hammond ARCHITECTURAL ltd
DESIGN AND ACCESS STATEMENT
P R D E F , L .
July 2014
www.hammond-ltd.co.uk Residen al Development - Elms Farm, Llanharry. Design and Access Statement 1.0 Contents Introduc on Contents his Design and Access Statement (DAS) has been 1.0 IntroducƟ on and Contents p.2 Tprepared on behalf of Llanmoor Development Co. Ltd and accompanies an outline planning applica on (with 2.0 Site Analysis p.3 all ma ers reserved) for the proposed development of Loca on the site to accommodate residen al development. Access point
“The Purpose of this Design and Access Statement is 3.0 Contextual Analysis p.5 to provide a foundaƟ on for delivering good quality Relevant Planning History sustainable development.” Character Appraisal Local Facili es This document has been prepared in accordance with TAN 12: Design (June 2009) and sets the planning, design and 4.0 Planning Policy p.10 development principles that guide the implementa on Constraints and Opportuni es of the scheme, with a view to encouraging the principles 5.0 Design Concept p.13 of sustainable development and high standards of Design Principles design and layout. Design Evolu on Design Concept Our analysis of the specifi c site and surrounding environs p.15 will underpin the proposed scheme and clearly show 6.0 Access that the proposal is compa ble with its context and 7.0 Movement p.16 place. 8.0 Character p.17 Amount Layout Scale Appearance Landscaping
9.0 Community Safety p.20 10.0 Environmental Sustainability p.21 11.0 Conclusion p.22
2 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 2.0 Site Analysis nderstanding the nature of the Usite and the opportuni es and constraints that exist provides an important founda on upon which the proposed development has been established. This sec on sets out the analysis of the applica on site and has been used to inform the design of the scheme.
An analysis of the character of the wider area, the availability of local facili es and its physical, economic and planning policy context is set out in Sec on 3.
Loca on “Site LocaƟ on” he site is located on the eastern Tedge of Llanharry and measures approximately 2.36 hectares. It “Road Links” is predominantly lowgrade (3b) agricultural land and is currently used the site from the wider open area of for sheep grazing. agricultural fi eld, to the east.
The site is rela vely fl at although To the west is a small strip of it rises slightly towards the south- land that has a planning consent eastern site boundary and dips to a for a recently constructed single low point towards the centre of the residential dwelling. southern boundary. The M4 motorway is located beyond Immediately beyond the site’s the site’s southern boundary and is northern and western boundaries is separated from the site boundary by exis ng residen al development. a thick area of trees and hedgerow To the east is a single track lane which (located off -site). is fl anked by thick hedgerows, which forms a strong physical separation of 3 “LocaƟ on Plan” Residen al Development - Elms Farm, Llanharry. Design and Access Statement Access point he site at Elms Farm has the Tbenefi t of open frontage access along its boundary with Stryd Silurian. Vehiclular access in to the site can be easily accommodated along this sec on of the highway in accordance with Local Authority Highway Criteria. Stryd Silurian connects back to Llanharry Road and provides a link onto the A4222 in Pontyclun (approximately 1km away). Junc on 35 of the M4 is also located approximately 6.6km to the west of the site. “view of the trees and hedgerow seperaƟ ng the site from the M4 There are no exis ng pedestrian/ cycle routes running through the motorway” site although there are exis ng “Access“A andd LandL d UseU ParameterP t PPlan”l ” footways along both Clos Pupren and Stryd Silurian.
“view west along Stryd Silurian toward plot “view east along Stryd Silurian” under construcƟ on” 4 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 3.0 Contextual Analysis his sec on demonstrates a clear understanding of the Tcharacter of the area, the availability of local facili es and its context in terms of physical, economic and social issues. These contextual ma ers have informed the vision for the proposed development as submi ed to Rhondda Cynon Taf. Relevant Planning History review of Rhondda Cynon Taf Council’s records Areveals there has been an application submitted for 70 residential dwellings ref 04/2333/13 (refused) on this site along with three applications on adjoining land: • Application ref 05/0535 for eight dwellings (approved and constructed) “Examples of local vernacular within the immediate vacinity of the applicaƟ on site” • Application ref 10/0101/10 for one dwelling on Elms Farm (approved) • Application ref 10/0901/13 for one dwelling at the rear of numbers 1-3 Ffordd Helygen. (approved and under construction) Character Appraisal he character appraisal provides an analysis of the Twider context of the site. Contextual analysis of the natural and built environment is set out in the following table.
