PLANNING, DESIGN & ACCESS STATEMENT
Land at St Brides Road, Wick
May 2021
T: 029 2073 2652 T: 01792 480535
Cardiff Swansea
E: [email protected] W: www.asbriplanning.co.uk PROJECT SUMMARY LAND AT ST BRIDES ROAD. WICK
Description of development: Full planning application for residential development, new access, landscaping, drainage arrangements and associated works
Location: Land at St Brides Road, Wick
Date: May 2021
Asbri Project ref: 20.235
Client: Wales and West Housing Association
STATEMENT
A C CE S S
&
Asbri Planning Ltd Prepared by Approved by Unit 9 Oak Tree Court Mulberry Drive PLANNING, DESIGN Gwen Thomas Jon Hurley Cardiff Gate Business Park Name Cardiff Planner Director CF23 8RS
T: 029 2073 2652 Date May 2021 May 2021 E: [email protected] W: asbriplanning.co.uk Revision
M AY 2 0 2 1 2 CONTENTS LAND AT ST BRIDES ROAD. WICK
Section 1 Introduction including Brief and Vison 5
Section 2 Site Context and Analysis 7
Section 3 Interpretation 11
Section 4 Pre-Application Discussions 13
Section 5 Supporting Documents 15
Section 6 The Proposal 17
STATEMENT Section 7 Planning Policy Context 20
Section 8 A C CE S S
Appraisal 23
& Section 9 Conclusion 29
PLANNING, DESIGN
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PROPOSED SITE LAYOUT
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INTRODUCTION
Introduction considered a sustainable site, well suited for much needed 1.1 The purpose of a Planning, Design & Access Statement affordable housing. (PDAS) is to provide a clear and logical document to demonstrate and explain the various facets of design and 1.7 It should be noted Future Wales The National Plan 2040 access in relation to the site and to appraise the proposed (adopted February 2021) places its focus on addressing the development against relevant planning policies. It also ‘critically important issue’ of affordable housing provision. presents the details of a planning application in a way that can be read both by professionals and the public. 1.8 Indeed, the Housing Minister states; ‘Future Wales positions our planning system to deliver a prosperous and 1.2 The diagram below, extracted from Chapter 3 of fairer Wales where sustainable living and the efficient use of Planning Policy Wales, summarises the five objectives of resources are the norm. We want to create places that support healthy and active lifestyles...As Minister for Housing and Local good design that should be taken into account when preparing a Design and Access Statement (DAS). The circular Government I am determined to deliver social and affordable nature of the diagram represents the equal weightings that housing and town centre regeneration’ need to be given to each of the 5 Objectives of Good Design: Access; Movement; Character; Environmental 1.9 The brief for the proposed development is to develop a Sustainability and Community Safety. scheme which can accommodate 18no. dwellings to help meet the identified need within the locality. The proposals
1.3 The submitted Planning, Design and Access Statement will complement the existing character of St Brides Road and STATEMENT adheres to guidance embodied in the Welsh Government will be of a scale and density that is comparable to the publication, Design and Access Statements in Wales, existing built form in this area. published in October 2017.
1.4 The statement is subdivided into 9 sections, with the A C CE S S
introductory section followed by an overview of the site’s &
features and context. Section 3 assesses the site’s opportunities and constraints whilst Section 4 recaps pre- application discussions had with the local planning authority. Section 5 summarises the supporting documents submitted alongside this application and Section 6
considers the relevant planning policy. Section 7 details the proposals before section 8 appraises the scheme against the material planning considerations. Section 9 draws the PDAS to a conclusion.
1.5 The proposed development relates to a full planning
permission for residential development, new access point, PLANNING, DESIGN landscaping, drainage arrangements and associated works on land at St Brides Road, Wick.
Brief and Vision 1.6 It is Wales and West Housing Association’s intention to provide high-quality residential development which respects the local character of the area, and integrates well with the established vernacular at Wick. The application site is considered to form a natural rounding off of Wick and is
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SITE IN LOCAL CONTEXT
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SITE CONTEXT AND ANALYSIS
Site Location 2.7 There is one tree group on site, assessed as a Category C 2.1 The site is located immediately north west of the minor (Low quality—optional for retention) designation. Three rural settlement of Wick, within the Vale of Glamorgan. It lies hedgerow groupings have been surveyed, all assessed as some 3.5 miles from the Service Centre Settlement of being of low quality. Llantwit Major. Access 2.2 The site is situated outside the settlement boundary 2.8 Currently, gated access to the site is taken from St Brides (within the countryside) but adjoins Wick settlement Road located to the west of the site. National Cycle Route 88 boundary to the south. Wick is a designated minor rural runs through Wick and is located approximately 160m north of
settlement in the adopted Local Development Plan. The LDP the site, therefore, there are active transport opportunities for confirms “...minor rural settlements can be considered as the residents of the proposed development. The route being functionally linked, emphasising the importance of comprises a 30-mile stretch between Newport, Cardiff, safeguarding facilities as well as facilitating new development Bridgend and Margam Country Park. opportunities.’ 2.9 There is a bus stop located approximately 50m away from 2.3 The Strategy acknowledges ‘the need for some moderate the site and the main services in the village, including a STATEMENT growth in the minor rural settlements to help meet local playground, sports fields, village hall and primary school are housing need and to support existing local services.’ The located between 300m and 800m from the site.
