Design and Access Statement

Proposed subdivision of 283 Trebanog Road CF39 9EL from 1 no. 3 bedroom dwelling into 2 no. 2 bedroom dwellings.

September 2015

Summary

Proposal

Proposed subdivision of 283 Trebanog Road CF39 9EL from 1 no. 3 bedroom dwelling into 2 no. 2 bedroom dwellings.

Date

September 2015

Client

Fortis Build Ltd

Agent

Asbri Planning Limited Suite 4 The J Shed SA1 Swansea Waterfront Swansea SA1 8PL 01792 480535

Prepared by

Liam Page | Planner

Approved by

Richard Bowen | Director

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | | P A G E 2 Disclaimer

This report has been prepared for the sole and exclusive use of Fortis Build Ltd for whom it was commissioned and has been prepared in response to their particular requirements and brief. This report may not be relied upon by any other party.

The Contracts (Rights of Third Parties) Act 1999 shall not apply to this report and the provisions of the said Act are expressly excluded from this report. This report may not be used for any purpose other than that for which it was commissioned. This report may not be reproduced and/or made public by print, photocopy, microfilm or any other means without the prior written permission of Asbri Planning Ltd.

The conclusions resulting from this study and contained in this report are not necessarily indicative of future conditions or operating practices at or adjacent to the Site. Much of the information presented in this report is based on information provided by others. That information has neither been checked nor verified by Asbri Planning Ltd.

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 3 Contents

Section 1

Introduction Page 5

Section 2

Site Analysis Page 7

Section 3

Planning Policy Framework Page 9

Section 4

5 Objectives of Good Design Page 15

Section 5

Conclusion Page 20

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 4 Introduction

Purpose

1.1 The purpose of a Design and 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.

1.2 With this in mind the DAS will start by giving an overview of the proposal and key considerations before studying the features of the site and providing a contextual analysis in regards to the local character and surrounding land uses. Following this, the planning policy framework with which to appraise the development proposal will be put forward. The document will go on to examine the relevant design and access facets associated with the scheme, addressing the requirements of each of the 5 objectives of good design and finish by appraising the scheme in its entirety, justifying why it should be given planning permission.

Proposal

1.3 Asbri Planning Limited has been instructed by Fortis Build Ltd to submit a planning application and produce associated supporting statements for a proposal concerning the subdivision of 283 Trebanog Road CF39 9EL from 1 no. 3 bedroom dwelling into 2 no. 2 bedroom dwellings.

1.4 The application site is 283 Trebanog Road CF39 9EL within the settlement of Cymmer, Cynon Taf. The proposed development is the subdivision and reconfiguration of the property including the subdivision of the existing rear garden area and the removal of the existing out house to facilitate a greater degree of rear garden space for what would be Plot 1 of the proposed development.

1.5 External alterations to the building include a new front door to suit the new dwelling and a new rear door in lieu of an existing window as well as the addition of a window at rear first floor level to light the internal stair well to be created as part of the subdivision.

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 5 Location Plan

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 6 Site Analysis

Location

2.1 The site is located at 283 Trebanog Road CF39 9EL within the small settlement of Cymmer in . Trebanog Road is classified as the A4233 and links a number of settlements within the region running north of the site to Porth and south of the site to .

2.2 The site’s immediate local context is predominantly residential with services typical of small settlements nearby such as a post office 75 metres to the east. Further east is Ysgol Gyfun Cymer Rhondda and Cymmer Junior School.

2.3 Another small settlement, Trebanog, 650 metres to the south of the site exhibits similar services by way of local convenience stores and a community centre. The settlement of Porth is located 2 kilometres to the north east and is the closest large settlement which would provide a wider range of services and employment opportunities for the local populace.

Site Context and Features

2.3 The site is approximately 0.014 hectares and comprises 1 no. 3 bedroom detached dwelling which is 2 storeys in height with a ground floor extension to the rear. In terms of physical appearance it has a number of white upvc fenstrations with concrete sills, white upvc water goods along with pebble dash render.

2.4 The rear garden is generous in size and has a brick outbuilding which takes up an appreciable amount of space. Steps from the rear garden provide access to the small lane running north of the site.