5 Residen al Development - Elms Farm, Llanharry. Design and Access Statement
Natural Environment Context Issues to consider & Built Environment Site Boundaries Mature trees and vegeta on line the southern and eastern boundaries of the site. Most of this is Maintain located outside the site boundary Landscape The site is currently allocated as a Green Wedge under the adopted LDP Policy (SSA22: Green Consider poten al for protec on and enhancement Wedge) as part of “Land between Llanharan, of ecological value of the site and appropriate mi ga- Llanharry and Pontyclun”. on measures if necessary. Beyond the site’s eastern boundary is the current ‘Llanharry Surrounds’ Special Landscape Area (SLA) (LDP Policy SSA 23). Watercourses There are no exis ng formal watercourses on the site but there is a small stream to the immediate Ensure development does not aff ect maintenance of south of the site. the stream. Ecology A Phase 1 Habitat Survey of the site concludes there are no over-riding ecological constraints to its Consider the ecological value of the site and development. The Survey fi nds the site to be species-poor semi-improved grassland with habitats appropriate mi ga on measures of low ecological value. Surveys conducted on site revealed that two slow worms were present. This does not represent a signifi cant constraint and appropriate mi ga on measures are proposed to translocate the slow worm popula on to a suitable receptor site within the local area. The fi ndings of the baseline informa on collated and proposed mi ga on measures rela ng to the transloca on of slow worms, demonstrate the development of the site will not lead to signifi cant environmental eff ects in terms of biodiversity. Archaeology The site is not considered to be of archaeological value or contribute to the signifi cance of any Reg- Consider whether any works are required as part of istered Parkland within the local area. the construc on phase. Neighbouring Amenity For the scheme to integrate with the adjacent exis ng housing and become part of the urban fabric Need to ensure a high level of residen al amenity for of Llanharry, it must be compa ble with its neighbours, par cularly in respect of scale and layout – those that will be living on and close to the site. albeit that it need not replicate the character and style of this adjoining area.
Views Local views around the site are limited due to the mature landscaping and the topography of the Ensure landscape plan for new site is in keeping with site. The site is enclosed by tall trees to the east and south of the development so there are few its locality and creates local views for the occupiers. views beyond these trees. Scale Dwellings within the adjacent housing development are 2 storeys and are a mix of terraced, semi- Ensure new development compliments exis ng se le- detached and detached dwellings ment character in scale and massing. Urban Structure The structure and grain of adjoining residen al areas is varied with rows of terraced dwellings, cul- Ensure new development compliments exis ng se le- de-sac semi-detached and detached dwellings ment structure. Local Vernacular The surrounding residen al dwellings have a variety of diff erent building styles, brick colours, ren- Eleva ons to compliment neighbouring proper es. der, roofi ng materials, street frontages, and plan ng Access and Movement There is an agricultural gate entrance to the site but there are no exis ng adopted vehicular or Provide and ensure for safe vehicular and pedestrian pedestrian accesses into the site. routes into and around the site.
6 Residen al Development - Elms Farm, Llanharry. Design and Access Statement Local Facili es The site’s loca on on the eastern edge of Distance from: Llanharry means it is accessible via a range of • 10m: informal open space transport modes: • 140m & 250m: Bus Stops Vehicular • 0.5km: Equipped Children’s Play Area Elms Farm is directly accessible off Stryd • 750m: Allotments (Heol Pant Gwyn) Silurian (road off Llanharry Road). Llanharry • 1.2km: Playing Fields Road provides a link onto the A4222 in Pontyclun (approximately 1km away). Junc on • 1.3km: Post Offi ce 35 of the M4 is also located approximately • 1.3 km: Local Parade of Shops and 6.6km to the west of the site. Public House Public transport • 1.5km: Primary School The nearest bus-stop to the site is located 250 • 1.7km: Middle School (Welsh metres away on Llanharry Road. This bus stop Language) provides links to neighbouring se lements such as Llanharan, Dolau, Brynna, Brackla, Bridgend, • 2.1km: Pontyclun Railway Sta on Talbot Green and Pontypridd (Bus Services No. • 2.8km: Y Pant Secondary School, 44 and 244 ). Furthermore, improvements Pontyclun to the exis ng bus service are likely to be proposed as part of any development at Elms Farm – this may include inves ga ng the feasibility of a bus shelter and/ or upgrading bus metable provision where necessary (see further detail in the Transport Statement.) This will help to improve sustainable transport linkages to Llanharry.
