DESIGN & ACCESS STATEMENT

Land to the east of Ithon Road (Phase 3, 4 & 5),

April 2021

T: 029 2073 2652 T: 01792 480535

Cardiff Swansea

E: [email protected] W: www.asbriplanning.co.uk PROJECT SUMMARY LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

Description of development: Full planning application for residential dwellings and associated works

Location: Land to the east of Ithon Road (Phases 3, 4 and 5), Llandrindod Wells

Date: April 2021

Asbri Project ref: 20.248

Client: J G Hale Construction Ltd

STATEMENT

A C CE S S

& DE S I G N

Asbri Planning Ltd Prepared by Approved by Unit 9 Oak Tree Court Mulberry Drive Mared Jones Dylan Green Cardiff Gate Business Park Name Cardiff Graduate Planner Senior Planner CF23 8RS

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

A PR I L 2 0 2 1 2 CONTENTS LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

Section 1 Introduction incl./ Brief and Vision 4

Section 2 Site Context and analysis 6

Section 3 Interpretation incl. Opportunities and Constraints 10

Section 4 Design development 12

Section 5 Planning Policy Context 14

Section 6 The Proposal incl. 5 Objectives of Good Design 16

STATEMENT Section 7 Conclusion 22

A C CE S S

&

DE S I G N

A PR I L 2 0 2 1 3

LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

STATEMENT SITE LOCATION

PLAN

A C CE S S

& DE S I G N

A PR I L 2 0 2 1 4 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

INTRODUCTION

Introduction Vision & Brief 1.1 This Design and Access Statement (DAS) has been 1.6 The vision for the proposal on land to the east of Ithon prepared on behalf of J G Hale Construction to accompany Road is to create a residential development that incorporates the full planning application for residential development the best facets of design and ensures that placemaking and associated works on land to the east of Ithon Road. principles have been applied throughout to provide an attractive and well-connected layout. The vision includes the 1.2 The purpose of a Design & Access Statement (DAS) is to delivery of 79 dwellings with appropriate access, parking, provide a clear and logical document to demonstrate and landscaping and associated works which assimilates into the explain the various facets of design and access in relation to adjacent residential development at phases 1 and 2 that are the site and to appraise the proposed development against currently under construction. It is considered that phases 1

relevant planning policies. It also presents the details of a and 2 has successfully achieved a desirable place to live whilst planning application in a way that can be read both by providing a sense of space which will improve the health and professionals and the public. Also, as the site is allocated as wellbeing of the prospective residents, which are fundamental a residential site in the LDP, the statement also provides a milestones in achieving the goals of the Well-being of Future Development Brief demonstrating how it has fully assessed Generations () Act. the existing context and is acceptable in design terms.

1.7 The vision is to build upon and enhance the design of STATEMENT 1.3 The diagram left, extracted from Planning Policy Wales, phases 1 and 2 and to provide a distinctive sense of place for summarises the five objectives of good design that should occupants and visitors whilst also acknowledging and be taken into account when preparing a DAS. The circular complementing the existing residential context within

nature of the diagram represents the equal weightings that Llandrindod Wells. A C CE S S need to be given to each of the 5 Objectives of Good Design: Access; Movement; Character; Environmental 1.8 The brief for the project has also informed the design & Sustainability and Community Safety. process which is to develop a layout that accommodates 79 much needed residential development and affordable housing 1.4 Accordingly, the statement is subdivided into seven in whilst incorporating onsite features and meeting the sections, commencing with a brief summary of the proposal standards set by in terms of the DE S I G N in this section along with the brief and vision. Section 2 requirements regarding placemaking, highways, trees, SuDS, provides a brief overview of the site context and its landscaping and placemaking. The provision of good quality surroundings. Section 3 analyses the site’s opportunities and housing will provide occupants with an affordable dwelling of constraints whilst section 4 summarises how the design has varying tenures which will improve the quality of life and will developed following pre-application discussions and address a demand within the area. consultation. Section 5 provides the relevant national and local planning policy context followed by Section 6 which 1.9 Phases 3, 4 and 5 will build upon the principles applied in sets out the proposal and explores the relevant design and the first two phases whilst improving the design and the access facets associated with the application. The DAS buildability further by removing the need for re-profiling the concludes under Section 7. ground and to reduce any retaining walls, where applicable.

1.5 The DAS adheres to guidance embodied in the Welsh 1.10 The client's brief and vision for the site has been at the Government publication, Design and Access Statements in centre of the design proposals and has informed the evolution Wales, published in June 2017. of the site layout.

