Community Living Scheme, Bute Street, Butetown

COMMUNITY LIVING SCHEME, BUTE STREET, BUTETOWN

PLANNING STATEMENT

Prepared by LRM Planning Limited on behalf of Cardiff Council

May 2021

Report Control

Project: Butetown Community scheme, Bute Street, Butetown

Client: Cardiff Council

Job Number: 21.126

File Origin: 21.126/6. Reports

Document checking

Primary author: Rhys Jones Initialled: RJ

Review by: Steffan Harries Initialled: SH

Issue Date Status Checked for issue

No rev 07/05/21 Complete SH

Contents 1 Introduction ...... 3 2 Site description and context ...... 5 3 Proposed development ...... Error! Bookmark not defined. 4 Pre-application engagement ...... 12 5 Planning policy framework ...... 14 6 Appraisal ...... 23 7 Conclusion ...... 31

1 Introduction

1.1 This Planning Statement accompanies a full application submitted on behalf the Housing Development team at Cardiff Council to develop a 45-apartment older persons community living scheme, community sports hall and associated works.

1.2 The application seeks consent for the construction of 45 older persons council flats, comprising 35 one-bedroom flats and 10 two-bedroom flats, and a community sports hall. Responding to the Authority’s Older Persons Housing Strategy, the Housing Development Team has identified the need to provide new housing specifically designed to meet the needs of older people in the city. In particular, this scheme is proposed in part to replace the sheltered housing scheme at Nelson House in Butetown. The proposal also includes sustainable drainage proposals, landscape planting, car parking, waste storage facilities and associated infrastructure.

1.3 This Planning Statement forms part of a suite of drawings and documents produced in support of the proposals. The Planning Statement and accompanying technical reports justify how the proposed scheme demonstrates the site’s suitability to accommodate the proposed development. The full suite of documents submitted comprises:

Document Prepared by Reference (if applicable)

Planning application forms LRM Planning -

Planning Statement LRM Planning Apr 2021

Design and Access Statement AHMM Architects Apr 2021

Landscape General Arrangement – Tetra Tech A112688-3_ BranLL 401 Option A

Landscape General Arrangement – Tetra Tech A112688-3_ BranLL 400 Option B

Landscape Design Report Tetra Tech April 2021

Transport Statement Lime Transport April 2021

Noise Assessment Report Wardell Armstrong CA12077 – Apr 2021

Drainage Strategy Landscape Grays Consulting 9850-SK-P1 Option A

Drainage Drawing Strategy Grays Consulting 9850-SK-P1 Landscape Option B

Flood Consequences Assessment Grays Consulting April 2021

Utility Survey Utilimap Acad-former-brandon- tool-hire-Bute Street Cardiff Rev. 01

Topographical Survey Utilimap Acad-former-brandon- tool-hire-Bute Street Cardiff Rev. 01

Geo-technical and geo- TerraFirma 12770 environmental report

1.4 The application is also supported by the following drawings, prepared by AHMM Architects:

Drawing Reference

Proposed Location Plan 20017-B-A-(00)_001

Proposed Site Plan Option A 20017-B-A-(00)_002-P01

Proposed Site Plan Option B 20017-B-A-(00)_003

Proposed Ground Floor Plan 20017-B-A-(00)_010-P01

Proposed First Floor Plan 20017-B-A-(00)_011-P01

Proposed Second Floor Plan 20017-B-A-(00)_012-P01

Proposed Third Floor Plan 20017-B-A-(00)_013-P01

Proposed Fourth Floor Plan 20017-B-A-(00)_014-P01

Proposed Fifth Floor Plan 20017-B-A-(00)_015-P01

Proposed Roof Plan 20017-B-A-(00)_016-P01

Existing Street Elevations 20017-B-A-(00)_200

Proposed Street Elevations 20017-B-A-(00)_201

Proposed East Elevation 20017-B-A-(00)_210

Proposed North Elevation 20017-B-A-(00)_211

Proposed West Elevation 20017-B-A-(00)_212

Proposed South Elevation 20017-B-A-(00)_213

Proposed Section AA 20017-B-A-(00)_310

Proposed Section BB 20017-B-A-(00)_311

1.5 The following sections discuss the site and its context; the proposed development; a summary of pre-application discussions; planning policy context; an appraisal of the development; and a conclusion in respect of the application submitted herein.

2 Site description and context

2.1 The site is located in the Butetown ward, approximately 1km south of Cardiff city centre. It is broadly rectangular in shape measuring 0.29 hectares and is sited on the junction of Bute Street and Hannah Street, only some 175m north of the LDP-defined Bay Business Area. The site is now vacant, but previously comprised of a Brandon Tool Hire store and yard, prior to its demolition. A separate consent to demolish the former use in order to facilitate site redevelopment was approved in 2017 (see paragraph 2.14). The building was formerly built of white painted brick, measuring two storeys in height with a flat roof. The site now comprises of hardstanding and is enclosed by various boundary treatments including timber hoarding, steel palisade fencing and brick wall with metal fence in fill panels.

2.2 Beyond the site boundary, adopted highway of Hannah Street, Bute Street, and Henry Street, adjoin the site to the north, east and south respectively. Henry Street to the west is stopped up. A parking court providing spaces to resident permit holders on Alice Street is also located further to the west. The southern boundary is met by the blank side elevation of a two-storey terraced house.

Context

2.3 To the west of the site is a recently built three-storey apartment building, approved under planning application referenced 13/01239/DCI. The orange-brick building is formed of a three- storey structure with part flat roof and part mono-pitched roof, with the former nearest the application site. The entrance to the building onto Hannah Street is defined by a contrast colour black brick which wraps around the ground floor and continues along the eastern side of the building.

2.4 To the north-west are three-storey apartment buildings of Stefani Court, built of buff brick, with some timber and render elements which have weathered since its development approximately 20 years ago. To the east of the site, beyond Bute Street, is the Butetown train line, providing a shuttle service between Cardiff Bay and Queen Street. It is set above the street with a stone wall forming a barrier between the road and the railway line, with Lloyd George Avenue running parallel to it beyond.

2.5 In the wider context, the site is located in a predominantly residential area, with exceptions being Canal Park to the west and industrial land further to the south-east. The area is generally characterised by predominantly two and three storey buildings comprising a mixture of housing and flats. Radburn style design is prevalent, typified by back gardens bounding streets and parking courts, resulting in limited surveillance and landscaping. In the wider context, there is a mix of residential property types from original docks development from the early 19th century to developments from the most recent past up to present day. Buildings in the area vary in size from the 16-storey tower blocks of Nelson Court to suburban-style two storey houses. The South Wales Islamic Centre forms a local landmark by closing the vista of Hannah Street.

2.6 The range of finishes and colour of materials in the local vicinity is diverse with some properties having been rendered, some brick and some concrete panel. More recent buildings in Loudoun

Square to the north of the site feature the use of glazed blue brick and buff brick.

2.7 Loudoun Square, a local centre referenced R5.2 in the Local Development Plan, is located 220m north of the site on Bute Street. The area was regenerated and completed in 2014 with the creation of new modern facilities to serve the local community and includes a new health centre, shops, affordable homes, and community facilities.

2.8 The site is within walking distance of Canal Park, which lies 210m west of the site, as well as Silurian Park (550m walking distance), with Britannia Park (1km) and Hamadryad Park (1.1km) a little further afield.