Pedestrian “Source: NLP Analysis” Cycle The Valeways Millennium Heritage Trail is located and tac le paving (see further detail in the Transport A Cycle Route is located approximately 2.1km away immediately to the east of the site. The site is located Statement.) This will help to improve east-west in Pontyclun which provides a link towards the Royal approximately 1.3km from the parade of shops and pedestrian connec vity in Llanharry. Glamorgan Hospital, near Llantrisant. A short summary Post Offi ce. Improvements to the exis ng footway of the site’s distance from key facili es is included above on the southern side of roads from Cowbridge Road which demonstrates the site to have good general to Llanharry village are likely to be proposed as part accessibility to key facili es. of any development at Elms Farm – this may include inves ga ng the feasibility of providing drop-kerbs 7 Residen al Development - Elms Farm, Llanharry. Design and Access Statement Physical infrastructure Local services and faciliƟ es There are no known current transport, water, sewerage The site is located around 1.3km away from the local non-car modes of transport. This will in turn deliver or u lity capacity issues which would prevent or parade of shops and services in Llanharry (see image on environmental and health benefi ts from reduced signifi cantly delay development on Elms Farm. page 7 for a summary of how the site is physically related emissions and increased walking. to Llanharry’s exis ng infrastructure). The addi on of up Social infrastructure to 80 new dwellings is likely to contribute to the cri cal The proposed development will provide a play area The Elms Farm development would provide a propor on mass necessary to help sustain demand for these local within the development and will be for the use by the of aff ordable housing which will posi vely contribute services and facili es. wider community. This will be in accordance Rhondda towards Rhondda Cynon Taf’s iden fi ed aff ordable Cynon Taf Council policies on Open Space provision. housing need of 167 aff ordable dwellings per annum Welsh language (between 2012- 2017) (see 2012 Local Housing Market The 2011 Census showed that 80% of those people living Assessment, LHMA). in Llanharry ward in 2011 were shown to have ‘no skills in Welsh’ and only 13.5% of those people currently living In terms of health, the nearest doctor’s surgery is located in the ward stated they could speak Welsh. The addi on in the near-by se lement of Pontyclun (approximately of 80 dwellings to Llanharry ward (which is currently 2.3km away) and the nearest den st is located in home to 3,643 usual residents) is not an cipated to Pontyclun (approximately 2.5km away). have a signifi cant eff ect on the Welsh language. Indeed due to the proximity of Llanhari Welsh Language Middle Using the Council’s own methodology, the proposed School, future residents of Elms Farm may choose to development could yield up to 26 primary school places send their children to this school, which could posi vely and 22 secondary school places. There is signifi cant contribute to the Welsh Language. capacity in all three near-by schools (see below), which means there is adequate exis ng infrastructure to Therefore the site’s development for up to 80 accommodate the proposed growth. dwellings does have scope to help to build sustainable Total No. on Surplus communi es. Capacity Roll Physical, Social and Economic Issues Y Pant, Pon- 1,305 1,252 53 tyclun (English The proposed redevelopment of this site will be Medium Second- important in maximising the effi ciency with which ary School 11-19 the land can be used in the long term. The proposed years) housing on the site would help fulfi l housing needs with Ysgol Llanhari 1,164 520 644 (Welsh Language (954 for a mixture of tenures and aff ordable housing. In so doing, Middle School secondary it will contribute towards the crea on of a socially mixed 3-19 years) and 210 for and vibrant local community. primary) Llanhari Primary 200 142 58 (English - Primary It will help to sustain nearby local services and facili es School 3-11 years) and the opportuni es exist to maximise the use of Source: RCT Star ng School Booklet 2014-2015 8 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 4.0 Planning Policy his sec on provides a brief summary of the design leisure and sports facili es and open space. rural have suffi cient good quality housing for their Tand access policies that are relevant to the site. needs, including aff ordable housing for local needs Chapter 4 on Planning for Sustainability states that: and for special needs where appropriate, in safe neighbourhoods Planning Policy Wales “4.4.2” Planning policies and proposals should: • Foster social inclusion by ensuring that full (6th Edi on February 2014) • Promote resource-effi cient and climate change Na onal Planning Policy is contained within Planning advantage is taken of the opportuni es to secure a resilient se lement pa erns that minimise land-take Policy Wales (PPW) published in February 2014, and more accessible environment for everyone that the and urban sprawl, especially through preference for is a material considera on in the determina on of development of land and buildings provides. the re-use of suitable previously developed land and this applica on. The document sets out the Welsh buildings, wherever possible avoiding development Assembly Government’s land use planning policies and • Promote quality, las ng, environmentally-sound on greenfi eld sites. is supplemented by a series of Technical Advice Notes and fl exible employment opportuni es (TAN’s). • Locate developments so as to minimise the demand In Chapter 9 on Housing, paragraph 9.1.1 the Welsh for travel, especially by private car PPW is the principal Government’s vision for housing is for everyone in document of the Welsh Wales to have the opportunity to live in good quality, • Support the need to tackle the causes of climate aff ordable housing, to be able to choose where they live Government which change by moving towards a low carbon economy. sets out the land use and decide whether buying or ren ng is best for them and their families. policy context for the • Minimise the risks posed by, or to, development on, considera on and or adjacent to, unstable or contaminated land and “9.3.1” New housing developments should be well evalua on of all types land liable to fl ooding. integrated with and connected to the exis ng pa ern of of development. The se lements main thrust of PPW