risk of flooding in developments or arising from developments, as well as taking into account the impacts of climate change Paragraph 2.11 states: Managing flooding is an important part of contributing towards achieving sustainable development. Relevant sustainable development considerations from the flooding perspective include: Guiding development to locations at little or no risk from river, tidal or coastal flooding or from run off arising from development in any location; Bearing in mind that government resources for flood and coastal defence are directed at reducing risks for existing development and are not available to provide defences in anticipation of future development; Managing the consequences of flooding where development can be justified and the consequences are considered acceptable; and Making provision for future changes in flood risk, for example taking account of climate change, where they can be anticipated 12 P a g e

14 Technical Advice Note 18: Transport 5.30 TAN 18 offers national guidance on transportation related planning policies and advises that it should be read in conjunction with Manual for Streets. It advocates: the integration of land use planning and transport in order to promote resource and travel efficient settlement patterns; ensuring that development is located where there is good accessibility by public transport, cycling and walking. This minimises the need to travel and promotes social inclusion; and managing parking provision. Local Planning Policy Context 5.31 Swansea Unitary Development Plan ( ) The Swansea Unitary Development Plan (UDP) is now time expired and therefore out of date, however in the absence of an adopted LDP remains the current Development Plan for Swansea. The policies contained within the UDP relevant to this proposal are outlined below Within the time expired UDP, the application site is designated as Green Wedge. Policy ENV 23 relates to Green Wedge and states that development will only be permitted if it maintains the openness and character of the green wedge and does not contribute to the coalescence of settlements or adversely affect the setting of the urban area in accordance with the following criteria: Justified agriculture or forestry development; essential outdoor sport and recreation facilities or cemetery use; limited extension, alteration or replacement of existing dwellings; small scale farm diversification; re-use of existing permanent/substantial buildings; local needs affordable housing; and other uses of land or forms of development which do not conflict with the purpose of including land within it Given the size and location of the application site, the development of the site will not lead to the coalescence of settlements Other policies which are also relevant include: Policy EV1 (Design) requires new developments to display a standard of design and layout sympathetic to the character and amenity of the site, its immediate surroundings and the broader area, which has regard to local amenities in terms of visual impact, loss of light or privacy, shared activity, traffic and parking implications. Policy EV2 (Siting and Location) relates to siting and location, identifying these as being key to achieving sustainable development. It states that the siting of new development should give preference to the use of previously developed land over greenfield sites, and must have regard to the physical character and topography of the site and its surroundings Policy EV3 (Accessibility) states that proposals for new development will be required to: provide access and facilities for all; provide satisfactory parking in accordance with Council adopted design standards; 13 P a g e

15 contribute to a high quality public realm by improving pedestrian linkages with adjoining spaces and attractions; and be accessible to pedestrians, cyclists and users of public transport Policy HC3 (Affordable Housing) states that where a demonstrable lack of affordable housing exists, the Council will seek to negotiate the inclusion of an appropriate element of affordable housing on sites which are suitable in locational / accessibility terms and where this is not ruled out by exceptional development costs Policy AS1 (Access and New Development) states that new developments should be located in areas that are currently highly accessible by a range of transport modes, in particular public transport, walking and cycling, or in areas where a good level of such provision can realistically be achieved. In considering new development proposals, there may be a need for Transport Assessments and Travel Plans Policy AS2 (Design and Layout) states that new development should be designed to: promote the use of public transport and facilitate sustainable travel choices; provide suitable facilities and an attractive environment for pedestrians, cyclists and other non-motorised modes of transport; allow for the safe, efficient and non-intrusive movement of vehicles; and comply with the principles of accessibility for all. The means of access should be designed to minimise vehicle speed; ensure extraneous traffic is not attracted; and minimise impacts on the natural, historic and built environment and local communities Policy AS5 (Walking and Cycling) states that development proposals will be required to consider the access requirements of pedestrians and cyclists and, where necessary provide appropriate facilities and/or infrastructure to encourage their use Policy AS6 (Parking) states that parking provision to serve development will be assessed against adopted maximum parking standards to ensure that proposed schemes provide appropriate levels of private car parking. The policy also advises that appropriate consideration will be required for both motorcyclist and cyclist facilities Policy EV6 (Ancient Monuments and Protection of Archaeological Sites) seeks to protect, preserve and enhance Scheduled Ancient Monuments and their settings Policy EV30 (Trees, Woodland and Hedgerow Protection) states that the protection and improved management of woodlands, trees and hedgerows will be encouraged, with priority being given to: Protecting ancient semi natural woodland and planted ancient wood-land sites; promoting new planting, and ensuring protection of amenity interests where commercial felling and replanting is involved Policy EV33 (Sewage Disposal) states that planning permission will only be granted where development can be served by the public mains sewer or, where this system is inadequate, satisfactory improvements can be provided prior to the development becoming operational. 14 P a g e