Access

2.9 An established gated access point into the site was available on Hannah Street and from the rear parking area, though it is now enclosed by security fencing. A footpath runs along the eastern, northern, and part of the western boundaries of the site.

2.10 North and south bound bus stops are located immediately adjacent the site, on Bute Street, with services 8S, 13 and C8 providing services between Ely and Cardiff Bay, via the city centre, from where access to a range of connecting services to locations within and beyond Cardiff are accessible.

2.11 Cardiff Bay railway station is located 120m south of the site, which lies on the Butetown branch line that provides a 3-minute shuttle service between Cardiff Bay station and Cardiff Queen Street. From Cardiff Queen Street, services are available to the Valleys and to Cardiff Central, from where it is possible to access a number of local, regional, and national locations.

Heritage context

2.12 In relation to heritage assets, the subject site is remote from anything of value. The site is not within a conservation area, nor does it contain or is near any listed buildings. Mount Stuart Square is some 175m south of the site. There are no Scheduled Monuments, Registered Parks and Gardens or other heritage assets within the vicinity of the site which have the potential to be affected by the development proposals.

Flooding

2.13 The Welsh Government Development Advice Maps show the site to be within Flood Zone C1, which demarks areas served by significant infrastructure, including flood defences. The site is protected from tidal flooding by the Cardiff Bay Barrage.

Planning history

2.14 The site benefits from extant planning consent for development of 25 apartments and an A1 retail unit, under a 2016 approval. This, alongside all other relevant planning history for the application site, is summarised below:

Planning reference Proposal Decision

17/00825/MJR Demolition of premises approved under Granted 16/00194/MJR without complying with pre- 03/05/2017 commencement conditions.

16/00194/MJR Demolition of existing warehouse building and Granted workshops and the construction of 25 no. residential 20/07/2016 units and a single retail unit (class A1).

07/01243/C Take down existing warehousing building and Deemed workshops to construct 43 self-contained flats. Withdrawn 17/01/2012

03/00978/C Take down existing warehousing building and Withdrawn workshops to construct 30 self-contained flats. 04/08/2003

03/02522/C Take down existing retail warehouse building and Deemed workshops to construct 29 no. self-contained flats. Withdrawn Phase 1 and 2. 17/01/2012

03/02568/C Development of phase 1 of 12 no. self-contained Refused flats. 24/11/2003

3 Proposed development

Overview

3.1 The proposal aims to develop 45 older persons council flats to provide residential led mixed-use development, including a community centre. The building will comprise 35 one-bedroom flats and 10 two-bedroom flats, community fitness facility, sustainable drainage proposals, landscape planting, car parking, waste storage facilities and associated infrastructure.

3.2 The proposed development follows a ‘three volume’ approach, with two lower wings to the south and west rising to a distinct higher element on the key corner on Bute Street. This results in an L- shaped plan addressing both urban edges and providing a private garden space within.

3.3 The layout seeks to improve the public realm at Henry Street with two options tabled at Pre- Application Consultation stage in order to allow residents to provide their opinion on the preferred option, further detail is provided below. Street trees will also be introduced to this area. It also seeks to address the Radburn type urban form of the local area typified by poorly defined building lines, fragmented routes, broken visual connections and inconsistent public and private relationships. High quality materials are to be used to create an exemplary scheme serving the community.

Scale and massing

3.4 The proposed development is sought to be predominantly six storeys towards the corner of Bute Street and Hannah Street, stepping down to three storeys as it approaches the existing flats to the west on Henry Street and the end of terrace property south of the site on Bute Street.

Appearance and materials

3.5 The elevational treatments of the proposed buildings are contemporary in nature and will consist of a palette of masonry and coated metal, with brick being the primary facing material. The brick tones proposed vary by floor resulting in a lighter façade towards the higher storeys. This will add variety and interest, and break up the massing, with darker brick base along the ground floor, gradually changing to pale, textured brick towards the higher floors. The intention of the primarily brick palette is to create a strong, attractive aesthetic; provide a more durable building; and to minimise maintenance. Reference has been taken from the local built context to ensure that the local vernacular is respected.

3.6 Variation and depth will be provided by projecting and recessing elements, including inboard balconies, entrances, atria, and window openings. The building mass is subdivided into smaller, simpler forms that are more appropriate to the immediate context using vertical breaks. The introduction of a uniform horizontal element at each floor level is an appropriate contextual response, introducing a finer grain to the elevations, and tying together differing functional requirements across the façade.

3.7 Windows and balconies are stacked within a uniform grid in response to the historic context.

Depth provides definition and animation to the façade as lighting conditions change throughout the day. It also gives an impression of solidity and quality, and aids in solar shading and privacy.

3.8 A flat roof is proposed for the building, corresponding to the existing apartment buildings in the vicinity.

Community facilities

3.9 A flexible activity space will be provided for older people both living in the building. The Housing Development Team aim to tackle social isolation and improve access to health and wellbeing services for the older persons in the community. The activity space will not be able to be hired out but will be managed by the Housing Team to run services with a focus on older people.

3.10 This scheme also includes a ground floor community space suitable for the use of sport and exercise clubs and classes. The Council is currently liaising with local community clubs to understand the local requirements and ensure the opportunity for providing a suitable facility is made the most of. At present it is anticipated that the facility would comprise its own separate and secure entrance, exercise room, changing rooms, WCs, a private office, and storage area. The proposed development is able to provide a new facility that is readily accessible to the local community it is intended to serve, meaning that it benefits the immediate locality and an identified need, and also minimises need for use of private motor vehicles.

Henry Street

3.11 As part of the Pre-Application Consultation process, two options are tabled for Henry Street to the west of the site, which is currently closed to traffic with bollards in place.

3.12 Option A proposes to rationalise the closing up of Henry Street, with the pedestrian footway narrowed and bollards moved further south towards Alice Street. Five blue badge spaces would be provided along the western side of Henry Street, perpendicular to the street. It is anticipated that these spaces will be private for use by residents of the development only and the residents of the development will be ineligible to apply for parking permits.

3.13 Option B proposes to open up Henry Street to vehicular traffic as a through-link between Hannah Street and Alice Street. It would include parallel parking bays on both sides, providing six blue badge spaces available for use by residents of the development who are blue badge holders as well as others in the community. The use of these spaces will be monitored and if it is established that these spaces are used by non-residents, then Henry Street could become subject to the same parking restrictions as the surrounding roads, with residents of this development, therefore, eligible to apply for parking permits.

Access and parking

3.14 Pedestrian access for residents will be available facing directly onto Bute Street, with two further entrances via stair cores from Henry Street and on the southern side of the building. Life access is available from ground floor to all floors above. Independent access into the building for the community fitness facilities will be via Henry Street.

3.15 The residential element of the scheme is for older persons who will, in most cases, not have access to a car and will largely travel on foot, electric scooter, bus or train. The site benefits from good proximity to a number of services and facilities at Loudoun Square and Cardiff Bay, whilst public transport links provide convenient access to destinations further afield, meaning less need to travel by car.

3.16 The building proposes a shared bicycle and electric scooter store in a safe and secure location on the ground floor accessible via the main entrance. The storeroom proposes to accommodate three stands each capable of storing two bicycles each and 10 electric scooter spaces.