2.4 There is no off-street parking associated with the site and existing parking demand is facilitated via on street parking along the kerb line. There are bus stops in close proximity to the site to facilitate sustainable means of transport.

2.5 Although identified as 283 Trebanog Road the site is actually on the corner of it. Subsequently dwellings fronting Trebanog road to the south west are backing onto the southern side elevation of 283 which in turn is facing east and fronting onto the western side elevation of the dwelling fronting Trebanog Road to the south east.

2.6 Please see images of site overleaf.

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 7

Application site right of shot looking south toward Trebanog Road

Application site left of shot looking north.

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 8 Planning Policy Framework

Rhondda Cynon Taf Local Development Plan

3.1 The Development Plan for the purposes of Section 36 (6) of the Planning and Compulsory Purchase Act 2004 is Rhondda Cynon Taf Local Development Plan which was adopted in March 2011. The LDP provides the basis for the determination of all planning applications within the local authority area.

Proposals Map and Settlement Framework

3.2 The proposals map for the site is shown below. The site is located within the settlement of Cymmer with no other land designations. The OS base that the Proposals Map is based on suggests that the dwelling was historically 2 no. dwellings 283 and 284.

3.3 Area wide policies will be relevant but Cymmer is within the northern strategy area of Rhondda Cynon Taf which has its own set of locationally specific policies which will also need to be considered.

3.4 The Northern Strategy Area comprises the upland and valley areas of Rhondda Cynon Taf. The area covers the Rhondda Fawr and Fach and the Cynon Valley and includes the Principal Towns of , the Key Settlements of , Porth, , Ferndale, Mountain Ash and and the Small Settlements of , , , , , , , , , , , , and Cymmer.

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 9 Policy AW1 Supply of New Housing

3.5 In order to meet the housing land requirement of 14,385 provision will be made for the development of between 14,936-15,386 new dwellings in Rhondda Cynon Taf during the period up to 2021. This will be met by:

1. The allocations of this plan; 2. The development of sites in Rhondda Cynon Taf where planning permission for housing has been granted since 1st June 2006; 3. The development of unallocated land within the defined settlement boundaries of the Principal Towns, Key Settlements and Smaller Settlements; 4. The provision of affordable housing; 5. The conversion of suitable structures to provide housing; and 6. The development of land at density levels which accord with the requirements of Policies NSA 10 and SSA 11.

Policy AW2 Sustainable Locations

3.6 In order to ensure that development proposals on non-allocated sites support the objectives of the plan, development proposals will only be supported in sustainable locations.

Policy AW5 New Development

3.7 Development proposals will be supported where:-

1) Amenity a) The scale, form and design of the development would have no unacceptable effect on the character and appearance of the site and the surrounding area; b) Where appropriate, existing site features of built and natural environment value would be retained; c) There would be no significant impact upon the amenities of neighbouring occupiers; d) The development would be compatible with other uses in the locality; e) The development would include the use of multi-functional buildings where appropriate; f) The development designs out the opportunity for crime and anti social behaviour.

2) Accessibility a) The development would be accessible to the local and wider community by a range of sustainable modes of transport; b) The site layout and mix of uses maximises opportunities to reduce dependence on cars; c) The development would have safe access to the highway network and would not cause traffic congestion or exacerbate existing traffic congestion;

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 10 d) Car parking would be provided in accordance with the Council’s Supplementary Planning Guidance on Delivering Design and Placemaking: Access, Circulation and Parking Requirements.

Policy AW6 Design and Placemaking

3.8 Presents a number a design related criteria in the context of the Council’s commitment to raising the standard of design on all new developments across the County Borough. The erosion of local distinctiveness is a widespread concern. Whilst very different traditional characteristics exist between the northern and southern parts of the County Borough, recent developments have often been uniform and lack any acknowledgement of these characteristics. Rhondda Cynon Taf has a strong culture and heritage and it is important that the traditional character of the County Borough is respected and enhanced through design. ‘Placemaking’ is a key element of achieving sustainable development through the creation of well-designed places, which are able to stand the test of time. These areas will have reduced dependence on cars, quality streets and spaces and the right mix of uses to help build strong communities. Rhondda Cynon Taf has an opportunity to ensure that new development achieves social, economic and environmental sustainability and to create places that are socially inclusive.

