PLANNING, DESIGN & ACCESS STATEMENT
PCI Pharma Services Unit 23-24 Tafarnaubach Industrial Estate
March 2020
T: 029 2073 2652 T: 01792 480535
Cardiff Swansea
E: [email protected] W: www.asbriplanning.co.uk PROJECT SUMMARY PCI PHARMA SERVICES, TAFARNAUBACH INDUSTRIAL ESTATE
Description of development: Construction of new packaging line building, retaining wall and covered pedestrian walkway linking new packaging line building with new car park (approved under Application Ref C/2019/0195)
Location: Unit 23-24 Tafarnaubach Industrial Estate, Tredegar
Date: March 2020
Asbri Project ref: 20.159
Client:
PCI Pharma Services STATEMENT
A C CE S S
& PLANNING, DESIGN
Asbri Planning Ltd Prepared by Approved by Unit 9 Oak Tree Court Mulberry Drive Geraint Jones Pete Sulley Cardiff Gate Business Park Name Cardiff Planner Director CF23 8RS
T: 029 2073 2652 Date March 2020 March 2020 E: [email protected] W: asbriplanning.co.uk Revision
M AR C H 2 0 2 0 2 CONTENTS PCI PHARMA SERVICES, TAFARNAUBACH INDUSTRIAL ESTATE
Section 1 Introduction 5
Section 2 Site Context and Analysis 6
Section 3
Interpretation 8
Section 4 Design Development 10
Section 5 Planning Policy 12 STATEMENT Section 6 The Proposal 15
Section 7 A C CE S S Appraisal 19 & Section 8 Conclusion 21
PLANNING, DESIGN
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SITE IN REGIONAL CONTEXT
STATEMENT
A C CE S S
& PLANNING, DESIGN
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INTRODUCTION
1.1 This Planning, Design and Access Statement (PDAS) has 1.5 The submitted Planning, Design and Access Statement 1.11 PCI Tredegar has begun an expansion of its facility to been prepared on behalf of PCI Pharma Services to accompany adheres to guidance embodied in the Welsh Government enhance its high potent drug manufacturing and development a full planning application for the construction of new publication, Design and Access Statements in Wales, capabilities, including both clinical and commercial supply packaging line building, retaining wall and covered pedestrian published in June 2017. which will support with the growth of the business. At present walkway linking new packaging line building with new car park PCI Tredegar employs over 440 members of staff (the largest (approved under Application Ref C/2019/0195) at Unit 23-24 Background, Vision and Brief employer in Blaenau Gwent) which will increase significantly Tafarnaubach Industrial Estate, Tredegar, Blaenau Gwent. 1.6 As a respected industry leader and trusted partner, PCI over the next 5 years with the forecasted business growth; the provide a comprehensive range of pharmaceutical services already approved CMF2 building and this Packaging Line 1.2 The purpose of a Planning, Design & Access Statement from the earliest stages of development through to Building are the first phases of this growth programme. (DAS) is to provide a clear and logical document to commercial launch and ongoing supply. demonstrate and explain the various facets of design and 1.12 The vision for the proposed development is to deliver a access in relation to the site and to appraise the proposed 1.7 PCI combine best-in-class technologies with cutting- packaging line building which will result in a series of development against relevant planning policies. It also edge research supported by an exceptional team of people, economic benefits not only for the operator but also in the presents the details of a planning application in a way that can delivering the highest level of regulatory compliance and form of significant job creation. It is considered that the STATEMENT be read both by professionals and the public. quality standards. Equally important is our commitment to majority of positions will be occupied by local persons, as such, providing an industry-leading customer experience, sharing the scheme will contribute to the economic development of 1.3 The diagram right, extracted from Planning Policy Wales, our customers’ passion for supplying often lifesaving Blaenau Gwent County Borough.
summarises the five objectives of good design that should be medicines to patients around the world. PCI are committed A C CE S S
taken into account when preparing a DAS. The circular nature to meeting the evolving needs of our clients by leveraging 1.13 The brief for the development was to develop a packaging & of the diagram represents the equal weightings that need to our experience and expertise to always deliver the best line building which integrated seamlessly into the wider PCI be given to each of the 5 Objectives of Good Design: Access; possible solution operation. Further, the scheme is required to be linked to the Movement; Character; Environmental Sustainability and CMF2 building and car park approved under application Community Safety. 1.8 PCI Tredegar provides full development and C/2019/0195. manufacturing services for both investigational and 1.4 Accordingly, the statement is subdivided into seven commercial products including highly potent molecules sections, commencing with this introductory chapter in this requiring specialist handling. section which includes the brief and vision. Section 2 provides a brief overview of the site context and its surroundings. 1.9 With over 35 years’ experience of processing potent and
Section 3 interprets and applies the context of the brief and non-potent drug products, PCI provides a true partnership PLANNING, DESIGN vision for the site, whilst section 4 summarises how the design and consultative approach from pre-clinical formulation has developed from the initial stages. Section 5 provides the development and API characterization through to full relevant national and local planning policy context, followed commercial launch. by Section 6 which sets out the proposal and explores the relevant design and access facets associated with the 1.10 When it comes to caring for humanity, ensuring life- application whilst Section 7 appraises the development against changing medicines reach those who need it most is our relevant policies. The document then concludes under Section highest priority. As manufacturing and supply chain experts, 8 which summarises the key themes running through the PCI use our experience and expertise to navigate every report, justifying that the proposed development should be challenge PCI may face on behalf of our clients with the granted planning permission. ultimate aim of improving the lives of patients.