purpose of the Minor rural settlement is to provide for an A C CE S S appropriate level, range and choice of housing, including Surroundings affordable rural housing to meet local need. 2.10 The surrounding area comprises of circa 260 dwellings, & farms, public houses, church, post office and school. A large Site Features area of open space sits along Chapel Road. 2.4 The site comprises a somewhat-rectangular parcel of land which measures approximately 0.46 hectares. 2.11 Further afield, the towns of Cowbridge and Llantwit Major provide access to a wide array of key services as established in 2.5 The site fronts onto St Brides Road (B4265), a route the settlement hierarchy of the LDP. linking Wick to St Brides Major towards the north west and to Llantwit Major south eastwards. There is an existing Residential Context
agricultural gate access into the site from the western 2.12 In terms of the residential context, the settlement PLANNING, DESIGN boundary. The site is bound along all boundaries (bar comprises a mix of architectural styles, resulting in a mixed southern) by established hedgerows. built character and vernacular throughout the village.
2.6 The site is largely level and is abutted to the west by St 2.13 In respect of scale, dwellings are predominantly two- Brides Road. Field parcels adjoin to the north and east. A storey however some bungalows are present within the residential property with associated outbuildings (The settlement. Stables) adjoins to the south.
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SITE LOCATION PLAN
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SITE CONTEXT AND ANALYSIS
Planning History 2.14 A review of Vale of Glamorgan’s online search facilities shows that the site does not have any recent/relevant planning history.
Planning Context 2.15 There are a number of services and facilities located along St Brides Road, namely, Wick Post Office, The Star Inn St James Church, Wick and Marcross CiW Primary School and The Lamb and Flag Public House.
2.16 The site is located in Flood Zone A and is therefore not considered to be at risk of flooding.
2.17 There are no ecological designations on the site. The
‘Beacon Towers Field and Pond’ Site of Importance for STATEMENT Nature Conservation (SINC) is located on the opposite side of St Brides Road.
2.18 The site does not have any specific landscape or historic A C CE S S
landscape designations in the adopted Local Development & Plan.
2.19 The ‘Rhyle Round Barrow’ Scheduled Ancient Monument is located some 450m west of the site and the ‘Buarth Mawr Barn’ approx. 450m to the south. The Wick Conservation Area is some 700m south of the site.
2.20 As already established, the site is directly adjacent to the settlement boundary of Wick and has a distinct physical and visual relationship with the settlement. PLANNING, DESIGN
2.21 The land has a predicted agricultural grade of 3b according to Welsh Government classification maps. The land is also within a Category 2 Limestone safeguarding area.
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PHOTOS OF THE SITE AND SURROUNDING BUILT CONTEXT
Photo of the site approaching southwards along Residential context along St Brides Road The village shop along St Brides Road STATEMENT
St Brides Road
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Residential context along St Brides Road Photo of the site approaching northwards along Residential context along Ewenny Road St Brides Road
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INTERPRETATION
Interpretation Constraints 3.1 The concept for the development of the site has derived • Outside settlement limits - The site is located directly from the following; adjacent to the defined settlement boundary of Wick. As such, compliance with LDP policy MD10 is required in order to establish the principle of developing the Full site analysis including a full desktop study of the • exception site. site and its surroundings; and • Access - The location of the access and associated visi- • Discussions with the client and a full understanding of bility splays need to be balanced with the impact of an the brief and vision of the project. access on the boundary hedgerow.
3.2 The above steps have presented the key opportunities and constraints for the site, which are outlined below;
Opportunities • Affordable Housing - The proposed development will provide a significant contribution towards
affordable housing provision, with 100% of the STATEMENT proposed units comprising affordable housing. This will allow local people and first-time buyers to be able to access property in the area which may have previously been inaccessible due to affordability and
lack of provision. A C CE S S
• Cycling - The National Cycle Network Route Number & 88 runs some 160m north east of the site. This comprises a 30-mile stretch between Newport, Cardiff, Bridgend and Margam Country Park. • Housing Mix - The proposed housing mix will provide a mix of dwellings including houses, adapted bungalows and flats, the provision of which has been discussed with the local authority. • Logical rounding of settlement - The proposed development is located directly adjacent to the settlement of Wick and would comprise a logical PLANNING, DESIGN rounding of the settlement. • Rural location - the site serves as an opportunity to provide high quality rural accommodation to address an evidenced need as detailed in paragraph 5.19 of the adopted LDP.
