DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
By DT TECHNICAL SOLUTIONS LTD
DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
Introduction
Synopsis
The purpose of a Design & Access Statement (DAS) is to provide a clear and logical document to demonstrate and explain the various facets of design and access in relation to the application site, and outline planning policy relevant to the proposal. The DAS also acts as a method of demonstrating the details of a planning application in a way that can be read both by professionals and the public. The diagram right, extracted from the Welsh Government guidance on preparing a DAS, illustrates the various considerations that need to be taken into account when preparing such a document. The circular nature of the diagram represents the equal weightings that need to be given to each of the 5 Objectives of Good Design In this respect, the statement is subdivided into six chapters, commencing with a brief overview of the proposal in this section. Chapters 2 and 3 include a description of the site and its features and provide a contextual analysis regarding the local character and surrounding land uses. Chapter 4 identifies the relevant national and local planning policies which provide the framework for appraising the proposed development. In chapter 5, the document examines the evolution in design stages of the proposed development. Following this, chapter 6 explores the relevant design and access facets associated with the scheme, addressing the requirements of each of the 5 objectives of good design.
Proposal
This Design and Access Statement (DAS) has been prepared by DT Technical Solutions to accompany a planning application for the construction of 19 no. residential units with associated access works on Plot D7a of SA1 Swansea Waterfront. The development is underpinned by a guiding vision, namely to create a residential development of high quality which establishes a strong sense of place with its own local distinctiveness, comprising quality house types that integrate with neighbouring buildings and contribute to the established character and appearance of the local area.
Involvement
The submission of this planning application follows a formal pre-application enquiry (Ref: 2016/0912) in which a letter of response from the planning case officer advised that the site is allocated for medical / health usage within the approved SA1 Swansea Waterfront masterplan as referred to in Condition 2 of Planning Permission 2008/0996. Notwithstanding, the enquiry response also acknowledged that the demand for this usage had been satisfied, i.e. dental centre & health centre, and that consideration of an alternative use such as residential would need to be considered. However, comments were received from the urban design department, which are discussed in greater detail in Section 5, and the officer concluded that the preferred use would be for four
By DT TECHNICAL SOLUTIONS LTD
DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA storey apartments within a contemporary designed four storey residential block unless considered commercially unviable then townhouses or other residential form may be delivered.
Site Analysis
Site Location
The application site, highlighted in a red arrow on the OS plan above, comprises of Plot D7a which lies on land along Langdon Road within the administrative area of the City and County of Swansea Council. The site is located approximately 1.6 km to the east of Swansea City Centre and forms part of the SA1 Swansea Waterfront masterplan development.
By DT TECHNICAL SOLUTIONS LTD
DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
Access
The site adjoins Langdon Road which provides the primary access route through SA1 Swansea Waterfront and links up to the wider road network including Fabian Way (A483) to the north and Junction 42 of the M4 motorway approximately 7.5km to the north-east. A transport assessment has been prepared by Hydrock Consulting to support this application.
Site Features
The application site comprises of a broadly rectangular shaped parcel of land measuring approximately 0.281 hectares. The site slopes gently southwards and comprises of an undeveloped vacant plot of land which is characterised by large areas of bare and disturbed ground with some scattered scrub and an earth bund to the Northern boundary.
Boundaries
The boundaries of the site are formed by palisade fencing along the North, South and Eastern boundaries and comprises of an open frontage Western boundary facing onto Plot D7.
Site History
The site is currently vacant and up until recently was occupied as a builder’s yard in conjunction with the development of neighbouring plots at SA1 Swansea Waterfront.
Site Photographs
A selection of photographs are below showing the current conditions of the site are presented.
By DT TECHNICAL SOLUTIONS LTD
DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
By DT TECHNICAL SOLUTIONS LTD
DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
Context Analysis
Land Use Context
The application site lies in a central urban location within the local ward of St Thomas, which is a principally residential area, and is located approximately 1.6 km to the east of Swansea City Centre. As part of the SA1 Swansea Waterfront masterplan development, the site is located within a highly mixed land use context. Whilst a number of immediate neighbouring plots remain vacant – including Plots D8, E1, E2 & E3A to the east – a number of plots have been developed within close proximity to the site. The recently developed residential estate of Harbour Quary lies to the south-west at D5A and Emily Court to the south-east at Plot D9, as well as the residential development on Plot D10. The Village Urban Resort hotel lies immediately north at Plot D2 and Llys Hafan residential estate on Plots D1A and D1B, as well as the Waterfront Community Church on Plot D3 and Neatteath Orthodontists Parkway Clinic on Plot D4. Further examples of developed plots within the Waterfront masterplan development are located to the south and west including the SA1 Medical Centre on Plot A13; the Premier Inn Hotel with Tesco Express Convenience store at Plot A14A; and Admiral Insurance building at Plot A8A & A8B.
