PLANNING STATEMENT AND JUSTIFICATION REPORT PROPOSED RESIDENTIAL DEVELOPMENT WITH AFFORDABLE UNITS LAND OFF NUN STREET AND EAST OF YSGOL BRO DEWI PRIMARY SCHOOL, ST DAVIDS, PEMBROKESHIRE Scan from Drawing P04 showing Proposed Site Sections HAYS / 300 12 th December 2017 1
Application for Planning Permission Town and Country Planning Act 1990 Head of Planning Mrs Nicola Gandy Pembrokeshire Coast National Park Llanion Park, Pembroke Dock Pembrokeshire SA72 6DY HAYSTON DEVELOPMENTS & PLANNING LTD is making an application on behalf of Mr & Mrs B and N Pert and Ms B Holmes for the following planning permission: 1. Proposal: Residential development with affordable units 2. Site location: Land off Nun Street and East of Ysgol Bro Dewi Primary, St Davids. 3. Type of Planning Permission : Outline (All matters reserved) 4. Relevant LDP Policies: Policy 5, 13, 15, 29, 30, 32, 44, 45 and 53. 5. Local / National Policy / Guidance: Supplementary Planning Guidance (SPG) on Affordable Housing (July 2014), Planning Obligations SPG and Planning Policy Wales (PPW) (Edition 9, November 2016). 1.0 INTRODUCTION 1.1 Please find enclosed the following: Application form and associated certificates of ownership Planning Statement and Justification Report (this document) Drawing No P01 - Site location plan at scale A3 @ 1:2500 Drawing No P02 Existing Site survey at scale A3 @ 1:500 Drawing No P03 - Proposed Site Layout at scale A3 @ 1:500 Drawing P04 Proposed Site Sections at scale A3 @ 1:250 Appendix A - Historic Environment Appraisal by DAT Archaeological Services Appendix B Extended Phase 1 Habitat Survey by Habitat Matters Appendix C PCNP Transport Statement Appendix D Draft Planning Obligation in respect of Affordable Housing and developer contributions (Note: To be drafted as part of the planning application submission, however, an overview of potential contributions is given in Section 5.15) Planning fee 2280.00 (Based on site area of 0.547ha) 1.2 This report is prepared in accordance with the requirements of planning policies contained within the Pembrokeshire Coast National Park Local Development Plan September 2010, incorporates a Design and Access Statement, SPG Requirements for the Validation of Planning Applications (June 2010) and the Welsh Government Circular 002/12 on Guidance for Local Planning Authorities on the Use of The Standard Application Form and Validation of Applications April 2012. 2
2.0 BACKGROUND & LOCATION Scan of St David s LDP proposal map showing the proposed application site, which is identified for Housing allocation (orange) 2.1 The application site lies within the settlement boundary and approximately 300m to the north of the centre of St Davids. It comprises of a roughly L shaped parcel of agricultural land measuring 0.547ha in area located to the North West of Nun Street and opposite the Bro Dewi Primary School. The site comprises of two parcels of land sloping gently downwards in a north westerly direction and surrounded by semi mature hedging banking. Immediately to the north eastern corner is a former industrial premises which benefits from an extant planning permission for residential development. View looking towards the south west and the rear of properties fronting Nun Street 3
The view looking west towards Bro Dewi Primary School The view towards the north western boundary defined by post and wire fencing 4
The view to the north east with the former industrial buildings in the background The view to the south showing the centrally located access between existing properties 2.2 The sole means of vehicular entry into the application site is via an existing gated access point onto Nun Street between two existing residential properties Nos 77 and 85. Nun Street is a part of one way road traffic management system in the centre of St Davids. 5
The existing gated agricultural access point onto Nun Street Aerial photograph of the proposed site marked in red (source: Bing Maps) 6
3.0 THE PROPOSAL 3.1 The application is in outline form only for a residential development of 9 open market dwellings and two Low Cost Home Ownership (LCHO) or Housing Association Affordable dwellings arranged as two, one or two bedroom apartments. The indicative site layout on Drawing P03 illustrates a layout comprising of 9 detached 4/5 bedroom dwellings (Plots 1 and 4-11) and two afford units (Plots 2 & 3) arranged around a new estate road with turning facilities off Nun Street. Scan of the Proposed Site Layout from Drawing P03 The scale parameter ranges of the Plots 2 & 3 (Affordable Units) and Plots 1 and 4-11 (4/5 Bedroom Dwellings are provided on the next page, with scans of the proposed site sections. 7