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PERSPECTIVE VIEW FROM ST BRIDES ROAD
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PRE-APPLICATION DISCUSSIONS
Pre-Application Enquiry Public Open Space 4.1 A pre-application enquiry was submitted on the 28th The response suggested the inclusion of a children’s play February 2019 (reference: 2019/00036/PRE). The pre- space within the development. application enquiry was accompanied by a layout plan which demonstrated how the site could be sympathetically Agricultural Land developed to accommodate up to 19 residential dwellings. The responses noted that the application site is classed as 3b which would be below the BMV threshold, therefore the 4.2 The masterplan that accompanied the pre-app enquiry location of the proposal would be acceptable from an ALC was largely similar to the plan submitted as part of this perspective. planning submission. Ecology 4.3 In summary, the following comments were provided The response advised that a Phase 1 Ecological Assessment be during the meeting with the officer and subsequently within carried out. The application is accompanied by a PEA prepared the written response: by Ecological Services Ltd.
Affordable Housing The Council’s Housing Strategy team were consulted and noted that there is an evidenced need (Local Market Housing
Assessment 2017) for 576 additional affordable housing STATEMENT units per annum in the Vale. In addition, the current waiting list for properties within the ward area is 49. A proposal for 19 units, in terms of quantity, might well be viewed as proportionate to the settlement and it would (or could)
ostensibly meet the remaining criteria, 2 - 5 of Policy MD10 A C CE S S in relation to its potential connectivity and proximity to local services. &
Design and impact upon the street scene The submitted proposals at pre-application stage were considered acceptable with reference to the established vernacular.
Parking and Highway Safety Visibility splays of 2.4m x 85.0m in both directions along the adjacent highway are required to be provided from the means of access, which shall be maintained at all times.
Consideration must be given to ensuring this new PLANNING, DESIGN development is fully accessible by walking and cycling.
Residential Amenity The response highlighted that the development would need to ensure that an adequate level of privacy is maintained and the standards are outlined within the Residential and Householder Development SPG are adhered to.
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TREE AND HEDGEROW ASSESSMENT
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SUPPORTING DOCUMENTS
Summary of Reports 5.5 The report confirms that it is likely that the majority of the Tree Report hedgerows and trees lines will be retained as part of the 5.1 A tree survey has been produced by Arboricultural development. Therefore, no further surveys are recommended, Technician Services Ltd in May 2021 to ascertain the quality instead a reptile mitigation strategy will be required for any of the trees groupings and hedgerows at the site. A total vegetation removal which may affect reptile species. number of 1 tree group; and 3 hedgerows were surveyed on site. All of which had been identified as being Quality 5.6 Minimal external lighting is proposed to ensure that impact Category C (low – optional for retention). The report upon foraging bats is minimised. In terms of hedgerow, this confirms that no trees are identified to be removed to will be replaced in line with section 7 of the Environment Act facilitate the construction of the proposed development (Wales) 2016. design, only a small, 10.5m section of hedgerow is identified to be removed to create the access into the site. The removal
Site Investigation of this hedgerow can be readily mitigated for by suitable 5.7 A Site Investigation report has been prepared by Integral compensatory tree / hedgerow planting. Indeed, the existing Geotechnique to ascertain the ground conditions at the site. gap (agricultural access point) is proposed to be infilled. The report concludes that development can be constructed without any significant long-term adverse impact onto the retained trees or the amenity of the area.
STATEMENT Drainage Strategy 5.2 A drainage strategy has been advanced by Smart Associates which has incorporated the requirements of the Sustainable Urban Drainage Systems legislation. A search of
the public sewer records confirms there is an existing foul A C CE S S water sewer within St Brides Road approximately 125m to the southeast of the development. It is therefore proposed & to connect the development drainage to this existing system, subject to the approval from DCWW and a Section 106 sewer connection agreement. With reference to surface water, a scheme incorporating a variety if Sustainable Urban Drainage features such as swales, rain gardens etc. are proposed. A separate SAB application will be advanced with the relevant authority.
Preliminary Ecological Assessment 5.3 A Preliminary Ecological Appraisal has been advanced by
Ecological Services Wales in October of 2020 to accompany PLANNING, DESIGN the planning application. The site is located adjacent to agricultural fields therefore will need to be designed sympathetically to ensure that wildlife within the area will not be negatively affected by the development.