Socio-Economic Context
The application site lies in the administrative area of Swansea which is the 2nd most populated County in Wales comprising of 239,023 residents. The site lies in the St. Thomas ward and according to the 2011 Census Data the population of this ward was 7,187 which accounts for 3% of the total population of the County and represents an increase of 12.8% since the 2001 data. The number of households has also increased by 23.3% in St. Thomas ward rising to 3,321 and according to recent household projections for Wales (2011-based), issued by Statistics for Wales, the number of households in Swansea is projected to increase by 21% between 2011 and 2036 rising from 103,500 to 125,300. As a result the average household size is projected to decrease from 2.26 persons per household in 2011 to 2.11 in 2036. In addition, according to data from the Office for National Statistics, in 2011 the households in St. Thomas ward comprised predominantly of one person households aged 65 and over (12.4%) and other one person households (23.7%).
Turning to accommodation type, the 2011 Census data highlights there are 7,187 usual residents in households in the St. Thomas ward, of which 7,173 are in unshared dwellings. According to the data, the majority of residents live in a terraced dwelling (4,396 persons), semi-detached dwelling (1,426 persons) or a flat (1,060 persons).
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
Design Context
As discussed, the site lies within a highly mixed land use context which is also testament to the design context comprising a mix of traditional and contemporary vernacular. In respect of developed plots, there are existing residential units along Langdon Road which range from two-storey dwellings to six-storey apartment blocks with pitched roof and flat roof designs respectively finished predominantly in brickwork with an assortment of contemporary detail and banding. Meanwhile the plots immediately north and west of the site comprise a mix of buildings including the Village hotel which is a flat roof design with render cast walls and timber clad detailing; and the Waterfront Community Church, which is a contemporary monopitch roof design with large glazed areas. A series of images from Google Maps are presented below and overleaf which show the design context of the surrounding area:
Planning Policy Framework
Overview
The planning policy framework for the determination of this application is provided in detail in the accompanying Planning Statement. For a full review of pertinent policies, please refer to the Planning Statement. A summary of the relevant national and local policy is as follows. Planning Policy Wales Planning Policy Wales (PPW) – Edition 7 (January 2016) is the principal document of the Welsh Government which sets out the context for sustainable land use planning policy, within which Local Planning Authorities’ (LPAs) statutory Development Plans are prepared and development control decisions on individual planning applications and appeals are made. PPW identifies (Paragraph 1.2.2) the overall basis on which the planning system is to operate: “The planning
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA system must provide for an adequate and continuous supply of land, available and suitable for development to meet society’s needs. It must do this in a way that pays regard to:- - overall sustainability principles, outcomes and objectives, paying particular attention to climate change as a key sustainability concern; - the Wales Spatial Plan; - detailed policies on the different topic areas set out in this (PPW) document” PPW outlines that applications for planning permission should be determined in accordance with the approved or adopted development plan for the area, unless material considerations indicate otherwise. Paragraph 3.1.3 states clearly that: “Factors to be taken into account in making planning decisions (material considerations) must be planning matters, that is, they must be relevant to the regulation of the development and use of land in the public interest, towards the goal of sustainability.”
TAN 12: Design This Technical Advice Note was revised in July 2014 in order to update new requirements, including those for Design and Access Statements. The TAN provides advice on design considerations and provides a definition of “character”, which is contained within the guidance on designing in context (Para 4.8):- “….. Appraising “character” involves attention to topography; historic street patterns, archaeological features, waterways, hierarchy of development and spaces, prevalent materials in buildings or floorscape, architecture and historic quality, landscape character, field patterns and land use patterns, distinctive views (in and out of the site), skylines and vistas, prevailing users and plan forms, boundary treatments, local biodiversity, natural and cultural resources and local distinctive features and traditions (also known as vernacular elements).”