16 5.44 Policy EV34 (Protection of Controlled Waters) states that development proposals that may impact upon the water environment will only be permitted where it can be demonstrated that they would not pose a significant risk to the quality and or quantity of controlled waters. Initiatives that lead to improvements in the quality of surface water will be approved subject to satisfactory ecological and visual safeguards Policy EV35 (Surface Water Run-Off) states that proposals which would have an adverse impact on surface water flows both in terms of volume and quality would need to incorporate sufficient mitigation to be deemed acceptable Policy EV40 (Air, Noise and Light Pollution) states that development proposals will not be permitted that would cause or result in significant harm to health, local amenity, natural heritage, the historic environment or landscape character because of significant levels of air, noise or light pollution Policy HC17 (Planning Obligations) states that where appropriate, the Council will enter into negotiations with developers to deliver planning obligations under Section 106 agreements which should be fairly and reasonably related in scale and kind to the individual development. The Council will expect developers to make contributions towards improvements to infrastructure, services or community facilities; mitigating measures made necessary by a development; and other social, economic or environmental investment to address reasonable identified needs. Supplementary Planning Guidance (SPG) 5.48 Car Parking Standards SPG The SPG (2012) advises that all parking areas should be designed to allow vehicles to enter and leave the site in forward gear and should provide safe pedestrian access routes within the car park. The SPG states that the standard dimensions of car parking spaces are 4.8m x 2.6m and in ground parking areas the average requirement per car including space for access is 21m² Planning for Community Safety SPG The Planning for Community Safety SPG (December 2012) has been prepared in partnership with South Wales Police. The document intends to provide guidance on the built environment, and address the key issues in creating a safe environment where people can experience the best possible quality of life Places to Live: Residential Design Guide The Places to Live: Residential Design Guide SPG (January 2014) provides guidance for infill developments for more than 10 dwellings. The design guide is underpinned by four themes: 1. Putting people first; 2. Sense of place; 3. Creating sustainable places; and 4. Improving quality The guidance sets out design considerations, from strategic issues down to detailed issues and include a brief overview of the issue, followed by guidance on how it can be addressed to 15 P a g e

17 achieve high quality, sustainable, safe and inclusive places to live. The design considerations are identified as use, structure, form and detail Use: To create and reinforce neighbourhoods that integrate with the local context, offer a choice of accommodation and pro-vide good access by sustainable travel means to new and existing community facilities. To create vitality, with appropriate development densities supporting a range of services, mixed uses and public transport Structure: To retain existing landscape features, habitats and important species and maximise opportunities for habitat enhancement, creation and management. To create connected layouts that provides choice, and easy access to facilities public transport, neighbours and nearby communities. To provide a varied network of attractive, usable and safe public spaces as part of a hierarchy of places. To create people-friendly streets that allow for necessary vehicular access without giving preference to motor vehicles. To create inclusive residential environments and homes which maximise mobility and foster a sense of independence for all people Form: To create buildings that are of human scale, which respond to the context and which form a high quality townscape. To create safe and secure places with effective natural surveillance. To provide well designed private and semi-private open space for all dwellings, appropriate to the design character of the area. To provide appropriate parking at discreet but safe locations within the development Detail: To create high quality building design with a distinctive sense of place Planning Obligations SPG The Swansea Planning Obligations SPG (March 2010) identifies the types of development for which obligations can be sought, and explains both the legal content and the procedures involved when entering into obligations. The SPG details the following contributions are required in relation to the application site. Affordable Housing 30% on site provision. Education Contributions will be sought from proposed developments containing the equivalent of 10 or more dwellings where: o There is potential to increase demand on local schools beyond their existing capacity; and/or o Existing surplus capacity is of unsatisfactory standard and would require investment to make it suitable for children generated from the development. 16 P a g e

