PLANNING STATEMENT
CASTELL Y MYNACH ESTATE
LAND SOUTH OF CREIGIAU (LDP ALLOCATION - SITE E)
PLANNING STATEMENT
On behalf of: Castell Y Mynach Estate
In respect of: Land South of Creigiau (LDP Allocation - Site E)
Date: July 2019
Reference: 2999ca
Author: GH
DPP Planning Sophia House 28 Cathedral Road Cardiff CF11 9LJ
Tel: 029 2066 0265 E-mail [email protected]
www.dppukltd.com
CARDIFF LEEDS LONDON MANCHESTER NEWCASTLE UPON TYNE
Castell Y Mynach Estate
Contents
1.0 INTRODUCTION ...... 5
2.0 SITE DESCRIPTION ...... 7
3.0 PROPOSED DEVELOPMENT ...... 14
4.0 PLANNING POLICY ...... 20
5.0 PLANNING ASSESSMENT ...... 33
6.0 SUMMARY AND CONCLUSIONS ...... 40
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CHAPTER 1.0 INTRODUCTION
Castell Y Mynach Estate
1.0 INTRODUCTION
1.1 This Planning Statement has been prepared in support of a planning application, submitted on behalf of Castell Y Mynach Estate, for:
“Outline planning application, with all matters reserved except for strategic access, for the development approximately 650 dwellings, including open space (including play areas and areas of informal recreation), landscaping, sustainable drainage systems, vehicular accesses, improvement works to the existing highway network, pedestrian and cycle accesses and related infrastructure and engineering works.”
1.2 The application site, “Land south of Creigiau” reflects the allocation in Policy KP2 of the Cardiff Local Development Plan where it is referred to as Strategic site ‘E’.
1.3 This Planning Statement outlines the context within which the application is made and provides a detailed examination of the main planning considerations raised by the proposals, together with reasoned justification in support of the proposed development. The application is accompanied by an Environmental Impact Assessment and full suite of technical assessments which should be read alongside this planning statement.
1.4 The statement is structured as follows:
• Section 2 provides a description of the characteristics of the site and surrounding area, and details regarding the planning history associated with the site; • Section 3 provides details of the development proposals; • Section 4 outlines the relevant planning policy framework in relation to the site and the development; • Section 5 assesses the proposals against relevant planning policy; • Section 6 sets out our conclusions.
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CHAPTER 2.0 SITE DESCRIPTION
Castell Y Mynach Estate
2.0 SITE DESCRIPTION
2.1 This section describes the application site and its surrounding context.
Surrounding Context
2.2 The site extends to around 38.9 hectares (ha) and is irregular in shape. It is situated directly south of the village of Creigiau, within administrative boundary of Cardiff Council. It lies to the north of Llanstrisant Road (A4119) and west of Cardiff Road, around 1km to the south of Creigiau Village Centre. Cardiff and Bridgend lie approximately 11km and 20km to the southeast and west respectively (Figure 2.1 below). Residential areas are located to the north and east of the site and open fields largely characterise the land to the south and west.
2.3 The village of Creigiau forms part of the Creigiau/St Fagans Ward which has a population of 5,153. Creigiau itself is estimated to have approximately 1,500 homes and a population of 2,400 people. Local amenities include a bilingual primary school, a golf club, a small Tesco Express convenience shop, a Post Office, a recreation ground managed by village residents, a GP surgery, and 'The Creigiau Inn' public house. In addition, there are bus stops located along Ffordd Dinefwr and Cardiff Road just north of the site. The site is therefore accessible by a number of transport modes.
Figure 2.1: Land north of Llantrisant Road, Creigiau - Location
Source: Google® maps
2.4 As identified in Figure 2.2 below, the Site is well located in terms of Llantrisant Road, which is the main route between Cardiff and Llantrisant. This area, termed the ‘North-West Corridor’, is identified as a ‘Strategic Opportunity Area’ under the Wales Spatial Plan (2008 update).
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Figure 2.2: Land north of Llantrisant Road, Creigiau - Context
Source: Cardiff LDP Schematic Framework Plan
Site Description
2.5 The site extends to 38.9 Ha site and is in the sole ownership of Castell Y Mynach Estate but has been tenant farmed for several years.
2.6 The site identifies as three main parcels, the westernmost parcel consisting of mainly improved grassland and bound to the north east by Creigiau, the west by a small woodland, and south by a band of trees and Llantrisant Road. The central parcel consists of woodland, some of which is designated as Ancient Woodland, some marshy grassland and semi improved grassland. The central parcel and the eastern parcel is dissected by the former railway line with the eastern parcel commonly known as ‘Robin’s Hill’.
2.7 No buildings are present within the site boundary. The site consists mainly of semi – improved grassland and wet pasture. Hedgerows and landscape tree planting provide the majority of on – site and edge boundaries. The site is bordered to the north by the southern boundary of Creigiau village, which was developed on land previously owned by Castell Y Mynach Estate.
2.8 The former railway corridor dissects the eastern part of the site from north to south. It is raised towards the north of and at grade to the south. It largely consists of a level top with tree planting on either side along its length. It then passes underneath Llantrisant Road and continues south of the site.
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2.9 In relation to accessibility, the site is bounded by Llantrisant Road and Cardiff Road, which provided vehicle, pedestrian and cycle access. There are no designated cycle routes in proximity to the site. There is bus provision serving the site. To the south of the site, at Llantrisant Road (A4119), there are two bus stops at Hill Cottage and Henstaff Court respectively.
Figure 2.3: Site Location
Statutory Designations
2.10 The application site comprises mainly of grassland set amongst blocks and belts of woodland, hedgerows and trees. There is a Tree Preservation Order (TPO) on the woodland within the site, however, the site is not subject to any statutory landscape designation and is not within a Green Belt.
2.11 As confirmed by the submitted Agricultural Land Assessment, the site is considered to be Subgrade 3b in quality and there is no policy constraint to non-agricultural development of this area.
2.12 There are no statutory nature conservation designations affecting the site, however there are some locally identified Sites of Importance for Nature Conservation – illustrated in figure 2.4 below.
