Design & Access Statement - (Outline Application)

Re sidential Development & Additional Park & Ride Car Park Proposal

Ref: 1403 At Garth Works, Taffs Wells. Revision A: September 2013 – Layout amended. Revision B: September 2013 – Updated Layout, Extra information added. 1 Design & Access Statement

GARTH WORKS, TAFFS WELLS

Contents

1.0 Introduction 2.0 Policy Context 3.0 Site Analysis 4.0 Economic, Social & Character Analysis 5.0 Response to Context 6.0 Community Safety 7.0 Accessibility and Movement 8.0 Indicative Design Layout 9.0 Sustainability 10.0 Conclusion

2 1.0 Introduction

Existing Site. The land parcel in question is approximately 3.406 Hectares. Located opposite Taffs Well railway station, approximately 2.4km (1.5 miles) from Junction 32 of the M4 via the A470 and 10km (6 miles) from Cardiff city centre. It is approximately 400 metres from the existing site entrance to the centre of Taffs Well (using the railway bridge). The site is bound by the A470 to the East and Moy Road to the West. Beyond Moy Road is the main railway line from Aberdare and Merthyr Tydfil to Cardiff. The existing site consists of self contained industrial and office units

Development Proposals. In essence, the development will seek to deliver a residential scheme comprising of: – Mixed size residential units with off street parking & secure garage parking. – Percentage of Housing Association units including flats. – Open Space areas. – Extension to the existing ‘Park & Ride’ car park facility

All of the above components are equally important in enabling the Scheme to be delivered as a comprehensive development.

3 2.0 Policy Context

Rhondda Cynon Taf Local Development Plan up to 2021 - Adopted March 2011 • The Local Development Plan (LDP) is a land use document which sets out how the County Borough will be developed over 15 years. Some areas will be identified for new development whilst other areas will be protected. The LDP will also contain detailed policies which will control the form of new development and setting out what new development should look like.

• The proposals map (shown below) illustrates the local policies for the Taffs Wells area. These policies are guided by more general region and national planning objectives through various guidance and technical advice notes.

• The proposals will deliver a Residential area. The whole site subject to this Outline planning application is within the settlement boundary as depicted by policy SSA13.

4 2.0 Policy Context

National Planning Guidance Planning Policy Wales (PPW, Edition 5, November 2012) PPW outlines the importance of design as a means to protect the environment, promote social inclusion and enhance quality of life. In addition to this, PPW recognises that careful planning can help to reduce the need to travel, especially by private car and enhance access to new development by public transport, bicycle and on foot.

Chapter 4 of PPW deals with promoting sustainability through good design and recognises good design to mean relationship between all elements of the natural and built environment. It should go beyond aesthetics and consider social, environmental and economic aspects of the development.

Meeting the objectives of good design is required to be an aim of all those involved in the development process and applied to all development proposals. The objectives of good design are summarised as follows. In relation to Design and Access Statements, paragraph 4.11.14 states that

“A design and access statement is a communication tool explaining how the objectives of good design have been considered from the outset of the development process. In preparing design and access statements, applicants should take an integrated and inclusive approach to sustainable design, proportionate to the scale and type of development proposal. They should be ‘ living’ documents dealing with all aspects of design throughout the process and the life of the development, clearly stating the comprehensive design principles and concepts adopted and include illustrative material in plan elevation and section where relevant”.

Technical Advice Note (TAN) 12: Design (June 2009) This Technical Advice Note should be read in conjunction with PPW. This document provides further detail on how the promotion of good design through sustainability can be facilitated and also provides advice on the preparation of design and access statements.

Mirroring PPW, TAN12 re-emphasises the identified 9 objectives of good design in guiding our approach to achieving good design but also provides further information on how to assess and respond to these objectives.

5 2.0 Policy Context

Technical Advice Note (TAN) 18: Transport (2007) TAN18 seeks to promote resource and travel efficient settlement patterns. This can be achieved by locating development where there is or will be good access by public transport, walking and cycling. This will minimise the need for travel by car and fostering social inclusion by ensuring accessibility for everyone.

Technical Advice Note (TAN) 22: Sustainable Buildings (2010) TAN22 provides guidance on delivering sustainable and low carbon buildings. It also provides some further guidance on the content of design and access statements in explaining how the design of the development will meet or exceed sustainable building standards.