18 0.31 primary school places per relevant residential unit at 10,372 per pupil 0.22 secondary school places per relevant residential unit at 15,848 per pupil 0.04 post 16 places per relevant residential unit (where applicable) at 17,013 per pupil 5.57 We note that since planning permission was granted in September 2016, no significant developments have taken place, or planning permissions have been granted which would impact on local education capacity. It is therefore considered that the previous contribution attached to the extant planning permission for the site remains appropriate. This contribution totalled 52,440. Outdoor Play Space The FIT standard of 2.4 hectares per 1000 population represents the minimum scale of provision that will be sought throughout urban Swansea, and can be broken down to a square metre requirement per person as follows: o Formal Play Space 48sqm per house o Children s Equipped Play 9sqm per house o Informal Play Space 15sqm per house 5.58 The LPA will require a S106 contribution where a shortfall of outdoor playing space has been identified. The extant planning permission for the site confirms that there is not a shortfall in outdoor play space within the local area surrounding the application site, no contribution was therefore sought as part of the S106 package for this permission We note that since planning permission was granted in September 2016, no significant developments have taken place, or planning permissions have been granted which would impact on the provision of outdoor play space. It is therefore considered that no contribution is required. Transport The Transport Statement submitted with this application assesses Transport Impacts in line with the methodology outlined in the 2010 SPG. The assessment confirms the local highway network is adequate to accommodate the development. Public Art no contribution required There has been no update with regard to SPG provision since the approval of the existing Planning Permission in September 2016; the contributions associated with this application therefore remain relevant to this application City and County of Swansea Local Development Plan ( ) The application site is allocated under Policy H1.36 of the Swansea Draft Deposit LDP for 40 residential units and falls within the urban boundary, therefore the residential development of the application site is acceptable in principle. The Deposit Plan is currently due to be submitted to the Welsh Government shortly for examination The Swansea Deposit LDP acknowledges that, Whilst the Plan will make best use of appropriate brownfield land opportunities, a significant element of future growth will need to be delivered on sites beyond the existing settlement limits. Greenfield developments will need to be delivered in a sustainable manner, by maintaining important natural landscape features and green infrastructure, and by providing realistic alternatives to private car travel. 17 P a g e