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Figure 2.4: Land north of Llantrisant Road, Creigiau - Context
Listed Buildings
Local Nature Conservation Sites TPO’s
Source: Cardiff Council Online Mapping
2.13 There are no designated Public Rights of Way within the site.
2.14 In terms of flood risk, the Technical Advice Note 15 Development Advice Maps confirms that the site is not within any flooding designation. Some land to the west of the site, outside the application boundary is within Zone B. An extract from the ‘DAM’ maps is provided below:
Figure 2.5: Extract from Technical Advice Note 15 Development Advice Maps
Source: NRW Development Advice Maps
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Relevant Wider Context
2.15 Located to the south of the site is Strategic Site D. Part of the site is under the Ownership of Castell Y Mynach Estate, however the remaining area is being developed by Persimmon Homes as part of the J33 Development (application ref. 14/00852/DCO) – see Figure 2.6 below. The description of the development of this site is as follows:
“Comprehensive development of 'land to the north of junction 33 of the M4' to create a new community containing: a range of new homes, including houses, apartments and some sheltered accommodation for the elderly (use classes C2 and C3) a park and ride facility and transport interchange or hub community facilities including a new primary school and community centre (use class D1) a local centre including shops (use class A1), financial and professional (use class A2), food and drink (use class A3) and a clinic or surgery (use class D1) new offices, workshops, factories and warehouses (use classes B1, B2, B8) a network of open spaces including parkland, footpaths, sports pitches and areas for informal recreation new roads, parking areas, accesses and paths other ancillary uses and activities and requiring; site preparation, the installation or improvement of services and infrastructure; the creation of drainage channels; improvements/works to the highway network and other ancillary works and activities.”
Figure 2.6 – J33 Persimmon Homes Development
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2.16 A number of discharge of conditions applications have been submitted and approved and reserved matters applications are now being considered by the Council.
2.17 Whilst some distance away, relevant to the site and the cumulative impacts of the development is the larger ‘Plasdwr’ development (see Figure 2.7) which proposes around 6000 new homes along with associated infrastructure (application ref. 14/02733/MJR). The description of development was as follows:
“Outline planning application with all matters reserved apart from strategic access junctions for residential-led mixed use development, to be developed in phases, including: preparatory works as necessary including demolition and re-grading of site levels; up to 5,970 residential units (Use Class C3, including affordable homes); 3 no. local centres providing residential units, convenience shops and facilities/services (including up to 7,900sq m in Use Classes A1-A3) and 1 no. district centre providing residential units, up to 12,000 sqm in Use Classes A1 -A3 including a food store (up to 5,000sq m gross) with associated parking, up to 15,500sq m of Use Class B1(a), B1(b) and B1(c) and up to 2,865sq m of community and healthcare facilities (Use Classes D1 and D2); provision for 3 no. primary schools and 1 no. secondary school; open space including allotments; parks; natural and semi natural green space; amenity green spaces; facilities for children and young people; outdoor sports provision including playing pitches; associated infrastructure and engineering works including new vehicular accesses, improvement works to the existing highway network, new roads, footpaths/cycleways, a reserved strategic transport corridor; up to 1 no. electricity primary- substation and landscaping works (including SuDS).”
Figure 2.7 – Plasdwr Development
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CHAPTER 3.0 PROPOSED DEVELOPMENT
Castell Y Mynach Estate
3.0 PROPOSED DEVELOPMENT
3.1 This chapter provides a detailed description of the proposed development at ‘Land South of Creigiau’.
3.2 The description of the development proposed within this application is as follows:
“Outline planning application, with all matters reserved except for strategic access, for the development approximately 650 dwellings, including open space (including play areas and areas of informal recreation), landscaping, sustainable drainage systems, vehicular accesses, improvement works to the existing highway network, pedestrian and cycle accesses and related infrastructure and engineering works”
3.3 It is proposed to comprehensively develop the site for a residential development alongside public and private open spaces, parking, access and associated infrastructure. Figure 3.1 indicates the location of the site.
Figure 3.1 – Location Plan
3.4 The Site totals 38.9 hectares, the proposed development is for approximately 650 new residential units along with new site accesses. The application will be in outline format with all matters reserved except for access.
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3.5 Indicative layouts that will form part of the application submission will illustrate an achievable layout, open space, SAB compliant drainage strategy and landscaping areas. However, these matters will be addressed in detail through the submission of reserved matters applications.
3.6 The site can be neatly split into three separate parcels/phases of development. As identified in Figure 3.2 below.
Figure 3.2 – Illustrative Phasing Plan
3.7 Phase 1 of development is likely to be the western parcel of land, comprising two “outlets” (1A and 1B) which will form residential units within the “Village” character. If retirement living was taken forward at the site, it is envisaged that this could also form part of the first phase of development, being located on the eastern boundary of the site (indicated as Phase 1C).
3.8 The existing boundaries of the site will be retained, save for providing access into the site from Llantrisant Road. Pedestrian and Cycle links are proposed into the adjoining residential area. An Emergency Vehicle access will also be created from the adjoining residential area.
3.9 Phase 2 includes the highest part of the site – Robin Hill, located to the east of the site. This area will be accessed from Cardiff Road and be developed in accordance with the “Robin Hill” character. The highest point of this part of the site is being retained for open space and to preserve views of the site from wider afield. A pedestrian/cycle access is proposed into the site from the junction of Llantrisant Road and Cardiff Road.
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3.10 Phase 3 of development consists of the area to the east of the existing woodland and is likely to be delivered through three “outlets”. This area will be developed in line with the “Woodland Edge” character. Access to this phase of development will be through a new junction created on Llantrisant Road. Pedestrian and Cycle links are proposed into the adjoining residential area. An Emergency Vehicle access will also be created from the adjoining residential area.
Use of Development Proposed
3.11 The application proposals consist entirely of residential development (Use Class C3). It is envisaged that the majority of the development will comprise private residential houses, although there is the potential for some apartments and some retirement living development could also be accommodated at the site.
3.12 The application proposals will provide 30% affordable housing, the tenure and location of which will be agreed during the planning application process.
Quantum
3.13 Consistent with the allocation of the site, the proposed development will comprise approximately 650 homes.
Layout
3.14 The application submission includes an indicative masterplan. This demonstrates that the quantum of development can be accommodated within the site.
Scale
3.15 The scale of development proposed will be confirmed through the submission of Reserved Matters applications. At this outline planning stage, the maximum scale of development is being set. A plan indicating the scale of development across the site forms part of the application submission and sets out the areas which will be occupied by properties of up to 2 storeys (ridge height no higher than 80 m AOD contour line); up to 2.5 storeys and up to 3 storeys.
3.16 The scale of development has been tailored to reflect the levels of the site; the relationship with existing adjacent properties; and points of access and key views.
Appearance
3.17 The appearance of the development proposed will be confirmed through the submission of Reserved Matters applications. The Design and Access Statement which forms part of the application submission sets out the indicative ‘character areas’ which will be created across the site. These areas have been developed to respond to the context of the three distinct development parcels within the site and to demonstrate that an appropriate form of development can be created at the scale proposed.