3.17 The Council’s Parking Standards require elderly persons housing schemes to provide bicycle storage capable of accommodating one space per 10 units, which would equate to five bicycle spaces for this scheme. A storage area capable of accommodating six bicycles and 10 scooters is therefore compliant for the residential element of this scheme.

3.18 A total of 20 cycle parking spaces will be provided for the community sports hall. These are provided externally on the corner of Hannah Street and Henry Street.

3.19 A minimum of five car parking spaces are provided to the west of the site off Henry Street, replacing existing car parking spaces. The Council is currently exploring the opportunity to allocate these parking spaces to residents of the new community living scheme. This is in accordance with the Managing Transportation Impacts (SPG). The SPG requires a maximum of one car parking space per bedroom in Central areas for older persons developments within Use Class C3, with no minimum standards required.

Ecology

3.20 There is limited opportunity on site for inhabitation by protected species, given that it is formed of hardstanding / compacted rubble. The former buildings on site were demolished relatively recently and the site is in an urban area. The site is therefore of minimal value for biodiversity.

Landscaping

3.21 The site has no current vegetation of value; thus any new planting would be an improvement. In this regard, new trees will be planted along the boundary of site to improve the visual appearance and biodiversity of the scheme, with smaller trees and a mixture of evergreen deciduous shrubs and plants with bold foliage planted within the site.

3.22 Landscaping has been developed holistically alongside the architectural layout and sustainable drainage proposals. A detailed landscaping strategy by Tetra Tech accompanies this application. Given the constrained nature of the site, in an urban setting fronting onto Bute Street, the provision of amenity space along the boundaries of the site are a positive impact in terms of amenity provision for future residents. The amenity space for residents of the building will comprise two new gardens for residents found on the ground floor and third floor. These spaces will be designed with elderly persons in mind for leisure and recreation. They will also improve biodiversity and integrate rainfall management by including sustainable drainage features.

3.23 The development is also seen as an opportunity to improve the public realm directly adjacent the site helping to knit the scheme into its context through providing raingardens on Bute Street. Landscape improvement will strengthen the north-south route along Henry Street including new trees and shrub planting. It will also create a clearly defined boundary to the scheme demarcating private and public spaces.

3.24 Roofs are used as additional amenity spaces for residents and to promote biodiversity. On the upper floor, each flat has a recessed balcony providing residents with access to a private outdoor space.

Drainage

3.25 Sustainable Drainage (SuDS) has been considered from a very early stage in proceedings. In this regard, design input from consultant drainage engineers have informed the site layout, with space for SuDS at ground level integrated into landscape proposals. Predominantly, rain gardens with attenuation below the filter layer are proposed, with tree and shrub planting addressing the SuDS guidance on surface water drainage. SuDS features are also proposed along the boundaries of the site.

Noise

3.26 A noise assessment by Wardell Armstrong accompanies the application. To ensure minimal impact from the neighbouring roads, railway line, and the proposed ground floor community use, double glazing and an alternative means of ventilation are proposed in order to allow the windows to remain closed should the occupant choose. These measures are intended for the eastern and northern façades facing Bute Street and Hannah Street respectively. Western and southern façades of the development do not require any mitigation nor does the external space. Additionally, noise limits are proposed to ensure the proposed community sports hall will have an acceptable impact on existing and proposed receptors. Vibration from the railway is not an issue for the proposed development.

4 Pre-application engagement

Pre-application discussions with Local Authority

4.1 A pre-application written response was received from the Local Authority on the 3rd February 2021 in relation to the development. The comments received from the Local Planning Authority concluded that it is an ambitious and striking project which should be readily welcomed development in this area of Butetown on the basis that scale and layout are satisfactorily addressed. It was also noted that the provision of a community sports facility is notable and should be celebrated.

4.2 The design team at the Authority commented that there are aspects that need resolving in order to gain full confidence that the development will meet Policy KP5 (Good Quality and Sustainable Design). The proposal should minimise overshadowing and overlooking to an acceptable degree into the existing gardens. Many aspects of the proposal were positive in urban design terms, including the introduction of street trees. The introduction of the brick building would lift the area and sit well next to more recent buildings with depth on the elevations proving interest.

4.3 Comments from the Tree Officer supported the introduction of street trees subject to sufficient root available soil volume to support healthy long-term growth. Shared Regulatory Services stated that activities associated with the previous warehousing and workshop use may have caused the land to become contaminated. In addition, former landfill sites have been identified within 250m proximity of the proposed development thus, conditions were suggested to be imposed to any future consent in order to prevent the introduction of materials containing chemical or other potential contaminants.

4.4 The Transport Officer stated no in-principle issues that the layout showed Henry Street opened up as a through-link between Hannah Street and Alice Street. The Highways Authority would look to adopt it, subject to the applicant demonstrating its suitability. Further detail was requested to demonstrate whether the development area lies within adopted highway land.

4.5 With regards to cycle parking, the Highways Officer responded on the basis of the proposal being sheltered housing, whereas it is in fact C3 use, where the cycle parking requirements would be one space per 10 units. It was confirmed that it would be acceptable for some of those to be offset by mobility scooters.

4.6 The Noise Officer requested a Noise Impact Assessment to establish the potential impacts of existing noise sources upon the development, taking into account the road and rail network, vibration from the rail network, plant machinery, as well as noise levels that can be expected from all activities relating to the ground floor community use including anticipated hours of operation, plant, and deliveries. The council’s Ecologist had no concerns and suggested biodiversity enhancement measures in the form of bat and bird boxes to be incorporated into the new building.

4.7 The regeneration officer supported the provision of a community sports facility on the ground floor. As this community facility would be provided on site, there would be no request for

additional funding should a planning application be submitted.

Design Commission for Wales (DCFW)

4.8 An independent design review was organised with the Design Commission for Wales (DCFW) on the 12th November 2020, who supported the aspirations of the proposal and commended the time allocated for design evolution, concluding that it should result in a scheme that works well within its surroundings. Comments were received regarding community engagement, drainage easements, the mixture of uses, communal space, and permeability. Regarding the easement, it was considered to present a problem and an opportunity, and at the time, further design work was suggested in order to ensure that it becomes a successfully designed and pleasant space.

4.9 It was suggested that the development would benefit from activating the street frontage for the community club, in order for it to engage more successfully with the wider public realm. In respect of the permeability, it was suggested it should be realistically addressed to ensure no concerns about the security and safety of residents.

5 Planning policy framework

5.1 The planning policy context for the determination of this application is provided by national and local planning policy guidance. National guidance is set out within Future Wales, Planning Policy Wales, and its accompanying Technical Advice Notes. Local policy comprises the adopted Cardiff Council Local Development Plan (adopted 2016), and its supporting Supplementary Planning Guidance (SPG) documents.

Future Wales: The National Plan 2040

5.2 Future Wales is Welsh Government’s top-tier national development framework. It is a strategy for addressing key national priorities through the planning system over the next two decades, including sustaining and developing a vibrant economy, achieving decarbonisation and climate- resilience, developing strong ecosystems, and improving the health and well-being of our communities.

5.3 It is a spatial strategy which does not seek to take decisions that are most appropriately taken at the regional or local level, but does provide a strategic direction for all scales of planning and sets out policies and key issues to be taken forward at the regional scale. One of the key aims of the document is to address issues which Welsh Government consider to be a priority at this time, with affordable housing identified as a critically important issue throughout Wales.