19 5.63 The application site forms part of the Greater North West (GNW) Zone which encompasses former industrial communities such as Gorseinon and Pontarddulais Although the LDP has not yet formally been adopted, the following policies are considered relevant to the development proposal: Policy PS1 (Sustainable Places) emphasises that the plans settlement boundaries are a key mechanism for helping to manage future growth by defining the area within which development would normally be permitted. Policy PS2 (Placemaking and Place Management) ensures that proposals exhibit high quality, sustainable design credentials that respond to their local context. Policy PS3 (Sustainable Housing Strategy) ensures that an appropriate number and range of quality new homes are provided, that will meet the identified housing requirement for future generations. Policy H1 (Non-Strategic Housing Sites) identifies land which is allocated for the delivery of new homes on smaller sites. Policy HC1 (Historic and Cultural Environment) seeks to secure the sustainable management, preservation and enhancement of the character and appearance of this historic environment. Policy HC3 (Development in Welsh Language Sensitive Areas) seeks to safeguard and promote the Welsh Language throughout Swansea. Policy SI1 (Health and Well-being) states the importance of creating sustainable places that give people the opportunity to live healthy active lifestyles. Policy ER1 (Climate Change) provides a framework for sustainable growth by promoting development that mitigates the causes of climate change and which is able to adapt to its likely affects. Policy ER2 (Strategic Green Infrastructure Network) seeks to maintain or enhance the extent, quality and connectivity of the County s multi-functional green infrastructure network. Policy ER5 (Landscape Protection) ensures the character and quality of the County s most valued landscapes are protected from inappropriate development, and encourages the managements, enhancement and creation of key landscape features wherever possible. Policy ER8 (Habitats and Species) aims to minimise the detrimental impacts on habitats and species. Policy ER9 (Ecological Networks and Features of Importance for Biodiversity) aims to protect and enhance ecological networks and features of importance and biodiversity. Policy ER11 (Trees and Development) seeks to protect trees, woodlands and hedgerows of public amenity, natural/cultural heritage value or that provide an important ecosystem. Policy T1 (Transport Measures and Infrastructure) emphasises that movement, connectivity and legibility of transport links are critical components in the creation of a successful place and that an efficient transport network is critical to support economic growth. It further states that development must be supported by appropriate transport measures and infrastructure. Policy T2 (Active Travel) seeks to ensure that developments include design features and facilities which make it easy and safe for people to walk and cycle for everyday journeys instead of travelling by car. Policy T5 (Design Principles for Transport Measures and Infrastructure) seeks to ensure that the design of development maximises the accessibility of the site via public transport and Active Travel, and minimises traffic speeds wherever possible. 18 P a g e

20 Policy T6 (Parking) ensures that proposals are served by appropriate parking provision. Policy EU4 (Public Utilities and New Development) seeks to ensure that development is located, implemented and planned in a way that allows for the most sustainable use of existing and programmed infrastructure. Policy RP1 (Safeguarding Public Health and Natural Resources) seeks to ensure that the County s natural environment is protected from materially harmful development. This relates particularly to the effect of development on air, noise, light and water quality. Policy RP3 (Water Pollution and the Protection of Water Resources) seeks to protect and restore clean water to ensure its long-term sustainable use. Issues such as water pollution, flood risk and the protection and enhancement of aquatic ecosystems are major considerations for development. Policy RP4 (Avoidance of Flood Risk) seeks to minimise fluvial, pluvial, coastal and reservoir flooding. Policy RP5 (Land Contamination) seeks to ensure that any risks to development arising from contamination are identified and accurately assessed and that where appropriate, satisfactory measures are taken to overcome this risks. Policy RP9 (Sustainable Waste Management for New Development) seeks to ensure that new development includes adequate provision for waste management. Access for waste management vehicles, and bin storage must be included within new development proposals. Other Matters 5.65 Housing Land Supply In accordance with PPW paragraph and TAN 1, the Local Planning Authority need to maintain a 5-year supply of housing land. The JHLAS Draft Statement of Common Ground published in February 2016 confirms Swansea s can currently demonstrate a 3.2-year supply, and the Council have not been able to demonstrate a 5-year supply of land since Guidance Note for Developers In October 2015, the Council adopted informal guidance, which seeks to outline the Council s strategy with regard to addressing the current housing land shortfall This guidance states that in the case of departure applications, the Council will prioritise LDP Strategic Sites recommended for allocation in the Deposit LDP and identified in the approved LDP Preferred Strategy. The Council has a specific mandate from Elected Members to consider early applications on these Strategic Sites proposed for allocation in the emerging LDP. 19 P a g e