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3.18 It is envisaged that the appearance of development at the site will be guided by a set of principles contained in a Design Code required by condition attached to the outline planning permission. This will build on the ‘character areas’ set out at the outline stage and will be agreed ahead of the submission of reserved matters applications.
Landscape and Open Space
3.19 An indicative GI and Landscape strategy has been developed together with the overall site masterplan. Elements of this strategy have been integral in shaping the indicative master plan. There has been a twofold aim of the GI and landscape strategy; to minimise and mitigate for any landscape and visual impacts which may arise from the development and to provide, where possible enhancements to the landscape resource.
3.20 Development has been designed to work with the rolling topography to minimise cut and fill and give a ‘natural appearance’. Also, localised landform manipulation to create well contoured earth shaping would be provided at key locations.
3.21 Existing boundary plantations make an important contribution to the setting of the proposed development. As part of the overall landscape strategy for the Site, they need to undergo a programme of management. This will include selective thinning and replanting with understorey species. In addition, structural tree and shrub planting, making substantial use of native species, will further assimilate the development into its surroundings and add to local landscape character.
3.22 A hierarchy of public and private open spaces would be created within the green infrastructure network to increase accessibility and add to the sense of place.
3.23 The sustainable drainage system will be also provide opportunities for public access, play as well as biodiversity opportunities for the site which will create more localised interest.
3.24 The highest point of the site at Robin’s Hill, will be kept clear from built development and retained for public open space which will benefit from excellent views out to the south west.
3.25 It is proposed that the public will be granted access to the existing woodland in the centre of the application site. The management of this space will be discussed during the determination of the planning application, but access to the previously private space will create additional outdoor space for the enjoyment of all.
Access
3.26 Vehicular access to the site from the highway is via Llantristant Road and Cardiff Road. It is proposed that the existing stopped up access points to the north of the site from the existing residential areas will only be utilised for pedestrian/cycle links as well as for emergency vehicle use. Detailed approval is sought for the three vehicular accesses.
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3.27 The indicative masterplan shows that pedestrian and cycle links can be provided throughout the site as well as to connect the proposed development to the existing community and facilities.
Education Provision
3.28 Through pre-application discussions with the local planning authority and education authority, it has been agreed that a financial contribution will be provided to meet the additional need for primary and secondary education provision resulting from the proposals.
3.29 In addition, it has been agreed that the contribution towards primary education will be to facilitate increased capacity at the existing Creigiau Primary school rather than the creation of a new primary school located within the application site.
Community Facilities Provision
3.30 The requirement for the provision of community facilities to serve the proposed development will be met through the enhancement/replacement of existing community facilities within Creigiau. The specific needs of the proposed development and the existing community will be discussed with the local planning authority and community as part of the application proposals.
Metro
3.31 Following pre-application discussions with the local planning authority, the indicative layout makes allowance for the potential for two alternative routes for the Metro. The Metro could be accommodated along the line of the former railway, which runs through the eastern part of the site. Alternatively, the proposed layout could accommodate a route along Cardiff Road. Critically, as required by the allocation of the site, the application proposals do not prejudice the delivery of the Metro.
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CHAPTER 4.0 PLANNING POLICY
Castell Y Mynach Estate
4.0 PLANNING POLICY
4.1 Section 38 of the Planning and Compulsory Purchase Act 2004 requires that in determining a planning application the determination must be in accordance with the Development Plan unless material considerations indicate otherwise.
4.2 The Development Plan for the area comprises the Cardiff Council Local Development Plan 2006- 2026, which was formally adopted by the Council on 28 Jan 2016.
National Policy
Planning Policy Wales (Edition 10) 2018
4.3 National Planning Policy is contained within the 10th edition of Planning Policy Wales (PPW), published by the Welsh Government in December 2018. PPW is supported by 21 topic-based Technical Advice Notes (TANs) and policy clarification letters, which together with PPW provide the national planning policy framework for Wales.
4.4 PPW is the Welsh Government’s principal planning policy document, with the primary objective of ensuring that the planning system contributes towards the delivery of sustainable development and improves the social, economic, environmental and cultural well-being of Wales, as required by the Planning (Wales) Act 2015, the Well-being of Future Generations (Wales) Act 2015 and other key legislation.
4.5 PPW and the National Development Framework (NDF) set out how the planning system at a national, regional and local level can assist in delivering these requirements through Strategic Development Plans (SDPs) and Local Development Plan (LDPs).
4.6 PPW should be read as a whole, as aspects of policy and their application to a particular development proposal could occur in several parts of the document. Where ‘must’ is used in the document it reflects a legislative requirement or indicates where action is needed now to make changes in practice over the long term to achieve strategic outcomes. Where ‘should’ is used it reflects Welsh Government expectations of an efficient and effective planning system.
4.7 The most relevant PPW sections are as follows:
• 2. People and Places: Achieving Well-being Through Placemaking • 3. Strategic and Spatial Choices • 4. Active and Social Places • 6. Distinctive and Natural Places
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Section 2 – People and Places
4.8 Under Section 2 – People and Places – Achieving Well Being Through Placemaking, 5 key planning principles are highlighted, under the general heading of Achieving the Right Development in the Right Place which are:
1. Growing our economy in a sustainable manner 2. Making best use of resources 3. Facilitating Accessible and Healthy Environments 4. Creating and Sustaining Communities 5. Maximising environmental protection and limiting environmental impact.
4.9 Under Paragraph 2.20 – ‘How Must PPW be Used?’ it is emphasised that development plans and proposals should be prepared within the context of the above key planning principles:
1. The 1st Stage is to assess plans or proposals against the Strategic and Spatial Choices issues and the National Sustainable Placemaking Outcomes;
2. The 2nd Stage assesses the detailed impact and contribution to Active and Spatial Choices, Productive and Enterprising Places and Distinctive and Natural Places (it is acknowledged that these will vary on a case by case basis);
3. This process will result in a strategy or proposal which contributes to the sustaining or creation of sustainable places.
4.10 Paragraph 2.21 states that planning authorities should ensure that economic, social, cultural and environmental benefits are given equal consideration in the decision-making process, by following the 5 ways of working, to ensure that a balanced assessment is carried out and to implement the Well Being of Future Generations Act and the Sustainable Development Principle. There may be occasions where one type of benefit outweighs others, and in such cases robust evidence should be presented to support these decisions.
Section 3 – Strategic and Spatial Choices
4.11 The document states that effective strategic placemaking requires early collective consideration of placemaking issues at the outset, in the formulation of a development plan, or when developing specific proposals. The policy issues should not be considered in isolation from one another. This includes considering the design of a development and its impacts upon everyday lives as well as thinking holistically about where people may live and work and which areas should be protected.