is • Play an appropriate role to facilitate sustainable to promote sustainable building standards (including zero carbon) that seek In determining applica ons for new housing, local development by to minimise the sustainability and environmental planning authori es should ensure that the proposed ensuring that the impacts of buildings development does not damage an area’s character and planning system amenity. Increases in density help to conserve land • Play an appropriate role in securing the provision can provide for resources, and good design can overcome adverse of infrastructure to form the physical basis for an adequate and eff ects, but where high densi es are proposed the sustainable communi es con nuous supply of amenity of the scheme and surrounding property land, available and suitable for development to meet • Maximise the use of renewable resources, including should be carefully considered. High quality design and the needs of society in a way that is consistent with the landscaping standards are par cularly important to overall sustainability principles. sustainable materials (recycled and renewable materials and those with a lower embodied energy). enable high density developments to fi t into exis ng residen al areas In par cular, it seeks to promote resource–effi cient se lement pa erns that minimise land-take and urban • Encourage opportuni es to reduce waste and all sprawl, locate developments so as to minimise the forms of pollu on and promote good environmental demand for travel, ensure that all communi es have management and best environmental prac ce. good quality housing for their needs, promote access to • Ensure that all local communi es - both urban and shopping, educa on, employment, health, community, 9 Residen al Development - Elms Farm, Llanharry. Design and Access Statement
Technical Advice Note 12 - Design (2009) TAN 12 forms the basis for good design for Wales. It good design solu ons which maximise the natural The design of housing layouts and built form should sets the structure of expecta ons for local Planning landscape assets and minimise environmental impact refl ect local context and dis nc veness, including Authori es and applicants alike when considering the on the landscape. topography and building fabric. Response to context design proposals for new planning applica ons. should not be confi ned to architectural fi nishes. Development proposals, in rela on to housing design It states: “Design which is should aim to: The regular applica on of rigid highway standards GcXee`e^Gfc`ZpNXc\j inappropriate in its context, K\Z_e`ZXc8[m`Z\Efk\ with no considera on of Manual for Streets; over ()1;
• Promo ng legible development • Secure the most effi cient use of land including • Technical Advice Note (TAN) 18: Transport (2007); appropriate densi es. and, • Promo ng successful rela onship between public and private space • Consider and balance poten al confl icts between • Technical Advice Note (TAN) 22: Sustainable these criteria. Buildings (2010) – SOON TO BE CANCELLED END OF • Promo ng quality, choice and variety. JULY 2014.
In general terms good design will almost always be dependant on working within the natural constraints and the historic character of the landscape. This should be the star ng point from which the design of the development evolves. The aim should be to achieve 10 Residen al Development - Elms Farm, Llanharry. Design and Access Statement A Model Design Guide for Wales Rhondda Cynon Taf Local (March 2005) Development Plan up to The Design Guide objec ves are: 2021 1. Natural Heritage a model design guide for On the 2nd March 2011 the Council Wales resolved to adopt the RCT LDP. This 2. Compactness residential development now supersedes previous development plans. 3. Accessibility & Ease of Movement The overall vision of the RCT LDP is derived from the vision for Rhondda 4. Legibility Cynon Taf outlined in ‘Live. Grow. Aspire. Achieve’, Rhondda Cynon Taf 5. Character & Context Community Strategy (2010-2020), which states that; Polict AW 8 give criteria for protec on and enhancement 6. Con nuity & Enclosure of the built environment. “Rhondda Cynon Taf will be a County Borough of Policy SSA 11 give criteria for housing density. 7. Public Realm Planning Officers Society Opportunity. That means working together to enable for Wales prepared by for PLANNING OFFICERS SOCIETY FOR WALES Policy SSA 12 give criteria for aff ordable housing. with the support of WELSH ASSEMBLY GOVERNMENT individuals and communiƟ es to achieve their full 8. Variety & Diversity March 2005 potenƟ al, in terms of both work and social life.” Policy SSA 13 give criteria for housing development 9. Adaptability The objec ves of the LDP are to: within se lement boundaries. 10. Resource Effi ciency. • Provide Sustainable Communi es In addi on to the LDP, the following relevant SPGs have been published. These documents should be read in The Design Guide re-emphasises many of the design • Achieve Poten al conjunc on with the policies and guidance that are set requirements set out in TAN 12. out in the adopted LDP: • Provide Be er Quality of Life Llanmoor Homes fully support the objec ves and • Design and Placemaking (March 2011); par cular a en on has been paid to the character and • Develop and Protect the County Borough for Future context of the surrounding area. Genera ons • Access, Circula on and Parking (March 2011); The proposed dwellings fully integrate with the Policy CS2 give criteria to developing in the south. • Aff ordable Housing (March 2011); immediate surrounding context of the appli on site. Policy AW1 give criteria for new housing. • Planning Obliga ons (March 2011); and,
Policy AW2 give criteria for sustainable loca ons • Dra Planning Obliga ons (Revised May 2013) Policy AW4 give criteria for community infrastructure and planning obliga ons. Policy AW 5 give general criteria for new development. Policy AW 6 give criteria for design & placemaking. 11 Residen al Development - Elms Farm, Llanharry. Design and Access Statement
Constraints and Opportuni es rawing on an understanding Dof the loca on and policy context, the site’s constraints and opportuni es were established. These will help to inform the development principles which will lead to the proposed development. Site constraints
• Any boundary trees and hedgerows to be retained. • Poten al noise from the M4 motorway. • Gas easement. • Drainage ou all loca on • Site gradient • Vehicular access point off Stryd Silurian. • Provision of foul water pumping sta on.