21 6.0 Appraisal of the Proposals 6.1 This section of the Statement outlines how the proposed development complies with the emerging local plan for the area, and provides an overview of the supporting information submitted with this application. Principle of Development 6.2 The Swansea UDP plan period expired in 2016 and is now out of date with regard to housing land requirements. Therefore, whilst the application site is designated as Green Wedge in the UDP, limited weight should be attached to this. PPW states that in the absence of a current development plan, reference should be made to other material considerations including national planning policy and the emerging development plan. 6.3 The Swansea UDP plan period expired in 2016 and is now out-of-date with regard to housing land requirements. Therefore in accordance with TAN 1 Swansea Council does not currently have a 5 year land supply and this is confirmed by the latest JHLAS Statement of Common Ground (February 2016) which confirms that Swansea s housing land supply has declined to 3.2 years. Therefore, this application should be viewed favourably in advance of the LDP being adopted as per the extant planning permission approved at the application site (2015/2506). 6.4 Furthermore, the emerging LDP has progressed beyond the pre-deposit stage, and its policies have been informed by an updated evidence base and ongoing consultation. The proposed allocation of the site under Policy H1.36 is subject to no technical objections and in this regard, the weight to be afforded to the LDP is substantial given the guidance in PPW. 6.5 In light of the lack of a five-year land supply, the previous grant of planning permission and the proposed allocation within the emerging LDP, the principle of residential development at the application site is considered to be acceptable and an overview of how the proposed development complies with other relevant policies is set out below. Housing Land Supply 6.6 Swansea s land supply currently stands at 3.2 years (JHLAS SOCG 2016). To address this deficit, the Guidance Note for Developers produced in 2015 (as confirmed above) states that the Council wish to bring forward sites allocated within the draft LDP. Many of these allocations are large strategic sites, with significant infrastructure provisions to allow them to come forward. Start to Finish, How Quickly to Large-Scale Housing Sites Deliver produced by NLP in November 2016 confirms that the average planning approval period for schemes of dwellings is 6.1 years. This strategy is therefore considered unsound with regards to addressing the deficit in the short term. Small-scale sites, which can be delivered in a timely manner, as per the application site, are required to address the deficit in the short term. Design and Sustainability 6.7 Full details relating to the design and layout of the proposed development are contained within the Design and Access Statement accompanying this application. 6.8 The proposed development adheres to the principles of sustainability and achieves high quality design by providing: 20 P a g e

22 41 new homes, including a range and choice of mix and tenure, close to existing facilities and services; Retention and enhancement of existing vegetation and ecological habitat; A sustainable urban drainage solution; Job creation across a variety of sectors; and A new, well-integrated community. 6.9 A density of 35 dwellings per hectare is achieved at site, which is considered appropriate for residential development in the Gorseinon area, and in keeping with the surrounding context The proposed development therefore complies with the design objectives set out in paragraph of PPW, TAN 12, policies EV1 & AS2 of the UDP and policies PS1, PS2 & PS3 of the Deposit LDP which seek to achieve good design and sustainability. Landscape and Visual 6.11 An updated Landscape Character & Visual Impact Assessment (LCVIA) has been prepared by White Young Green for Barratt Homes in support of this application. The Report states that the landscape fabric of the site contributes to the character of the landscape context of the site The proposed development maintains the existing mature vegetation along the northern, western and southern site boundary. This existing vegetation would be infilled and supplemented with additional native planting. The existing area of pasture and mature trees within the site boundary would be lost. Proposed planting would offer biodiversity enhancements where shrubs replace agricultural pasture. This change when considered against the loss of an area of agricultural pasture is minor adverse to negligible Where the new development proposal adjoins the existing residential area, the character of the properties has been designed to reflect the existing vernacular. In the locations where this development makes a longer term contribution to the landscape amenity of public footpaths and roads, there is the potential for an adverse impact. This impact has been mitigated through the careful design of the proposal to create an appropriate frontage with screening vegetation. In the long term the impact on the landscape amenity of public footpaths and roads is minor adverse For those properties adjacent to the eastern boundary of the site there would be a moderate adverse impact as a result of a change in their outlook, although this is in part mitigated by the filtering effect of existing vegetation and the establishment of proposed vegetation In the long term there would be no change to the landscape amenity of footpath users in the wider area due to separation distance and/or intervening features Landscape character is partly derived from the vegetation pattern of the site, which includes the site boundary vegetation. The proposed development retains and supplements this vegetation which would be a small-scale change but beneficial in terms of its contribution to the vegetation pattern. In the long term, the proposed development would integrate with its landscape setting. The potential initial adverse impacts on landscape amenity would reduce for all receptors, including those with most adverse change near the eastern boundary of the 21 P a g e