5.4 The document follows a sequential structure, with each section building on the previous one as follows, ‘Wales: An Overview’, ‘Setting and achieving our ambitions’, ‘Strategic and Spatial Choices: Future Wales’ spatial strategy’ and ‘The Regions’.

Wales: An Overview

5.5 This chapter provides a broad overview of the country and its intricacies. It is a very high-level overview of the country, however it identifies housing, particularly affordable, as a key issue to address throughout the country stating that ‘Good quality affordable homes are the bedrock of communities and form the basis for individuals and families to flourish in all aspects of their lives. Future Wales provides evidence of the need for housing across Wales at both a national and regional level. This evidence demonstrates the need for a focus on increasing the delivery of social and affordable homes.’

Setting and achieving our ambitions

5.6 A focus of Future Wales is to provide quality development in the right places for the right reasons. 11 Future Wales Outcomes are set out within the chapter, which collectively are a statement of where Wales wants to be in 20 years. Every part of Future Wales is concerned with achieving these Outcomes.

5.7 Each Outcome commences with the prefix ‘A Wales where people live…’ building on the statement to provide a vision of Wales in 2040. Of particular relevance to the proposal are the following outcomes, all following the same prefix:

• A Wales where people live:

o 1 ‘…and work in connected, inclusive and healthy places’, o 3 ‘…in distinctive regions that tackle health and socio-economic inequality through sustainable growth’, o 5 ‘…and work in towns and cities which are a focus and springboard for sustainable growth’, o 7 ‘…in places where travel is sustainable’, o 9 ‘…in places that sustainably manage their natural resources and reduce pollution’, o 10 ‘…in places with biodiverse, resilient and connected ecosystems’, and o 11 ‘…in places which are decarbonised and climate-resilient’.

Strategic and Spatial Choices: Future Wales’ spatial strategy

5.8 One of the opening paragraph’s state that “the spatial strategy supports the Future Wales Outcomes. Decisions taken at a national level, including Welsh Government investment choices, will reflect the principles of the strategy and make positive contributions towards the national placemaking objectives.” Cities and large towns are identified as the main development areas through co-locating homes, jobs, and services in these areas, aiming to utilise untapped potential of places and their infrastructure. Among the places identified to achieve this growth, referred to as National Growth Areas is Cardiff, identified in Policy 1, ‘Where Wales will grow’ within the same National Growth Area as the Valleys and Newport. A total of 19 policies are identified within this chapter. These include ‘Strategic Placemaking’, ‘Supporting Urban Growth and Regeneration’, and ‘Delivering Affordable Homes’, among others. The latter notes that providing homes in Wales at levels which meet our needs is a key priority and shift in delivery is required to meet this basic human need.

The Regions

5.9 Regional planning will play an increasingly important role in the future, and this chapter provides a strategic vision for North, Mid Wales, South West and South East regions, focusing on large scale projects and less on housing, it is therefore of lesser relevance to the proposal. The South East is the most populous region, and includes Cardiff, a priority area for the Strategic Development Plan.

Planning Policy Wales

5.10 Planning Policy Wales (PPW) is the principal national planning policy document which sets out the land use policies of the Welsh Government (WG) against which development proposals should be assessed. The latest version is the eleventh edition, published in February 2021.

5.11 The main thrust of PPW is to ensure that the planning system contributes towards sustainable development and improves the social, economic, environmental, and cultural well-being of Wales. Placemaking lies at the heart of PPW, with policy and development management decisions required to seek to deliver development that adheres to these principles.

5.12 In a bid to ensure placemaking is prioritised, and in order to aid in implementing the Well-being of Future Generations Act, policy topics within PPW have been grouped under four themes, namely ‘Strategic and Spatial Choices’; ‘Active and Social Places’; ‘Productive and Enterprising Places’; and ‘Distinctive and Natural Places’. Each of the four headed chapters is supplemented by detailed and

interwoven policy, which seeks to work together in delivering sustainable places.

5.13 PPW promotes action at all levels of the planning process which is conducive to maximising its contribution to the well-being of Wales and its communities. In this regard it seeks to achieve WG’s well-being goals. All statutory bodies in Wales carrying out a planning function must exercise those functions with the principles of sustainable development as defined in the Well- being of Future Generations Act. Accordingly, paragraph 1.18 of PPW states emphatically that ‘legislation secures a presumption in favour of sustainable development’.

5.14 Figure 4 of PPW covers the Key Planning Principles of WG in seeking to achieve “the right development in the right place”. Development proposals must seek to deliver development that addresses these outcomes, albeit paragraph 2.20 recognises that not all of these outcomes can necessarily be achieved under every development proposal.

5.15 Another Key Planning Principle of WG is facilitating accessible and healthy environments, stating in Figure 3 that “Our land use choices and the places we create should be accessible for all and support healthy lives. High quality places are barrier-free and inclusive to all members of society. They ensure everyone can live, work, travel and play in a way that supports good physical and mental health.”

Strategic and Spatial Choices

5.16 It is indicated within PPW that the first stage of the assessment of proposals must take place in respect of Strategic and Spatial Choices. In this regard it is stated that “Effective strategic placemaking requires early collective consideration of placemaking issues at the outset… when developing specific proposals”.

5.17 Paragraphs 3.3 to 3.18 of PPW highlights the importance of good design in “creating sustainable places where people want to live, work and socialise”. To achieve good design development, proposals need to meet the five overarching aims of design which comprise of access, character, community safety, environmental sustainability, and movement.

5.18 Paragraph 3.6 states that

“Development proposals must address the issues of inclusivity and accessibility for all. This includes making provision to meet the needs of people with sensory, memory, learning and mobility impairments, older people and people with young children. There will often be wider benefits to be gained through the sensitive consideration of such provision, for example, whilst the presence of visual cues will be invaluable in assisting those with hearing loss to engage in a noisy environment, a navigable environment will benefit all. Good design can also encourage people to meet and interact with each other, helping to address issues surrounding loneliness. Good design must also involve the provision of measures that help to reduce the inequality of access to essential services, education and employment experienced by people without access to a car. Design measures and features should enable easy access to services by walking, cycling and public transport.”

5.19 Accessibility is covered between paragraphs 3.49 and 3.52, wherein it is stated that the overarching aim of spatial strategies should be minimising the need to travel, reducing reliance on

the private car, and increasing walking, cycling and use of public transport.

5.20 PPW seeks to ensure that proposals achieve a broad balance between housing, community facilities, services, and employment opportunities in both urban and rural areas should be promoted to minimise the need for long distance commuting. Major generators of travel demand, such as housing, employment, retailing, leisure and recreation, and community facilities should be sited within existing urban areas or areas which are, or can be, easily reached by walking or cycling, and are well served by public transport.

5.21 PPW indicates at paragraphs 3.61 to 3.63 that development should be located so that it can be well serviced by existing or planned infrastructure.

Active and Social Places

5.22 A key theme of PPW is creating places that are active and social, this includes sustainable transport provision for housing development. The opening paragraphs to this chapter include the following aspiration of PPW:

“New development should prevent problems from occurring or getting worse such as the shortage of affordable homes, the reliance on the private car and the generation of carbon emissions.”

5.23 PPW places importance on locating development so as to minimise the need to travel and increasing accessibility by modes other than the private car.