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SITE IN LOCAL CONTEXT
STATEMENT A C CE S S SITE LOCATION
PLAN & PLANNING, DESIGN
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SUMMARY OF THE PROPOSAL
Site Context construction, lies the Eastern Ridge and Mynydd James Reference: C/2019/0195 2.1 The site is located immediately north of the existing PCI Special Landscape Area. The site is positioned outside of the Description: A new pharmaceutical containment facility and Pharma Services facility, but still within its curtilage, and SLA and within an industrial estate, as such, will not impact ancillary infrastructure (e.g. chillers), extended service yard and centred on the following grid coordinates: E: 312490, N: upon the character of the area. new car park including associated engineering/land upgrading 210929. works. It is proposed that the car park is built at the top of the 2.7 Tafarnaubach Industrial Estate is strategically located site on previously unused land. 2.2 The PCI facility lies within Tafarnaubach Industrial Estate, immediately north of the A465 Heads of the Valleys Road, as Decision: Granted on 2nd October 2019 Tredegar, and is positioned north of the main town beyond such, the site is accessible via major highway infrastructure. the A465, Heads of the Valleys Road towards the Brecon Reference: C/2020/0033 Beacons. 2.8 In relation to public transport, the closest bus stop to the Description: Three storey lab block, external stairs, associated site is located along Merthyr Road approximately 50 metres canopies Site Features to the south of the A465 overbridge and around 1km (12 Decision: Granted on 12th March 2020 2.3 The site where the building is to be positioned is largely minute walk or a 3 minute cycle) from the proposed rectangular in shape and measures approximately 850m². It development site. One service operates from the stop and STATEMENT currently comprises 44no. of car parking spaces on a provides users with transport to Tredegar Town and tarmacadam surface. Vehicular access to the site is achieved Rhymney. via the main access to the wider PCI Pharma Services facility
to the south. 2.9 A review of Wales’ Historic Environment Record reveals A C CE S S
that there are no historical assets immediately adjacent to & 2.4 It is positioned immediately adjacent to a recently the site. Indeed, the nearest relates to Blaen y Cwm Viaduct, consented pharmaceutical containment facility approved which is afforded Grade II Listed Status (CADW Ref: 1860) under planning permission C/2019/0195 and south of a situated approximately 800m east of the application site. The large car park comprising approximately 180no. spaces site is screened from the structure by varying topography, approved under the same application. and residential development, as such, its development will not impact the setting of the historical asset. 2.5 A review of Natural Resources Wales’ Development Advice Map reveals that the site lies within Flood Zone A, as Planning History such, is considered to be at little or no risk of fluvial or tidal/ 2.10 The following applications relating to the site itself and
coastal flooding. wider PCI Facility are considered relevant to this application: PLANNING, DESIGN
Surroundings Reference: C/2011/0167 2.6 The site’s immediate surroundings comprise the wider Description: Revised staff car park and vehicle access and PCI facility which has been subject to a number of construction of new manufacturing building. developments in recent years resulting in the expansion of Decision: 11th August 2011 the operation. Given its location with Tafarnaubach Industrial Estate, its surroundings are largely industrial in nature to the south and west, whereas the residential area of Waundeg and Nantybwch lies to the east. To the north of the site, beyond the car park that is currently under
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INTERPRETATION
STATEMENT
A C CE S S
& PLANNING, DESIGN
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INTERPRETATION
Interpretation • Previous Consent – A historic application relating to 3.1 The concept for the development of the site has derived the provision of a manufacturing building (ref: from the following: C/2011/0167) was granted permission in 2011. As such, it has now lapsed. Notwithstanding, the site has i. A full site analysis including, a full desktop study of the previously been deemed acceptable to be occupied site and its surroundings together with site visits; and by a building similar to that proposed under this ii. Discussion with the client and end user to gain a clear application. understanding of the brief and vision for the project.