23 22 P a g e site. In the long term the impact on the landscape amenity of local residents is moderate adverse The site is visible from points around the Loughor Estuary, but intervening and boundary vegetation effectively mitigates adverse change. In the long term, the proposed development would result in a negligible visual effect from these viewpoints Recommendations for mitigation are as follows, and can be secured via appropriately worded conditions: The lighting scheme should be sensitively designed so that it does not illuminate the boundary habitats and any proposed bat boxes. Additional native shrub and tree planting should be incorporated along the western boundary to increase and maintain connectivity. A diverse collection of native planting should be incorporated into the landscape design Subject to the implementation of the above mitigation measures, the landscape and visual impacts can be considered acceptable, especially considering the proposed allocation of the site and the lack of a 5-year housing land supply. The proposed development therefore complies with PPW Chapter 5, TAN 5, the landscape objectives contained within policies SP2, SP7, EV12, EV20, EV23 & EV30 of the Swansea UDP and policies ER2 & ER5 of the Deposit LDP. Furthermore, the site is not located within an area that has a nationally important landscape designation and there are no local landscape designations within the site or nearby. Archaeology Desk Based Assessment 6.20 The assessment confirms that the application site does not lie within, or is affected by any registered Historic Landscapes, Historic Parks or Conservation Areas. In addition, no Scheduled Ancient Monument is located within 1km of the application site The assessment identifies two sites of interest within the application site, which include a post-medieval quarry (HPB01) within the northern limit of the application site. Research has also identified the structure of Pen-y-Cae (HPB02) within the southern limits of the application site Overall, the archaeological potential for the application site is considered low. However, due to the presence of these two identified archaeological sites, the report recommends that mitigation may be required to further record their remains during development works on the site. In the first instance, it is suggested that a survey that is more detailed and recording of the surviving aboveground remains of Pen-y-Cae be undertaken once tree-cover has been removed from the site Subsequently, it is recommended that an archaeological watching brief is conducted on any intrusive ground works within the proposed development area in order to record any belowground archaeological remains that may be disturbed during development of the site Conditions 5 & 6 of the Elan Homes Planning Permission have been discharged, these conditions relate to the implementation of the Watching Brief and the suitability of the proposed qualified Archaeologist The proposed development therefore complies with PPW Chapter 5, policy EV6 of the UDP and policies HC1 & HC2 of the Swansea Deposit LDP, which seek to protect archaeology and

24 heritage assets. Furthermore, the proposed methodology for the Watching Brief has been agreed with the Local Planning Authority. Ecology 6.26 Extended Phase 1 Habitat Report White Young Green has carried out a full ecological assessment across the application site. The assessment confirms that the application site is dominated by semi improved grassland, managed as pasture, with areas of dense bramble scrub and outgrown hedgerows/ lines of trees to the site boundaries. An area of broadleaved woodland/ scrub is also present to the north of the application site. The application site is bound to the north by a stream, the west by areas of grassland pasture and residential areas to the south and east The closest statutory designated site, Carmarthen Bay and Estuaries SAC/ Burry Inlet and Loughor Estuary SSSI is located approximately 170m north west of the site. The SAC will not be directly impacted by the development however in the absence of mitigation, indirect impacts could occur through degradation of water quality from the discharge of the proposed developments surface water as the stream adjacent to the northern site boundary flows into the SAC/ SSSI approximately 700m west of the site. In addition, during construction there is potential for degradation of the water quality within the stream through uncontrolled site run-off. It is considered impacts are unlikely to be significant due to the high flow levels associated with the SAC/ SSSI at the point the stream flows into it and the relatively small size of the development. However, to reduce the potential for impacts standard best practice mitigation measures will be employed during construction to prevent spillages of pollutants and siltation taking place, particularly in the vicinity of the stream to the northwest of the application site. This is requirement can be secured via an appropriately worded condition The assessment identified potential constraints which included the presence of bats and reptiles and recommended further studies be undertake to inform any future planning application. The results of these surveys are summarised below, which confirm that the presence of the species does not represent an insurmountable constraint to development Reptile Presence/Likely Absence Survey Report Reptile surveys were undertaken across the site to determine the presence/likely absence of reptiles on the site. Surveys were completed in suitable weather conditions in October No reptiles were recorded during the presence/ likely absence surveys. However due to the timing of the surveys, at the end of the reptile season, it is considered possible very low numbers of common reptiles, including slow worm and common lizard, could be present A precautionary clearance methodology is proposed including careful staged stimming of suitable habitat, long grass and scrub areas to approximately 100 mm to encourage reptiles to move towards the suitable habitat in the wider landscape. The work will be carried out when reptiles are active (April to September, inclusive). All work will be overseen by a Suitably Qualified Ecologist (SQE). This requirement can be secured via an appropriately worded condition Bat Activity Survey Report A bat activity survey was undertaken to determine the prevalence of foraging bats on the site. The activity survey and the static recordings were completed in suitable weather conditions 23 P a g e