4.12 Paragraph 3.3 emphasises that good design is fundamental to creating sustainable places where people want to live, work and socialise. Design is not just about the architecture of a building but the relationship between all elements of the natural and built environment and between people and places. 3.18 In ‘Considering Design Issues’ in Paragraph
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4.13 3.16 it is stated that planning authorities should ‘through a process of negotiation seek to improve poor or average developments which are not well designed, do not take account of their context and consider their place, or do not meet the objectives of good design. Where this cannot be achieved proposals should be rejected. However, they should not attempt to impose a particular architectural taste or style arbitrarily and should avoid inhibiting opportunities for innovative design solutions. If a decision maker considers that a planning application should not be approved because of design concerns they should ensure that these reasons are clearly articulated in their decision and justified with sufficient evidence. In the event of an appeal, in these circumstances, the Planning Inspectorate will need to examine the issues in detail and consider if the proposal meets the objectives of good design including the relationship between the site and its surroundings.’
4.14 Paragraph 3.57 states that adequate and efficient infrastructure, including services such as education and health facilities along with transport, water supply, sewers, sustainable waste management, electricity and gas (the utilities) and telecommunications, is crucial for economic, social and environmental sustainability. It underpins economic competitiveness and opportunities for households and businesses to achieve socially and environmentally desirable ways of living and working. Infrastructure which is poorly designed or badly located can exacerbate problems rather than solving them.
Section 4 – Active and Social Places
4.15 This section defines those places which promote social, economic, environmental and cultural well- being by providing well-connected cohesive communities. Places which are active and social contribute to the seven goals of the Well-being of Future Generations Act.
4.16 The key issues in this theme include:
• ensuring there is sufficient housing land available for both private and affordable; • facilitating a range and choice of housing to respond to the change in household need; • assisting in the delivery of cohesive communities which will meet the needs and are accessible to all members of society, including older people; • improve sustainable access to services, cultural opportunities and recreation facilities to support people to adopt healthy, culturally fulfilled lifestyles which will assist in improving health and wellbeing; • reducing reliance on travel by private car, and the adverse impacts of motorised transport on the environment and people’s health, by prioritising and increasing active travel and public transport; • ensure our transportation infrastructure is adaptable to future advances in innovation such as the mainstreaming of electric vehicles or possible advent of autonomous or driverless vehicles in the next ten to 15 years.
4.17 This theme supports and enables the provision of a range of well-designed and located homes which are well connected to existing retail and commercial centres situated at the heart of our communities and job opportunities. It emphasises that when planning and managing future
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development planning authorities need to ensure that residents of existing and new communities have access to jobs and an appropriate range of community facilities.
4.18 Paragraph 4.1.11 confirms that it is Welsh Government policy to require the use of a sustainable transport hierarchy in relation to new development, which prioritises walking, cycling and public transport ahead of the private motor vehicles. The transport hierarchy recognises that Ultra Low Emission Vehicles also have an important role to play in the decarbonisation of transport.
4.19 Paragraph 4.1.19 emphasises that the design and layout of streets must give a high priority to their role as public spaces and meeting the needs of pedestrians, cyclists and public transport users, reflecting the principles of the sustainable transport hierarchy. To create streets that are social places, the public realm needs to be safe and attractive and the street designed for low speeds.
4.20 Paragraph 4.2.22 states that planning authorities will need to ensure that in development plans and through the development management process they make the most efficient use of land and buildings in their areas. Higher densities must be encouraged on sites in town centres and other sites which have good walking, cycling and public transport links.
Section 6 – Distinctive and Natural Places
4.21 This section requires that development plan strategies, policies and development proposals should be formulated to look to the long-term protection and enhancement of the special characteristics and intrinsic qualities of places, be these of natural, historic or built environments, ensuring their longevity in the face of change. This means both protecting and enhancing landscapes, habitats, biodiversity, geodiversity and the historic environment in their own right as well as other components of the natural world, such as water resources or air quality.
4.22 The key issues in this theme include:
• Long term and chronic decline of biodiversity and habitat loss • Adaptation to the effects of climate change • Recognising and addressing the factors influencing landscape change: • Loss of venues for cultural activities or historic assets:
4.23 Paragraph 6.15 states that the planning system must consider the Welsh Government’s objectives to protect, conserve, promote and enhance the historic environment as a resource for the general well-being of present and future generations.
4.24 Paragraph 6.2.4 – ‘Integrating Green Infrastructure and Development’ emphasises that green infrastructure plays a fundamental role in shaping places and our sense of well-being, and are intrinsic to the quality of the spaces we live, work and play in. The planning system should protect and enhance green infrastructure assets and networks because of these multifunctional roles. The protection and enhancement of biodiversity must be carefully considered as part of green infrastructure provision alongside the need to meet society’s wider social and economic objectives and the needs of local communities.
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4.25 Paragraph 6.4.2 refers to The Environment (Wales) Act 2016 which introduced an enhanced biodiversity and resilience of ecosystems121 duty (Section 6 Duty). This duty applies to public authorities in the exercise of their functions in relation to Wales and will help maximise contributions to achieving the well-being goals. The Nature Recovery Action Plan supports this legislative requirement to reverse the decline in biodiversity, address the underlying causes of biodiversity loss by putting nature at the heart of decision-making and increasing the resilience of ecosystems by taking specific action focused around the 6 objectives for habitats and species.
4.26 Edition 10 goes on to state that Development plan strategies, policies and development proposals must consider the need to:
• support the conservation of biodiversity, in particular the conservation of wildlife and habitats; • ensure action in Wales contributes to meeting international responsibilities and obligations for biodiversity and habitats; • ensure statutorily and non-statutorily designated sites are properly protected and managed; • safeguard protected and priority species and existing biodiversity assets from impacts which directly affect their nature conservation interests and compromise the resilience of ecological networks and the components which underpin them, such as water and soil, including peat; and • secure enhancement of and improvements to ecosystem resilience by improving diversity, condition, extent and connectivity of ecological networks.
4.27 In the above context Biodiversity and Resilience of Ecosystems Duty (Section 6 Duty) is referred to where local planning authorities must seek to maintain and enhance biodiversity in the exercise of their functions. This means development should not cause any significant loss of habitats or populations of species, locally or nationally and must provide a net benefit for biodiversity.