5.4 The recommendations of the ecology report will be adhered to and will be implemented within the timescales proposed.
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PROPOSED SECTIONS
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THE PROPOSAL
6.1 The planning application relates to a full planning Layout layout is notably green in nature with a large swathe of POS application for residential development, new access, 6.4 The main observations on first viewing the site and its and SUDS features adjoining the internal shared surface route. landscaping, drainage infrastructure and associated works. wider context was that the layout should integrate into the Rear gardens are sizable with areas denoted for sheds and village urban grain and resist being a design led by highway drying lines. Proposed tree planting is shown throughout the Character requirements creating a development which appears to be scheme with further open areas shown to the east of Plot 12 Amount suburban in nature and character. The character of the and west of Plots 11 and 15. 6.2 The current layout proposes 18 no. dwellings which village can be attributed by organic building and comprise the following mix. The mix addresses the identified development growth that has been ad hoc rather than Appearance need as previously discussed between the applicant and the rigidly planned, which gives its inherent rural character. 6.7 The elevational treatment of the dwellings was
Vale’s Rural Housing Enabler. The submitted design has been very much informed by this developed to provide a rural feel to the site, enhancing and analysis and approach. complementing the existing built context at Wick. The • 2 bedroom 4 person house – 4 no. proposed roof finishes are designed to emulate the look and 6.5 It was evident that the frontage of the site from the new feel of slate roof tiles whilst a carefully selected range of UPVC • 2 bedroom 3 person bungalow – 1 no. access point south would be an important infill of this windows will ensure a distinct, well considered character to the • 3 bedroom 5 person house – 5 no. site. Elevational treatments comprise of roughcast render and prominent frontage along St Brides Road. The retention of STATEMENT • 1 bedroom 2 person flat 4 no. the vast majority of the hedgerow minimises the visual stone walling to establish a suitably rural feel without veering impact of the new housing. The retained hedgerow acts as a into pastiche. • 1 bedroom 2 person bungalow 4 no. buffer between the B4265 and the new homes, retaining a
rural feel to the development whilst protecting an Access A C CE S S Total: 18 units.
established boundary. The siting of a 2 bedroom 4 house 6.8 The access point was established with the highways &
(Plot 1) and a 1 bedroom 2 person bungalow (Plot 18) to the department as being most suitably located to the south of the Scale entrance point ensures an attractive scene upon arrival to western boundary, adjoining St Brides Road. This location 6.3 In respect of scale, the properties will be predominantly the development, with the carefully selected material palette would give maximum visibility and would also minimise the two-storey semi-detached dwellings albeit there are also walk (detailed in 6.7) creating a rural feel to the scheme at this amount of hedgerow and trees that would need to be up flats and a bungalow proposed. The walk up flats that are key point. removed. proposed are designed to replicate a semi detached dwelling and are dual aspect to ensure they have adequate amenity and 6.6 The positioning of the units within the site allows the 6.9 Wick hosts the 303 bus route (Llantwit Major to Bridgend) respond positively to the existing built form seen within Wick. adoptable entrance road and parking areas to be a shared which runs an approximately hourly service from shelters along
A bespoke 2 bedroom 3 person adapted bungalow is surface, minimising kerbing and giving cyclists and St Brides Road. Furthermore, National Cycle Network Route 88 PLANNING, DESIGN proposed (Plot 3) which is single storey in height. The one pedestrians priority. Furthermore, the proposed areas of runs along Ewenny Road. The wider route is a 30-mile route bedroom walk up flats and adapted bungalow are included at open space, particularly in a rural setting, would allow an which links, Newport, Cardiff, Bridgend and Margam Country the specific request of the Housing Strategy team to meet a informal extension of the village to be incorporated within Park. specific identified need. The scale of the proposed dwellings the development without formal separation or boundaries, are comparable to the surrounding built form and the allowing the development to become part of the village Landscaping & Biodiversity established character of Wick. rather than an extension to the settlement boundary. The 6.10 The site is to be extensively landscaped which will layout highlights the intention to infill the gap within the mitigate for the loss of the small section of hedgerow required hedgerow established by the current agricultural access. The M AY 2 0 2 1 17 LAND AT ST BRIDES ROAD. WICK
PERSPECTIVE VIEW 2
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THE PROPOSAL
to facilitate the access. In addition the SUDs scheme further drainage techniques. Foul water is proposed to connect to softens the appearance of the layout by incorporating green existing surrounding infrastructure whilst a separate SAB drainage features which will provide both biological and Application will be submitted to the planning authority to amenity benefits to the site. confirm the acceptability of the surface water strategy.