25 in September and October Six species of bats were recorded using the habitats at the site. The species comprised common pipistrelle, soprano pipistrelle, noctule, Leisler s, Myotis bat species and lesser horseshoe bats Recommendations for mitigation are as follows: The lighting scheme should be sensitively designed so that it does not illuminate the boundary habitats and any proposed bat boxes. Additional native shrub and tree planting should be incorporated along the western boundary to increase and maintain connectivity. A diverse collection of native planting should be incorporated into the landscape design The proposed development therefore complies with PPW Chapter 5, TAN 5, policies EV30, EV40, EV23, & EV24 of the UDP and policies ER2, ER8, & ER9 of the Deposit LDP, which seek to minimise ecological impacts. Arboriculture 6.34 A Tree Condition & Value Survey of the site was undertaken with the aim of providing information on the condition and retention value of trees within the proposed development site The application site contains 42 individual trees and 17 groups of trees of varying age, from young to over-mature trees. Overall most trees are considered to have some amenity value, particularly if maintenance recommendations are undertaken A total of 10 high quality and value (Category A) have been identified within the application site. These are all large mature oaks typical of farmland field boundaries A total of 16 individual trees and 6 groups of trees of moderate quality and value category (category B) were identified on or adjacent to the site A total of 16 individual trees and 11 groups of trees were assigned to the low quality and value category (category C) No trees were identified as unsuitable for retention (category U) Of the trees surveyed 16 individual trees, ten groups of trees and shrubs, and part of a further one group of trees and shrubs will have to be removed. Of the individual trees to be removed, one is of high quality (Category A) and nine are of moderate quality (Category B). Five of the groups to be removed are of moderate quality, and the remainder are low quality (Category C). The acceptability of these trees being removed has been confirmed by the extant planning permission at the application site. In addition, to mitigate this impact, replacement planting forms part of the application proposals The proposed development therefore complies with PPW Chapter 5, TAN 5, policy EV30 of the UPD and policy ER11 of the Deposit LDP. 24 P a g e