3.5 Constraints 3.2 The above steps have presented key opportunities for the site, which are outlined below; • Car Parking – It is acknowledged that the proposed development will result in the loss of approximately Opportunities and Constraints 44no. spaces. Further it is acknowledged that the PCI 3.3 The application site’s location adjacent to the existing PCI site is subject to parking constraints with some members of staff required to park on the carriageway
Facility presents an excellent opportunity for the development STATEMENT to integrate seamlessly into the wider operation to deliver a outside of the facility. However, it should be emphasised that the recently consented containment series of economic benefits including significant job creation. facility application (Ref: C/2019/0195) included 3.4 Opportunities provision for a large car park to the north of the
application site which will provide approximately A C CE S S 180no. spaces. Further, the operation of the • Settlement Boundary – The site is located within the packaging facility will be split into two shift patterns & settlement boundary for Tredegar, as defined by the and traditional office hours. Therefore, employees’ proposals map of the adopted LDP. The site is therefore attendance at the site will be staggered, therefore situated in a location where development is normally reducing the number of car parking spaces required permitted. at any one given time. • Industrial Estate – The site lies within Tafarnaubach • Highway Considerations - Given that the proposal Industrial Estate, as such, the development of a will result in significant job creation, it is packaging line facility (B2 Use Class ) is considered to acknowledged that the development will result in an be a conforming land use. intensification of the local highway network, albeit • Employment – The proposed development will result minor given the development will operate on a shift pattern basis, therefore minimising the impact on the
in a series of economic benefits not only for the network at any given time. Notwithstanding, the PLANNING, DESIGN operator but also in the form of 50 full time application is accompanied by a Transport Statement employment positions. It is likely that a large to demonstrate the acceptability of the proposals. proportion of these positions will be occupied by local persons. Therefore, the scheme and wider PCI Facility will continue to promote the economic development of the Authority by being Blaenau Gwent’s largest employer.
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DESIGN DEVELOPMENT
Design Team Meetings 4.1 The design team meetings have allowed PCI Pharma Services to confirm the requirements for the project. These include:
• Provision of a packaging facility which is of sufficient scale to operate efficiently with all relevant equipment. • The development is required to tie in with the containment facility approved under C/2019/0195 by virtue of a shared hallway. • A new walkway/bridge link will be required to extend
from the car park approved under C/2019/0195 to STATEMENT the proposed packaging facility.
Statutory Pre-Application Consultation
4.2 Given that the floorspace to be created by the proposed A C CE S S
development exceeds 1,000m², the proposal comprises a & major development. The application is therefore the subject of a pre-application consultation with local residents and statutory consultees, in accordance with Part 1A of “The Town and Country Planning (Development Management Procedure) (Wales) (Amendment) Order 2016” (DMPO 2016).
4.3 As a result of the responses received throughout the pre -application consultation period, amendments to the
proposals may be required. PLANNING, DESIGN
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PLANNING POLICY CONTEXT
Policy 5.6 Figure 3 sets out a number of Key Planning Principles, 5.1 The following section provides an overview of the relevant aimed towards “Achieving the right development in the right policy framework relating to the application proposals. In place.” The five principles are: accordance with S38(6) of the Planning and Compulsory Purchase Act 2004, this application should be determined in • Growing our economy in a sustainable manner; accordance with the Development Plan, unless material • Making best use of resources; considerations indicate otherwise. • Facilitating accessible and healthy environments; 5.2 The starting point is therefore the statutory Development • Creating and sustaining communities; and Plan which consists of the Blaenau Gwent County Borough • Maximising environmental protection and limiting Council’s Local Development Plan (adopted November 2012). environmental impact.
5.3 In addition to the above, other key “relevant material 5.7 Paragraph 3.51 states that: considerations” include, in particular, Planning Policy Wales STATEMENT (Edition 10, December 2018) (“PPW”), associated Technical “Previously developed (also referred to as brownfield) land Advice Notes (“TANs”) and Supplementary Planning Guidance should, wherever possible, be used in preference to greenfield
(“SPGs”). sites where it is suitable for development”. A C CE S S
Planning Policy Wales 5.8 Economic Development is defined within PPW as: & 5.4 National Planning Policy is set out within Planning Policy Wales (Edition 10, December 2019) (PPW). Sustainable “…the development of land and buildings for activities that development is the key theme running through PPW and generate sustainable long term prosperity, jobs and incomes. paragraph 1.2 states that: The planning system should ensure that the growth of output and employment in Wales as a whole is not constrained by a “The primary objective of PPW is to ensure that the planning shortage of land for economic uses.” system contributes towards the delivery of sustainable development and improves the social, economic, environmental 5.9 In regard to providing sufficient land needed by the and cultural well-being of Wales…” market, paragraph 5.4.3 stipulates that:
PLANNING, DESIGN 5.5 Page 9 of PPW provides a definition of sustainable “Planning authorities should support the provision of sufficient development. It is taken from the Well-being of Future land to meet the needs of the employment market at both a Generations Act (Wales) 2015 and states the following: strategic and local level. Development plans should identify employment land requirements, allocate an appropriate mix of ““Sustainable development” means the process of improving the sites to meet need and provide a framework for the protection economic, social, environmental and cultural well-being of of existing employment sites of strategic and local importance.” Wales by taking action, in accordance with the sustainable development principle, aimed at achieving the well-being goals. Acting in accordance with the sustainable development principle means that a body must act in a manner which seeks to ensure that the needs of the present are met without compromising the ability of future generations to meet their own needs.” M AR C H 2 0 2 0 11 PCI PHARMA SERVICES, TAFARNAUBACH INDUSTRIAL ESTATE
PLANNING POLICY CONTEXT
5.10 Further, paragraph 5.4.4 states that: Technical Advice Note 18: Transport 5.13 TAN 18 offers national guidance on transportation related “Wherever possible, planning authorities should encourage and planning policies and advises that it should be read in support developments which generate economic prosperity and conjunction with Manual for Streets. It advocates: regeneration. Sites identified for employment use in a development plan should be protected from inappropriate • “the integration of land use planning and transport in development.” order to promote resource and travel efficient settlement patterns; Technical Advice Notes 5.11 This application has also been prepared with regard to • Ensuring that development is located where there is good the latest version of TAN 12 (Design), which was updated in accessibility by public transport, cycling and walking. July 2014, TAN 18 (Transport) which was published in March This minimises the need to travel and promotes social 2007 and TAN 23 (Economic Development) which was adopted inclusion; and
in 2014. • Managing parking provision.” STATEMENT
Technical Advice Note 12: Design Technical Advice Note 23: Economic Development 5.12 TAN 12 (March 2016) provides advice on design 5.14 TAN 23 defines economic development broadly so that it
considerations and, in relation to housing design, it states that can include any form of development that generates wealth, A C CE S S
local planning policies and guidance should aim to: jobs and income. &
• “create places with the needs of people in mind, which 5.15 Paragraphs 1.2.1 and 1.2.2 highlight that the economic are distinctive and respect local character; benefits of proposals and market needs should be fully considered when determining planning applications: • promote layouts and design features which encourage
community safety and accessibility; “1.2.1 - The economic benefits associated with development • focus on the quality of the places and living may be geographically spread out far beyond the area where environments for pedestrians rather than the movement the development is located. As a consequence it is essential that and parking of vehicles; the planning system recognises, and gives due weight to, the • avoid inflexible planning standards and encourage economic benefits associated with new development. layouts which manage vehicle speeds through the PLANNING, DESIGN geometry of the road and building; 1.2.2 PPW advises that planning for economic land uses should • promote environmental sustainability features, such as aim to provide the land that the market requires, unless there energy efficiency, in new housing and make clear specific are good reasons to the contrary. Where markets work well, this commitments to carbon reductions and/or sustainable will help maximise economic efficiency and growth.” building standards; • secure the most efficient use of land including 5.16 Further to the above, paragraph 1.2.5 states:
appropriate densities; and “Local planning authorities should recognise market signals and • consider and balance potential conflicts between these have regard to the need to guide economic development to the criteria.” most appropriate locations, rather than prevent or discourage such development.” M AR C H 2 0 2 0 12 PCI PHARMA SERVICES, TAFARNAUBACH INDUSTRIAL ESTATE
PLANNING POLICY CONTEXT
Blaenau Gwent County Borough Council 5.19 The site is situated within the Tredegar area, as such, 5.20 In regard to Sustainable Economic Growth, Policy SP8 Local Development Plan in the Northern Strategy Area as defined by the adopted states: 5.17 The development plan for the purposes of Section LDP. The strategy for proposals in this is area is defined by “In order to increase economic activity, diversify the economy 38 (6) of the Planning and Compulsory Purchase Act 2004 Policy SP1 which states: and ensure that residents of Blaenau Gwent maximise their is the adopted Blaenau Gwent County Borough Council economic potential: Local Development Plan. The Plan was adopted in “SP1 Northern Strategy Area – Sustainable Growth and Regeneration Proposals in the Northern Strategy Area will November 2012 and forms the statutory framework for a. 50 ha of land for employment and business purposes will be required to deliver sustainable growth and regeneration the development of land within Blaenau Gwent. be allocated to meet economic development and that benefits the whole of Blaenau Gwent. This will be employment needs; 5.18 As shown on the proposals map extract, the site lies achieved by: - b. The employment roles of major industrial areas will be within the settlement boundary, as such, is located in an identified to assist in the diversification of employment a. Supporting the creation of a network of sustainable area where development is normally permitted. Further, it and to support the sustainable development of hubs around the principal hub of Ebbw Vale. lies within the Tafarnaubach Industrial Estate Employment manufacturing; b. Promoting Ebbw Vale as the principal hub for STATEMENT Area Protection in accordance with Policy EMP2 of the c. Employment in Health and Social Care will be adopted LDP. The following policies are therefore Blaenau Gwent, where the majority of social and encouraged in town centres and in conjunction with the considered to be the most relevant to the proposed economic growth will be accommodated including new hospital at ‘The Works’;
application: major retail expansion, administrative and cultural d. Tourism, leisure and cultural initiatives will be A C CE S S
developments. encouraged;