Community Safety Trees 6.11 TAN 12 suggests that community safety can be 6.16 A tree survey has been produced by Arboricultural achieved via design solutions that can aid crime prevention. Technician Services Ltd in May 2021 to ascertain the quality of These include providing natural surveillance, improving the trees groupings and hedgerows at the site. A total number
safety by reducing conflicts in uses, and promoting a sense of 1 tree group; and 3 hedgerows were surveyed on site. All of of ownership and responsibility. which had been identified as being Quality Category C (low – optional for retention). The report confirms that no trees are 6.12 The scheme is to be developed with deference to Secure identified to be removed to facilitate the construction of the by Design standards, thus will ensure a positive relationship proposed development design, only one small 10.5 metre
between private and public space. In this respect, the section of hedgerow is identified to be removed to create the STATEMENT provision of units in their current location and orientation access into the site. The removal of this hedgerow can be enables enhanced natural surveillance of the site in its readily mitigated for by suitable compensatory tree / entirety; ensuring feelings of safety and the provision of hedgerow planting. The report concludes that development surveillance is of paramount importance. can be constructed without any significant long-term adverse A C CE S S
impact onto the retained trees or the amenity of the area. & Environmental Sustainability 6.13 As identified within Technical Advice Note 12, the objectives that developers need to respond to in respect of Environmental Sustainability include that of achieving
efficient use and protection of natural resources, enhancing
biodiversity and designing for change.
6.14 The site will be developed to accord with the latest
Building Regulations standards. The overall sustainability PLANNING, DESIGN principles of the development are therefore considered to be high.
Other Technical Information Drainage 6.15 The drainage proposals have been designed by Smart Associates to accord with current best practice sustainable
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PROPOSALS MAP EXTRACT
Policy Ref Policy Name
SP1 Delivering the Strategy
SP3 Residential Requirement
SP9 Minerals
SP10 Built and Natural Environment
MG1 Housing Supply in the Vale of Glamorgan
MG4 Affordable Housing
MG22 Development in Mineral Safeguarding Areas
MD1 Location of New Development STATEMENT
MD2 Design of New Development
MD4 Community Infrastructure and Planning
Obligations A C CE S S
MD6 Housing Densities &
MD7 Environmental Protection
MD8 Historic Environment
MD9 Promoting Biodiversity
MD10 Affordable Housing Developments outside Settlement Boundaries
Planning Policy Wales PLANNING, DESIGN 7.1 PPW (11th Edition – February 2021) is the principal planning policy document of Welsh Government that should be taken into account in the preparation of development plans and in the determination of planning applications and appeals. The main thrust of PPW is to promote sustainable development by ensuring that the planning system provides for an adequate and continuous supply of land available and suitable for development. It dictates that available land must M AY 2 0 2 1 20 LAND AT ST BRIDES ROAD, WICK
PLANNING POLICY CONTEXT meet society’s needs in a way that is consistent with overall and the wider environment for good health and well- to improve the way in which we achieve the social, economic, sustainability principles. being; environmental and cultural wellbeing of Wales. The LPA must • improve sustainable access to services, cultural act in accordance with the sustainable development principles 7.2 Sustainable development is defined as: opportunities and recreation facilities to support and seek to ensure that the needs of the present are met people to adopt healthy, culturally fulfilled lifestyles without compromising the ability of future generations to
“Sustainable development” means the process of improving the Future Wales meet their own needs. economic, social, environmental and cultural wellbeing of Wales 7.5 Published on the 28th February 2021, Future Wales by taking action, in accordance with the sustainable comprises the first development plan of its kind within Local Development Plan Wales. It is a development plan with a strategy for development principle, aimed at achieving the well-being goals. 7.9 Section 38(6) of the Planning and Compulsory Purchase Act addressing key national priorities through the planning Acting in accordance with the sustainable development system, including sustaining and developing a vibrant 2004 requires that planning application decisions should be
principle means that a body must act in a manner which seeks economy, achieving decarbonisation and climate-resilience, made in accordance with the development plan unless STATEMENT to ensure that the needs of the present are met without developing strong ecosystems and improving the health and material considerations indicate otherwise. The development well-being of our communities. compromising the ability of future generations to meet their plan for the area is the Vale of Glamorgan Adopted Local own needs“ 7.6 The National Plan acknowledged the urgent actions and Development Plan 2011-2026, which was formally adopted by
changes in behaviour that were introduced in response to the Local Planning Authority on 28th June 2017. A C CE S S 7.3 Placemaking is a key thread running through the 11th the COVD-19 pandemic and how they will emerge as permanent features of life. These include using spaces & Edition of PPW. It is described as an “inclusive process, 7.10 On the adopted Proposals Map (extract shown on Page differently, travelling less and spending more time working involving all of those with a professional or persona interest in from home. The Nation Plan notes that the planning system 20), the site is shown to sit beyond the defined Settlement the built and natural environment, which focuses on developing must respond to these changes and contribute to a Boundary and within a Limestone Safeguarding Area. plans, making decisions and delivering developments which sustainable recovery, shaping places around a vision for healthy and resilient places. Planning Policy Wales is the contribute to the creation and enhancement of sustainable 7.11 The LDP policies relevant to the submitted proposals are primary source of detail on how the planning system will places.” support recovery efforts. contained within the table at the centre of Page 20.