4.28 Paragraph 6.6.7 emphasises that water resources and quality must be taken into account from an early stage in the process of identifying land for development and redevelopment. The protection of water resources should be based on ensuring sustainable use in the future. Meeting short term needs should be balanced against ability to protect water resources over the long term. This may mean that the location of new development, and its type, requires careful consideration.
4.29 Paragraph 6.6.10 refers to the need to balance the growing demand for water services with the needs of the environment. Even where there is theoretical capacity, timely investment in infrastructure is required to ensure that new development does not adversely affect water supplies or sewerage drainage systems and have consequential impacts on water quality and surface water flooding.
4.30 Paragraph 6.6.17 ‘Sustainable Drainage Systems (SuDS) and Development ‘, states that new developments of more than one dwelling or where the area covered by construction work equals or exceeds 100 square metres also require approval from the SuDS Approval Body (SAB) before construction can commence. Adoption and management arrangements, including a funding mechanism for maintenance of SuDS infrastructure and all drainage elements are to be agreed by
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the SAB as part of this approval. This will ensure that SuDS infrastructure is properly maintained and functions effectively for its design life.
Well-being of Future Generations (Wales) Act 2015
4.31 The Well-Being and Future Generations (Wales) Act (WBFG) 2015 requires public bodies in Wales to think about the long-term impact of their decisions, to work better with people, communities and each other, and to prevent persistent problems such as poverty, health inequalities and climate change.
4.32 To ensure we all works towards the same purpose, the Act puts in place seven well-being goals which public bodies are required to work towards achieving. The Act is a material consideration in planning terms and therefore its goals are considered relevant to this proposal. These are as follows:
• A prosperous Wales; • A resilient Wales; • A healthier Wales; • A more equal Wales; • A Wales of cohesive communities; • A Wales of vibrant culture and Welsh Language; • A globally responsible Wales.
Technical Advice Notes (TAN)
4.33 Planning Policy Wales is supplemented by a series of 21 topic based Technical Advice Notes (TANs) which provide practical guidance relating to various forms of development and the role of the planning system in dealing with the determination of planning applications. The following TANs are considered relevant to this application:
Technical Advice Note (TAN) 2: Planning and Affordable Housing (2006)
4.34 TAN 2 (June 2006) advises on the mechanisms of the land use planning system that can be used to provide affordable housing and therefore ensures development of sustainable communities. The TAN facilitates delivery of policy objectives set out in PPW by assessing local housing markets and setting affordable housing targets based on this.
Technical Advice Note (TAN) 5: Nature Conservation and Planning (2009)
4.35 TAN 5 (September 2009) provides advice about how the land use planning system should contribute to protecting and enhancing biodiversity and geological conservation. It seeks to demonstrate how local planning authorities, developers and key stakeholders in conservation can work together to deliver more sustainable development that does not result in losses from the natural heritage but instead takes every opportunity to enhance it.
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Technical Advice Note (TAN) 11: Noise (1997)
4.36 TAN 11 (October 1997) provides advice on how the planning system can be used to minimise impact of noise without placing unreasonable restrictions on development. It outlines some of the main considerations which local planning authorities should take into account in drawing up development plan policies and when determining planning applications for development which will either generate noise or be exposed to existing noise sources.
Technical Advice Note (TAN) 12: design (2016)
4.37 This Technical Advice Note was revised in March 2016 in order to reflect new requirements, including those for design and access statements. The TAN provides advice on design considerations and states that local planning policies and guidance should aim to:-
• Create places with the needs of people in mind, which are distinctive and respect local character; • Promote layouts and design features which encourage community safety and accessibility; • Focus on the quality of the places and living environments for pedestrians rather than the movement and parking of vehicles; • Avoid inflexible planning standards and encourage layouts which manage vehicle speeds through the geometry of the road and building; • Promote environmental sustainability features, such as energy efficiency, in new housing and make clear specific commitments to carbon reductions and/or sustainable building standards; • Secures the most efficient use of land including appropriate densities; and • Consider and balance potential conflicts between these criteria.
4.38 The TAN also documents a definition of ‘character’, which is contained within the guidance on designing in context and reads as follows:-
‘…..Appraising “character” involves attention to topography; historic street patterns, archaeological features, waterways, hierarchy of development and spaces, prevalent materials in buildings or floorspace, architecture and historic quality, landscape character, field patterns and land use patterns, distinctive views (in and out of the site), skylines and vistas, prevailing uses and plan forms, boundary treatments, local biodiversity, natural and cultural resources and local distinctive features and traditions (also known as vernacular elements)’.
4.39 The TAN goes on to state that opportunities for innovative design will depend on the existing context of development and the degree to which the historic, architectural, social or environmental characteristics of an area may demand or inhibit a particular design solution. Thorough appraisal of context can provide design pointers, which help to inspire an innovative design response, which meets present and future needs. A contextual approach should not necessarily prohibit contemporary design.
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Technical Advice Note (TAN) 16: Sport, Recreation and Open Space (2009)
4.40 This Technical Advice Note (TAN) was published in January 2009 and its purpose is to advise on the role of the planning system in making provision for sport and recreational facilities and informal open spaces, as well as protecting existing facilities and open spaces in urban and rural areas in Wales (Para 1.1). The TAN states that young people’s recreational needs are a priority, improving levels of physical activity and access to facilities in and outside schools (Para 1.9).
Technical Advice Note (TAN) 18: transport (2007)
4.41 TAN 18 confirms that integration of land use planning and development of transport infrastructure has a key role to play in addressing the environmental aspects of sustainable development and that it can help the Assembly Government achieve its wider sustainable development policy objectives. Paragraph 2.4 indicates that by influencing the location, scale, density and mix of land uses and new development, land use planning can help to reduce the need to travel and length of journeys, whilst making it easier for people to walk, cycle or use public transport.
Technical Advice Note (TAN) 23: Economic Development (2014)
4.42 The TAN provides guidance on assessing the economic benefits of new development to the local and national economy and promotes the creation of sustainable and more equitably distributed economic development.
Local Policy
Cardiff Local Development Plan 2006-2026
4.43 The Cardiff Local Development Plan (adopted January 2016) is used to guide and manage development providing a basis by which planning applications will be determined. This supersedes the existing adopted development plan framework for Cardiff comprising the Cardiff Deposit Unitary Development Plan.
4.44 ‘South of Creigiau’ is allocated as Strategic site ‘E’ under Policy KP2 of the Local Development Plan. This is one of the strategic sites that Cardiff Council has allocated to help meet the housing need identified during the plan period.