Site opportuniƟ es
• Opportunity to deliver housing (including aff odable) in a sustainable loca on. • Provision of a strong landscape infrastructure. • Making effi cient use of land. • Advance plan ng to strengthen north east and south east site boundaries • Crea on of new area of public “Constraints and OpportuniƟ es Plan” open space.
12 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 5.0 Design Concept his sec on provides a brief summary of the design 7. Compa bility with neighbouring uses – The 11. Scale; Tconcept and sets out the evolu on of the scheme development will aim to complement the and, in par cular, how this responds to issues raised surrounding area in respect of layout, design, 12. Urban Structure and Grain; appearance, scale and height. during pre-applica on consulta on. 13. Local Vernacular; 8. Community Safety – This will be achieved through natural surveillance of public areas, secure by design 14. Access and Movement; and, Scheme Descrip on principles, improved visibility and the crea on of This outline planning applica on reserves detail on all new footpaths. 15. U li es ma ers and provides indica ve informa on on access, appearance, scale, layout and landscaping for residen al 9. Quality of public realm – Well landscaped and Each of these ma ers has had an important bearing development on the site. The development will overlooked public open space and a play area will upon the evolu on of the parameter plan in responding be provided within the development area. comprise a mixture of residen al proper es, including to all of the local contextual ma ers. both market and aff ordable housing. The type and size 10. Sustainability – The site is in close proximity to of the aff ordable housing will refl ect discussions with schools, local conveniences and is served by regular Design Concept the housing offi cer and relevant Council guidelines. bus services to Llanharan, Dolau, Brynna, Brackla, Bridgend, Talbot Green and Pontypridd. The parameter plan seeks to create a framework for future development at the site that: 11. Easements – Appropriate allowance will be made Design Principles 1. Provides high quality new homes of varied scale, Drawing from the earlier analysis of the site and its for the gas easement on the site. type and tenure; context, the following key principles have informed the design of the scheme: 2. Provides housing (including aff ordable housing) to Design Evolu on meet local needs that is well served by local facili es 1. Land Use – Grazed land. The star ng point in the crea on of the parameter plan and services, consistent with PPW; has been the considera on of the characteris cs of the 3. Creates an area of open space that serves both the 2. Access and movement - Vehicular and pedestrian site and the local context including: new residents and people in the wider area; access via exis ng access road (Stryd Silurian) 1. Site boundaries; 4. Creates a posi ve rela onship with neighbouring 3. Form and grain - Layout to respond to the exis ng uses and routes; local character and built form. 2. Topography; 5. Allows for easy access to the local facili es and 4. Views – Due to topography and exis ng vegeta on 3. Landscape; ameni es; and, there are only limited views of the site from iden fi ed viewpoints. 4. Watercourses; 6. Is sympathe c to the surrounding area including the grain and character. 5. Flooding and fl ood risk – The site does not fall within 5. Ecology; any fl ood zone. 6. Archaeology; 6. Enhanced landscape and ecology - The provision of 7. Neighbouring uses; appropriate landscaping will ensure that habitats are maintained and enhanced through new plan ng 8. Exis ng buildings; and mi ga on. 9. Neighbouring amenity; 10. Views; 13 Residen al Development - Elms Farm, Llanharry. Design and Access Statement
“Sketch EvoluƟ on and IllustraƟ ve Masterplan.”
