DESIGN & ACCESS STATEMENT

Land at Glanmarlais Care Home, Maespiode,

April, 2021

T: 029 2073 2652 T: 01792 480535

Cardiff

E: [email protected] W: www.asbriplanning.co.uk PROJECT SUMMARY GLANMARLAIS CARE HOME, MAESPIODE, LLANDYBIE

Description of development: Proposed full planning application for a new 3 storey standalone care facility

Location: Land within the proximity of Glanmarlais Care Home, located to the south of Maespiode, Llandybie,

Date: April 2021

Asbri Project ref: S21.169

Client: T

Padda Care Ltd N E M E T A T S

S S E C C A &

N G I S E D

Asbri Planning Ltd Prepared by Approved by Unit 9 Oak Tree Court Mulberry Drive Daniel Lemon Richard Bowen, Cardiff Gate Business Park Name Cardiff Graduate Planner Director CF23 8RS

T: 029 2073 2652 Date May 2021 May 2021 E: [email protected] W: asbriplanning.co.uk Revision - -

M A Y 2 0 2 1 2 CONTENTS GLANMARLAIS CARE HOME, MAESPIODE, LLANDYBIE

Section 1 Introduction 5

Section 2 Site Context and analysis 7

Section 3 Interpretation 11

Section 4 Planning Policy 13 T

Section 5 N The Proposal 15 E M

Section 6 E T

Planning Appraisal 20 A T S

Section 7 S

Conclusion 22 S E C C A &

N G I S E D

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Site in regional context plan E M E T A T S

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INTRODUCTION

1.1 The purpose of a Design & Access Statement (DAS) is to residential care home at Glanmarlais Care Home, Maespiode, provide a clear and logical document to demonstrate and Llandybie. explain the various facets of design and access in relation to the site and to appraise the proposed development against 1.6 This submission follows the previous approval of full relevant planning policies. It also presents the details of a planning permission under LPA code reference E/38275 in planning application in a way that can be read both by 2020 for an extension to the existing nursing home at the site. professionals and the public. The current submission is partially retrospective in so far as works have commenced on site. 1.2 The diagram below, extracted from Chapter 4 of Planning Policy , summarises the five objectives of 1.7 This Design and Access Statement should be read in good design that should be taken into account when conjunction with the accompanying Planning Statement, which

provides a more thorough explanation of the development T preparing a DAS. The circular nature of the diagram and fully discusses the merits for supporting approval of the N represents the equal weightings that need to be given to application having regard to the relevant planning policy E each of the 5 Objectives of Good Design: Access; Movement; context. M E

Character; Environmental Sustainability and Community T

Safety. A T S

1.3 The submitted Design and Access Statement adheres to S S

guidance embodied in the Welsh Government publication, E

Design and Access Statements in Wales, published in June C C

2017. A & 1.4 The statement is subdivided into eight sections, commencing with a brief summary of the proposal in section N G 2. Section 3 outlines the brief and vision for the project, I S

whilst Section 4 provides a brief overview of the site context E and analysis. Section 5 interprets and applies the context of D the brief and vision for the site, whilst section 6 summarises how the design has developed following consultation. Section 7 sets out the proposal, explores the relevant design and access facets associated with the application and provides a response to planning policy. The document then concludes, under section 8 with an appraisal of the development against the relevant policies, justifying why it should be granted permission.

1.5 This Design and Access Statement (DAS) has been prepared on behalf of Padda Care Limited to accompany a planning application for the proposed construction of a three storey standalone care facility to rear of the existing