Policy Reference In relation to c. Delivering strategic sustainable regeneration e. Rural enterprise and activity tourism will be promoted in & flagship schemes at ‘The Works’ and ‘Ebbw Vale Strategic Policies the countryside; Northern Corridor’. f. First class learning infrastructure will be put in place to SP1 Northern Strategy Area – Sustainable d. Supporting new roles for district and local town ensure that residents gain the skills they require; and Growth and Regeneration centres: - g. Local labour agreements will be negotiated with SP6 Ensuring Accessibility i. Tredegar District Town Centre will expand its developers to enable local people to secure employment SP8 Sustainable Economic Growth tourism offer through maximising the benefits of and skills development.” local heritage; Development Management Policies ii. Brynmawr District Town Centre will explore 5.21 In relation to New Development policy DM1 stipulates: DM1 New Development opportunities to develop complementary roles “1. Sustainable Design around tourism; and PLANNING, DESIGN DM2 Design and Placemaking iii. Blaina Local Town Centre will build on and exploit a. Energy efficient design is achieved; b. The proposal makes efficient and effective use of DM4 Low and Zero Carbon Energy its local heritage. resources by employing sustainable building techniques, Allocations and Designations e. Enabling diversification of the economic base incorporating energy and water conservation measures, through mixed-use development in the district hubs and wherever possible, the use of renewable energy; SB1 Settlement Boundaries of Tredegar and Brynmawr where it supports and c. Construction waste and pollution is minimised and the T1 Cycle Routes reinforces the roles of the town centres. proposal incorporates facilities for the segregation, f. Supporting a major destination attraction that would recovery and recycling of waste; EMP2 Employment Protection Allocations d. Recycled or sustainable products and resources are used draw large numbers of people to the area and in construction, where practicable; ENV2 Special Landscape Areas provide a significant number of jobs.”
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e. The proposal reduces surface water run off through 3. Accessibility Well-being of Future Generations Act (2015) minimising an increase in impermeable surfaces and 5.25 The Well-being of Future Generations (Wales) Act came using Sustainable Drainage systems, where appropriate; a. The proposal has regard for the safe, effective and into force in 2015 and seeks to improve the social, economic, and efficient use of the transportation network; environmental and cultural well-being of Wales. The Act puts f. The proposal does not result in a net loss of biodiversity b. The proposal ensures that developments are designed in place seven well-being goals in order to make sure that and provides where necessary mitigation and/or to an appropriate standard that prioritises the interests everyone works towards the same vision. compensation measures. of pedestrians, cyclists and public transport before that
of the private car; 2. Amenity c. The proposal secures appropriate provision for people with special access and mobility requirements; a. The development would be compatible with other uses in d. Parking, appropriate servicing and operational space the locality; has been provided; and d. Where a Transport b. There would be no unacceptable adverse visual impact Assessment and Travel Plan is required by national
on townscape or landscape; planning policy, they must demonstrate that there will STATEMENT c. There would be no unacceptable impact upon the be no adverse impact on trip generation and travel amenities of neighbouring occupiers; demand.” d. In the case of residential development including extensions and sub-division of dwellings, dwellings must 5.22 In regard to Settlement Boundaries, Policy SB1 states: A C CE S S be of appropriate size to provide satisfactory levels of amenity; “In order to manage spatial growth a settlement boundary is & e. There would be no adverse impact upon the water identified to: environment or an unacceptable risk to the quality of controlled waters (including groundwater and surface i. Promote the full and effective use of urban land by water); defining the area within which development will f. The proposal contributes to improving water quality normally be permitted; and wherever practicable; ii. Prevent inappropriate development in the countryside.” g. The proposal does not result in airborne emissions which have an unacceptable effect on the health, amenity or 5.23 In accordance with Policy EMP2.5 the site is allocated as natural environment of the surrounding area, taking into an Employment Protection Area. As such, B1, B2 or B8 use account cumulative effects of other proposed or existing classes are considered appropriate uses within this area. PLANNING, DESIGN sources of air pollution in the vicinity. h. There would be no unacceptable risk of harm to health Supplementary Planning Guidance and/or local amenity from unacceptably high levels of 5.24 The following Supplementary Planning Guidance noise, vibration, odour or light pollution; documents adopted by Blaenau Gwent CBC: i. The land is made stable and capable of supporting the development without risk of damage to buildings on the • Access, Car Parking and Design site or adjoining land; and j. Practicable and effective measures are taken to treat, contain or control any contamination.
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PROPOSED SITE LAYOUT
STATEMENT
A C CE S S
& PLANNING, DESIGN
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THE PROPOSAL
Overview room. The height of the packaging facility is 11.7m, approx. 1m 6.1 To ensure that the development effectively responds to lower than the recently approved adjacent CMF2 building. the local context, the principle considerations that will form 6.6 The footprint of the building measures approximately the chapter, and to which the application will be assessed 850m² and has been largely dictated by the equipment on, will be the five objectives of good design which are a set required to be situated within the proposed packaging facility. of principle considerations, as outlined in Technical Advice Note 12. These include an assessment of the proposed 6.7 Retaining walls are also proposed as part of this
access, the overall character of the site including the application, however, it should be emphasised that they are amount, scale and layout, the appearance and landscape as very similar to that approved as part of the CMF2 building and well as the community safety of the site. car park development (Ref: C/2019/0195).