Development Plan
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning application decisions be made in accordance with the development plan unless material considerations indicate otherwise. The statutory development plan for this site is provided by the City and County of Swansea Unitary Development Plan (UDP) which was formally adopted by the Council in 2008. The application site is located within the SA1 Swansea Waterfront which is a mixed use development site (Policy EC2) comprising of an allocated housing site (Policy HC1(21)) and employment site (Policy EC1(2)).A copy of the SA1 Masterplan is provided overleaf. In this regard, the following UDP policies are considered relevant to the determination of this planning application:
• EV1 – Design
• EV2 – Siting and Location
• EV3 – Accessibility
• EV33 – Sewage Disposal
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
• EV34 – Protection of Controlled Waters
• EV35 – Surface Water Run-Off
• EV36 – Development and Flood Risk
• EC2 – SA1 Swansea Waterfront
• HC1 –Housing Sites
• HC3 – Affordable Housing
• HC17 – Planning Obligations
• AS1 – Access and New Development
• AS2 – Design and Layout
• AS5 – Walking and Cycling
• AS6 – Parking
Supplementary Planning Guidance (SPG)
Places to Live: Residential Design Guide SPG
The Places to Live: Residential Design Guide SPG (adopted January 2014) provides design guidance for infill developments for more than 10 dwellings. The design guide is underpinned by four strategic themes namely ‘Putting people first’; ‘Sense of place’; ‘Creating sustainable places’; and ‘Improving quality’. In this respect the guidance sets out design considerations which are tailored to work from strategic issues down to detailed issues and include a brief overview of the issue, followed by guidance on how the consideration can be addressed to achieve high quality, sustainable, safe and inclusive places to live. The design considerations are identified as Use; Structure; Form; and Detail and the objectives are outlined as follows: Use To create and reinforce neighbourhoods that integrate with the local context, offer a choice of accommodation and provide good access by sustainable travel means to new and
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA existing community facilities. To create vitality, with appropriate development densities supporting a range of services, mixed uses and public transport. Structure To retain existing landscape features, habitats and important species and maximise opportunities for habitat enhancement, creation and management. To create connected layouts that provide choice, and easy access to facilities public transport, neighbours and nearby communities. To provide a varied network of attractive, usable and safe public spaces as part of a hierarchy of places. To create people-friendly streets that allow for necessary vehicular access without giving preference to motor vehicles. To create inclusive residential environments and homes which maximise mobility and foster a sense of independence for all people.
Form To create buildings that are of human scale, which respond to the context and which form a high quality townscape. To create safe and secure places with effective natural surveillance. To provide well designed private and semi-private open space for all dwellings, appropriate to the design character of the area. To provide appropriate parking at discreet but safe locations within the development. Detail To create high quality building design with a distinctive sense of place.
Design Evolution
Overview
A primary issue for consideration in the determination of this application relates to the impact of the proposal upon visual amenities. In this regard, it was integral to identify the primary constraints and opportunities of the site which would inform what form of design would be achievable.
Opportunities and Constraints
The application site comprises of an undeveloped vacant plot of land in a central urban location with good road links which was formerly occupied as a builder’s yard. In this regard, the proposed development provides an opportunity to make an efficient use of this land and integrate it with the surrounding residential land-use context including the residential estate of Harbour Quary to the south-west at D5A and Emily Court to the south-east at Plot D9, as well as the residential development on Plot D10. The site is well defined comprising of a broadly rectangular shaped parcel of land with active frontage along Langdon Road to the south and the Village Inn Car Park to the north. Hence, the site provides an opportunity to promote a design vision for primary frontage and streetscape and in this regard the existing, stopped up, access point along the western boundary facilitates the density of the development along this frontage. In addition, the approved masterplan includes parkland to the south of Plot D7 which provides an opportunity for positive outlooks onto this area of public open space. Notwithstanding this, the latest approved masterplan designates the site for medical and health related uses, whereas the proposed development is for residential use. In terms of land use principles the proposed development does not specifically accord with the
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA masterplan. However it is considered that because the provision of medical and health related uses have been realised on other plots elsewhere within the masterplan area the development of the site for residential use would not compromise the mix of uses envisioned as part of the SA1 Waterfront redevelopment and would be acceptable.
Design Evolution
As discussed at the outset, the submission of this application follows a formal pre-application enquiry response (Ref: 2015/1674) and subsequent meeting with the Local Planning Authority to help refine the urban design qualities of this development.