A PR I L 2 0 2 1 5

LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

STATEMENT

A C CE S S

& DE S I G N

A PR I L 2 0 2 1 6 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

SITE CONTEXT

Site Location site to be within Flood Zone A. As such, there is no record of 2.1 The site comprises a rectangular parcel of agricultural historic flooding on the site and it is considered to be of little land to the east of Ithon Road in Llandrindod Wells. It is or no risk of fluvial or coastal flooding. located to the south of Phase 1 & 2 of the residential development which is currently being constructed by J G Access Hale Construction Ltd and managed by Newydd Housing. 2.7 Access into the field parcel is currently achieved directly via an agricultural gate located along the north-western corner of 2.2 The site lies immediately east of Ithon Road (A4081) the site, off Ithon Road (A4081). The road is straight at this which links the settlements of Llandrindod Wells and Llanyre location; therefore, visibility is adequate in both directions. The within the centre of the administrative county of Powys. The recently re-routed public right of way (CF22/1) runs along the

all-weather pitch at is situated to the site’s northern boundary, connecting the site with Holcombe south of the site with the wider playing fields located along Drive to the north-west and the wider footpath network. Public the eastern boundary. Right of Way CF20/1 also runs parallel to the site’s eastern boundary. Site Features 2.3 The field parcel comprises a linear stretch of agricultural 2.8 The site is served by public transport with several

land measuring approximately 2.6ha. The site’s boundaries scheduled bus services connecting Llandrindod Wells with STATEMENT are predominantly formed of post and wire fencing with destinations such as , Newtown, Hereford, mature hedgerows including a mix of bramble, hawthorn, and Cardiff. There is an existing bus stop on Dyffryn Road blackthorn and existing trees, primarily along the northern within 600m walking distance to the site access and the X47

and western boundaries. A large common oak sits half way bus is routed along Holcombe Drive, to the north of the site A C CE S S along the site’s western boundary. connecting residents with the town centre and adjoining settlements. Llandrindod Wells Bus Interchange Station is & 2.4 The site consists of greenfield land currently used for located approximately 900m from the site. In addition, agricultural pasture. The majority of the land within the site Llandrindod Wells railway station is located within the town boundary is semi-improved grassland and there are no centre, approximately 1km from the site. structures located on the site, however, a drainage easement DE S I G N runs across the site in a north-east to south-west direction 2.9 The site benefits from being within walking distance to the connecting with Llandrindod Wells’ Waste Water Treatment centre of Llandrindod Wells, within which, there are a range of Works which lies approximately 200m to the south-west of shops, school, community facilities, services and public the site. transport routes.

2.5 The site’s topography slopes gradually from a high of Surroundings 201m AOD along the eastern boundary adjacent to the 2.10 The field parcel is bounded by existing residential playing fields of Ysgol Calon Cymru to a low of 187m AOD to development to the north and the A4081 (Ithon Road) runs the west along Ithon Road and thereafter, down to the river along the site’s western boundary, formed by a wire fence Ithon. There is also a gradual slope from a high of 196m in beyond which is a metre-wide footway. To the south of the site the north-eastern corner to a low of 191m AOD along the lies Ysgol Calon Cymru’s sports pitches and to the east of the south-western corner of the site. site lies Llandrindod Wells Sports Centre’s sports fields.

2.6 A review of TAN 15 Development Advice Maps shows the 2.11 Cycle Route 825 runs along Ithon Road, the route A PR I L 2 0 2 1 7 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

RESIDENTIAL CONTEXT (PHASE 1 & 2 AND HOLCOMBE DRIVE)

Application Site STATEMENT

THIS PAGE HAS BEEN INTENTIANALLY LEFT BLANK

A C CE S S

& DE S I G N

A PR I L 2 0 2 1 8 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

CONTEXT ANALYSIS

comprises the majority of the Radnor Ring which is a circular facilities including; post office, library, restaurants, museum, route around the historic administrative county of Tesco Superstore, hospital and sports centre. Radnorshire. 2.17 There are a number of primary/secondary schools in the 2.12 There are a number of Historic Environments Records surrounding circumference of the site which include: within close proximity to the site, the nearest of which relates to Llanerch Hotel (ID: 9065), a Grade II listed • Ysgol Calon Cymru Secondary School (1 minute via structure, situated along Llanerch Lane. vehicular travel) • Llandrindod Wells High School (1 minute via vehicular 2.13 The River Ithon, a tributary of the River Wye, lies within travel)

close proximity to the site, albeit separated by additional field parcels. Both rivers are designated as Special Areas of • Llandrindod Wells C.P School (3 minutes via vehicular Conservation (SAC) and Sites of Special Scientific Interest travel) (SSSI). 2.18 Each of these schools are easily accessible from the site Residential Context either by walking, cycling or public transport.

2.14 The site is situated in a predominantly residential area. STATEMENT The residential context of Llandrindod Wells is characterised Planning History by several styles throughout the town. The residential 2.19 The site is identified as a housing allocation (P28 HA1) development to the north of the site comprises of phases 1 within the adopted Local Development Plan. The site is part of

and 2 of the development which are a mix of detached, and a wider allocation which is identified as being capable of A C CE S S semi-detached houses and bungalows as well as walk-up accommodating a total of 122 dwellings over 3 phases (with a apartments, the façades of which consist of a mix of buff requirement for a minimum of 30% to be affordable). Phases 1 & and red/brown brick with matching brickwork and blue brick & 2 have recently been approved full planning for 55 units detailing. The roofs are blue/grey concrete tiles with black (19/0021/FUL) and is near completion. uPVC rainwater goods and white fascias and soffits. The windows are white uPVC with the front doors consisting of DE S I G N GRP doors of varying colours.