Plots 2 &3 - Affordable Units Length: 10m to 10.5m Width: 7.5m to 8m Height to Ridge: 7.5m to 8.5m (Combined overall block of two units 17.5m to 18m x 7.5m to 8m) Typical porches Length: 2.5m to 3.5m Width: 1.5m to 2.5m Height to Ridge: 3m to 4m Scan of Plots 1,2 and 3 from Drawing P04 (Proposed Site Sections) Plots 1 and 4-11 (4/5 Bedroom Dwellings) Main length: 13m to 14m with integral garages, 10m to 13m excluding integral garages Main width: 6.5 m to 8.5m Main height: to ridge 7.5m to 8.5m Adjoining projections Length: 6.5m to 7.5m Width: 3m to 4.5m Height to Ridge: 7m to 8.5m Integral garage/accommodation Length: 7m to 7.5m Width: 3.5m to 4.5m Height to Ridge: 7m to 8m Detached garages Length: 6m to 6.5m Width: 3m to 5m Height to Ridge: 4m to 5m Middle Right Scan of Proposed Site Plan (Drawing P03) linking Plots to: Middle : Scan of Proposed Site Section B-B of Plots 7-11 from 8 Drawing P04 and Bottom left: Scan of Drawing P04 showing proposed Site Section A-A of Plots 11, 1-3
3.2 The proposed access road is centrally located along the north western flank of Nun Street where there is good visibility, in excess of 33m, in a south westerly direction. There is an existing footpath along the north western side of Nun Street and it is proposed to extend this at a width of 1.8m along either side of the proposed estate road. Within the development the footway will be extended around the proposed estate road and each unit will be provided with a driveway and off street parking facilities. The larger units will be provided with on - site vehicular turning facilities with several plots having attached garages. 3.3 The indicative layout also illustrates a suggested landscaping scheme which includes retaining and reinforcing the existing hedging peripheral where necessary with a new landscaped hedgebank along the north western boundary as indicated in Appendix 2 of the Local Development Plan and recognised in the Extended Phase 1 Habitat Survey detail in Appendix B of this report (Section 5 n.2 Enhancement Measure). Full details of the landscaping will form part of a Reserved Matters submission. 3.4 Foul drainage will drain by gravity into a proposed pumping station located between Plots 6 and 7. From here the foul water will be pumped to the connection point to the public foul the public sewer in Nun Street directly in front of the proposed access point. Road and surface water will be disposed by soakaways. 4.0 SERVICES 4.1 The site will be connected to the existing electricity and water supply serving surrounding development. There is a public foul sewer connection point available in Nun Street adjacent to the proposed access point into the development which has sufficient capacity to serve this site. It is proposed to discharge surface water to soakaways. 5.0 LOCAL PLANNING POLICIES 5.1 The site falls within the administrative area of the Pembrokeshire Coast National Park The Authority adopted the Local Development Plan in September 2010 and the most relevant policies identified are:- Policy 5, 11, 13, 15, 29, 30, 32, 44, 45 and 53. 5.2 The application site is located within the settlement of St Davids which is defined as a Tier 3 Local Centre under strategic Policy 5. The application site, 0.547ha in area, is allocated for residential purposes (Housing Site HA 789) under Policy 44 (Allocations). It originally identified the site as providing 10 residential units with a 50% contribution towards Affordable Housing. 5.3 Following the review of Affordable Housing in July 2014, the revised SPG reduced the contributions towards the provision of affordable units on allocated sites throughout the National Park. The requirement for this particular site has now been reduced to 15% and this can be delivered by a scheme for 9 open market dwellings and 2 affordable units and clearly met in the proposed scheme. 9
Scan of Table 7 (Policy 44) in the PCNP Local Development showing the Housing Allocation (HA789) at Nun Street Scan of the Table in the SPG on Affordable Housing (July 2014) showing the affordable housing contribution for HA789 as 15% The Main Issues The acceptability of the principle of development (Policies 5, 15, 44 and 45) Whether there are any transportation implications (Policy 53) Acceptability of the indicative layout and design (Policy 29 and 30) Provision of drainage facilities (Policy 32) Provision of affordable dwellings and developer contributions (Policy 45 and adopted SPG s) 10