7.4 Section 4 of PPW – Active and Social Places defines those Technical Advice Notes Supplementary Planning Guidance places which promote our social, economic, environmental 7.12 The following SPG documents are considered to be
and cultural well-being by providing well-connected cohesive 7.7 The following Technical Advice Notes are considered to PLANNING, DESIGN communities. Places which are active and social contribute to be relevant to this application: relevant to this application: the seven goals of the Well-being of Future Generations Act. The key issues in this theme include: TAN 2 Planning and Affordable Housing; • • Affordable Housing (2018) • ensuring there is sufficient housing land available to • TAN 5 Nature Conservation and Planning; • Biodiversity and Development (2018) meet the need for new private market and affordable • TAN 6 Planning for Sustainable Rural Communities; • Minerals Safeguarding (2018) housing; • TAN 11 Noise; • Parking Standards (2019) • assisting in the delivery of cohesive communities which will meet the needs and are accessible to all members of • TAN 12 Design; and • Planning Obligations (2018) society, including older people; • TAN 18 Transport • Sustainable Development – A Developer’s Guide • tackling inequalities between communities, delivering • Trees, Woodland, hedgerows and Development (2018) services and jobs closer to where people live and 7.8 The Wellbeing of Future Generations (Wales) Act places a acknowledging the importance of inclusive communities duty on public bodies to carry out sustainable development
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PROPOSED ELEVATIONS FOR HOUSE TYPE 6
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APPRAISAL
8.1 This section aims to identify the main issues relevant to extension to the settlement. no other allocations within the settlement. Furthermore, the the determination of the application and assess the 2019 Local Housing Market Assessment established the scheme against the relevant planning policy framework. 8.5 In terms of criterion 1, the applicant, in partnership with annual need for affordable housing in the Vale at 890 units The key material planning considerations are as follows: the Vale of Glamorgan Rural Housing Enabler have from 2019 to 2024. confirmed that the local need for affordable housing at ward • The principle of development in terms of land use level (St Brides Major) is as follows: 8.8 There is therefore an evidenced need for affordable housing in the locality that can’t be met by existing allocated and dwelling density; ST BRIDES MAJOR housing sites. Criteria 1 has therefore been satisfied. • The impact of the proposed development upon the 1 bed 20
character of Wick; 2 bed 13 2. The number of dwellings is in proportion to the size • Any other material considerations. 3 bed 5 of the settlement; 4 bed 1
Principle of Development 5 bed 1 8.9 The proposals comprise the logical rounding of the 8.2 The proposed development is located outside of the 40 settlement with the site adjoining the defined boundary as defined settlement boundary for Wick (as defined by policy
shown on Page 20. STATEMENT 8.6 There is therefore an evidenced need for Affordable MD5) and is therefore within the countryside in policy terms. Nonetheless, LDP Policy MD10 supports Housing within Wick. The proposed housing mix has been 8.10 The proposals comprise 18 no dwellings, whereas the development proposals for affordable housing outside of derived from the above requirements, with the majority settlement comprises circa 260 dwellings this therefore is an
settlement boundaries where they have a distinct physical being 1 bed properties. The mix has been agreed with the A C CE S S
increase of circa 7% in the size of the settlement of Wick. or visual relationship with an existing settlement. MD10 is a authority’s Rural Housing Enabler. & permissive based policy where all 5 criteria need to be 8.11 Whilst we acknowledge that each application is addressed to comply with the policy. As such, each • 2 bedroom 4 person house – 4 no. determined upon its own merit; the scale (unit numbers) of criterion is assessed in turn below. • 2 bedroom 3 person bungalow – 1 no. the proposed development at Wick is comparable to other
• 3 bedroom 5 person house – 5 no. consented rural exception sites within the Vale of Glamorgan 8.3 The LDP States ‘Small scale affordable housing which include: developments will be permitted outside settlement • 1 bedroom 2 person flat 4 no.