5.24 In terms of car parking paragraph 4.1.50 indicates that “A design-led approach to the provision of car parking should be taken, which ensures an appropriate level of car parking is integrated in a way which does not dominate the development. Parking provision should be informed by the local context, including public transport accessibility, urban design principles and the objective of reducing reliance on the private car and supporting a modal shift to walking, cycling and public transport. Planning authorities must support schemes which keep parking levels down”.

5.25 In respect of housing, WG recognises the importance of a home to people’s lives and indicates that the planning system must:

• “identify a supply of land to support the delivery of the housing requirement to meet the differing needs of communities across all tenures; • enable provision of a range of well-designed, energy efficient, good quality market and affordable housing that will contribute to the creation of sustainable places; and • focus on the delivery of the identified housing requirement and the related land supply.”

5.26 Paragraph 4.2.5 states that “Planning authorities should plan for a mix of market and affordable housing types to meet the requirement and specifically consider the differing needs of their communities.”

5.27 Paragraph 4.2.25 states that “a community’s need for affordable housing is a material planning consideration which must be taken into account in formulating development plan policies and determining relevant planning applications.”

5.28 PPW appreciates the importance of community facilities and their contribution “to a sense of place which is important to the health, well-being and amenity of local communities and their existence is often a key element in creating viable and sustainable places.”

Productive and Enterprising Places

5.29 This section relates primarily to economic development, tourism, infrastructure, the rural economy, energy, and waste, and is thus less applicable to this proposal.

Distinctive and Natural Places

5.30 This chapter of PPW covers a range of topics, including cultural heritage matters, natural assets, and environmental quality. The opening statement of the chapter states that:

“Development proposals should be formulated to look to the long-term protection and enhancement of the special characteristics and intrinsic qualities of places...Problems should be prevented from occurring or getting worse. Biodiversity loss should be reversed, pollution reduced, environmental risks addressed and overall resilience of ecosystems improved.”

5.31 Paragraph 6.2 relates to Green Infrastructure and notes that “at a local scale, [green infrastructure] might comprise parks, fields, public rights of way, allotments, cemeteries and gardens. At smaller scales, individual urban interventions such as street trees, hedgerows, roadside verges, and green roofs/walls can all contribute to green infrastructure networks.” Green infrastructure provides multiple benefits for social, economic, and cultural as well as environmental resilience. These benefits are important in domestic environments where they can facilitate health and well-being related benefits.

Technical Advice Notes

5.32 The following Technical Advice Notes (TANs) are of relevance in the consideration of these proposals.

• TAN 2 – Planning and Affordable Housing (2006) • TAN 12 – Design (2016) • TAN 16 – Sport, Recreation and Open Space (2009) • TAN 18 – Transport (2007)

5.33 TAN 2, published in June 2006, is of relevance to affordable housing developments, providing practical guidance on the role of the planning system in delivering affordable housing.

5.34 TAN 12 relates to Design and was updated in March 2016. It provides advice and information on a number of related areas including the definition of design for planning purposes; design considerations in planning decisions; and local planning authority design policy and advice.

5.35 TAN 16, titled Sport, Recreation and Open Space, supports the provision of outdoor facilities such as playing fields, recreation grounds, play areas, footpaths, cycle routes and woodlands, appreciating the significant health and environmental benefits for the community.

5.36 TAN 18, which was published in March 2007, deals with Transport matters, and advocates locating development where there is good access by public transport, walking and cycling, generally advocating development at sustainable sites.

Well-being of Future Generations Act

5.37 The Well-being of Future Generations Act imposes a duty on public bodies to carry out sustainable development in accordance with the sustainable development principles, and to act in a manner which seeks to ensure that the needs of the present are met without compromising the ability of future generations to meet their own needs. Its content is sought to be delivered through the planning system via the intertwining of the Act through PPW.

Local Development Plan

5.38 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning application decisions should be made in accordance with the Development Plan unless material considerations indicate otherwise.

5.39 The statutory development plan for this site is the Cardiff Council Local Development Plan (LDP) which was adopted in January 2016. The LDP vision for the city is to ensure that “By 2020…Cardiff will be a world class European capital city with an exceptional quality of life and at the heart of a thriving city-region”. To achieve its vision, a number of key objectives have been identified. These include:

• To respond to evidenced economic needs and provide the necessary infrastructure to deliver development; • To respond to evidenced social needs; • To deliver economic and social needs in a co-ordinated way that respects and enhances Cardiff’s environment and responds to the challenges of climate change; and • To create sustainable neighbourhoods that form part of a sustainable city.

5.40 The site is located well within the settlement boundary of Cardiff and is not subject to any designations. It can therefore be classed as ‘white land’, whereby the principle of development on this site is acceptable, subject to material planning considerations. For context, the site is some 175m to the north of the Bay Business Area.

5.41 Policy KP1 relates to level of growth and states that “brownfield sites will continue to play an important role and windfall provisions will form part of the provision for new homes as land uses within the city continue to evolve”.

5.42 Policy KP5 relates to Good Quality and Sustainable Design and requires all new development “to be of a high quality, sustainable design and make a positive contribution to the creation of distinctive communities, places and spaces by responding to the local character and context of the built and landscape setting”. It also aims to provide “healthy and convenient environment for all users that supports the principles of community safety, encourages walking and cycling, enables employment, essential services and community facilities to be accessible by sustainable transport and maximises the contribution of networks of multi-functional and connected open spaces to encourage healthier

lifestyles”. This links to Policy T1, which aims to promote walking and cycling through providing access to employment, essential services, and community facilities within an accessible distance.

5.43 Policy KP13 (Responding to Evidenced Social Needs) is of relevance, stating that “a key part of the successful progression of the city will be to develop sustainable neighbourhoods, tackle deprivation, and improve the quality of life for all”. It sets an affordable housing target of 6,646, which will be achieved through a set of objectives including:

• Providing a range of dwelling sizes, types, and affordability. • Supporting the vitality, viability and attractiveness of existing District and Local Centres and their regeneration. • Encouraging provision of a full range of facilities and community infrastructure that are accessible to all by walking, cycling and public transport. • Supporting regeneration of deprived communities within the city. • Encouraging enhancements of communities through better equality of access to services for all, creating places that encourage social interaction and cohesion. • Designing out crime and create communities which are and feel safer.

5.44 In line with policy KP13, policy H3 (affordable housing) aims to assist the Council to meet evidenced housing need by seeking appropriate affordable housing contributions from new residential developments in the city.

5.45 Policy H6 (Change of use or redevelopment to residential use) deems it acceptable for redevelopment to residential use when land is no longer required for its existing or former use, the development contributes to meeting housing requirements and that necessary community and transportation facilities are accessible or can be readily provided or improved.

5.46 Policy C1 (Community facilities) is also relevant to this proposal. The policy supports new community facilities that are readily accessible to the local community, that are intended to serve by sustainable travel options, and where they do not result in adverse impacts on the local highway network and local character.

5.47 Policy C5, relating to the provision for open space, outdoor recreation, children’s play and sport, aims to enhance the opportunities for healthy recreation and leisure activities in line with LDP objectives for sustainable living.