The protection of Biodiversity and Impact on the Historic Landscape (Policies 11 and 13) Acceptability of the principle of development 5.4 As stated in 5.2 above the application site is located within the settlement of St Davids which is defined as a Tier 3 Local Centre under strategic Policy 5. The application site is allocated for residential purposes (Housing Site HA 789) under Policy 44 and Appendix 2 (Allocations). On this basis the broad principle of residential development is acceptable. 5.5 The LDP indicates a development of approximately 10 dwellings. The current proposal is for a development of 9 open market dwellings with 2 LCHO residential or Housing Allocation units arranged as two apartments with one attached dwelling in a small terrace on Plots 2 and 3. This equates to a gross development density of 20 units per hectare which is considered to be in keeping with the development on the adjacent land to the north east and traditional dwellings further along Nun Street and is appropriate for an allocated site at the northerly edge of the settlement. Transportation implications 5.6 Whilst the detailed matter of access is reserved at this stage, following pre-application discussions with the Highway Authority, an indicative point of access is shown centrally located on the north western flank of Nun Street to replace an existing agricultural gated access. In this location there is good visibility in excess of 33m in a south westerly direction taking into account the one way traffic management system in St Davids. There is an existing footpath along the north western side of Nun Street it and it is proposed to extend this at a width of 1.8m along either side of the proposed estate road. Within the development the footway will be extended around the proposed estate road and each unit will be provided with a driveway and off street parking facilities. The larger units will be provided with on - site vehicular turning facilities with several plots having attached garages. 5.7 The application site is within easy walking distances to the town centre where there are retail and commercial premises, community facilities including primary and secondary schools. St Davids has good public transport services to the main settlements within the county. The National Cycle Route and the Long Distances Footpath network I in close proximity to St Davids. Indicative design and layout 5.8 The suggested layout has been dictated by the topographical features of the site and the adjacent development along Nun Street. The dwellings along Nun Street are mainly two storey in height, of tradition appearance with a mixture of natural stone and render finishes. The proposed dwellings have been designed to reflect the scale, design and external finishes of the adjacent development. Drawing P03 gives indicative finished ground floor levels. There is a 4m difference in ground levels from the site entrance down 11
to the lower part of the site. These differences will result in a development being stepped in appearance in terms of final roof heights. 5.9 Appendix 2 commentary on this allocated site in the LDP states additional planting within the site, particularly within the north-western portion will be required to assimilate this site into the sensitive landscape. The suggested layout retains the existing peripheral hedging along the northern and eastern boundaries which will be reinforced with additional native planting where necessary, details of which will be provided at the reserved matters stage. It is proposed that surplus materials arising from the engineering works and road construction will be used to create a landscaped hedgebank along the north western perimeter to provide definition to the edge of the site. Scan of Proposed Site Sections (A-A and B-B) from Drawing P04 5.10 The suggested scale and external designs for the dwellings will reflect those along Nun Street. All the dwellings will have a large amount of private amenity space within each curtilage and those properties along the southern boundary will have a minimum separation distance of 15m from the rear of No 85 Nun Street and 25m from the rear of No 77 Nun Street which are considered to be appropriate in an urban setting. Unit 1 has an indicative side south gable devoid of window openings preventing any overlooking of the rear garden of No 85. 12