boundaries where they have a distinct physical or visual • 1 bedroom 2 person bungalow 4 no. • Land at Pentre Meyrick (2014/00933/FUL - relationship with an existing settlement and where it is development of 13 homes) where Pentre Meyrick demonstrated that: Total: 18 units. previously comprised 14 dwellings. This resulted in a PLANNING, DESIGN
92% increase in the size of the settlement 1.The proposal meets an identified local need 8.7 It must be noted that the proposed scheme is still below Land adjacent to Llangan Primary School, Llangan which cannot be satisfied within identified half of the overall identified need in the ward. It is also • settlement boundaries; (2018/01231/FUL - Residential-led mixed use important to note that a housing allocation within Wick (Ref: development comprising of 13 affordable homes, 2 Housing Allocation 47) has delivered 44 affordable units in additional office buildings, a community building and 8.4 The site is directly adjacent to the settlement of Wick the settlement. Notwithstanding, a current identified need ancillary development) where Llangan had a and undeniably has a physical and visual relationship with remains, reflected within the table at Section 8.5. There are settlement comprising circa 50 dwellings (circa 26% increase in settlement size). the settlement and will result in an extremely modest M AY 2 0 2 1 23 LAND AT ST BRIDES ROAD. WICK
HOUSE TYPE 8 AND 9
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APPRAISAL
• Land off Gileston Road, St. Athan (2017/01263/FUL - 39dph. 8.22 The dwellings are developed presented by Wales and Affordable residential development and associated West Housing who will manage the dwellings in perpetuity. works for 18 dwellings) where Gileston has a 8.17 The LDP Policy MD6 relates to net residential density, Furthermore, the development will be subject to a local settlement comprising circa 35 dwellings (circa 51% therefore the proposals are compliant with density LDP lettings policy whereby the local community will be given increase in the size of the settlement). policy MD6 as the net dwelling density exceeds 25 dwellings priority for the new homes . per hectare. 8.12 Further, it must be emphasized that an assessment 5. The development has reasonable access to the based on pure housing numbers percentage increase is a 8.18 It is also important to compare the dwelling density to availability and proximity of local community crude calculation and somewhat misleading. Whilst this that of the wider settlement as the proposals need to tie in services and facilities. scheme comprises 18no. dwellings; 4no. are 1 bedroom comfortably with the surroundings. The aforementioned walk up flats and 5 are bungalows. The built form of the allocated site (south west of this application site) proposed a 8.23 The site is located within the minor rural settlement of development is therefore more akin to 16 units (counting 2 development density of 31dph which corresponds with the Wick, therefore the settlement hierarchy confirms that: The of the 1 bed walk up flats as one semi-detached dwelling figure proposed by virtue of this scheme. As above, the types of services and facilities typically found within the minor given their similar footprint. To that end the percentage proposed density exceeds the policy requirement and is rural settlements include places of worship, community halls, increase in built form is nearer 6%. considered to reflect the best use of developable area at the small scale retail uses and formal recreational facilities.’ It is site. acknowledged that the settlements will include somewhat 8.13 It is acknowledged that paragraph 7.58 of the adopted limited services and will rely on Primary settlements and LDP states that “Policy MD10 will generally mean 10 or fewer 8.19 It is therefore considered that the proposals comply service centre settlements for major facilities. dwellings, however, in or adjoining some of the larger with criteria 2 of Policy MD10 as well as MD6. STATEMENT settlements, proposals for more than 10 dwellings may be 8.24 Wick boasts a number of Public Houses (Star Inn, Lamb acceptable if required to meet specific need and where the 3. The proposed dwelling(s) will be of a size, tenure and Flag), a school, post office, a church and a large area of number of dwellings is proportionate to the size of the and design which is commensurate with the open space/playing area. Bus stops sit along St Brides Road,
settlement and satisfies all the other criteria against which a affordable housing need; hosting hourly services to Llantwit Major/Bridgend (Route A C CE S S housing development would be judged.” 303). Indeed, the site is well placed in terms of connectivity 8.20 As detailed within paragraph 7.5 of this report the to larger settlements such as Cowbridge and aforementioned & 8.14 Therefore whilst we are proposing 18.no dwellings, the housing need and housing mix has been discussed with the Llantwit Major. development will appear more as 16 no dwellings (in built Rural Housing Enabler at the Vale of Glamorgan Council. In form terms). The scheme is considered in line with MD10 as terms of tenure, they will be TAN 2 compliant and will be 8.25 Therefore, it is considered that the proposals comply the figures are proportionate to the size of the settlement managed by Wales and West Housing with this secured via a with all criteria of policy MD10. The site has a distinct visual with proposed mix addressing an identified need. Section 106 agreement. The dwellings have been designed and physical connection with the wider settlement and has to accord with all relevant design requirements including been designed sympathetically to complement and enhance 8.15 As already established there is an evidenced need for 40 DQR and lifetime homes as required for Wales and West the character of the area. affordable homes within the ward and the scale of the Housing to draw down the relevant grant funding. proposals are comparable to the size of the settlement. The 8.26 The principle of developing the site for 18no. affordable wider need within the authority stands at 890, this was 8.21 It is therefore considered that the size, tenure and dwellings is therefore considered to be acceptable at the
