Planning, Design and Access Statement
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PLANNING, DESIGN AND ACCESS STATEMENT MERTHYR TYDFIL HOUSING ASSOCIATION LAND AT EAST STREET AND UPPER UNION STREET, DOWLAIS PLANNING, DESIGN AND ACCESS STATEMENT On behalf of: Merthyr Tydfil Housing Association In respect of: Land at East Street and Upper Union Street, Dowlais Date: July 2018 Reference: Author: ST/OR DPP Planning Sophia House 28 Cathedral Road Cardiff CF11 9LJ Tel: 029 2066 0265 E-mail [email protected] www.dppukltd.com CARDIFF LEEDS LONDON MANCHESTER NEWCASTLE UPON TYNE Merthyr Tydfil Housing Association Contents 1.0 INTRODUCTION ................................................................................. 4 2.0 APPLICATION SITE AND CONTEXT ..................................................... 6 3.0 SUMMARY OF THE APPLICATION PROPOSAL ..................................12 4.0 PLANNING HISTORY AND PRE-APPLICATION ADVICE ......................15 5.0 PLANNING POLICY CONTEXT ...........................................................19 6.0 PLANNING ASSESSMENT .................................................................24 7.0 DESIGN & ACCESS CONSIDERATIONS ..............................................30 8.0 CONCLUSIONS .................................................................................39 APPENDICES Appendix 1 – Site Location Plan Appendix 2 – Conservation Area Plan Land at East Street and Upper Union Street, Dowlais 3 Merthyr Tydfil Housing Association 1.0 Introduction 1.1 This Planning, Design and Access Statement has been prepared in support of a planning application, submitted on behalf of Merthyr Tydfil Housing Association, in relation to the following development proposal: “Proposed development of 12 new build affordable residential development, including associated retaining walls, parking, access and new footpath arrangements.” 1.1 This Statement outlines the context within which the application is made, and provides a detailed examination of the main planning considerations raised by the proposals, together with reasoned justification in support of the proposed development. 1.2 The statement is structured as follows: • Section 2 provides a description of the characteristics of the site and surrounding area, and details regarding the planning history associated with the site; • Section 3 provides details of the development proposals; • Section 4 outlines the background and planning history of the site; • Section 5 outlines the relevant planning policy framework in relation to the site and the development; • Section 6 assesses the proposals in terms of the planning considerations; • Section 7 assesses the proposal in terms of its Design & Access; • Section 8 sets out our conclusions. Land at East Street and Upper Union Street, Dowlais 4 APPLICATION SITE AND CONTEXT Merthyr Tydfil Housing Association 2.0 Application Site and Context 2.1 The application site is located in Dowlais and is bounded by East Street, Commercial Street, and Upper Union Street as outlined in the plan below along with a copy of the location plan is enclosed in Appendix 1. The application site measures approximately 0.18ha in area. The site is a relatively steeply sloping site - falling to the south towards East Street. 2.2 The site is bounded to the north by Upper Union Street and the Cancer Aid Merthyr unit. To the east of the site beyond Commercial Street is Dowlais Market Gardens and Market Street. To the south is East Street, a predominantly residential street which accommodates two storey dwellings which, due to the topography of the area, are set at a lower level to the street. West of the site is a car park associated with Dowlais Library and open land. 2.3 The proposed site is located within the settlement limits of Dowlais as defined by the Local Development Plan (LDP) and is located to close to local amenities. The Conservation Area 2.4 The site is located within the Dowlais Conservation Area. The plan below has been extracted from the Conservation Area Management Plan, with the application site circled blue ( larger scale version of the plan is appended in Appendix 2. The area embraces the surviving examples of the Dowlais industrial, social and religious heritage. The building are mostly Victorian with some Georgian era properties generally incorporating stone and render finishes with slate or concrete tiled roofs. At the core of the conservation area is an area of public open space (to the east of the site), which historically accommodated the old market hall and police station. It is identified in the Dowlais Conservation Area Character and Management Plan that the development of the site in question offers the potential to improve the quality/ character of the area. Land at East Street and Upper Union Street, Dowlais 6 Merthyr Tydfil Housing Association 2.5 The below historical image (with the application site outlined red) indicates that this block was previously made up of buildings fronting onto the surrounding streets, with the Market Buildings to the east and the Stables to the north east. 2.6 The Dowlais Conservation Character Appraisal and Management Plan, adopted January 