Amount, Scale and Layout 6.8 Accordingly, the amount, scale and layout of the proposed 6.2 The proposal comprises the development of a previously development is focussed towards the delivery of a scheme developed site, which is allocated within Tafarnaubach which can be fully utilised by PCI Pharma Services and which STATEMENT Industrial Estate as an employment protection area, for a can integrate seamlessly into the existing facility. packaging facility. It is considered that the proposal would fall within the B2 (General Industrial) use class. Access
Vehicular access and parking A C CE S S
6.3 The packaging facility will be delivered by a single 6.9 Vehicular access to the development will be achieved via & building positioned immediately north of the existing PCI the existing access to the wider PCI facility to the south. The facility on a hardstanding area currently used for car parking. site is situated within close proximity to the A465, Heads of the As shown on the accompanying floor plans, the building will Valleys Road, as such, is accessible by major highway connect to the recently consented containment facility infrastructure which makes it an ideal location for the building (Ref: C/2019/0195) by virtue of a shared internal proposed development. corridor. The scheme will also connect to the large car park approved as part of planning permission C/2019/0195 by a 6.10 As aforementioned, the proposed development will result bridge/walkway measuring approximately 64m in length and in the loss of approximately 44no. of car parking spaces. 2m in width. It will comprise a galvanised steel walkway Notwithstanding, it is considered that the loss of car parking
canopy with polycarbonate glazed façade and roof. spaces as a result of the proposed development can be PLANNING, DESIGN mitigated against by virtue of the car park established via 6.4 The siting of the proposed packaging facility adjacent to planning permission C/2019/0195. Further, whilst the scheme the consented containment facility and existing service will result in 50 full time employment positions, the scheme buildings will allow it to seamlessly integrate into the wider will operate on a shift basis, therefore, reducing the pressure PCI operation. on car parking provision available in the PCI facility. Further detail on the transport characteristics of the proposed 6.5 The packaging facility will be engineered to two storeys development can be found in the accompanying Transport with the primary packaging operation being conducted at Statement prepared by Asbri Transport. ground floor whilst the first floor will include provision for meeting rooms, process office, changing rooms and a plant
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ELEVATIONS
STATEMENT
A C CE S S
& PLANNING, DESIGN
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THE PROPOSAL
Movement Community Safety 6.11 It is now a fundamental part of design standards to 6.16 TAN 12 suggests community safety can be achieved via ensure that new developments are as accessible as possible design solutions that can aid crime prevention. These include by several modes of transport. In terms of public transport, providing natural surveillance, improving safety by reducing as previously identified, there is a bus stop situated along conflicts in uses, and promoting a sense of ownership and Merthyr Road. One service operates from the stop and responsibility. provides users with transport to Tredegar Town and Rhymney from 07:30 to 18:49 on an hourly basis. As noted 6.17 The site is situated immediately adjacent to the wider PCI within the Transport Statement prepared by Asbri Transport, Facility which is encompassed in boundary fencing and the service will provide regular service for the office staff security gates, which are manned at all times. It is therefore located on the site. considered that the site as a whole is designed to ensure a high level of personal and community safety. 6.12 In addition, the site is located within close proximity to an existing cycle route which links from the Heads of the Environmental Sustainability STATEMENT Valleys Road to Tafarnaubach Industrial Estate as defined by 6.18 As identified within Technical Advice Note 12, the Policy T1 (Cycle Routes) of the adopted LDP. It is therefore objectives that developers need to respond to in respect of considered that the proposed development is accessible via Environmental Sustainability include that of achieving efficient
means other than the private car. use and protection of natural resources, enhancing biodiversity A C CE S S
and designing for change. & Appearance and Materials 6.13 As shown on the accompanying elevation plans, the 6.19 The development will make use of previously developed façade of the packaging building will comprise horizontally land in accordance with the sustainability principles running laid composite cladding allowing it to integrate seamlessly through PPW, therefore reducing pressure on greenfield sites into the wider PCI facility. Entrances to the building will be to facilitate new development. positioned along the west and southern elevations. 6.20 The application is accompanied by an Energy Statement 6.14 Accordingly, the architectural and design approach will prepared by Consilium which demonstrates that the building ensure that the scheme is sympathetic to its surroundings in will in all aspects comply with the requirements for building
line with the aspirations of local development plan policies. regulations Part L. Given that the development will connect to PLANNING, DESIGN the containment facility, as such, heating and cooling to Landscaping and Biodiversity service the scheme will be extended from the existing facility. 6.15 Given that the site currently comprises car parking spaces and is required to connect to the containment facility 6.21 In respect of ventilation, the facility will be mechanically building approved by planning permission C/2019/0195, ventilated throughout by high efficiency fans. Heat recovery there will be no impact on landscaping and biodiversity. and recirculation principles will be used to avoid unnecessary energy use. Whilst hot water will be generated locally by high efficiency water heaters near to the point of use. Finally, lighting will be high efficiency LED units with controls to limit energy usage when areas are not in use.