The original site plan submitted for the pre-application enquiry, presented on the preceding page, incorporated a mixed schedule of accommodation for 17 no. dwellings including 3, 4 and 5bed houses and 1 bed flats. The development was designed around a simple layout comprising a central access road with a
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA row of dwellings fronting Langdon Road to the south and three separate turning heads and parking areas serving dwellings and flats on the north facing boundary of the site. The dwellings were a flat roof design and 3-3½ storeys in height with a reasonably traditional vernacular predominantly comprising of townhouses. However, in response to this scheme, the urban design comments indicated that townhouses would not be appropriate at this location and referred to the plot as a site of transition from the higher density apartments in the west and the town houses in the east. Hence, the urban design comments said that a three storey build form was considered to lack presence and scale to define this key plot and highlighted the need for frontage along Langdon Road to be full four storeys in height as set out in the approved masterplan. In addition, the comments suggested that units in the rear of the site offered no urban structure and should instead be designed to provide an edge along the boundary with the Village Inn Hotel. Lastly, the comments highlighted it would be preferable to develop Plots D7 and D7a comprehensively and acknowledged the need to establish the proposed build form on this adjacent site. Comments were also received from highways in respect of the parking and access arrangements which highlighted the need to amend the parking layout and provide an Autotrack run demonstrating refuse/emergency vehicles can turn within the site. The final scheme is presented overleaf, which demonstrates how the development responds positively to pre-application comments. As discussed at the outset, the scheme is underpinned by the vision to create a residential development of high quality which establishes a strong sense of place with its own local distinctiveness, comprising quality house types that integrate with neighbouring buildings and contribute to the visual amenities of the surrounding street-scene. The following chapter explores the proposed amendments to this scheme and provides a response to the Five Objectives of Good Design including an explanation of the relevant design and access facets.
Response to 5 Objectives of Good Design
Access
One of the key issues surrounding new forms of development is accessibility and how the proposed layout promotes ease of access for all potential users. As shown on the preceding site plan, the proposed development will incorporate a central access road which extends the full width of the site on a east-to west axis and forms a turning head at the north boundary, adjacent to Plots 13 and 14. The access road is formed along the eastern boundary, which is currently stopped up, and will comprise a simple priority junction with kerbed bell-mouth. The roadway is not proposed for adoption albeit comprises an internal dimension of sufficient width to provide access for refuse vehicles and will terminate at the western boundary of the site. It is not proposed that we provide a future access into the adjoining site at Plot D7 as this plot has it's own access. The rear of dwellings face out onto the access road and will comprise of dedicated private driveways with additional areas of visitor parking located on the north edge of the roadway. These dwellings also comprise of an integral garage which, along with the driveway, provides for a minimum of 2 off-street parked vehicles. Furthermore, each dwelling will be accessed by
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA suitably sized walkways which will be laid out in a smooth hard surface designed to provide a level access for residents of all mobility needs. In this respect, it is concluded that the proposal incorporates suitable access and parking arrangements which promote ease of access for all.
Movement
It is now a fundamental part of design standards to ensure that new developments are as accessible as possible by several modes of transport. In this instance, the site lies in a highly sustainable location with excellent links to the wider road network, firstly onto Langdon Road which links up to Fabian Way (A483) approximately 0.5km to the north-west and subsequently Junction 42 of the M4 Motorway approximately 7.5km to the north-east.A bus lane travels westbound further to the north of the site and is designated as a priority bus route. In addition, there are a number of bus stops located within close proximity to the site along Fabian Way and Langdon Road, approximately 0.4km and 0.5km to the north-west and west respectively, which provide services to Swansea Bus Station and a number of neighbouring towns and villages including Neath, Port Talbot, Bridgend, and Maesteg. The Swansea Railway Station is also located within walking distance, approximately 2.2km to the north west of the site, and provides services to destinations further afield including Cardiff, Milford Haven, Manchester Picadilly and London Paddington. As such, it is concluded that the proposal benefits from good movement links to and from the site, including public transport modes thereby reducing the need to travel by private motor vehicle.
Character
The proposal relates to a planning application for the construction of 19 no. residential units with associated access works on Plot D7A of SA1 Swansea Waterfront. The proposal entails a mixed residential development with a schedule of accommodation tailored to the needs of the whole community comprising 6 no. three bedroom houses and 4 no. four bedroom houses, 7 five bedroom houses and 2 one bedroom flats. The proposed development will be built on a site area of 0.281 ha which equates to a proportionally high density of 62 dwellings per hectare and thus makes an efficient use of the land.
Scale
The proposal will entail a mixed residential development comprising units of varying size and scale tailored to the schedule of accommodation and house type. The proposed House Types 4B and 5B comprise four-storey mid-terrace and end-terrace properties with an internal floor area measuring 188 square metres and 189 square metres respectively. Meanwhile House Types 3B comprise of three storey properties with an internal floor area – measuring 125sqm. In this regard, it is considered the proposed development is proportionately scaled in relation to site coverage and the surrounding street-scene context.