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Site image E M E T A T S

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SITE CONTEXT

General Location located within close proximity. Llandybie Station is located 2.1 The site is located on land at Glanmarlais Care Home, within an eleven-minute walk from the site, to the north-west which lies on the southern side of Llandybie. Llandybie is a approximately 0.5miles away. Ammanford Station is located large village located approximately 2 miles to the north of 2.3 miles to the south of the site. Each station provides Ammanford and 5 miles to the north east of Cross Hands. services to much larger settlements including Swansea and The site centres on the grid co-ordinates of E:261429, Carmarthen. N:215076. 2.9 The nearest bus stop is located along the B4556 at Site Features Blaenau Road travelling both north and south. Both bus stops 2.2 The site consists of an area of land which has been are within a five-minute walk from the Care Home. The cleared for development and which is progressing under the destinations of services travelling southerly includes previous planning permission. Ammanford and Cross Hands whilst northerly services T N

provide access to Carmarthen and . There is only a E

2.3 To the north and west of the site is bound by Maespiode, service running twice a day. M E

with the boundaries to the east formed by adjoining T undeveloped Greenland that appears to be in agricultural 2.10 The nearest cycle route is located within Ammanford to A T

use, and partly overgrown with trees and shrub. The land to the south. S

View of site the south is for recreational use. S S E

2.4 A review of TAN:15 development advice maps produced C C

by NRW identifies the site within Flood Zone A, and as such A is considered to be at little or no risk of fluvial or coastal/ & tidal flooding. N G 2.5 A review of historic Wales maps identifies that there are I S

no listed buildings or scheduled ancient monuments within E or adjoining the site. D

2.6 Within the Local Development Plan (LDP), the site is within the development limits (GP2) boundary, and therefore has no restraints for development.

Access 2.7 The site benefits from an existing access point at the northern boundary via Maespiode. This connects to Blaenau Road which in turn connects to trunk road A483 to the northwest of the site. View of site from western boundary - corridor adjoining 2.8 Access to the development site via public transport is existing structure to new standalone development strength to the site, as key strategic transport links are

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View of sites ongoing development from access point on View of site southern boundary View of site western boundary S the northern boundary S E C C A &

N G I S E D

View of site eastern boundary, existing residential context View of site northern boundary, ongoing residential View of site from Maespiode, site access point to the left adjacent development

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SITE CONTEXT AND ANALYSIS

Surroundings 2.15 There appears to be no other recent or relevant planning 2.11 The area surrounding the site is predominantly history related to the site which would be relevant to the comprised of residential areas of Llandybie and associated forthcoming application. shops, services and facilities. Typical development includes the ongoing construction of new dwellings on the opposite side of the road including two storey development with a mixture of render and brick finishes.

2.12 The settlement within which the site is located has a number of local facilities within walking distance including a convenience store, restaurants, Llandybie Parish Church, a Primary School and a petrol station. Additional locations T N

within walking distance include; E M E

Co-operative Store approximately 640m; T

Fish and Chip Bar approximately 160m; A T

Public House approximately 700m, and; S

Open space/Playing Field approximately 50m – land S S

adjacent south of the site. E C C

2.13 The Carmarthenshire LDP identifies the site as being A located within the Ammanford / Cross Hands Growth Area. & The LDP notes that growth areas status reflects their high population levels and the availability of an extensive range N G of services and facilities in the strategic context. These I S

settlements are well served by those facilities which are vital E to supporting the principles of sustainability and are capable D of accommodating a proportionally high level of growth. They represent large and established urban areas located on sustainable transport routes which serve areas extending beyond their localised catchments. Overall the site is considered to be in a highly sustainable location.

Planning History 2.14 The site was granted full planning permission for a three-storey rear extension to the existing residential care home, reference (E/38275) on 05/01/2020. However, during the implementation of this permission it has become apparent that various physical changes to the scheme are necessary. As such this has instigated the need for this current planning application submission. MAY 2 0 2 1 9 GLANMARLAIS CARE HOME, MAESPIODE, LLANDYBIE

LAND USE MAP T N E M E T A T S

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INTERPRETATION

3. Interpretation Low Flood Risk - the site is located within Flood Zone A and 3.1 The concept for the development of the site has derived as such is considered to be of low or no risk of fluvial/coastal from the following: flooding.  Full site analysis including a full desktop study of the site and its surroundings Planning Permission Previously Granted – Planning permission for development on this site was granted under  A site visit and general visual assessment of the LPA reference code E/38275, however physical changes to the surrounding area including the built form and how development requires new permission. residents and visitors interact with the area  Discussions with the client and a full understanding Public Transport – Daily bus service lies adjacent to of the brief and vision of the project, and Maespiode entrance. Llandybie train station also lies  Use of Welsh Government Guidance including Site approximately 0.8km from Glanmarlais Care Home. T N