5.11 The proposed dwellings will be constructed to the highest energy levels as required by Part L of the Building Regulations. These requirements are higher and more efficient than the previous Code Level 3. It is also proposed to install an electric car hook up points within the development and solar/photo voltaic panels on the south facing roof planes.. 5.12 It is considered that the suggested layout, scale, design and landscaping of the development will be reflective of the surrounding built environment and will integrate appropriately without causing harm to the form, amenity and character of the settlement in this location. Provision of drainage facilities 5.13 In accordance with current planning policy and Natural Resources Wales developers are obliged to utilise systems for the discharge of surface water where conditions are suitable. The site has only been used for agricultural purposes where, due to the natural sloping nature of the land surface water drainage is good. Ground conditions are appropriate for the provision of soakaways in the curtilage of each dwelling to dispose of surface water. Highway surface water can also be disposed by using soakaways. 5.14 Welsh Water has confirmed there is sufficient capacity in the foul sewer system to accommodate foul drainage from the proposed development of 11 dwellings subject to the necessary agreements. The nearest connection point is in Nun Street adjacent to the proposed site entrance. Due to the difference in levels across the site foul water from each of the dwellings will drain in a north westerly direction down to an underground pumping station where it will be pumped up to the public foul sewer in Nun Street. Provision of affordable dwellings and developer contributions 5.15 In accordance with the revised SPG for Affordable Housing the development proposes to offer 15% of the dwellings for Low Cost Home Ownership or Housing Association. The affordable units will be provided by the construction of two, one or two bedroom apartments contained in one building identified as plots 2 to 3 on the proposed site plan Drawing P03. It is understood there is a local need for small one or two bedroom apartments. This provision will satisfy the requirements of Policy 45, Appendix 2 of the LDP and the revised SPG on the delivery of affordable housing. A draft Planning Obligation in respect of the proposed affordable units is attached at Appendix D (to be drafted as part of the planning application submission). 5.16 Further pre-application discussions with the PCNPA on the following developer contributions per unit will be required for a development of this scale. Below is an example of contributions for a site approved in 2016 at Broad Haven: Education (Primary school only) 574.50 Community 187.00 Open Space 948.00 Recycling 0 13
However, this will be further explored in pre-consultations. With regards to contributions towards Transportation Infrastructure improvements, preapplication discussions (August 2017) have taken place with officers (Mr Mike Harries) of PCC s Highway Authority. The Highway Authority will not require any contributions towards transportation infrastructure improvements. The Protection of Biodiversity and Impact on the Historic Landscape 5.17 An Extended Phase 1 Habitat Survey (provided within Appendix B) confirms the site has minimal landscape value as it has been maintained for farming purposes preventing it from being overrun by shrubs. This has reduced its potential to become a wildlife haven. The survey did not identify any priority habitats and clearly concludes that the proposed development is unlikely to have a negative impact on the biodiversity of the area. Below are extracts or summaries from this report: There are no areas with statutory protection within the site boundary and no priority habitats within or adjoining the site. Semi-improved grassland has been modified through past agricultural management and consequently, has a less diverse range of plant species compared to unimproved grassland. It does, however, contain a greater diversity of species than would be found in an agriculturally improved grassland. There was no evidence of invasive species. There are no suitable features on site that would provide a bat roost. No bat activity was therefore identified. There will be no loss of habitat along the boundaries impact on nesting songbirds would be very low. No badger activity was identified. The fields are not considered to be good reptile habitat. There is no suitable habitat for otters and water vole on or close to the site. The site is considered unsuitable for dormouse. The development is therefore unlikely to have a negative impact on these species Mitigation and Enhancement Checking for signs of badgers prior to work commencing and if found work should be carried out under a licence. Trenches should be covered up and checked them daily for badgers. Internal and roadside boundaries should be removed during the autumn (September to October). The new hedge-bank proposed for the northern-western boundary is supported and seen as an enhancement measure. It is recommended that materials removed from the roadside and internal boundaries should, ideally be salvaged and used to build this new bank as a traditional clwdd. 5.18 Pre-application discussions were undertaken with Dyfed Archaeological Trust (DAT) who advised that a Historical Environment Appraisal would be necessary at this outline 14