4.45 It is considered that the proposed development will assist in achieving the objectives set out within the LDP Strategy. These include the following:
• Objective 1 – Making provision for new homes and jobs; • Objective 2 - Putting in place a framework to manage future growth and encourage high quality, sustainable design; • Objective 3 – Bringing forward new infrastructure; • Objective 4 – Delivering sustainable transportation solutions;
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• Objective 6 – Responding to evidenced economic needs; and • Objective 7 – Respecting Cardiff’s environment and responding to climate change.
4.46 The following Local Development Plan policies contained within the LDP are considered to be of relevance to this application. All planning applications will be assessed against the Local Plan policies, which include a broad range of planning related matters.
• Policy KP1: Level of Growth • Policy KP2: Strategic Sites • Policy KP2 (D & E): North of Junction 33 on M4 and South of Creigiau • Policy KP5: Good Quality and Sustainable Design • Policy KP6: New Infrastructure • Policy KP8: Sustainable Transport • KP13: Responding to Evidenced Social Needs • KP15: Climate Change • H3: Affordable Housing
4.47 Policy KP2 (D+E) outlines the Council’s aspirations in respect of the allocation of this site and the adjoining land at Junction 33 (Site D)
4.48 Policy KP2 (D+E) sets out the Council’s aspirations for the site. The main elements considered relevant to the consideration of this application submission are as follows:
The Allocation
4.49 Policy KP2 states that: South of Creigiau, as defined on the Proposals Map, for a housing-based scheme of approximately 650 homes representing a southern extension to the village.
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4.50 The allocation is accompanied by a “Schematic Framework” which is included below. The application proposals directly reflect the intentions of this Framework.
Essential/Enabling Infrastructure
4.51 Policy KP2 (D+E) states that the application sites should make the following provision for Transport & Highways:
• Off-site infrastructure including bus priority measures to develop bus-based Rapid Transit Corridors integrating with the site, the Western Bus Corridor and other routes within the North West Rapid Transit Corridor; • Off-site infrastructure including bus priority enhancements on the Western Bus Corridor and measures to improve linkages into Rhondda Cynon Taf; • Extend bus networks and increase the frequency and reliability of services to serve the site with public transport options for a wide range of journeys including a combination of limited stop and local bus services;
Walking and Cycling
4.52 Policy KP2 (D+E) states that the following walking and cycling measures should be incorporated into the application site:
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• On and off-site measures to provide a network of high quality, safe, attractive and convenient routes within the site and linking to key local services, facilities and destinations including the new neighbourhood centre from the north, improved pedestrian/ cycling links to existing and proposed schools;
Necessary Infrastructure
4.53 Policy KP2 (D+E) refers to the need for Sites D and E to provide 1-2 new Primary Schools with 1 located in or adjacent to the Local Centre located on Site D, and the need for financial contributions to existing Secondary Schools.
Design/Other Principles
4.54 Policy KP2 (D+E) sets out a series of other design and other principles to guide future development. These include:
• Medium density housing (35-45+ dwellings per hectare) will be provided on land close to Llantrisant Road and adjacent to the Rapid Transit Corridors and to the west of the land south of Creigiau. Lower densities will be provided on the elevated land west of Cardiff Road. • Ensure that the potential future delivery of the ‘Metro’ is not precluded by keeping a corridor through the sites (as depicted on the schematic framework) safeguarded from development and also ensuring that land uses, densities and layouts respond positively to its potential future provision; • Exclude through-traffic between both sites; • Provide safe and convenient pedestrian/cycle links between the site and Creigiau village including links with existing Public Rights of Way; • Effectively respond to landscape and biodiversity assets by: Linking retained habitats through the provision of a series of open space corridors providing ecological connectivity, sustainable access routes and opportunities for sustainable drainage including: o Links between retained ancient woodland at Castell y Mynach, marshy area to the north and young woodland buffer strip alongside Llantrisant Road; o Enhancing the disused rail line as a walking/ cycling and ecological corridor; o Providing suitable buffers to retained woodlands and streams referred to and other habitats including hedgerows within the sites.
4.55 Policy KP4 sets out a series of masterplanning principles and policy KP5 provides guidance on good quality and sustainable design. Both policies have informed the design of the scheme and the relevant discussion of how this has been achieved is provided in the accompanying Design and Access Statement.
4.56 Policies KP6 and 7 outlines the Council’s expectations in respect of infrastructure (both essential/enabling and necessary) along with the Council’s expectations from a planning obligations perspective.
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4.57 From a transportation perspective, the Council policy KP8 sets out the Councils ambition where it seeks to achieve 50:50 modal split across the City and plan period to mitigate transport impacts. The accompanying transportation submissions outline how the scheme contributes to achieving this strategy.
4.58 Policies EN3 to EN9 provide the key guidance on landscape, biodiversity and heritage matters. Policy EN13 covers air, noise and light pollution and land contamination.).
4.59 The C policies cover the protection and provision of community facilities and open space, with C7 covering planning for schools. At the very end of the plan policy W2 provides guidance on the provision to be made for waste management facilities in new development.
Supplementary Planning Guidance
4.60 In addition to the adopted Local Development Plan (LDP), the Council has approved Supplementary Planning Guidance (SPG). The following SPG’s are of relevance:
• Planning for Health and Wellbeing (November 2017); • Residential Design Guide (January 2017); • Managing Transport Impacts (Incorporating Parking Standards) (July 2018); and • Protection and Provision of Open Space in New Developments Technical Guidance Note.
Policy Summary
4.61 From a review of the planning policy context for the site and the scheme proposed, a number of clear conclusions can be made:
• PPW sets out a presumption in favour of sustainable development and for proposals which are supported by the development plan; • Cardiff has to deliver a significant number of homes to meet measured and established needs and requirements and this site is allocated by the Council to aid in achieving this target; • The subject site is one of the strategic sites identified in Policy KP2 of the plan; • The LDP supports the principle of residential development at the site and indicates some flexibility on how education provision is addressed. • A series of other policies guide how development should take place and the strategies they should adopt or follow.
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CHAPTER 5.0 PLANNING ASSESSMENT
Castell Y Mynach Estate
5.0 PLANNING ASSESSMENT
5.1 This section identifies the main issues relevant to the determination of the application and assess the scheme against the relevant planning policy framework. These matters are considered to be as follows:
• The principle of development; • The design of the development in relation to its location; • The acceptability of the development in terms of highway capacity and safety; • The acceptability of the development in terms of biodiversity and protected species; and • Other specific considerations.
The Principle of Development
5.2 The application site is allocated in the adopted Cardiff Local Development Plan for the form of development proposed. As such, the principle of development is not in question.
5.3 The planning application will deliver approximately 650 new homes, making an important contribution to meeting the housing needs of Cardiff as well as wider objectives as set out in the adopted Local Development Plan.