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APPRAISAL
Overview 7.5 In light of the above, the principle of developing the site PCI buildings and industrial estate, including the recently 7.1 This section aims to identify the main issues relevant to the to accommodate a packaging facility is firmly established. approved CMF2 building which is approximately 1m higher, determination of the application and assess the scheme will largely screen views of the packaging line building and/or against the relevant planning policy framework. These matters Character and Appearance act as a backdrop to the building. As such, it would not result are considered to be as follows: 7.6 The proposed layout plan demonstrates that the in an unacceptable adverse visual impact on the landscape in potential density of the site and its form, scale, massing and accordance with criterion 2.b. • The principle of development in terms of land use urban grain are acceptable in reflecting and enhancing the
7.12 Given the above and that the packaging facility is to be planning policy and sustainable development; distinctive industrial character within Tafarnaubach Industrial sited adjacent to the existing PCI facility and 18.26m away • The impact of the development on the character and Estate. from PCI’s nearest boundary, there would be no unacceptable appearance of the surrounding area; impact on the amenities of neighbouring occupiers in • The impact of the development in terms of parking, 7.7 Policy DM1 (New Development) establishes a number of accordance with criterion 2.c. The proposed development will criteria that new development proposals are required to parking, access and traffic generation; and not result in an unacceptable impact in relation to water comply with relating to Sustainable Design and Amenity.
quality, airborne emissions, local amenity or contamination, as STATEMENT • Any other material considerations. such, is compliant with criteria 2.d-j of Policy DM1 (New 7.8 As detailed within the Energy Statement prepared by Development). Principle of Development Consilium, the proposed development will achieve energy 7.2 As established within this Statement, the site comprises efficiency by employing sustainable building techniques in 7.13 The retaining wall details are very similar to that approved brownfield land and is located within a settlement boundary, A C CE S S respect of heating, water, cooling and lights. The proposed as part of the CMF2 building and car park under Application as defined by the Proposals Map of the adopted LDP. development is therefore in accordance with criteria 1. a-d. Ref C/2019/0195, therefore these impacts are not materially & Therefore, its development would be in accordance with different to those already approved insofar as they refer to the paragraph 3.51 of PPW and Policy SB1 (Settlement Boundaries) 7.9 The application will be subject to an application to the retaining wall element. of the adopted LDP. Sustainable Drainage Approval Body (SAB). Further, given that the site is situated on an existing car park, it will not Parking, Access and Traffic Generation 7.3 Furthermore, the site is located within Tafarnaubach result in a net loss of biodiversity. As such, the proposal is in 7.14 Policy DM 1 (New Development) also establishes criteria Industrial Estate, which is designated as an Employment accordance with criteria 1. e and f of Policy DM1 (New that proposals should accord with in relation to Accessibility. Protection Area in accordance with Policy EMP2.5 of the Development). The proposed development will make use of the existing adopted LDP. The allocation aims to safeguard industrial and access to the PCI facility, located within Tafarnaubach business developments (B1, B2 and B8 Use Classes of the Town 7.10 11 In respect of Amenity, the provision of a packaging Industrial Estate which is within close proximity to major and Country Planning Use Class Order 1987) to sites within highway infrastructure in the form of the A465, Heads of the facility falling within the B2 (general industrial) use class on PLANNING, DESIGN Tafarnaubach Industrial Estate. As aforementioned, it is an existing industrial estate is in accordance with criterion 2.a Valleys Road, although construction access will be further to considered that the proposed packaging facility would fall of Policy DM1 which promotes development that is the east. As such, it is considered that the proposal has regard within the B2 (general industrial) use class. As such, the compatible with other uses in the locality. to safe, effective and efficient use of the transportation principle of development is therefore firmly established and network in accordance with criterion 3.a. wholly acceptable in accordance with Policy EMP2 7.11 Whilst it is acknowledged that the site lies within close (Employment Area Protection) of the adopted LDP. proximity to the Eastern Ridge and Mynydd James Special 7.15 As detailed in the preceding chapter, the site is situated Landscape Area as defined by Policy ENV2 (Special within close proximity to a bus stop along Merthyr Road and a 7.4 Further, development on the site to provide a Landscape Areas), the scheme has been designed so that it cycle route which links Tafarnaubach Industrial Estate with the manufacturing building has previously been deemed integrates into the existing PCI facility to provide the Heads of the Valleys Road. As such, it is accessible via means acceptable by virtue of planning application C/2011/0167. impression of one encompassing development. The existing other than the private car in accordance with criterion 3.b.