Development Plan Policy The statutory Development Plan covering the site is the Rhondda Cynon Taff Local Development Plan (LDP) 2006-2021, which was adopted in March 2011. The following policies from the LDP are of relevance to this application. • Policy CS 2: Development in the South • Policy CS4 – Housing Requirements • Policy CS5 – Affordable housing • Policy AW 2: Sustainable Locations • Policy AW 5: New Development • Policy AW 6: Design and Place Making • Policy SSA 11: Housing Density • Policy SSA 12: Affordable Housing; and, • Policy SSA 13: Housing Development with Settlement Boundaries • Policy SSA20 – Park and ride/park and share provision • Policy NSA 16 – Re-development of Vacant / Redundant Industrial Sites

Supplementary Planning Guidance (SPGs) Relevant SPGs include: 1) Supplementary Planning Guidance: Design and Place Making – Creating new places to live and the regeneration of existing communities (Adopted March 2011); 2) Supplementary Planning Guidance: Delivering Design and Place Making – Access, Circulation and Parking Requirements (Adopted March 2011); 3) Supplementary Planning Guidance: Nature Conservation (Adopted March 2011). 6 3.0 Site Analysis

Context. The site is bound by the A470 to the east and Moy Road to the west. Beyond Moy Road is the main railway line from Aberdare and Merthyr Tydfil to Cardiff and Taffs Well railway station is located immediately opposite the main vehicular entrance to the site.

Landscaping & Boundaries. Existing landscaping to the West boundary is very mature bit on the site large areas of concrete hard standing and parking areas provide very little areas for landscaping. The existing boundaries consist of a mix between timber post & rails. Sheet metal & concrete post & chain link secure fence.

Existing Buildings/Site . The site is currently utilised for employment purposes and has a number of small-scale occupiers. These are predominantly involved in light industrial and storage activities. The existing buildings are of mixed design including cladded warehouses, brick and render 2 storey units, all with different window and door styles. Existing industrial units are to the North of the site with existing residential developments with local amenities, to the West and North East.

The site level is generally flat will very little gradients due to the nature of the existing site being of commercial / industrial use, with large footprint buildings and concrete hard standings. This will benefit the proposed development from a storey height perspective.

Access. The main road at the single site entrance running North to South serves an established bus route with an existing park and ride service. A proposed park and ride parcel of land will be provided to increase the number of parking spaces (+50) and provide access to inner cities (Cardiff) via public transport. Opposite to site is Taffs Well railway station. The site is in a prime location for public transport links. The existing access point will not be changed.

Flood Risk. In accordance with TAN 15, the Flood Risk Assessment (FRA) prepared by Quad Consult Limited to accompany this application also assesses the risk of flooding from other sources such as streams and rivers, groundwater, sewers and highway drains, surface water and infrastructure failure. The FRA deems the greatest risk of flooding at the site to be from failure or surcharge of the site’s drainage infrastructure. However, this risk can be managed by designing the infrastructure appropriately to ensure the development remains flood free for a 1:100+ Climate Change year event. The risk of flooding from other sources is considered negligible but precautionary mitigation measures could be taken to design property thresholds so as to direct water towards soft landscaping areas in order to provide safe routes of access and egress.

7 3.0 Site Analysis

Ecology. An extended Phase 1 survey (July 2013) has been carried out by David Clements Ecology Ltd at the site in order to classify the types of habitat at the site and the presence/ potential presence of flora and fauna, including any rare or protected species. This included a bat survey in order to identify any evidence of actual use or potential use of the buildings and larger trees at the site by bats. Details of the findings from these surveys are detailed in the Ecological Assessment accompanying this planning application (July 2013). Much of the site was found to be of negligible value with the semi-natural habitats provided to the periphery of the site being of merely local value for wildlife. The survey found no evidence the site was currently being used by roosting bats but considered they might potentially use the exterior buildings on occasion. The report concludes that nothing of wildlife significance would be lost as a result of the redevelopment. The report considers measures could be taken to ensure proposals do not impact other local habitats as well mitigating any impact on protected species (which were deemed to potentially include nesting birds, common reptiles and/ or bats). The report also identified an area of Japanese knotweed to the south of the site which will need to be subject to control during the development process. Given the findings of the baseline information and following the implementation of appropriate mitigation measures, it is considered that the redevelopment of the site will not lead to significant environmental effects in terms of biodiversity.