Policy NSA12 Housing Development Within and Adjacent to Settlement Boundaries

3.9 Development in the Northern Strategy Area will be permitted within the defined settlement boundaries where it can be demonstrated that:

1. The proposed development does not adversely affect the provision of open space; 2. The proposed development does not adversely affect the highway network and is accessible to local services by a range of modes of transport, on foot or by cycle; 3. The proposed development does not adversely affect the provision of car parking in the surrounding area; and 4. Where sites are contaminated or subject to land instability, adequate remediation can be achieved;

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 11 5 Objectives of Good Design

Access and Parking

4.1 The only change to the way the building is accessed will be the additional front and rear doors associated with the subdivision of the existing dwelling. The subdivision of the rear garden (1.8 metre fence) will effectively remove rear access from what will be Plot 1. Plot 2 will still have rear access via the existing steps.

4.2 Vehicle access and parking will remain as existing facilitated on street. As previously mentioned in the Site Analysis section the site is not actually on the busier Trebanog Road but rather on a quieter residential side street which is more conducive to safe on street parking. In terms of volumes of parking the proposed development will only increase the number of bedrooms by 1. Subsequently there will be a negligible impact in terms of intensification of the use in the context of parking demand.

Movement

4.3 The site is in close proximity to bus stops to the south west for the 124, 131 and 150 bus services operated by stagecoach. This provides local and wider area connectivity via sustainable means. Subsequently the larger settlement of Porth with associated shops and services can be accessed in a sustainable manner. Local schools and a post office is in walking distance from the site which further establishes its sustainable credentials.

Character

Amount and Layout

4.4 Plans of the proposed development are presented overleaf. The proposed development is to subdivide 283 Trebanog Road CF39 9EL from 1 no. 3 bedroom dwelling into 2 no. 2 bedroom dwellings.

4.5 The ground floor and rear garden will be centrally divided creating a living room, bathroom, kitchen and rear private garden space at what would be Plot 1 and a living room, kitchen and rear private garden space at what would be Plot 2. The first floor will also be centrally divided creating 2 bedrooms at what would be Plot 1 and 2 bedrooms and a bathroom at what would be Plot 2.

4.6 In the rear garden of what would be Plot 1 resides an outbuilding which is to be removed to facilitate additional space.

Scale

4.7 Apart from the removal of the outbuilding there will be no changes in terms of the buildings scale.

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 12

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 13 Appearance

4.8 There are no material changes proposed to the buildings appearance in terms of materials or finishes. External alterations to the building fenestrations include a new front door to suit the new dwelling and a new rear door in lieu of an existing window as well as the addition of a window at rear first floor level to light the internal stair well to be created as part of the subdivision

Landscaping

4.9 It is proposed that a 1.8 meter wooden boundary fence subdivides the rear garden area. No other landscaping is proposed.

Community Safety

4.10 By subdividing the dwelling, movements associated with the new development would increase the levels of natural surveillance by the equivalent of 1 person (due to 1 bedroom) coming and going. Additional fenestrations will also increase natural surveillance contributing the community safety through discouraging opportunistic crime.

Environmental Sustainability

4.11 As of July 2014 the requirement of Code for Sustainable Homes or BREEAM was removed from the planning process and the requirement for sustainable buildings was absorbed by Building Regulations and is not a matter for this planning application.

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 14 Conclusion

5.1 Asbri Planning Limited has been instructed by Fortis Build Ltd to submit a planning application and produce associated supporting statements for a proposal concerning the subdivision of 283 Trebanog Road CF39 9EL from 1 no. 3 bedroom dwelling into 2 no. 2 bedroom dwellings.

5.2 The site is in a sustainable location within settlement limits of Cymmer. There are a number of local services typical of small settlements accessible by foot and bus stops provision for means of sustainable travel further afield to larger settlements offering additional services and employment.

5.3 The subdivision of the property would only increase the number of bedrooms by 1 and this is considered negligible in the context of the site’s intensification as a residential use.

5.4 There appears to be policy support in the form of Policy AW1 which allows conversion of suitable structures to provide housing; and there appears to be no other policy considerations which restrict the proposed development.

DESIGN AND ACCESS STATEMENT | SUBDVISION OF DWELLING | PORTH | P A G E 15