application stage due to the site s location on the outskirts of the old town of St Davids. DAT were commissioned by the applicants in July 2017 to carry out this Appraisal and their final report is attached at Appendix A The Summary of Impacts and Recommendations are provided below (underlining is for the purpose of this report) for completeness and clarity. It is adequately address the findings of this Historic Environmental Appraisal as part of this application it is proposed that any groundworks are overseen by a qualified Archaeologist. 5.5 Summary of Impacts 5.5.1 It is concluded that there could be physical impacts to known archaeology within the development site from any groundworks that may disturb post-medieval or potentially older remains. 5.5.2 There is low potential for buried remains of prehistoric to Roman date to be discovered in any part of the site. There is moderate potential for buried remains from the Early-Medieval, medieval and post medieval periods to be present. 5.5.3 It is concluded that the proposed development could have a small visual impact on Scheduled Monument PE108: Parc y Castell Mound and Bailey Castle. 5.6 Recommendations for Further Archaeological Works 5.6.1 It is possible that further archaeological works may be required within the development area and may include further assessment of setting impacts from the development on designated historic assets (Parc y Castell PE108), although it is considered that such impacts would be very limited in nature. 5.6.2 Because of the potential for buried remains, further archaeological mitigation may be required before or during any groundworks to assess the survival of any below ground archaeology within the proposed development area. It is considered probable that as a minimum a watching brief may be required during any groundworks associated with the development, although the requirement for a pre-determination trial trench evaluation cannot be discounted. 5.6.4 The decision for the scope of any further programme of archaeological works lies with the archaeological advisor to the local planning authority (Development Management - Dyfed Archaeological Trust). 6.0 CONCLUSION 6.1 The application site is sustainably sited within the settlement limits of St Davids. The proposed development has been carefully and sensitively designed and laid out to reflect the scale, character and appearance of the surrounding development and is in keeping with the existing residential development along Nun Street. The proposal brings forward the development of an allocated housing site and can deliver two affordable housing units (LCHO) or Housing Association as required by the recently revised SPG. 6.2 The dwellings will effectively be cut into the landscape to reflect the contours of the site and to minimise the impact on the existing development to the south. The existing perimeter hedging will be supplemented with additional planting where necessary. Surplus 15
materials arising from the engineering works and road construction will be used to create a landscaped hedgebank along the north western boundary to provide definition to the edge of the site. This hedgebank will be appropriately landscaped, details of which will be provided at the reserved matters stage 6.3 There is capacity in the public foul drainage system to cater for this allocated development of 11 dwellings and ground conditions are appropriate for the use of soakaways for the disposal of surface water. 6.4 The positioning of the proposed access point into the site is the only feasible option and the estate road will be constructed to adoptable standards with each property having off road parking spaces and the larger units will be provided with turning facilities. It is proposed to construct a footpath on either side of the estate road linking into the footway along Nun Street. 6.6 The proposed outline development of the site is unlikely to have an impact on the biodiversity of the area, the historical landscape, the archaeological interests or neighbouring amenity. In summary the proposal complies with the relevant assessment criteria in Policies Policy 5, 11, 13, 15, 29, 30, 32, 44, 45 and 53.of the LDP and SPG s on Affordable Housing If any further information is required please do not hesitate to contact Hayston Developments & Planning Ltd. REPORT PREPARED BY CHRIS WILLIAMS DPTP MRTPI SENIOR PLANNER REPORT PEER REVIEWED BY ANDREW VAUGHAN-HARRIES BSC (HONS) Dip TP MRTPI DIRECTOR/PRINCIPAL PLANNER 16
APPENDICES 17