Archaeology. Given the history of the Garth Works site which included the former 19 th century Garth Foundry, an Archaeological Assessment has been commissioned which was completed by SLR (June 2013) in accordance with paragraph 6.5.2 of PPW. This confirmed the presence of 19 th and 20 th century buildings of potential historical value at the site with the possibility that archaeological remains are concealed below ground. The report sets out an archaeological mitigation strategy for the proposed development to include a programme to record buildings of potential historical value prior to the demolition of existing buildings on site. An archaeological watching brief at development stage is also recommended. The report considers that any impact of the proposed development on the setting of Listed Buildings in the immediate vicinity will be limited and is therefore compliant with PPW paragraph 6.5.9. Rhondda Cynon Taff Council can therefore be satisfied that the proposed development would not raise any archaeological concerns when arriving at a decision on the planning application.

8 3.0 Site Analysis

9 4.0 Economic, Social & Character Analysis

Character Appraisal The subject site lies between a larger residential development area to the West (accessed via Cardiff road) and North East with Fforest Fawr (forest area) to the East. The typical facade finish is brick and render with window detailing Facade colouring is fairly uniform with a limited palette used. Existing houses are generally semi detached or in small terraces with front door canopies and bay window design to plots on North East of the site.

Any future detailed design application (i.e. Reserved Matters) will need to consider and identify the need for affordable housing in line with Local Authority standards.

Local Facilities Existing & proposed park and ride outside the site entrance provides easy access into Cardiff & Swansea etc. The Taffs Wells railway station is directly outside the site. The need to enlarge the well established existing park and ride is vital and will eliminate non residents parking on street before bus/train commutes. Also it will be an attraction to new home buyers. There are also bus stops located within 400m walk of the site which provide frequent services to a variety of locations such as Cardiff, Caerphilly and Pontypridd.

The site also abuts national cycle route 8 which is the Taff Trail route between Brecon and Cardiff and which provides another form of easily accessible sustainable transport: Cycling:The Taff Trail The Taff Trail is a multi-purpose route between the Cardiff waterfront at Cardiff Bay in the South and the Market Town of Brecon in the North. 55 miles (88km) in length, it passes close to Pontypridd and Merthyr Tydfil and through a wide variety of urban and suburban landscapes of those towns and the open moorland of the Brecon Beacons. A large proportion of the Taff Trail is designated "Traffic Free" which has been achieved by using the routes of former tramways, railways, canals and present day canal towpaths, including the original rights-of-way, embankments, cuttings and viaducts. Many of these routes have important historical significance to the industrial heritage of South Wales. The Taff Trail is used by walkers and cyclists for trips of varying length throughout the year. Parts are also suitable for horse riders. Taffs Well village has various facilities, however the Taff Trail avoids the main street, passing between the Station Car Park and Industrial premises at the former "Walnut Tree" railway junction where the Rhymney Railway met the Taff Vale Railway. The former railway track from here towards Caerphilly forms part of the Taff Trail.

The added population afforded by such a scheme will help to sustain and where possible grow local facilities. The New residents will aid the area with general expenditures and using the transport links. 10 4.0 Economic, Social & Character Analysis

Existing Taff Wells Train Station

Existing Park & Ride Car Park 11 5.0 Response to Context

As the previous units on the site were of commercial form and no residential development directly side or front on to the proposed scheme. Our proposal design will be based from scratch but keeping the designs modern but with a ‘nod’ to the existing schemes.

In order to create a strong sense of street with high levels of active frontage the built form arrangement is likely to also back on allowing the West boundary and proposed built form to front inwardly. Units to the east of the site with the A470 beyond will face the road but with ‘no build’ zone and a landscape buffer these units will have great aspects. Existing development – Ty Rhiw (North East From Proposed Site) With all of the policies indicated in section 2.0 the design will aim to meet every requirement and produce the best scheme as possible, working in close relationship with RCT.

Existing development – Cardiff Road (West from Proposed Site)

12 6.0 Community Safety

The design of the layout and dwellings should reduce the opportunity for crime and other anti-social behaviour by maintaining surveillance of the public realm.

Clearly defined public and private space will help residents to maintain a sense of privacy through defensible space (see image right). Habitable room windows should aim to overlook the street, and houses in corner locations should be capable of dual aspects to maintain a continuity of frontage and visual surveillance.

Screen walls/fencing with gated entrances to parking bays provide security and pay regard to the criteria of ‘Secure by Design’.

The scheme will promote a low traffic speeds. This will be achieved by the horizontal alignment of the road and seek to reduce the dominance of the highway.

Suitably designed street lighting will provide sufficient levels of illumination to act as a visual aid and create a safe environment for both visitors and residents during darker hours.

The Proposed Park & Ride will be in close proximity to the existing and will be enclosed. With the aid of overlooking from the new residents, car owners will feel safe leaving their car for the day.