and Context Analysis Guide: Capturing the Value of a E

Site 3.4 Constraints M E

Landowners adjacent – The site lies adjacent to the T 3.2 The above steps have presented the key opportunities residential community of Maespiode on the eastern boundary A T

and constraints for the site, which are outlined below: of the site. The visual impact on the neighboring amenity S

could potentially develop into an issue. S S

3.3 Opportunities E

Settlement Boundary - The site is wholly within the C C

settlement boundary relating to Llandybie where A development is considered acceptable. &

Existing Residential Context - The site is situated within a N G residential context. Adjacent to the site lies a residential I S

scheme of eight no semi-detached houses within an existing E site, dwellings, which was approved planning permission in D 2017 (E/34720). The existing residential context provides an opportunity to progressively expand.

Sustainable Location - The site is considered to be located within a sustainable location and is well connected to a number of shops, services and facilities.

Site Layout - The site can be designed to ensure no detrimental impact to surrounding neighbor’s privacy and amenity.

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OPPORTUNITIES A T

AND S

S

CONSTRAINTS S E

PLAN C C A &

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PLANNING POLICY

Policy Planning Policy Wales decarbonisation and climate-resilience, developing strong Relating to ref. 4.2 National planning policy is contained within the eleventh ecosystems and improving the health and well-being of our Strategic Policies edition of Planning Policy Wales (PPW), published by the communities. Welsh Government in February 2021. PPW is supported by SP1 Sustainable Places and Spaces 19 topic-based Technical Advice Notes (TANs), a number of Technical Advice Notes Climate Change SP2 which are also relevant to this scheme. PPW is the Welsh 4.6 This application has been prepared in defence to the SP3 Sustainable Distribution Government’s principal planning policy document, setting latest version of TAN 5: Nature Conservation and Planning, SP9 Transportation out the context for sustainable land use planning policy, TAN 12: Design and TAN 18: Transport. SP14 Protection and Enhancement of the Natural En- within which Development Plans are prepared. vironment Carmarthenshire Local Development Plan 4.3 PPW relates to design and access statements (DAS) 4.7 Section 38(6) of the Planning and Compulsory Purchase

SP16 Community Facilities T discussing that a DAS should communicate what Act 2004 requires that planning application decisions should N Specific Policies development is proposed, demonstrate the design process be made in accordance with the development plan unless E that has been undertaken and explains how the objectives of material considerations indicate otherwise. The statutory M E

GP1 Sustainability and High-Quality Design good design and placemaking have been considered from development plan for this site is provided by T

the outset of the development process. Carmarthenshire Local Development Plan (LDP) which was A GP2 Development Limits T

adopted by the County Council in December 2014. S GP4 Infrastructure and New Development Well-being of Future Generations Act (2015) S

H6 Residential Care Facilities S

4.4 The Well-being of Future Generations (Wales) Act came 4.8 As illustrated in the proposals map, the application site E

Transport into force in 2015 and seeks to improve the social, economic, comprises of an existing Care Home which is proposed to be C C

Location of Development – Transport environmental and cultural well-being of Wales. The Act puts developed to create a new three-storey standalone care A TR2 Considerations in place seven well-being goals in order to make sure that facility to the rear of the site, within the defined settlement & everyone works towards the same vision. The well-being boundary of Llandybie.

Highways in Developments – Design Considera- N TR3 goals include: tions G • A prosperous Wales; 4.9 In this respect, the LDP policies considered relevant to I S