14 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 6.0 Access Purpose Guidance he Access Statement aims to describe how the prin- Best prac ce guidance on access statements has been PPW is accompanied by a series of Technical Advice ciples of inclusive design and access for people have published by CABE en tled Design and Access Statements: Notes (TANs), the most relevant of which to access is T TAN 18 - Transport (2007). TAN 18 recognises the need been considered throughout the development process, How to Write, Read and Use Them (2006). The Welsh Assembly Government also for inclusive mobility and access for disabled people, as well as to explain and jus fy the principles and con- published a consulta on together with the needs of pedestrians and cyclists. cepts of inclusive design on which the development is document Planning and It states that adop ng an inclusive culture will help to based. Inclusive Design (Access ensure that access issues are taken into account at an Statements) in March early stage. The Disability Discrimina on Act (DDA) aims to end the 2007. Regard has been discrimina on which many disabled people face. The had to those documents Local Policy statute gives people rights in the area of employment as in the produc on of this The approved Local Plan includes a number of policies well as in buying or ren ng land or property and access statement. and objec ves on access as follows:- to goods, facili es and services. The proposal Na onal Policy Transport has been designed Na onal planning policy is having regard to the Adop ng land alloca on policies which reduce set out in the Wales Spa al the need to travel. DDA and the design of Plan (WSP), 2008 and Planning Policy Wales (PPW), the proposed buildings February 2014. In the WSP, the Assembly’s objec ves The provision of sustainable transport accords with the 2010 with regard to access and transport are set out as infrastructure to: edi on of Approved follows: Document M: Access a. Promote use of public transport, cycling, and Facili es for Disabled People of the Building Accessibility is an important factor in improving walking and other nonpollu ng transport; Regula ons 1991. The proposed facili es have been quality of life and prosperity. designed to meet the requirements of Part M of the b. Contribute towards the integrated transport building Regula ons as a minimum standard. Access to essen al facili es services and strategy; employment is an important determinant of social inclusion. c. Provide appropriate transport modes to serve new development areas; More specifi c guidance on access in development is provided in paragraph 8.7.3 of PPW, which states:-
‘Proposed access to a development should refl ect the likely travel pa erns involved. It should ensure that people can reach the development, as far as prac cable, by walking, cycling and public transport, as well as by car.’
15 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 7.0 Movement Access to the proposed development Bullet Points to be considered in the design;- Whilst this outline planning applica on reserves detail Approach to Building on all ma ers including access to the site, the primary vehicular access in to the development will be taken To meet Life me Criteria from Stryd Silurian in the form of a new road junc on in Accessible Entrance accordance with highway design guidance. The entrance doors have to be sized to achieve a clear opening width of 775mm and to incorporate a level The Access and Land Use Parameter Plan on page 17 threshold. Internal CirculaƟ on shows the parameters for the loca on of this access road. All internal circula on and doors are to be sized to meet the current building regula ons as outlined in Table 1 of document M2 and diagram 21, and to Access within the proposed provide full accessibility throughout. FaciliƟ es development All facili es will be accessible and the ground fl oor The ul mate aim of this applica on is to provide an wc is to be fi ed with outward opening doors to aid a rac ve and safe residen al environment that is accessibility. accessible to all. Access road and driveways within the All sockets and switches are to be sited at site will be designed to gradients in accordance with a height between 450mm and 1200mm the Highway Authority’s guidelines in order to provide above fi nished fl oor levels. safe and appropriate movements around the site for Services all users. Car parking for the proposed dwellings will Roads and private drives/areas are to be be provided and will be located to be easily accessible designed to enable the passage for refuse either to the front or side of the dwelling. Car parking and emergency vehicles. areas will be either block paved or tarmaced in order to Vehicle access routes and hard-standings provide a smooth surface, free from loose stones. Hard should meet criteria as described in the and so landscaping will defi ne other public areas and Building Regula ons Part B5 Sec on 11 landscape plan ng will also assist in defi ning areas of public and private space, crea ng an a rac ve, legible and safe environment. In addi on, kerbs will be dropped to provide access to car parking areas and footpaths.
The entrance to the dwelling will be designed to be clearly visible from the access road and wherever possible level thresholds will be provided to the dwelling.
16 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 8.0 Character Amount Outline planning permission is sought for residen al development and the submi ed parameter plan shows the parameters which future reserved ma er applica on(s) will adhere to.
The site will be developed at an average minimum net density of around 35 dwellings per hectare. The proposed density is intended to ensure that an effi cient use of the site can be achieved whilst also retaining an a rac ve residen al character and ensuring that a high level of residen al amenity can be achieved, within the context of the iden fi ed site constraints.
Although the proposed mix of development will be a ma er for detailed considera on at Reserved Ma ers stage, it is considered that it would comprise a mix of house sizes and types, including an element of aff ordable housing. The open market dwellings are expected to comprise a mix of detached, semi-detached and terraced proper es. The mix of aff ordable units will be discussed with Rhondda Cynon Taf Council’s housing offi cer and will refl ect locally iden fi ed requirements, together with an assessment of development viability. This will provide the basis for a mixed community within the new development area and, as such, would contribute towards the achievement of social inclusion and integra on between the new development and exis ng local communi es.
The public open space provision will be designed to enhance the quality of the development and its benefi t to local communi es. It will increase the amount of “Access and Land Use Parameter Plan” publicly accessible open space that presently exists in the local area.