The scheme will have a single access for vehicle and pedestrians. No through route will be provided to minimise the level of people ‘roaming’ through the site.

NB. Images on this sheet are purely indicative, and are shown to represent the design principles described 13 7.0 Accessibility & Movement

The existing site access from Moy Road will be retained, this access is centred in the site. The road will then have a ‘T’ junction to split the site from North to South and gain access to various plots and public open spaces. The new park & ride car park will be accessed in close proximity to the existing over flow car park. This position and access will be clear to motorists and still in very close proximity to the train station.

All roads will only be connected via a pedestrian footpaths and shared surface areas will be used to break up the design, and give a more urban look/feel. Vehicular through-traffic will not be possible this will avoid non residents using the scheme for short cuts. Due to the close proximity of fantastic transport links, property owners will be encourage to use public transport and bicycles, which will reduce the number of cars being used and encourage short journeys to be done without the car.

The development of the site for residential purposes seeks to achieve a high quality access and movement in and around the site, and keeping the road and footpath formation design simple. This will distribute pedestrians and vehicles throughout the site without ‘bottle neck’ areas of heavy congestion.

14 8.0 Indicative Design Layout

In order to promote this scheme, a series of design principles for the site are as follows:- • Creation of a Sense of Place. It is proposed that the development will respect the character of the local area and incorporate elements of building form, layout, materials, scale and massing in order to promote local distinctiveness. This will allow the creation of an environment which is harmonious with its surroundings whilst maintaining a style of its own. • Creation of Townscape. Design the layout in order to group buildings and create spaces of an urban character. The layout will create a street with focal points and fit seamlessly within its context. Although the existing site was commercial / industrial. • Park & Ride. Within the proposed development there is a need to provide additional car parking to the existing park. The existing overflow facility which abuts the Western boundary of the site this acts as an overflow for Taffs Well railway station, and as the facility is almost always at capacity on business days the design to add approximately 50 car parking spaces will assist the local community and boost the use of public transport.

Detailed Design Principles

Character & Appearance. With the existing appearance being 2 & 3 storey industrial / commercial units of various sizes & finishes, a very different character approach will be adopted in the new scheme: Architectural detailing will be introduced on the house designs incorporating brick features such as brick details window heads and contrasting brickwork plinths. Standard window style will be used, and possible entrance door projection porches and door canopies will blend the scheme in with existing houses in the area. Pitched roofs will be predominately be used on all house designs & garages, with different mixed colour/finishes. Proposed house designs are of a modern internal design and all to Building Regulation / NHBC standards. The surface treatment to the access roads shared surface and turning head will benefit from different finishes including block paved areas, to contrast the proposed main road. Focal plots on road corners or junctions will benefit from and change of external finish or further detail.

Full Details of house & Layout design will accompany the following application.

Parking. Encourage a mixed approach to parking provision. Use of off-street and on-plot parking should all be explored and used where appropriate in accordance with Manual for Streets. DQR parking will be provided for the HA units and be Part M complaint. Further to on site parking for new residents. And off site car park will be provided to aid the existing overflow park & ride facility, which is greatly15 needed to assist the community. 8.0 Indicative Design Layout

Layout. Use buildings and the spaces generated between them to create an identifiable and legible environment in order to depart from bland uniformity. A Highway network with a strong in site frontages allows for easy orientation through the site and the use of landmark buildings and focal points will aid legibility. Pedestrian desire lines should be carefully considered. The route must be overlooked by adjacent housing in order to promote use and a sense of security. Pubic open spaces should be in good positions to be access by all residents.

Efficient site design. In order to reflect the guidance of TAN 12, A Model Design Guide for Wales and associated documents, the site will be developed at a density sufficient to create an urban street scene and to assist in supporting local services and public transport.

Reduce the opportunity for crime. The design of the layout and dwellings should reduce the opportunity for crime and other anti social behaviour by maintaining surveillance of the public realm. Screen walls, secure gates and garage parking will reduce opportunities for crime and aid the criteria of ‘Secure by Design’.

Scale. The proposed scheme will not exceed 3 storey and any point. The typical scale of the area with regards to housing is 2 storey and this should be respected and duly reflected. Storey heights will not be randomly pepper potted on the site and careful consideration to street design and height will be adhered to. The proposed Houses will be of 2 to 3 storeys high and large flats focal buildings will be 3 storey. The mix and density will be a huge factor when detailing the site. A range of 1 bed flats to 4 bed detailed houses will be used to gain the maximum variation and design range. Lengths of terraced houses should not exceed 25m. The design will promote detached and semi detached units. DQR flats and houses will be to current specification & above minimum plot sizes.