established by the authority’s Local Housing Market design is commensurate with the affordable housing need proposed location. PLANNING, DESIGN Assessment (LHMA) 2019. and will comply with all national and local requirements in terms of quality and need. Criterion 3 has therefore been Trees and ecology Dwelling Density satisfied. 8.27 A tree and hedgerow assessment accompanies this 8.16 In terms of dwelling density, LDP Policy MD6 (Housing planning submission. The assessment notes that the existing Densities) indicates that residential development proposals 4. In cases where the dwelling is to be provided by tree and hedgerow groupings are assessed as being within minor rural settlements will be permitted where the either a private landlord or the intended occupier, Category C in quality, meaning they are considered ‘optional’ residential density is a minimum of 25 dwellings per hectare secure mechanisms are in place to ensure the for retention. The hedgerow to the north sits just beyond the (dph). The proposals provide 18 dwellings with a gross site property shall remain affordable in perpetuity; and red line boundary for the site with the hedgerow to the east area of 0.46ha therefore has a gross dwelling density of requiring some trimming to facilitate the development. The
M AY 2 0 2 1 25 LAND AT ST BRIDES ROAD. WICK
PERSPECTIVE VIEW 3
STATEMENT
A C CE S S
& PLANNING, DESIGN
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APPRAISAL hedgerow abutting St Brides Road is to be retained in situ, Access and Parking notwithstanding a small section which requires removal to 8.33 In order to facilitate a new access point into the site, it facilitate the access point. is necessary to remove a small section of hedgerow towards the south west of the site boundary. The submitted layout 8.28 With reference to ecology, the PEA prepared by highlights proposed visibility splays of 2.4mx144m south Ecological Services Ltd highlights that the presence of Great eastwards and 2.4mx105m in a north westerly direction. Car Crested Newts is considered to be very low. parking provision is considered in adherence with the Notwithstanding, all vegetation removal is to be undertaken principle of the LPA’s maximum parking standards. The site’s in stages and supervised by a licensed GCN ecologist. If at sustainable location in relation to local services and any point GCN are found during work all work will stop transport nodes is considered a key consideration when immediately and advice sought from Natural Resources assessing the need to meet the SPG requirements of 1 space per bedroom. Wales (NRW). This advice may include that work cannot recommence until a development licence from NRW is gained. 8.34 Indeed, PPW11 recognises that Placemaking in development decisions happens at all levels and involves Character of the settlement considerations at a global scale, including the climate 8.29 The proposed development has carefully considered the emergency, down to the very local level, such as considering existing context in terms of amount, scale, density, design the amenity impact on neighbouring properties and people. and materials to ensure that the development complements In 2019, the Welsh Government declared a climate STATEMENT and enhances the character of the area as established in the emergency in order to coordinate action nationally and proposals section of this PDAS. locally to help combat the threats of climate change. The planning system should facilitate the delivery,
decarbonisation and improvement of transport 8.30 LDP policy MD2 details 12 design requirements for new infrastructure in a way which reduces the need to travel, A C CE S S development within the Vale of Glamorgan which again have particularly by private vehicles, and facilitates and increases been considered early in the design process to ensure that the use of active and sustainable transport. & they are incorporated into the design and layout.
8.31 In terms of the existing character of Wick, the settlement has expanded organically with dwellings of various time periods and architectural style to be found. The mix of materials and vernacular are also very varied. As such, the development has provided a traditional style of dwelling which complements the rural feel of the settlement. This is considered to be appropriate and will preserve the rural feeling of the area despite this naturally being a new
development. PLANNING, DESIGN
8.32 The proposed dwellings are of high quality and will comply with the latest building regulations and design quality requirements in terms of materiality. This will ensure that the development is as sustainable as possible and will help address climate change. Proposed elevations indicate the siting of solar panels on roofs.
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LAND AT ST BRIDES ROAD. WICK
STATEMENT
A C CE S S
& PLANNING, DESIGN
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CONCLUSION
Conclusion 9.1 This Planning, Design and Access Statement (PDAS) has been prepared on behalf of Wales and West Housing Association to accompany a full planning application for residential development, new access, landscaping, drainage arrangements and associated works on land at St Brides Road, Wick.
9.2 The amount, scale, layout and appearance of the proposals have been discussed throughout this document and are considered to be in keeping to the surrounding area.
The proposal is considered to make full use of the site’s opportunities and minimises any constraints as far is practicably possible. The layout protects the privacy and amenity of existing residential dwellings surrounding the site, whilst allowing the scheme to integrate well with the existing housing stock.
9.3 The application site is located outside but directly STATEMENT adjacent to the settlement boundary, and as such is not allocated for any form of development. The proposals however comply with all criteria of Policy MD 10 and are therefore considered to be an appropriate Rural Exception
Site. A C CE S S
& 9.4 In light of the above, it is considered that the proposed development has suitably addressed the key material considerations for this site and its approval would provide a quality, sustainable development that would complement and enhance the existing residential context within Wick.
9.5 Consequently, it is considered that this Planning, Design and Access Statement clearly demonstrates that the scheme, as present, complies with the relevant national and local planning policies.
9.6 As such, it is respectfully requested that Vale of PLANNING, DESIGN Glamorgan Council grant full planning consent for the proposed residential development, new access, landscaping, drainage arrangements and associated works on land at St Brides Road, Wick.
M AY 2 0 2 1 29 PLANNING, DESIGN & ACCESS STATEMENT
Land at St Brides Road, Wick
May 2021
T: 029 2073 2652 T: 01792 480535
Cardiff Swansea
E: [email protected] W: www.asbriplanning.co.uk