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
Layout
As shown on the preceding site plan, the proposed development is designed around a simple layout comprising two rows of dwellings with frontage to the north and south and a central intersecting access road and turning head. The 4B and 5B houses face south onto Langdon Road and comprise of a staggered building line whereby the mid-terrace House 4B steps in from the frontage of the end-terrace 5B which provides for a strong built frontage with its own articulation. The rear elevation also comprise a staggered building line with an individual driveway fronting onto the primary site access road. Directly opposite, the House Types 3B and 1B, are sited at sufficient separation distances and also comprise private driveways with a flush building line fronting onto the Village Inn car park to the north. House Types 3B are semi-detached properties with “L” shaped footprints whilst House Type 1B comprises a detached rectangular shaped property. Meanwhile the various spaces in and around driveways and parking forecourts are delineated by areas of soft landscaping which establishes a sense of place and contributes to a loose urban feel of this high density compact form of development. In addition, each dwelling is designed to respond to contemporary living requirements and thus will comprise of a convenient internal layout.
Appearance
The proposal incorporates a mix of house types of varying design and external appearance, the purpose of which is to establish a strong sense of place. The proposed dwellings express a variety in architectural style and build form including detached, semi-detached and terraced properties which provide the basis for interesting street scenes, rather than individual buildings. In this regard, the south facing terraced properties (House Types 4B and 5B) are four- storey block form which correspond to the prevailing build form fronting Langdon Road and will comprise of flat roof design with large glazed areas and a strong symmetrical disposition. These properties incorporate a fourth storey roof garden with glass balustrade and prominent features including box window designs which contribute to the contemporary vernacular of this development. Meanwhile, properties fronting the Village Inn car park to the north are three-storeys and comprise of flat roofs with a similar pattern of large box windows designed to promote a contemporary urban fabric. The flat roof, in particular, exhibits a more commercial vibe compared to neighbouring pitched roof dwellings in SA1 and thus establishes a development with its own local distinctiveness. The proposal also incorporates a schedule of high quality materials which seek to sustain and enhance the local character, including a mix of facing brickwork walls with reconstituted stone string course, timber cladding, and Rockpanel rockclad, with metal surround windows, and provide for robust properties with fitness for purpose. As such, the proposal establishes a strong sense of place which is in keeping with the character and appearance of the surrounding area and promotes quality house types.
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
5 Bedroom Elevations 4 Bedroom Elevations
Landscaping
As discussed, the site is currently characterised by large areas of bare and disturbed ground with some scattered scrub and therefore the proposed development provides an opportunity to improve the visual aesthetics of the site. In this regard, the proposal comprises an appropriate mix of soft and hard landscaping including the primary site access road, driveways and parking area which will be laid out in concrete block paving with precast concrete kerbs to planted areas. Meanwhile areas of soft landscaping are designated in the front gardens and street-scene which will be laid to grass with raised planting beds and trees that add greenery and thus help soften the visual aesthetics of the site. Furthermore the layout and orientation of the proposed development maximises its positive outlook onto the plot immediately south of the site which is designated an area of public open space as part of the SA1 Waterfront Masterplan Framework.
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DESIGN AND ACCESS STATEMENT
PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA
Community Safety
The application site is well defined comprising of a broadly rectangular shaped parcel of land with active frontage along Langdon Road to the south and the Village Inn Car Park to the north. As discussed, the proposal incorporates dwellings with a contemporary vernacular including large areas of fenestration which helps maximise natural surveillance. The dwellings are also aligned close to the highway verges along the north and south boundaries which already benefits from street-lighting and thus contributes to a development with active frontages. In addition, it is anticipated that a suitably designed scheme of internal street lighting will be an integral part of the development and, as shown in the preceding site plan, each proposed dwelling will be enclosed in an appropriate form of boundary treatment including timber fencing, metal tailings and screen walls. In this respect, the proposal ensures no dead zones are created and therefore creates a development with safe and secure places, dissuading any anti-social or criminal behaviour.
Environmental Sustainability
The proposal represents a highly sustainable form of development which entails a residential development on a plot of land in an urban location within walking distance to essential services and facilities and convenient access to public transport modes. The proposed development will be built to current Building Regulation standards, which will include the use of fire sprinklers and will actively investigate opportunities to maximise the potential for reducing the carbon footprint of the development wherever possible. In this regard, it should be noted the proposed development will be constructed to the latest Welsh Building Regulation standards which entails a commitment to achieve minimum Level 3 on the Code for Sustainable Homes (CfSH) standard. A pre- assessment of compliance has been included with the application for consideration.
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