Landscaping & Boundaries. As the existing site is of industrial / commercial use, very little landscaping is present. A small amount of existing trees will be retained as these sit in one of the proposed public open spaces. Landscape boundaries will assist noise and overall appearance from outside the development. General large trees and smaller focal trees will be placed close to the main roads and footpaths. All rear gardens will be grassed and street frontages will have hedge/shrub planting. To the West boundary (A470). A 10m ‘No build’ easement from the carriageway will be in place for air quality provision and this will allow a landscape framework boundary. There will also be a 10m ‘no build’ zone to the North West where an existing footpath/cycle path over the A470 is situated, although this line mimics the boundary fence. Again landscaping to the existing site boundary will be provide for screening & noise reduction purposes. Anticipated acoustic fence will enclose a large percentage of the site. 3m high fence to the East boundary (A470) & 2m high fence to the West boundary. A detailed comprehensive landscape scheme will assist the detail application when submitted and will include species identification and species numbers.

See Parameter Layout (next Page) 16 8.0 Indicative Design Layout

17 9.0 Sustainability

• Have regard for the aims of sustainable development. The layout for demonstrates regard to the principles of sustainable development. In particular this includes:- 1. Built at a density to reflect more traditional values of the area . 2. Energy efficient house design. 3. Consideration given to the orientation of dwellings and the benefits of passive solar gain – all units are orientated on an approximate east/west axis to maximise morning and evening sunlight and avoid fenestration on southerly elevations which can cause overheating within the dwelling in summer conditions. 4. Mix of accommodation sizes to permit internal migration and encourage a lifetime community. 5. Encourage lower car usage with the aid of extending the exiting park and rode facilities

This Sustainability Assessment has been produced in accordance with local, regional and national planning policy. The assessment will evaluate and break down the key sustainability targets, which the development at the Merthyr Road site will hope to achieve. It will be centred on six key sustainable themes. These include: Energy, Materials, Pollution, Transport, Waste & Recycling; and Water

[1] Energy: The aim is to reduce overall energy use and maximise the potential for renewable energy supply and use. In all cases the development will meet minimum standards for heating and lighting efficiency under part L of the building regulations. The orientation and design of the dwellings have been made to maximise day lighting. [2] Materials: The aim is to maximise the use of recycled and reclaimed materials from sustainable sources where possible. Minimisation of transport distances for building materials to reduce the developments overall embodied energy usage. Potential for using materials with recycling characteristics. [3] Pollution: The aim is to reduce the pollution to water, air, and soil, as well as to minimise light and noise pollution. The development should not contain any insulation materials which emit any ozone damaging gases. Native species of trees, shrubs and plants should be planted to create wildlife habitats and an environment which can be enjoyed by the residents of the development. [4] Transport: The aim is to maximise the use of sustainable modes of transport. The layout of the development should be designed to cater for the needs of pedestrians by including attractive, direct, secure and safe footpaths through the site. The building entrances are well related to these paths and the building positions help to provide passive surveillance over public spaces. [5] Waste and Recycling: The aim is to minimise waste and maximise re-use and recycling both during construction and after occupation. Residents should be encouraged to use local recycling facilities within the area (such as glass, paper and metal). Waste and recycling bins will be provided on site during the construction process. [6] Water: The aim is to conserve water resources, enhance water quality, incorporate water sensitive design and minimise vulnerability to flooding. 18 10.0 Conclusion

Summary

Through discussion with various departments of Rhondda Cynon Taf County Borough Council, it has become apparent that the development from a commercial / industrial site, to a residential scheme of mixed design houses & flats, including affordable / housing association Units, along with large open space areas can successfully be brought forward.

With this outline application, we want to achieve the requirement for the policies of the development (page 6: policy context): As the site is located in the Southern development boundary, and as is currently semi redundant industrial site. The best development of the area will be of a residential scheme including new homes with a good percentage of affordable units. The site has excellent facilities nearby and is very sustainable. With the added bonus of extending the existing park and ride facilities.

The existing site if unchanged will almost certainly deteriorate, vacant units are present and the existing industrial units are not ascetically pleasing. Changing this land use to a residential development will create prime spot and very be desirable, with great transport links, including the park and ride extension. The scheme will provide much needed investment and uplifting the appearance of area, from day one of construction to many years in the future.

References

• TAN 12 • A Model Design Guide for Wales • Rhondda Cynon Taf Local Development Plan policies • The Urban Design Compendium 19 • Better Places to Live