17 Residen al Development - Elms Farm, Llanharry. Design and Access Statement Layout Scale Layout is a reserved ma er, therefore a parameter The following design principles will be considered in Whilst the precise scale of buildings is reserved for future plan has been prepared to show the parameters that producing the fi nal layout for the development. determina on it is envisaged that the development future reserved ma ers applica ons will adhere to. would comprise of dwellings up to 2.5 storeys in height An illustra ve site layout has also been prepared to Character with a maximum ridge height of 10m (above exis ng demonstrate the level of development that could Con nuity of Enclosure ground level). The scale of the development will take appropriately be accommodated on the site. It shows Ease of Movement into account the character of other houses located the broad loca on of where buildings, routes, open Legibility within the area and market demand. spaces and landscaping could be accommodated within Adaptability the applica on site. Effi ciency The illustra ve house type scale plan which is included Crime Reduc on below sets out illustra ve minimum and maximum The internal site layout will be designed to protect the Energy Effi ciency width, depth and height of current house types. amenity of neighbouring residents, maximize the views Scale into and out of the site and ensure that issues rela ng to Appearance accessibility for all can be sa sfactorily achieved.
“IllustraƟ ve House Type Scale Plan”
“IllustraƟ ve Layout” 18 Residen al Development - Elms Farm, Llanharry. Design and Access Statement
Landscaping Details rela ng to the landscaping treatment of the scheme will be submi ed at Reserved Ma ers stage. However, it is proposed that the boundary trees and hedgerows will be retained and not harmed where ever possible.
The applicant is set to undertake an advanced plan ng scheme in Autumn 2014 at the loca ons shown on the Access and Land Use Parameter Plan located on page 17.
In addi on to this the fi nal layout will incorporate a new area of public open space incorpora ng opportuni es for play as well as areas of so and hard landscaping throughout the development. “examples of house designs”
Appearance Design aspects reserved for future determina on and so issues of appearance will be fully considered at Reserved Ma ers stage. It is, however, envisaged that the use of materials, propor ons, and ar cula on of frontages and iden fi ca on of locally dis nc ve details will provide a star ng point for the detailed design of the proposed dwellings.
Throughout the site, it is an cipated that the proposals will draw upon the local vernacular, with rela on to building form, massing and rela onship to the street in order that the proposals achieve a posi ve response to the site’s wider context and harmonise with its urban surroundings.
19 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 9.0 Community Safety Any future reserved ma ers applica on(s) will need to and physically accessible to passing public but s ll can Maintenance of the Environment consider how development layouts are designed and project a more private situa on. how it impacts on the way places func on posi vely. Peoples’ percep ons are aff ected by the appearance of places hence a dy, well maintained urban environment Layouts deal with the arrangement of streets, buildings, Boundary Treatments is essen al in sustaining confi dence and helping to public and private spaces. The designing of these key Treatment of enclosures must convey a posi ve image control vandalism, crime and fear of crime. Public areas elements collec vely, aff ect the levels of ac vi es, through quality of materials and design yet providing such as streets and open spaces need to be sustainable movement and surveillance in a posi ve or nega ve way adequate security. Hos le and defensive security and at me high maintenance design is not appropriate. which ul mately impacts on the safety and security of measures are capable of aff ec ng the wider percep on High quality materials are one way of ensuring an places. of an area/town and could infl uence future investment. enduring environment, requiring less maintenance where people are more inclined to take pride in their Be er Connected Network of Streets Residen al Areas surroundings. and Public Spaces New housing layouts large or small play a major part A connected network of streets contributes to personal in preven ng crime and reducing the fear of crime by Conclusion he design of the reserved ma ers proposed layout safety and security of property, by encouraging increasing natural surveillance and ac vity. Community will need to reduce the opportunity for crime and pedestrian ac vity which helps to provide natural spirit is increased through regular sigh ngs of neighbours, T other an -social behaviour by maintaining surveillance surveillance and a degree of self-policing. The degree of family members and individuals. This principle is not of the scheme and incorpora ng secure gates, fences connec vity in a new development is o en the key to only for residen al but a general principle benefi cial in and enclosures. its success. all areas of development. Safety should be maintained inside and outside the home of the new development and the adjoining exis ng developments. The layout will need to incorporates clear, direct routes Areas that are well connected to other areas increase which are desirable and more likely to be used. the opportunity and choice of users to socially interact, which assists in the development of neighbourhood Street frontage Rear access is to be provided where possible to all iden ty and affi nity. Buildings should provide visual recogni on of the street proper es allowing bins to be stored in rear gardens whilst crea ng suffi cient defensible space. when not out for collec on. Where this isn’t possible Defi ning Public, Private and bin storage collec on points are to be provided close to Safer Landscape Design Solu ons the proper es. Communal Space. Landscape design plays an important role in crea ng All buildings should be