5.4 The proposals represent “a southern extension to the village” and meets all of the planning policy requirements set out in the allocation of the site. Moreover, the technical assessments which accompany the application demonstrate that the proposals are acceptable in all respects.
The Design of the Development in Relation to its Location
5.5 Whilst submitted in Outline only, the application proposals exactly follow the principles set out in the Schematic Framework included in the allocation of the site in the LDP. Moreover, the application site extends to the full extent of Strategic Site E, ensuring that comprehensive development is achieved.
5.6 The indicative masterplan which accompanies the planning application demonstrates that the quantum of development proposed can be accommodated at the subject site in a scale and density which respects the environmental assets and constraints on and adjacent to the site.
5.7 A range of densities has been demonstrated across the site which reflect proximity to Llantrisant Road and transport corridors as well as lower densities on the elevated part of the site. Public open space has also been used to create ‘breaks’.
5.8 The proposals have considered the phasing of delivery and they take account of Strategic Site D, part of which is within the applicant’s control. Walking and cycling access through and beyond the site has been a major consideration in developing the layout and points of access
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5.9 The Design and Access Statement and accompanying plans demonstrate that regard has been had to existing landscaping; ecological constraints; topography and associated visual prominence; the relationship with the existing community and the needs for connectivity; the surface water drainage requirements of the SAB; the access and parking needs; the potential for a Metro route to pass through/adjacent to the site; as well as the desire to create a high-quality extension to the existing community to meet the identified need.
Impact on Highways, Access and Transport
5.10 The site is relatively well located in terms of proximity and easy access by foot to several local facilities, using both pavements and Public Rights of Way. Most of Creigiau is within a comfortable 15-minute walk from the proposed development using the existing pedestrian facilities. Through careful design, the scheme has the potential to improve accessibility between the site and the village of Creigiau.
5.11 The Cardiff Cycling Strategy 2016-2026 sets out the Council’s vision for cycling and refers to the Integrated Cycle Network. Of these, Policy EW54: South of Creigiau aims to create a segregated cycle route through the development with spur routes to local centres, and priority at junctions over other transport modes.
5.12 There are six bus stops within close proximity to the site and the nearest rail station to the site is Pontyclun rail station which is located approximately 6km from the site. It serves a significant number of stations between Maesteg, Cardiff Central and Cheltenham, at an hourly frequency.
5.13 With regard to the existing highways network, the Environmental Statement which accompanies the application concludes that whilst the proposed development would result in additional traffic on the highway network, the effect on traffic volumes and associated increases in delays would only be a minor, adverse impact.
Biodiversity and Protected Species
5.14 A Phase 1 Habitat Survey was prepared in order to identify, map and provide initial assessment of the conservation value of habitats at the site. The survey identified the statutorily designated Brofiscin Quarry Site of Special Scientific Interest (SSSI) within 2km of the boundary and three sites of Importance for Nature Conservation SINCs) within the site boundary. Further to this, there are 39 further identified SINC’s within 2km of the site.
5.15 A bat survey was conducted in order to ascertain how bats use the habitats within the site spatially and temporally in order to assess the level of disruption development would cause. It concluded that there are 8 species of bat in the site and that of the 10 trees assessed for bat roosting potential, one offers high suitability to support roosting bats; three have low suitability; and the rest have negligible suitability. Despite this, there are no designated sites within 2km for bat species interest.
5.16 A Great Crested Newt (GCN) Survey was also conducted to determine the presence or likely absence of GCN from the site and to determine any potential constraints that GCN may pose to
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the delivery of the proposed development. The survey concluded that GCN are likely absent from the site and that there have been only 3 records of GCN were observed within 2km of the site.
5.17 A Breeding Bird Survey was also conducted to give a characterisation of the bird species breeding at the site and the distribution of territories within it. It found that 23 bird species hold territories and / or breed within or within close proximity to the site. All breeding species identified are relatively widespread and / or common in Wales although 5 are on Welsh Birds of Conservation Concern Red List, indicating their decline. Furthermore, one identified species redwing, is listed on Schedule 1 of the Wildlife and Countryside Act (WCA) 1981 and therefore afforded protection against intentional or reckless disturbances on or near an active nest.
5.18 Finally, a survey of badgers, otters and water voles was conducted in order to evaluate the site’s potential to support these species and to search for direct evidence of their presence. There was observation of 1 badger within the site boundary and a further 23 badgers within 2km of the site. With this, the site is deemed as offering a good habitat for badgers. As for otters and water voles, there are four records of otters and two records of water voles within 2km of the site.
5.19 A range of mitigation and enhancement measures have been designed into the development proposals. These include improvement of the Nant Henstaff corridor, vegetation buffering around Castell-y-Mynach Wood and alongside the Trehafod and Cadoxton Branch Line. In addition, there will be a clearly defined access through Castell-y-Mynach wood to protect sensitive habitat, diversification of the structure and interest of boundary plantation woodland, and incorporation of replacement marshy grassland, wetland and scrub into the drainage system.
5.20 The development is consistent with relevant biodiversity planning policy and is considered to contribute to the aims of the Environment (Wales) Act in maintaining and enhancing biodiversity and promoting the resilience of ecosystems – in particular, woodland, watercourses, hedges and scrub, marshy grassland and ponds. Local habitat connectivity will be maintained and there will be an increase in scrub, woodland and wetland habitat.
Other Considerations
5.21 There are a number of other considerations relevant to the proposed development that require consideration.
Landscape and Visual Impact
5.22 Landscape and visual impacts have been assessed for the construction stage, immediately after construction and after mitigation planting becomes established. The evaluation does take account of the full range of mitigation measures which are proposed.
5.23 The Application Site is located within a low-lying rolling landscape with a mosaic of farmland and woodland tree cover, with Garth Hill visually dominant to the north. The Site is surrounded on the northern side by extensive housing estates at Creigiau and enclosed on other sides by woodland or tree belts. The fields within the Site are of similar scale to those in the surrounding area.
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5.24 The Study Area is generally rural and scattered, but there are larger areas such as Creigiau which are suburban in character, and major landscape changes are in progress with the construction of the Junction 33 mixed used development just to the south of the site. The development will form a natural extension of the existing settlement of Creigiau with the enclosing boundary vegetation largely screening it from wider views in the landscape.
5.25 A Green Infrastructure and Landscape Strategy have been developed which substantially retain and enhance the existing boundary planting and introduce new area of planting within the development. The site will retain a strong green edge when seen from the surrounding land. Parts of the existing residential areas in Creigiau on the adjacent edges of the site will experience significant visual impacts, however, no significant visual impacts have been identified for other settlements.