2014 acknowledges the opportunity of development potential on land adjoining the Cancer Aid Centre (the application site) to help enclose square and enhance the appearance of the area. 2.7 The key characteristics of the conservation area relevant to the consideration of this application is: • Mostly Victorian with some Georgian era properties. Land at East Street and Upper Union Street, Dowlais 7 Merthyr Tydfil Housing Association • 2 and 3 storey buildings, interspersed with larger and taller civic buildings (church, library, social clubs) • Materials are generally stone and render with a mix of slate and concrete tiles for roofs. • Mostly residential uses interspersed with civic uses such as the library and social clubs. • Loose grid street pattern • Public open space at core of conservation area. Built Form and Character 2.8 The below images seek to illustrate the variations in the character of the surrounding development and which are relevant to the discussion in respect of the design of the scheme: Land at East Street and Upper Union Street, Dowlais 8 Merthyr Tydfil Housing Association 2.9 The above images are reflective of the key characteristics of the conservation area in that they highlight the use of stone, render and varying roof finishes. The more recent addition to the conservation area, the Cancer Aid Centre (bottom left) shows how a modern interpretation of the established character can be sympathetically incorporated, in that the elevations are predominantly render but the design includes some stone elements. Accessibility 2.10 Dowlais is located to the north east of Merthyr Tydfil itself, however, it benefits from a good range of facilities and services. The below plan seeks to illustrate the main facilities and services, and the bus stops in the area. Local Centre Community Centre Primary School Infants School Library Post Office Bus Stops 2.11 In terms of accessibility, the site can be easily accessed by a number of modes of transport. Bus stops are located on Victoria Street beyond Church Street to the west of the site and on High Street which is located south of East Street. Services 28 and 35 operate from Victoria Street, with services 1, 2 and X4 from High Street. All of these services provide direct access to either Merthyr Town Centre, or to other locations where additional services and facilities can be accessed. Land at East Street and Upper Union Street, Dowlais 9 Merthyr Tydfil Housing Association 2.12 Two schools are located within very easy walking distance of the site, additional services, including a library, post office and other shops are also within easy walking distance with the local centre being the furthest away, albeit still at a very accessible location. Land at East Street and Upper Union Street, Dowlais 10 THE APPLICATION PROPOSAL Merthyr Tydfil Housing Association 3.0 Summary of the Application Proposal 3.1 Merthyr Tydfil Housing Association seeks planning permission for the erection of 12 affordable residential units (C3 Use Class) together with associated retaining walls, parking and access arrangements. The 12 residential units will be set out as follows: • 4 x 2 bed 4 person houses; • 6 x 1 bed person walk up flats; • 2 x 2 bed 3 person adapted bungalow. 3.2 The two bungalows will be located at the northern end of the site accessed off Upper Union Street. The front courtyard will be shared and include four parking spaces, incorporating a turning area. As can be seen on the illustration below, the building will be finished in a mix of stone and render, reflecting the character of the adjoining Cancer Aid unit and wider conservation area. 3.3 In terms of the houses, these are traditional two storey dwellings with rendered elevations and good qualityartificial slate roofs. The properties are located directly onto the new footpath on the northern side of East Street which ensures additional space at the rear for amenity space. Due to the topography of the land, the rear gardens are terraced - providing two reasonable, DQR compliant, spaces. Two parking spaces for each unit is provided off East Street. Land at East Street and Upper Union Street, Dowlais 12 Merthyr Tydfil Housing Association 3.4 In terms of the flatted development, again this is a two-storey structure which turns the corner onto commercial street. Three flats are provided on the ground floor with an additional three at first floor level. Five of the six flats will be accessed from East street whereas one of the first-floor units will be accessed off Commercial Street. 3.5 The two main elevations of this building are proposed to be clad in stone with the East Street elevation including a rendered porch structure. 3.6 As highlighted above, a new footpath is proposed along the northern side of East Street and turning the corner up commercial street, joining onto an existing footpath which currently ends outside the Cancer Aid unit. 3.7 Car parking and operational space will be provided within the development. The parking allocations comprise of 1 parking space per flat, 2 per house and 2 per bungalow. As such, a total of 18 car parking spaces are proposed to serve the residential development.