Environment • A resilient Wales; the determination of this planning application are contained E • A healthier Wales; D EQ4 Biodiversity within the table on the left. A key policy within the table is • A more equal Wales; Policy H6 Residential Care Facilities, which states: Corridors, Networks and Features of • A Wales of cohesive communities; EQ5 Distinctiveness • A Wales of vibrant culture and thriving Welsh language; “Proposals for the development of residential care facilities EP3 Sustainable Drainage and and extensions to existing facilities within the Development • A globally responsible Wales. Limits of a defined settlement will be permitted where it has 4. Planning Policy Overview safe and convenient access to community facilities and 4.1 The planning policy framework for the determination of Future Wales: The National Plan services.” this application is provided by the content and scope of Na- 4.5 Future Wales: The National Plan 2040 adopted in tional Planning Policy, which is contained within the eleventh February 2021 establishes a national framework setting the 4.10 The following Supplementary Guidance is considered edition of Planning Policy Wales (PPW) and its associated direction for development in Wales to 2040. It forms a relevant: Technical Advice Notes (TANs), together with the Local Plan- development plan with a strategy for addressing key national  Nature Conservation and Biodiversity (2018). ning Policy and its supplementary planning guidance. priorities through the planning system, including sustaining and developing a vibrant economy, achieving

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CONTEXTUAL DRAWINGS T N E M E T A T S

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THE PROPOSAL

5. The Proposal - Overview 5.4 The new home will employ approximately 20-25 people in service centres, such as Cardiff, Swansea and London. 5.1 The purpose of a Design & Access Statement (DAS) is to high quality, suitably trained permanent jobs, most of whom provide a clear and logical document to demonstrate and will come from the local area. These will include Nurses, Sen- 5.10 The nearest bus stop can be found on Blaenau Road, explain the various facets of design and access in relation to ior Health Care Workers, Health Care Assistants, Receptionists just 160m to the north-east. Services 103, 164, 165 and 276 the site and to appraise the proposed development against and Managers amongst others. operate twice a day; however, along Ammanford Road, relevant planning policies. It also presents the details of a 465m to the north-east also, service X13 operates providing planning application in a way that can be read both by 5.5 As society emerges from Coronavirus, the new Nursing good links from Swansea and the surrounding area several professionals and the public. The proposal comprises a new home, alongside the existing Glanmarlais residential home, times a day. three-storey standalone care facility to support the existing will seek to integrate itself into the local community including residential care home at Glanmarlais Care Home, Maespiode, intergenerational activities with local schools, community Character Llandybie. participation via fetes and by investing in local sports teams Amount, Scale and Layout through team sponsorship. 5.11 The proposed development comprises a total of 36 T N

5.2 The new nursing home, to be called Llandybie Nursing bedrooms, which will be formed via a new standalone care E

Home, will house and care for 36 older adult residents with Access and Movement facility to the rear of the existing Glanmarlais Care Home. As M E nursing needs, both physical and mental (i.e. dementia), 5.6 One of the key issues surrounding new forms of develop- demonstrated in the supporting elevations and site sections, T providing a state of the art care facility fully compliant with ment is accessibility and how the proposed layout promotes the proposed standalone care facility will be three-storey in A T latest legislation so as to deliver excellent health and life ease of access for all potential users which can be achieved height. The properties opposite the site to the east are two S

outcomes for residents. by ensuring connections are very well pronounced. The new stories in height, whilst the existing Glanmarlais Care Home S S

development comprises of 36 new bedrooms, therefore it is is three stories. Therefore, this scale of this proposal is in E 5.3 The new care facility will adjoin but operate separately anticipated that this proposal will increase transport move- accordance with policy and is believed to be acceptable in C C

(barring laundry and kitchen) from the existing residential ments to the site, as new residents to the Care Home will terms of the local context. A care home, Glanmarlais. The reason for the separation of the generate an increased influx of visitors. & two homes is as follows: 5,12 The site benefits from a great opportunity regarding N

Vehicular Access and Car Parking the layout. As previously discussed, the site can be designed G I

 Demand for care services in Carmarthenshire post 5.7 One vehicular access point is proposed to serve the devel- to ensure no detrimental impact to surrounding neighbor’s S coronavirus lies with nursing care and not residential opment. The site benefits from an existing access point at the privacy and amenity. Development will undergo at the rear E D care as per recent advice from the Director of Social northern boundary via Maespiode. This connects to Blaenau of the site, which is naturally screened by trees from the Services for the region. To simply expand the existing Road which in turn connects to trunk road A483 to the north- southern and western boundaries. home would have little community benefit as it would west of the site. The scheme therefore will make use of the not help meet the demands of the area. existing access on the northern side.