M AR C H 2 0 2 0 19 PCI PHARMA SERVICES, TAFARNAUBACH INDUSTRIAL ESTATE
APPRAISAL
7.16 The access along the southern elevation will be Other Material Considerations accompanied by a ramp which will secure appropriate Economic Benefits provision for people with special access and mobility 7.20 The proposed development will result in a series of requirements. The proposal is therefore compliant with economic benefits not only for the applicant but also as a criterion 3.c. result of significant job creation in the form of 50 full time employment positions. It is considered that a large portion 7.17 As aforementioned, it is acknowledged that the proposed of the positions will be occupied by local persons, which will development will result in the loss of car parking spaces. reinforce PCI’s role as Blaenau Gwent’s leading However, given that a large new car park is to be established employer. The proposed development will therefore via planning permission C/2019/0195 and as the development significantly contribute to meeting the economic will operate on a shift and office basis, the number of development and employment needs of Blaenau Gwent in employees in attendance at any given time will be staggered. accordance with paragraph 5.4.4 of PPW, paragraphs 1.2.1 The car parking implications as a result of the proposed and 1.2.2 of TAN 23 (Economic Development) and Policy SP8 development are therefore considered acceptable in (Sustainable Economic Growth) of the adopted LDP. STATEMENT accordance with criterion 3.d. SAB 7.18 Finally, the application is accompanied by a Transport 7.21 The Flood and Water Management Act 2010 (Schedule
Statement prepared by Asbri Transport which states that given 3) adopted in January 2019 requires new development A C CE S S
the shift pattern and office base working, the peak time of incorporate Sustainable Drainage Systems (SuDS) features & operation for the new facility is considered to be between that comply with national standards. The proposed 13:30 and 14:40 when 35 (17-18 arrival and 17-18 departures) development will therefore be subject to an application to will occur at shift changeover. During the shift changeover the Sustainable Drainage Approval Body (SAB). time it is considered that there could 14 arrival and 14 departures by private car. It is therefore considered that the site will have a minimal impact on the operation of the surrounding network. The 14 arrival and 14 departure movements will be at different times and are likely to be clustered over a short time period as a result of designated start and end times of the shift operation thus reducing the footprint of the impact. PLANNING, DESIGN
7.19 Therefore the proposed development will not result in an adverse impact on trip generation and travel demand. As such, is compliant with criterion 3.e of Policy DM1 (New Development) of the adopted LDP.
M AR C H 2 0 2 0 20 PCI PHARMA SERVICES, TAFARNAUBACH INDUSTRIAL ESTATE
CONCLUSION
Conclusion 8.5 As such, based on the material considerations outlined 8.1 This Planning, Design and Access Statement has been within this statement and the accompanying drawings and prepared on behalf of PCI Pharma Services in respect of a documents, it is concluded that the proposal represents an full planning application for the construction of a new acceptable and sustainable form of development which is packaging line building, retaining wall and covered appropriate for the location. pedestrian walkway linking the new packaging line building with new car park (approved under Application 8.6 The proposals therefore comply with the relevant national Ref C/2019/0195) at Unit 23-24 Tafarnaubach Industrial and development plan planning policies and supplementary Estate, Tredegar, Blaenau Gwent. planning guidance. It is for these reasons that it is respectfully requested that Blaenau Gwent County Borough Council grant 8.2 The site relates to previously developed land within an planning permission for the construction of new packaging established settlement boundary, as defined by Blaenau line building, retaining wall and covered pedestrian walkway Gwent County Borough Council’s adopted Local linking new packaging line building with new car park Development Plan (LDP). The site and the wider (approved under Application Ref C/2019/0195) at Unit 23-24 STATEMENT Tafarnaubach Industrial Estate are allocated within an Tafarnaubach Industrial Estate, Tredegar, Blaenau Gwent. Employment Protection Area in accordance with Policy EMP2. The allocation aims to safeguard sites for
development of B1, B2 or B8 uses of the Town and Country A C CE S S
Planning Use Classes Order 1987. Further, development on & the site to provide a manufacturing building has previously been deemed acceptable by virtue of planning application C/2011/0167. As such, the principle of developing the site to accommodate a packaging line building which falls within the B2 (general industrial) use class is firmly established.
8.3 The proposed development will result in a series of economic benefits not only for the operator but also in the form of significant job creation. It is likely that the majority of
the positions will be held by local persons, as such, the PLANNING, DESIGN proposed development will contribute to the economic development of the Authority.
8.4 The site and layout of the building has been carefully considered to ensure that it can connect to the recently consented containment facility building (Ref: C/2019/0195) and integrate into the wider PCI facility. The proposed appearance of the building and quality of materials are also considered to be acceptable in accordance with the surrounding built context, particularly given that the adjacent recently consented CMF2 building is approx. 1m higher than this new packaging line building. M AR C H 2 0 2 0 21