arranged to create a clear an a rac ve environment that reinforces iden ty Carefully considered landscape schemes using plants to dis nc on between areas that are public and private. and enjoyment of a place. It too can provide a safe, deter access, where appropriate, in order to minimise the opportunity for unobserved crimes. comfortable external environment for all to enjoy. Sense of Ownership Adequate street ligh ng is to be provided in accordance Crea ng a sense of ownership by providing opportuni es with the Local Authority Highway standards. to clearly delineate between private and public space Ligh ng In most cases ligh ng helps people feel more secure gives people the opportunity to personalise spaces that and reduces the fear of crime. It also increases chances The development will also meet Secured by Design they control whilst projec ng an image of a well-kept of detec on. Good ligh ng design plays an important criteria. and loved environment. This implies a more private part in crea ng a more comfortable and a rac ve domain where space is respected more. Areas to the environment that reduces the fear of crime. front of proper es are semi private by being visually 20 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 10.0 Environmental Sustainability
Sustainability is important to Llanmoor Development Co The proposals will contribute to energy effi ciency • Double glazing to all windows and external doors. Ltd and carbon reduc on by seeking to minimise the energy demand and carbon emissions associated • Carefully designed economic and effi cient central Their objec ve is to achieve a balance between with the development through implementa on of the hea ng system with high effi ciency boiler and economic, social and environmental objec ves and requirements of Level 3 of the Code for Sustainable hea ng controls and detailing to minimum air priori es. Homes. leakage. • To use sustainable materials with low environmental “If we are to maintain and improve the quality of our At the me of wri ng the following technological impact (embodied energy) that are sourced own lives and pass that quality on to future genera ons, solu ons have been considered as typical means of sustainably (Le. Forestry Stewardship Council we must use fi nite natural resources in an effi cient way achieving at least an 8% improvement of DER against mber) as well as maximising the use of used, without waste, and protect the natural environment to TER as outlined in the current Building Regula ons. reclaimed and recycled materials. enhance the ability of future genera ons to maintain In addi on, compliance with Level 3 of the Code for and improve their lives.” (Housing Corpora on 2008) Sustainable Homes means that the proposals will • To employ a sustainable approach to water in embody a clear commitment to achieve the following terms of its supply (rainwater harves ng), demand aims: management (use effi ciency) and drainage (e.g. Code for Sustainable Homes permeable surfaces for pavements & traffi c) and its Technical Advice Note 22 - SOON TO BE CANCELLED • The use of high levels of insula on with low or zero eff ect on the local water table. END OF JULY 2014. Global Warming Poten al to fl oors, walls and roof space. • To deal with waste management both during and The purpose of this TAN is to provide technical guidance a er construc on (re-use & disposal), including the on the implementa on of the na onal planning policy on provision of appropriate facili es for sor ng, storing planning for sustainable buildings through the planning and recycling of waste in buildings and across the applica on process. site.
Planning Policy Wales contains the na onal planning • To demonstrate climate resilience by taking into policy on sustainable buildings to which this TAN refers. account the climate the development is likely This sets out expecta ons for most new applica ons for to experience over its life me by managing & residen al and non-residen al development (above a minimising climate change eff ects (e.g. extreme threshold) to achieve a minimum sustainable building temperatures). standard, and within that standard a minimum carbon emission level.
“The dwellings on site will be required to a ain a minimum of Level 3 under the Code for Sustainable Homes, including a mandatory 1 credit requirement for Ene 1 – Dwelling Emission Rate. To achieve Level 3, developments must achieve a minimum of 57 points.” 21 Residen al Development - Elms Farm, Llanharry. Design and Access Statement 11.0 Conclusion
his Design Statement outlines the proposed We believe that through our analysis of the exis ng Tdevelopment for this site represen ng a clear context of the site and its environment, we have understanding of the site context with an appropriate developed an outline which is en rely appropriate. development response. The proposed development will be compa ble with the The development will provide: surrounding uses and not result in any unacceptable land use confl ict. The site’s development would not result in A site that is deliverable and available for a signifi cant harmful impact on the wider Green Wedge development to provide new residen al housing of in this loca on and the loss of open land is outweighed mixed size. by the need to ensure a short term supply of land for housing. A sensi ve development which responds to the surrounding built environment and the site’s New housing has the poten al to generate a range of opportuni es and constraints; improved economic outcomes and can play an important role in suppor ng economic recovery by virtue of the An a rac ve development which will protect and associated investment, job crea on, spending by new enhance the landscape and ecology within the site; residents and tax receipts.
A safe development which encourages passive Llanmoor Development Co. Limited owns the site surveillance; freehold and the site is available for immediate development. A suitable scale of development that can be integrated within its se ng and accommodated within the exis ng highway network;
22 hammond
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