 The pandemic has shown that larger care facilities, 5.8 The development is currently accompanied by 16 car whilst more cost effective to operate, find it more parking spaces. As part of the development proposals, it is difficult to maintain high standards of infection control considered to provide 5 further car parking spaces, taking the than smaller care homes due to reduced management total no. of car parking spaces at the site to 21. oversight per resident. The separation of the homes will ensure that high levels of care and related infection Bus and Rail Services control are maintained for both facilities as they will be 5.9 Llandybie Station can be found along Kings Road, around managed under different management teams with 0.8km to the north of the site. It provides services to Amman- different CIW regulations. ford, Carmarthen, Cross Hands, which then connects to larger

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CONTEXTUAL ELEVATIONS T N E M E T A T S

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THE PROPOSAL

Appearance 5.16 An ecological investigation undertaken by Bay Ecology (Amended) Order 2016’ (DMPO 2016), all major 5.13 The development will adopt a contemporary design, for LPA reference E/38275 recommended the proposed developments are required to be subject of preapplication with the facility planned to have a finish of PAREX development works will require a National Resources Wales consultation, prior to the Planning Application being Monoblanco thru-coloured render. The proposed materials (NRW) European Protected Species (EPS) derogation license. validated by the Local Planning Authority. for the new standalone Llandybie Nursing Home comprise The EPS license application required an accompanying bat of the following materials: method statement that outlined the detail timings of works, 5.22 A full comprehensive summary of the pre-application required watching briefs, sensitive working methodologies, consultation is to be included within the accompanying pre- Walls required mitigation and monitoring. application consultation report, following responses  Parex Monoblanco thru-coloured render (white) received by statutory consultees as well as local councillors 5.17 Due to the itinerant nature of Pipistrelle species, Bay and residents.  Cedral cladding (Grey) Ecology recommended that the licence covers the rear structure to be developed through a separate standalone Environmental Sustainability T Roof N building, which may require intrusive works to facilitate the 5.23 The site is located in an extremely sustainable location. E

 Roof finish - Marley Mendip Tile (Grey); development. Though vehicular parking will be provided as part of the M E

 Ridge tiles – Grey ridge. development, a wealth of services can be accessed within T

5.18 It can be assumed from the Ecology Report that the desirable or acceptable walking distance (in accordance with A T

Windows and Doors favourable conservation status (FCS) of the bat species in CIHT standards). S

 Grey UPVC; question is met. However, the building on this application S S

site is used by nesting birds as recorded in the bat report. It 5.24 Additionally, the public transport infrastructure serving E Fascia’s and Soffits is recommended that the new structure incorporates house the site is of good quality, as aforementioned. C C

 Grey UPVC; boxes to compensate for the loss of the identified nest sites A such as 1SP Schwegler Sparrow Terrace or equivalent to 5.25 Furthermore, SUDS areas and drainage details are &  Black gutters and downpipes. compensate the loss of the nesting features. discussed within the supporting drainage reports, showing the site’s sustainable drainage credentials. N G

5.14 The materials proposed whilst modern in appearance I

Community Safety S

will ensure the proposal is in keeping with the character and E 5.19 TAN 12 suggests that community safety can be Other Technical - Land Stability context of the surrounding area. The photographs taken of D achieved via design solutions that can aid crime prevention. 5.26 A site investigation was undertaken by Quantum the properties within the surrounding area shows they are These include providing natural surveillance, improving Geotechnic Ltd under condition 10 of the previous predominantly two stories with a mix of light-coloured safety by reducing conflicts in uses, and promoting a sense application. The condition was discharged and supported by smooth render and redbrick, the roofing is dark tiles and of ownership and responsibility. a Technical Advice Note 01 – Geotechnical. This document windows/doors are white UPVC. Overall, the proposed will be provided to support this application. appearance of the new standalone Llandybie nursing home 5.20 It is considered that the site could be developed to is considered to be in keeping with the character of the reduce concealed areas that are not overlooked. Importantly 5.27 The site appears to have no constraints in regards to surrounding area. this includes all areas of car parking which will be landscaping. The site boundaries are formed by mature appropriately lit and naturally overlooked. treelines and as discussed in the arboricultural report, no Biodiversity trees are required to be removed to facilitate the 5.15 The site was subject to ecological advice for the Community Involvement construction of the proposed development design. previous planning application in 2020. Considering the site 5.21 In accordance with Part 1A of the ‘Town and Country has been cleared for development which is progressing Planning (Development Management Procedures) (Wales) Drainage under the previous planning permission, the ecology report (Amended) Order 2016’ (DMPO 2016), all major 5.28 A full drainage strategy was undertaken for the will be incorporated as part of the new submission. previous application by VE Consult that determined the site MAY 2 0 2 1 17 GLANMARLAIS CARE HOME, MAESPIODE, LLANDYBIE