26 Drainage 6.42 A Drainage Strategy for the site has been prepared by Phoenix Design Partnership. In relation to surface water, percolation tests showed the ground to be impermeable for this site and as such infiltration systems including soakaways will not be appropriate. The site is greenfield, and therefore a surface water drainage solution has been designed which restricts flows to greenfield rate. Attenuation is provided via oversized pipes and storage tanks, which will be transferred to a private management company. Pollution prevention measures will form part of the system to prevent direct or indirect impacts in the SAC In terms of foul discharge, the site will gravity feed to the existing infrastructure within Heol Pentre Bach. DCWW have confirmed that there is sufficient capacity within the existing infrastructure to support the development The FCA Report establishes that there is a low risk of the site flooding considering all potential sources required to be examined by the Welsh Government, including rivers, seas, overland flows, groundwater and sewers The proposed development therefore complies with PPW Chapter 4 & 13, TAN 15, policies EV33-35 of the UDP and policies RP3, RP4, RP7 & RP9 of the Draft Deposit LDP which seek to minimise flood risk and encourage sustainable drainage solutions. Highways and Transport 6.46 Vectos have produced an updated Transport Statement to accompany this planning application. The existing site is highly accessible in terms of walking, cycling and public transport and there is an existing network of safe, attractive and convenient walking and cycling routes as well as bus routes to and from both Swansea and Llanelli The development proposals include a cycle link through the site and footpaths to connect with the existing footway network in the local area. The design and layout of the site ensures that the development connects to the existing pedestrian and cycle network and public transport network The proposed development will result in an additional 24 two-way vehicle trips on the local highway network in the AM Peak, and an additional 24 two-way vehicle trips on the local highway network in the PM Peak. This will result in one extra vehicle every two minutes in the AM Peak, and PM peak respectively. This level of effect will not change the character or performance of the local highway network The proposed development therefore complies with PPW Chapter 4 & 8, TAN 18, policies EV2, EV3, AS1 & AS6 of the UDP and policies T1, T2, T5 - T7 of the Deposit LDP. Welsh Language Impact Assessment (WLIA) 6.50 A WLIA has been prepared by Asbri Planning Ltd using accepted methodology set out by the document Planning and the Welsh Language: The Way Forward (2005) (PWL). The exercise confirms that a large proportion of future buyers and occupiers are likely to be drawn from the local area. 25 P a g e

27 6.51 In conclusion, the proposed development of 41 dwellings at Heol Pentre Bach, Gorseinon, Swansea will have an over-all positive impact on the Welsh language and its future in the settlements of Loughor/Gorseinon and the surrounding area The proposed development therefore complies with PPW Chapter 4, TAN 20 and policy HC3 of the Deposit LDP. 26 P a g e

28 7.0 Draft Heads of Terms 7.1 Draft Heads of Terms to mitigate against the impact of the proposed development are set out below which are consistent with the extant planning permission for the site (2015/2506). In this regard, we note that since planning permission was granted in September 2016, no significant developments have taken place, or have been granted planning permission which would impact on local education capacity and consider there to be no grounds for increasing the contribution. The contributions will be secured via a S106 Agreement, where appropriate. Type of Obligation Contribution based on 41 Homes Affordable Housing 12 Homes (29%) Education 52,440 Offsite works (replacement of two kissing gates) 750 Ongoing Management and Monitoring P a g e

29 8.0 Planning Conditions 8.1 Barratt Homes consider the planning conditions attached to the previous approved Elan Homes scheme appropriate to this application (referenced on Decision Notice 2015/2506 contained within Appendix E). However, it is noted that the following conditions have been discharged, and therefore they will not need to be reattached to the forthcoming permission. Conditions 5 & 6 Archaeology; and Condition 7 Site Investigation. 8.2 We also agree to accept a condition to commence development within a year of the date of the forthcoming planning permission. 28 P a g e

30 9.0 Conclusion 9.1 This Planning Statement accompanies a full application for: Residential development for the construction of 41 units, including access and all other associated works. 9.2 The LDP is informed by an iterative and up to date evidence base that justifies development at the site, which is further supported by the previous grant of planning consent in The application site is located within a Green Wedge as defined in the Swansea Unitary Development Plan. The UDP is time expired, however in the absence of an adopted LDP, remains the adopted development plan for the area. Notwithstanding this, there are clear overriding material considerations, which justify the development of the site for residential use. In addition to its allocation within the Deposit LDP, Swansea Council are also unable to demonstrate a 5-year land supply (currently standing at 3.2 years JHLAS SOCG 2016). Further to this, the development accords with the requirements of all the relevant national and local policy and is sustainably located in relation to existing facilities and services. It is therefore considered that the site represents an appropriate location for residential development, and will help contribute towards Swansea s land supply in the short term. 9.4 Furthermore, the accompanying technical reports, which support this application confirm that there are no technical constraints to the development of this site for residential use. Barratt Homes therefore respectfully request planning permission be granted. 29 P a g e

31 Appendix A Site Location Plan 0 P a g e