Policy Relating to

Key Policies

KP1 Level of Growth

KP3(B) Within the Settlement Boundary

KP5 Good Quality and Sustainable Design

KP6 New Infrastructure

KP7 Planning Obligations

KP8 Sustainable Transport

KP12 Waste

KP13 Responding to Evidenced Social Needs

KP14 Healthy Living

KP15 Climate Change

KP16 Green Infrastructure

Housing

H3 Affordable Housing

H6 Change of Use or Redevelopment to Residential Use

Environment

EN8 Trees, Woodlands and Hedgerows

EN12 Renewable Energy and Low Carbon Technologies

EN13 Air, Noise, Light Pollution and Contaminated Land

EN14 Flood Risk

Transport

T1 Walking and Cycling

T5 Managing Transport Impacts

T6 Impact on Transport Networks and Services

Community

C1 Community Facilities

C3 Community Safety / Creating Safe Environments

Provision for Open Space, Outdoor Recreation, Children’s Play and C5 Sport

C6 Health

Waste

W2 Provision for Waste Management Facilities in Development

Supplementary Planning Guidance (SPG)

5.48 In addition to the above policies, the following SPG are relevant to this application:

• Archaeology and Archaeologically Sensitive Areas (July 2018); • Energy Efficient Designs for New Residential Development (December 1995); • Green Infrastructure (November 2017), comprising of: o Ecology and Biodiversity Technical Guidance Note o Trees and Development o Protection and Provision of Open Space in New Development o Soils and Development • Managing Transportation Impacts (Incorporating Parking Standards) (July 2018); • Planning Obligations (January 2017); • Residential Design Guide (January 2017); • Tall Buildings Design Guide (January 2017); and • Waste Collection and Storage Facilities (October 2016).

5.49 The Tall Buildings SPG defines tall buildings outside the city centre and the Bay as ‘buildings which are double or more than double height of surrounding properties or significantly taller in terms of actual height and number of floors’. Accordingly, at six storeys in height at its maximum, this proposed development must be assessed as such.

5.50 The SPG goes on to state that ‘well-designed tall buildings in appropriate locations have the potential to add significant value to Cardiff. They can enhance skylines and provide recognisable landmarks that can serve to promote the city on a national and international stage.’ It further states how higher density buildings are able to promote sustainability and conserve land resources. The city centre and Cardiff Bay strategy areas are considered suitable locations for tall buildings. The site is some 175m outside of the defined Bay area. A series of criteria are provided within the SPG, against which any proposals for tall buildings must be assessed.

6 Appraisal

Overview

6.1 This section of the Planning Statement aims to identify the main issues relevant to the determination of the application and assesses the scheme against the pertinent considerations.

• The principle of the development of this site in land use policy terms. • The design of the proposed development including its impact on local character. • The highways impact of the proposed development. • Other material considerations, including noise; flooding; ecology; trees; and drainage.

Principle of the development

6.2 The site lies in a highly sustainable location within Butetown and is identified as “white land” within the settlement boundary, whereby the principle of development on this site is acceptable, subject to material planning considerations. The site lies 1km from the city centre and within 250m walking distance of Loudoun Square local centre and Bute Street district centre, which host a range of amenities and community facilities. The site is vacant following the demolition of the Brandon Tool Hire buildings and lies within an established residential area.

6.3 The principle of residential development is established by virtue of its location within a predominantly residential area; the lack of site-specific allocation or designation within the LDP; and the extant outline permission (app ref: 16/00194/MJR) for the development of 25 apartments and a retail unit. Additionally, the site lies in a sustainable location well within the settlement boundary.

6.4 A key in-principle policy that must be considered is H6, which covers proposals for the ‘Change of Use or Redevelopment to Residential Use’, due to the extant lawful use of the site being for a builders’ merchant. Given the demolition of all structures associated with that use, its prior closure, and the residential nature of the immediate vicinity, the principle of the residential redevelopment of the site is firmly established.

6.5 With regards to the proposed community facility, Policy C1 Community Facilities accepts proposals for new community facilities as long as five tests are satisfied. These are discussed as follows:

Policy requirement Response

i. The facility would be readily accessible to the The site lies in a highly sustainable location local community it is intended to serve by meaning members who live locally can travel public transport, walking and cycling; to the facility without a car limiting any impacts on the local highway network and local character. A bus stop lies immediately

adjacent the site on Bute Street, Cardiff Bay station is within walking distance and cycle provision is provided on site, together these encourage sustainable modes of transport to users of the facility.

ii. The facility would not unduly prejudice the Noise mitigation measures will be amenities of neighbouring and nearby implemented in line with recommendations of residential occupiers; the noise report to ensure that the proposed development would not unduly prejudice the amenities of neighbouring and nearby occupiers.

iii. The facility would not detract from the The proposed development makes use of a character and appearance of a property or redundant, derelict site and will be a the locality; significant improvement to the streetscene.

iv. The facility will not lead to unacceptable As discussed under point i. the site lies in a parking or traffic problems; and highly sustainable location minimising the need to travel by car. The accompanying Transport Statement confirms that there is sufficient space on neighbouring streets to accommodate any traffic from the proposed community use.

v. The facility is designed with the greatest The community facility will be adaptable as a possible flexibility and adaptability to fitness facility to serve other community accommodate additional community uses classes increasing its flexibility. without compromising its primary intended use.

6.6 Provision of housing on this site will aid in addressing the need for additional older persons’ affordable housing throughout the Authority identified in Policy KP1. Broadly, adherence with local policy is also demonstrated, with the LDP vision being to respond to evidenced social needs and create sustainable neighbourhoods that form part of a sustainable city.

6.7 The Tall Buildings SPG provides a sequence of criteria that must be complied with in order to demonstrate acceptability. These are considered as follows:

6.8 Beginning with the first list of criteria, which states that ‘all tall building proposals must demonstrate that’:

• There would be no negative impacts on important views or vistas. The site is located along Bute Street, a key historic route between the city centre and Cardiff docks. It is linear in nature and thus views are preserved on a north-south axis, with the building able to offer a landmark along the route. • The character or setting of heritage assets is not harmed. The site is remote from any

heritage assets, with the Mount Stuart Square conservation area sufficiently remote from the site. • The proposal will be a positive feature in skyline & streetscape, either by complementing a cluster of tall buildings or forming a strategic landmark. Though not forming a cluster of tall buildings, there are instances of three storey buildings in the site proximity which aid in punctuating the area, as well as the 16-storey buildings of Nelson House. Moreover, this proposed development is seeking to create a landmark along Bute Street, rather than complement an existing cluster. • No material harm is caused by overshadowing or overlooking. The scale and massing of the building at this corner would not result in an overbearing and un-neighbourly form of development. • There will be walking and cycling accessibility to sustainable transport and local facilities. The site is located in a highly sustainable location between the city centre and the Bay, with strong walking, cycling and sustainable transport links.