5.26 There will be minimal visual effects on road users when the development is complete, except for localised effects at the locations of the proposed new accesses off the A4119 and Cardiff Road. No significant residual effects have been identified on the local public footpath system. Some parts of the open access land on Garth Hill may have distant glimpsed views of parts of the development, but effects at all stages of development will not be significant.
5.27 No significant additional residual effects have been identified when the additional effects of the Application Site are considered along with the known proposals for Strategic Sites C and D. The overall conclusion is that the proposed development at the Application Site at Creigiau will be a natural extension to the settlement and will fit comfortably within the wider landscape.
Hydrology and Drainage
5.28 The long-term impact of the proposed development with regards to hydrology and drainage is considered to be neutral or slight if mitigation measures are carried out. In particular, these relate to a robust and monitored CEMP to mitigate potential impacts during construction and the implementation of the proposals outlined in the drainage strategy to manage surface water runoff volumes, rates and water quality. The drainage strategy measures have the potential to provide a positive impact on the water quality of the watercourses on site through improvements to physical waterbody habitat features.
5.29 The outline drainage strategy for the proposed development would generate runoff rates and volumes which are restricted to pre-development greenfield rates. Similarly, the application proposal will make a financial contribution to upgrade the Coslech Wastewater Treatment Works, and so it would be unlikely that there would be significant cumulative effects arising from combined foul flows.
Noise
5.30 Changes in the road traffic flows experienced at existing receptors brought about by the Proposed Development may introduce a change in the operational noise impact. This change in road traffic noise would result in magnitude impacts that are of medium beneficial impact, negligible impact
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and a medium adverse impact at three different test locations. During the construction phase, there is predicted to be a high magnitude of impact, immediately adjacent to the works, however, this is expected to be short-term.
5.31 Proposed mitigation and residual impacts are not required for operational or construction phases. However, minor measures for mitigation of slightly elevated outdoor living area noise levels such as careful orientation of gardens and fencing will need to be implemented.
Air Quality
5.32 The construction works associated with the application proposal have the potential to create dust. During construction, it will, therefore, be necessary to apply a package of mitigation measures to minimise dust emissions. With these measures in place, it is expected that any residual effects will be ‘not significant’.
5.33 The operational impacts of increased traffic arising from the additional traffic on local roads, due to the development, have been assessed. It is concluded that concentrations of both nitrogen dioxide and particulates will remain below objectives.
5.34 The additional traffic generated by the proposed development will affect air quality along the local road network. The assessment has demonstrated that the increases in annual mean concentrations of nitrogen dioxide will range from 0% to 3% and the impacts will be mostly negligible with a few minor adverse, taking into account the worst-case sensitivity test. The effects of local traffic on the air quality for future residents have been shown to be acceptable, with concentrations below the air quality objectives.
5.35 The overall operational air quality effects of the proposed development are judged to be ‘not significant’ and air quality conditions for future residents of the development itself will be acceptable.
Cultural Heritage and Archaeology
5.36 A total of 25 heritage assets have been identified within the study area. A single linear heritage asset, the Barry-Trehafod Railway, has been identified within the development area and assessed as having a Low magnitude of direct effect, with the significance of direct effect assessed as Slight Significance.
5.37 It has been assessed that there will be no direct impact on the remaining 24 heritage assets within the study area. There are no Scheduled Ancient Monuments or Listed Buildings within the proposed development area and only three listed buildings within the wider study area. The closest and arguably most important historic building within the study area is the medieval and Grade II* Listed Castell-Y-Mynach manor house, located immediately to the north of the proposed development area. The study area contains two further listed buildings, the Grade II Listed 15th century Pant-y-gored farmhouse and the Arts and Crafts Creigiau village/church hall.
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5.38 Craig Y Parc Registered Park and Garden and Castell-Y-Mynach were assessed as having a ‘Very Slight’ indirect effect as the ‘key views and/or essential lines of sight to and from the heritage assets could be noticeable by the proposed development but resulting in little discernible severance of cultural heritage links’.
5.39 Further assessment of the setting of these heritage assets established no indirect effect from the proposed development as the ‘key views and/or essential lines of sight to and from the heritage assets are not noticeable resulting in no severance of cultural heritage links’. The proposed development being constructed away from any significant views from the registered park and garden with no resultant change to its significance or setting. Likewise, the views to and from Craig Y Parc Iron Age Camp, located inside the registered park and garden, towards the proposed development area are currently obscured by the woodland with no resultant change to the significance or setting of the monument.
5.40 Castell-Y-Mynach is now engulfed in 20th century residential housing estates, severing any connection with its original agricultural landscape lying in the proposed development area resulting in no change to the significance or setting of the historic asset.
5.41 A series of mitigation measures are proposed to reduce the potential effect of the proposed development on the archaeological resource. Provided these are implemented, then the residual effect of the proposed development on the archaeological resource will be reduced to none.
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CHAPTER 6.0 SUMMARY AND CONCLUSIONS
Castell Y Mynach Estate
6.0 SUMMARY AND CONCLUSIONS
6.1 The application proposal will make a significant contribution towards the Council meeting Key Policy 1 of the adopted Local Plan, namely to deliver 650 homes towards the total provision of 45,515 new dwellings in Cardiff between 2006 and 2026.
6.2 The application proposal helps ensure the provision of a full range and choice of housing options to fully support the delivery of the Economic Strategy as new homes and supporting community facilities can help attract new investment to the city and stimulate more movement in the housing market. Associated construction jobs will also provide an additional benefit to the local economy.
6.3 As part of a wider “greenfield release”, the application proposals bring the ability to contribute towards the wider provision of strategic infrastructure to the benefit of the city and wider city- region as a whole.
6.4 The application proposals are consistent with the allocation of the site for “650 homes representing a southern extension of the existing village”. They are also consistent with the principles outlined in the Schematic Framework which accompanies the allocation as well as the masterplanning and good quality & sustainable design principles provided in Policies KP4 and KP5.
6.5 The application proposals, through on-site provision or off-site financial contributions, provide the infrastructure required to support the level of development proposed. Crucially, the directing of contributions towards education and community facilities within the existing community ensures that existing residents also benefit from the proposals.
6.6 The application proposals are entirely consistent with the policy requirements of the Cardiff Local Plan. They represent a considered application of the guiding principles set out in the Plan, which will ensure the delivery of a high-quality extension to the existing community. The Environmental Statement and accompanying technical reports demonstrate that the proposals are acceptable in all respects. As such, it is clear that the planning balance is in favour of the proposals.
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