was at little-to-no risk of flooding from fluvial sources, as such the site met the requirements of TAN 15. The current submis- sion is partially retrospective in so far as works have com- menced on the site. The drainage report will therefore be re- submitted as part of this new submission.

Sustainable Economic Development 5.28 TAN 23 defines economic development broadly so that it can include any form of development that generates wealth, jobs and income.

5.29 The site addresses economic development with the provi- sion of 25 jobs which will relate to the local and wider commu- T N nity. As such this relates with the TAN 23 Advice Note which E

states the economic benefits associated with development M may be geographically spread out far beyond the area where E T

the development is located. As a consequence it is essential A that the planning system recognises, and gives due weight to, T S the economic benefits associated with new development. S S

5.30 While this proposal seeks to enhance sustainable eco- E nomic development and develop job creation, it meets the C demands of the National Framework and therefore this has to C be considered within this proposal. A &

N G I S E D

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SITE BLOCK PLAN T N E M E T A T S

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PLANNING APPRAISAL

6. Planning Appraisal - Overview 6.5 The merits of this planning application therefore need to of the aesthetics draws parallels between development of the 6.1 This section aims to identify the main issues relevant to the first assessed against the LDP, then against other material new Llandybie Care Facility and the existing Glanmarlais Care determination of the application and assess the scheme considerations. Home. against the relevant planning policy framework. These matters 6.6 Policy H6 of the Carmarthenshire County Council LDP are considered to be as follows: 6.11 The combination of finishes and colours, and the way permits for residential care facilities within the Development they will naturally weather will help the new development Limits of a defined settlement (Policy SP3), where they are in blend into the landscape of the site and surrounding area.  The Principle of Development; accordance with the plan’s strategy and its policies and pro-  The impact of the development on the Character and posals. The policy recognises the need for residential care 6.12 The dwellings within the surrounding area are predomi- Appearance of the Surrounding Area; facilities to be sustainably integrated into the area, ensuring nantly two-storey in height, and the existing Glanmarlais Care they form part of the urban or built form with safe and con-  The impact of the development on Residential Ameni- Home is three storey in height. The proposed development

venient access to community facilities and services. T ty; comprises a three-storey facility and therefore can be consid- N

 The impact on Biodiversity; ered to be of a proportionate scale for the locality. E 6.7 It is clear that the principle of development has been M

 The impact of the development in terms of Highways, firmly established on the site by the granting of the 2020 E Access and Car Parking; and permission for a substantively similar form of development. 6.13 Overall it is considered that the proposed scale, massing T and design of the new development would not have any sig- A  Any other material considerations. This previous and in our view current development fully ac- T nificant adverse impact upon the visual amenities of the area. S cords with the overriding aims and objectives of national planning guidance and the provisions of policies contained Therefore, development is considered to have a positive im- S The Principle of Development S

within Carmarthenshire County Council’s LDP. As set out in pact on the character and appearance of the surrounding area E 6.2 The application site is comprised of land within the curti- the following appraisal of the development it is our consid- and is therefore in accordance with Policy GP1 (Sustainable C lage of the existing Glanmarlais Care Home Facility. The site C

ered view that the development as now proposed will not and High Quality Design) of the LDP. A was previously granted full planning permission for a scheme give rise to any significant adverse impacts upon the charac- &