6.9 Continuing with the second list of conditions that tall buildings must adhere to, which commences ‘detailed proposals will’:

• Exhibit exceptional architectural standards: elegance in form, silhouette and quality of materials. The appointment of award-winning architectural practice AHMM has demonstrated the applicants’ intent to ensure superlative design standards. The building proposes high-quality and durable materials, with tonal bricks to be complemented by horizontal stringers, and projections and recessions in the structure that provide depth and variety. • Maximise activity through ground floors uses and fenestration. The ground floor will be the most active floor, with the communal accommodation associated with the residential use all located on ground floor, as well as the focal community sports facility that will ensure activity and visual interest. This is all aided by increased floor to ceiling height and generous fenestration at ground level. • Provide the highest standards of building performance, safety, inclusivity and adaptability. The building is designed to Welsh Government’s Development Quality Requirements (DQR) standards, Lifetime Homes, and the Housing our Ageing Population: Plan for Implementation (‘HAPPI’) guidance. All of these measures ensure longevity of use of the building for occupants, • Include exemplary cycle storage, low car parking levels and integrated servicing, recycling and waste storage. Car and cycle parking standards are adhered to, with a compromise between scooter and cycles provided due to the demographic of the end users. This has been agreed with the Local Authority’s Transport Officer. Waste storage requirements are similarly adhered to. • Prove that the development will not create adverse microclimatic effects. There is no evidence to suggest any adverse microclimatic effects. Though classed as a tall building within the definition of the SPG, the structure is only partly six storeys and is not sufficiently constrained within its curtilage to demonstrably create any wind tunnel effects. Similarly, potential for shadowing, solar glare and might-time illumination is no greater than many existing buildings in the vicinity. • Deliver significant enhancements to the public realm. The building will vastly enhance

public realm through its active ground floor, landscape planting, and significant improvement upon the current derelict site.

6.10 Compliance with PPW is demonstrated, which advocates siting new development within existing urban areas and the use of previously developed land. Further, the development also assists in PPW’s aim to tackle the shortage of affordable homes; and assisting in promoting sustainable residential developments to enable people to live independently and safely in their own homes for longer.

6.11 Accordingly, as evidenced by the support the applicant has received from the Authority during pre-application discussions, the principle of the development is firmly established.

Design of the development

6.12 The design, by AHMM Architects, has sought to provide an exemplary development through high quality design and materials that adheres to modern principles of placemaking and construction, resulting in the creation of a complementary streetscape that takes into consideration the wider setting.

Layout

6.13 The site layout has been informed by an iterative process, commencing with an assessment of the site context and constraints. Particularly, the privacy and ambient light standards for neighbouring properties on Henry Street, Hannah Street and Bute Street; the area’s urban form typified by a Radburn estate layout; passive surveillance and visual connections associated with the parking courts and public realm to the west of the site; the solar orientation; the proximity of the rail line; and the existing sewer running through the site north to south.

6.14 In addition, the development is designed to meet the Housing Development Team’s older persons living specification, Welsh Government’s DQR standards, Lifetime Homes and the HAPPI guidance. Thereafter, a number of design iterations have been undertaken in order to arrive at the proposed layout submitted herein.

6.15 The layout seeks to address the Radburn type urban form of the local area typified by poorly defined building lines, fragmented routes, broken visual connections and inconsistent public and private relationships. To address these points, the building seeks to reinforce and strengthen the urban block by maintaining the building line along Bute Street and Hannah Street, providing the main entrance onto Bute Street, and strengthening and improving surveillance to the north-south route along Henry Street and the parking court to the rear.

6.16 The building provides active frontages onto Bute Street and Hannah Street and comprises 45 one- and two-bedroom more accessible flats designed for older persons on the upper floors with a host of complementary non-residential facilities provided on the ground floor.

6.17 The impact of the building at street level has been considered, in order to ensure active ground floor uses are shown on the frontages to Bute Street and Hannah Street comprising the main entrance/reception area, the flexible activity room, resident’s lounge overlooking an internal

private garden, wellness suite (for residents), guest suite, staff room and community sports facility. A refuse store and bicycle/scooter storeroom are also located on the ground floor.

6.18 The scheme includes a well-defined private residents’ garden on the ground floor that will benefit from its south facing aspect, overlooked from flats above. This space will also be secure and accessible to residents only. Complementing this submission is a landscaping scheme, where tree and shrub planting will aid in addressing the SuDS guidance on surface water drainage.

6.19 On the upper floors, each flat has a recessed balcony, providing residents with access to a private outdoor space and enlivening Bute Street and Hannah Street throughout the day and night. A second residents’ garden is also proposed on the third floor.

Scale

6.20 The scale of the proposed development is appropriate in that the scheme has been designed holistically with input from various stakeholders including the Design Commission for Wales. Via a combination of siting, scale and context, there are no significant amenity concerns arising. The building will contribute positively to the streetscape, having been designed carefully with the existing two and three-storey context. It provides a stepped massing, transitioning from six- storeys at its highest point on the key north-west corner down to three-storeys to the west and south, adjacent to existing neighbours, respecting the established relationship.

6.21 The building rises to six-storeys on the corner of Bute Street and Hannah Street which is an appropriate response given the prominence of the corner and the strategic significance of Bute Street as a route linking the city centre and the Bay; a route highlighted to grow in significance according the LDP. The scale and massing of the building at this corner would not result in an overbearing and un-neighbourly form of development. Dwellings to the north are located over a highway from the proposed development and are a sufficient distance away to ensure no overlooking. In addition, the design of the building proposes to use a light-coloured palette of materials to reduce any visual bulkiness and add elegance to the scheme. This is further explained within the accompanying Design and Access Statement prepared by AHMM.

6.22 The overall scale and height of the building, which is predominantly three and four storeys, also ensures that its prominence overall in the skyline will be limited meaning less impact on more distant views towards the Bay and the city centre where the closest heritage assets are also located. There is also no adverse visual impact on the local Mosque on Alice Street.

6.23 The development steps down to the south and west, where the scale reduces to three- and four- storeys respectively.

6.24 High-quality design and materials will ensure quality and longevity of the building and aid in assimilation of the building into its context despite the difference in scale. The depth in the facade design will create an aesthetic quality expected by the Local Planning Authority without compromising on maintenance implications and the brick palette responds well next to more recent buildings.

6.25 Together these considerations justify the taller building within the predominantly two and three-

storey context. The benefits of the new community facility also weigh heavily in favour of the scheme, offering substantial community benefits as part of the proposed redevelopment.

Character and appearance

6.26 In terms of the appearance of the proposed development, a contemporary approach is sought. The elevations are shown as primarily brickwork, with a complementary palette of re-constituted stone, pre-cast horizontal stringer that circles each floor for aesthetic interest, and to break up the façades. Brick offers better durability and indeed more visual appeal than render, when designed correctly. In this regard, the proposal will use orientation and brick colour to offer a tonal variety, which will provide visual interest. Variation and depth will be provided by projecting and recessed elements, as well as balconies. Large apertures provide a number of positives, including more pleasant living environments, solar gain, and more interesting façades.

6.27 Good urban design is demonstrated within many aspects of the proposal. This includes the retention of key trees and new landscaping which will accommodate persons with early on-set dementia in its ethos. High-quality materials and detailing will vastly enhance the existing vernacular, aiming to reflect elements of character and context in the locality, making use of a vacant site.

Renewable energy

6.28 In respect of renewable energy, the scheme will be expected to achieve Welsh Government’s 2025 energy performance standards and will reflect an energy strategy that will achieve a SAP rating of ‘A’ using a high standard of fabric efficiency and low carbon heating, minimising environmental impact and reduce ongoing running costs for tenants. A communal heating system is being considered, utilising ground source heating alongside renewable technology such as solar photovoltaics with batteries as appropriate.

Summary

6.29 The design proposals at hand demonstrate a compliance with LDP policy KP5 and the Residential Design Guide SPG, which provide a series of design principles that development must adhere to. The development also successfully promotes a placemaking agenda, as highlighted in PPW and Future Wales as being a key principle for successfully delivering sustainable development in Wales. In this regard, the design of the site creates a positive sense of place through its character and its relationship both with existing adjacent dwellings and within the site itself.

6.30 This, in tandem with the positive review provided by the DCFW panel, demonstrate that the proposed development would be a suitably designed and appropriate addition to the streetscape in this location.

Landscaping

6.31 The development includes ample amenity space for its future residents including both a communal garden and balconies, with good provision made for planting and ventilation. In addition, the trees planted on site improve the ecological credentials of the site. To the west, the

on-street parking on Henry Street is beneficial in increasing activity in this space through providing a space for people to come and go as well as providing incidental parking for users.

6.32 The SuDS proposals, including rain gardens, will also complement and enhance the external spaces, to the benefit of the end users. In general terms, the proposed garden space to the rear of the building is highly accessible for future occupants, designed to accommodate persons with early on-set dementia in its ethos.

Highways

6.33 The site lies in close proximity to a range of facilities and amenities within Loudoun Square and in the Bay, which reduce the need to travel. When travelling further afield is required, the site has excellent connectivity to public transport links and also offers walking and cycling routes to those within the development who are able to benefit from these.

6.34 High quality cycle parking is provided in a secure, easily accessible internal storage for residents of the development and a separate storage will be provided for community centre. Cycle parking for the community centre will be provided on the corner of Hannah Street and Henry Street. Provision of mobility scooter storage for residents of the development is provided in a secure and easily accessible storage area shared with the cycle store. Together, these will contribute towards reducing the car parking demand and encouraging active travel.

6.35 The proposal complies with cycle parking standards for older persons dwellings, which requires one space per ten units in central areas. It is proposed to provide three cycle parking stands (six spaces) for the residents and 10 mobility scooter spaces. The residential cycle/mobility scooter storage will be provided within a secure, accessible, and convenient location on the ground floor to the north of the building off Hannah Street. As for the community facility (D2 use class), a total of 20 cycle parking spaces will be provided. This is in line with requirements set out within the Managing Transportation Impacts SPG.

6.36 Car parking is provided in line with the maximum standards set out in the SPG, elderly person dwellings that fall within Use Class C3 (Dwelling properties) are required to provide a maximum of one space per unit in Central areas. The SPG states that “limiting the provision of parking in these central areas of the city is necessary to manage the demand for travel by car to central Cardiff and encourage travel by public transport, walking and cycling in order to achieve the Local Development Plan target of a 50:50 modal split”. No minimum requirements are provided, thus the minimum of five spaces provided, is policy compliant.

6.37 Both options for Henry Street improve the existing situation, with neighbours input welcomed to decide on a preferred option.

6.38 In accordance with the parking standards, no parking is required for the fitness club, given that the site falls within the central area. However, in the event that there are any visitors, there are shared residential/2 hour limited waiting bays provided on the northern side of Hannah Street that could be used.

Flooding

6.39 The site’s location within Flood Zone C1 necessitates need for a Flood Consequences Assessment (FCA). Accompanying this submission is an FCA prepared by Grays Consulting (April 2021) which considers the risk of flood. It has concluded that although the site is liable to flood via both fluvial and tidal flooding in the extreme event, as evidenced by the extant consent on site, Natural Resources Wales (NRW) are accepted that tidal flooding is mitigated by the presence of the Cardiff Bay Barrage. Accordingly, it is justified that no design amendments are required in order to mitigate against the impact of flooding, in line with Technical Advice Note 15. See accompanying FCA for more details.

Other material considerations

6.40 Noise – The accompanying noise report by Wardell Armstrong assesses the impacts upon the site from the road traffic and railway. The assessment also considers the impact of the proposed community facility on existing residential receptors. The results of the noise survey indicate that noise sensitive rooms facing Bute Street and Hannah Street will require mitigation due to traffic noise and the railway. Noise limits are required to ensure the proposed community facility will have an acceptable impact on existing and proposed receptors. Noise sensitive rooms are recommended to have double glazing and an alternative means of ventilation to allow the windows to remain closed should the occupant choose.

6.41 Ecology – the site’s ecological status is of minimal value given that it comprises of hardstanding / compacted rubble. The former buildings on site were demolished relatively recently, and their demolition would have been subject to consideration from an ecological perspective. It is therefore concluded that the proposed redevelopment of this site would not be unacceptably constrained by biodiversity issues.

6.42 Trees – No existing trees will be affected by the development. A number of new trees are proposed to be planted on site. Overall, the landscaping proposals will seek to enhance the quality of the trees on the site with up to eight proposed to be planted subject to which option is decided for Henry Street. Overall, the landscaping proposals will vastly enhance the quality and nature of soft landscaping on the site.

6.43 Drainage – The development proposes to utilise sustainable drainage methods to manage the surface water from the entire site. This will be in the form of planting areas to collect stormwater. An application will be made to the Sustainable Drainage Approving Body (SAB) in due course, but the principles proposed are well advanced based on active and frequent dialogue between SAB and the design team. Foulwater is proposed to be discharged into the existing public sewer.

7 Conclusion

7.1 This Planning Statement is produced in support of proposals for the residential-led mixed use development of 45 older persons council flats, associated communal rooms and accommodation, and a community fitness facility. The proposal includes sustainable drainage proposals, landscape planting, car parking, waste storage facilities and associated infrastructure.

7.2 The principle of the development is established by the nature of the site’s location within the settlement boundary. In addition, the development proposes a scheme of much-needed affordable older persons’ accommodation supporting key principles of both local and national policy. There is also precedent for the residential development of this site as evidenced by the extant full planning permission for 25 apartments.

7.3 The provision of the new community facility is a significant factor of the scheme, advocated by officers and DCFW. It will play an important role in the development of a vibrant neighbourhood by creating a sense of place and providing opportunities for social interactions.

7.4 The design proposes a high-quality build of varied tone brick finish, which complements existing materials and form in the site vicinity through its clear and sympathetic architectural language. The design ensures no amenity impact on existing residents and complements the local area, holistically showing compliance with the Local Authority’s Tall Buildings SPG.

7.5 Sustainable transport credentials for the site are excellent, with public transport provision within walking distance, and frequently used cycle and pedestrian routes linking the site. Cycle storage for residents and parking for visitors are provided on-site, and the volume of car parking is proposed at a level that will not dominate the streetscene. Potential noise, arboriculture and ecological impacts have been assessed and concluded as not resulting in any adverse impact.

7.6 Wellbeing goals of the Well-being of Future Generations Act (WFGA) are adhered to through this application in that there would be no significant or unacceptable impacts upon the achievement of wellbeing objectives as a result of the application being approved and development being carried out. PPW brings the objectives of the Act into clearer focus in a planning context, thus through compliance with PPW, adherence to the WFGA is demonstrated.

7.7 In conclusion, the proposal offers an opportunity to provide older persons’ homes and a community sports facility in a sustainable location which will promote active travel and encourage a shift to more sustainable modes of transport whilst providing much needed homes and aiding in meeting the housing requirements of the city. The site accords with sustainable development principles through its location within the settlement boundary and its previously developed status. The development is a suitable and positive addition to the streetscene that exhibits clear adherence to placemaking standards, and there are no known technical constraints to the development of this site. On this basis, it is respectfully recommended that Cardiff Council put this application forward for approval.

LRM Planning May 2021