in 2020, ref: E/38275 for a 3-storey extension to the existing ter of the area, local amenities, and highway safety whilst The Impact of the Development on Residential Amenity care home. During the implementation of this permission it N providing a contribution to the area’s housing land supply 6.14 At the northern and western boundaries of the site lie the G

became evident that the development would depart from that I requirements. existing residential properties of Maespiode, along with an as approved and thus necessitated the submission of a new S The impact of the development on the Character and ongoing residential development directly adjacent to the site. E application. D Appearance of the Surrounding Area The layout proposed ensures that appropriate and normally accepted separation distances are retained on the boundaries 6.3 Section 38(6) of the Planning and Compulsory Purchase 6.8 As previously mentioned, the site consists of land which of the site as per the previously approved scheme. Act 2004 requires that planning application decisions should has been cleared for development and which is currently be made in accordance with the development plan unless progressing under the previous planning permission 6.15 Normally accepted separation distances are respected material considerations indicate otherwise. The statutory de- (E/38275). Prior to the start of development, the site com- prised undeveloped land which is naturally screened by within the proposed development to ensure no harmful over- velopment plan for this site is provided by Carmarthenshire treelines to the south and east. looking, overbearing or overshadowing impact would be ex- Local Development Plan (LDP) which was adopted by the perienced by future occupiers. The proposed layout thereby County Council in December 2014. 6.9 The application site is well-related to the existing settle- maximises the density without compromising the living condi- ment pattern of the area and its development for the pur- tions of its occupants. 6.4 The application site lies within the defined settlement pose proposed represents a logical extension of the current boundary of Ammanford/Cross Hands which is classified as a built form of the immediate area. 6.16 With regards to construction noise and activity for the “Growth Area” in terms of the settlement hierarchy in the LDP proposed development, adequate control measures are cur- but is not designated for any form of development an there- 6.10 The development as proposed will seek to utilise a rently implemented which will ensure that any potential im- fore comprises white land. modern palette of external facing materials, which in terms pacts on residential amenity are minimised. MAY 2 0 2 1 20 GLANMARLAIS CARE HOME, MAESPIODE, LLANDYBIE

PLANNING APPRAISAL

6.17 Overall it is considered that the proposal would not pedestrian infrastructure. This provides more choice to local 6.27 As such, the proposed development works required a have any significant adverse impact upon the residential residents in regards to transport options. National Resources Wales (NRW) European Protected Species amenities of existing or future occupiers. As such the (EPS) derogation license. The EPS license application was ac- proposal is considered to be acceptable in terms of 6.23 Pedestrian accessibility is of a very high standard at the companied by a bat method statement detailing timing of works, required watching briefs, sensitive working methodolo- residential amenity and is therefore in accordance with Policy site. The site benefits from existing pedestrian infrastructure gies, required mitigation and monitoring. Works are progress- GP1 (Sustainable and High Quality Design) of the LDP. throughout Maespiode and the surrounding area, along with ing in accordance with the licence requirements. well-lit streets to provide safe spaces designated for pedes- The Impact of the Development in terms of Highways, trians. 6.28 The ecology report also recommended the new facility Access and Car Parking incorporated various mitigation measures in the form of house 6.18 The highway network surrounding the site includes a 6.24 This application is accompanied by a Travel Plan which boxes to compensate for the loss of the identified nest sites such as 1SP Schwegler Sparrow Terrace. combination of residential and local distributor roads has previously been formally agreed by the LPA as part of connecting into the arterial A483 road. All local roads in the the discharge of pre-commencement conditions for the pre- T 6.29 As such with appropriate mitigation, protection measures N vicinity of the site are street-lit. These roads currently have vious scheme. Therefore, the proposal is considered to be and design, the proposal is acceptable in terms of ecology and E sufficient capacity to deal with the existing Care Home as it acceptable in terms of its highly sustainable location and is considered to be in accordance with EQ4 (Biodiversity) of the M E

currently operates. highway/pedestrian safety and in accordance with Policy GP1 LDP. T

(Sustainable and High Quality Design), TR2 (Location of De- A 6.30 The Technical Advice Development Map (TAN15) indi- T 6.19 Movement to and from the application site is achieved velopment – Transport Considerations) and Policy TR3 S cates that the site is located outside of the flood plain which via Maspiode, which is a 20mph traffic calmed road, that runs (Highways in Development – Design Considerations) of the S

are developed and served by significant infrastructure where S parallel to the north of the site. As outlined above, the LDP. there is little or no risk of flooding or coastal/tidal flooding. E development is identical in terms of scale to that previously Additionally, the proposed foul and surface water drainage C C

approved and any impact will be identical to the scheme Other Material Planning Considerations solutions will be keeping the existing connections into the A recently granted permission which also comprised a total of 6.25 No trees are identified to be removed to facilitate the adopted system contained in Maespiode Road in general. The & 36 bedrooms. construction of the proposed development design. As such, new application will be required to comply with the overarch- the proposed development will not result in any loss of trees ing SuDs principles and require SAB approval. N G 6.20 Car parking has been addressed as per the previous or hedgerows. I 6.31 It is acknowledged that the development site lie within a S scheme with the creation of an additional 5 spaces to coal mining risk area and the previous permission was condi- E accommodate the proposed development. The site will also 6.26 The application is supported by an ecology survey tioned requiring the applicant to commission an intrusive site D benefit from the existing car parking used for the current which identifies that the current site was predominantly investigation survey into the presence or otherwise of past Glanmarlais Care Home. Overall, the additional 5 spaces will comprised of amenity green land, before development be- mine workings, mine entries or coal seams which might be increase the no. of car parking spaces from 16 to 21 to serve gan on site in relation to the previous application E/38275. In affected by the proposed development, together with detailed remediation/mitigation measures where necessary. This was the entirety of the site. terms of the ecological importance of the site, multiple ac- embodied in condition no.10 attached to planning permission cess points to the roof of the existing Glanmarlais Care E/38275. Quantum Geotechnic Ltd were commissioned to 6.21 In terms of sustainable transport, bus stops on Blaenau Home was identified, all of which were generally associated produce a detailed report (Technical Advice Note 01 – Ge- Road, just 160m to the north-east offers services 103, 164, with loose and missing fascias. Additionally, an individual otechnical) which was submitted and approved by the LPA to 165 and 276, operating twice a day. However, along Common Pipistrelle was identified emerging from a fascia in discharge the said condition and this is once again submitted Ammanford Road, 465m to the north-east also, service X13 close proximity to the structure, which is the proposed loca- to support this application for completeness. operates providing good links from Swansea and the tion of the new facility, whilst an individual Common Pipi- surrounding area several times a day. strelle was recorded emerging from the central structure (structure to be developed under this application) from be- 6.22 Llandybie railway station is also located within 0.8km of neath a fascia located at the apex of the south western ele- the site, and can be easily accessed via the existing MAY 2 0 2 1 21 GLANMARLAIS CARE HOME, MAESPIODE, LLANDYBIE

CONCLUSION

7.1 This Design and Access Statement (DAS) has been prepared on behalf of Padda Care Ltd to accompany a full planning application for the proposed three storey standalone care facility to the rear of the existing residential care home at Glanmarlais Care Home, Maespiode, Llandybie.

7.2 The application site is recognised as being within the settlement boundary for development. Proposals within defined Development Limits will be permitted, subject to policies and proposals of this Plan, national policies and other material planning considerations. T N

7.3 The site was previously granted planning permission under E

LPA reference code in 2020. Consequently, this application has M E

relation to the previous application. This resubmission has T been made proposing a standalone care home facility to the A T rear of the existing Glanmarlais Care Home. Therefore, the S

principle of development at the site is considered to be S S

established. E C C

7.4 It has been established that the site is situated in a A sustainable location, with a range of services and public & transport links. N G 7.5 The ambition for the site is to create a contemporary I S development within Llandybie which takes advantage of the E site’s sustainable location, in accordance with the Council’s D Development Limits allocation within the LDP.

7.6 In light of the above, it is concluded that the proposal fully accords with both national and local policies and there are no material considerations which should prevent the planning application from being determined in accordance with the relevant planning policy framework.

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