2.15 Further afield, the older residential development along Holcombe Drive is comprised of detached bungalows, the façades of which consist largely of red brick and stone cladding. The properties along Hillcrest Close and Penybryn are engineered to two storeys and are largely in terrace or semi-detached arrangements.

Local Facilities

2.16 The site is situated in an inherently sustainable location by virtue of its position adjacent to Llandrindod Wells which forms the administrative centre of Powys County. As aforementioned, the town offers an array of services and

A PR I L 2 0 2 1 9

LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

STATEMENT

A C CE S S

& DE S I G N

A PR I L 2 0 2 1 10 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

INTERPRETATION

Interpretation PPW and the Well Being of Future Generations Act adopted length of the site. 3.1 The concept for the development of the site has derived by the Welsh Government in 2015. Existing Site Boundaries – The site’s boundaries comprise of from the following; Highway Network - Access into the site is attained via a existing hedgerows and trees; a section of the hedgerow along straight section off Ithon Road, which ensures that the the site’s western boundary will need to be removed and • Full site analysis including a full desktop study of the site necessary visibility splays can be accommodated within land translocated in order to achieve access into the site. and its surroundings; which is to be under the ownership of the applicant. Neighbouring Properties – Single-storey and two-storey Affordable Housing - Opportunity to provide high quality • A site visit and a general visual assessment of the properties are located within close proximity to the site’s affordable housing within an area where there is a defined surrounding area including the built form and also how northern boundary, therefore, the distance between these need residents and visitors interact with the area; properties will need to be sufficient to ensure no Public Rights of Way – The recently re-routed public overshadowing or overlooking occurs. • Review of Welsh Government guidance documents; and

footpath CF22/1 which runs along the site’s northern Existing Infrastructure - a Welsh Water foul sewer runs across • Discussions with the client and a full understanding of the boundary connects the site with Holcombe Drive to the the site in a north-east to south-west direction and is subject brief and vision of the project. north-west and the wider footpath network. Public Right of to a no-build zone 3m either side. Way CF20/1 also runs parallel to the site’s eastern boundary. River Ithon - The site is located within close proximity, albeit 3.2 The above steps have presented the key opportunities and As such, there is good sustainable connectivity from the site separated by a highway and additional field parcel to the River constraints for the site, which are outlined below: to local facilities. Ithon, a tributary of the River Wye which are identified as

Aspect – The site’s surroundings will need to result in no Special Areas of Conservation (SAC) and Sites of Special STATEMENT Opportunities overshadowing. The proposed units will benefit from solar Scientific Interests (SSSIs). Special consideration will need to be Sustainable Location – The application site lies within close gain and views out towards the countryside. paid to this, particularly during construction phase. proximity to an array of previously discussed services and Drainage Infrastructure – Adequate space is available for Phosphate Issue - As a result of NRW’s tighter phosphate facilities within the town of Llandrindod Wells. SuDS features to be incorporated within the layout. Existing

targets, special consideration is needed to ensure there is no A C CE S S

Settlement Boundary - The site sits within the settlement foul connections are available along Ithon Road and written impact on the River Wye SAC. & boundary for Llandrindod Wells, as identified in the adopted approval from Dŵr Cymru has already been obtained Local Development Plan confirming foul flows for 80 dwellings can be Residential Context - The site is bound to the north by accommodated within the existing network. residential properties along Holcombe Drive. As such, Open Space – In addition to the above, the layout residential use of the site is considered a conforming land use. demonstrates there is sufficient space provided for on-site DE S I G N Furthermore, as there are no residential developments along facilities play facilities and the layout has been consciously the other boundaries, this allows a bit more flexibility in terms designed to ensure dwellings front onto the play facilities for of design and relationships with adjacent land uses. natural surveillance and for wellbeing principles. Existing Residential Palette - The residential development to the north of the site comprises of a consist of a mix of Constraints detached, and semi-detached houses and bungalows as well Adjoining School premises – The site’s southern and as walk-up apartments, the facades of which consists of a mix eastern boundaries comprise of the grounds of Ysgol Calon of buff and red/brown brick with matching brickwork and blue Cymru, therefore, consideration will be required to ensure brick detailing and blue/grey concrete tiles. As such, there is a the impact of development on this land use is respected. defined character to the area. Floodlights – The floodlights associated with the all-weather Housing Allocation - The site is allocated for residential pitches to the south will need to be factored into the design development (P28 HA3); therefore the Local Planning Topography – The site slopes gradually from north-east to Authority accept it is an appropriate location for development south-west. The existing levels vary by 6-9m along the in accordance with the sustainability principles underlying A PR I L 2 0 2 1 11 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

PRE-APPLICATION LAYOUT

STATEMENT

A C CE S S

& DE S I G N

A PR I L 2 0 2 1 12 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

DESIGN DEVELOPMENT

5.1 The initial concept sketch has evolved following a feedback received and has significantly enhanced the proposal number of design team meetings and pre-application from a placemaking perspective as well as from an engineering consultation; initially with the Local Planning Authority under and design perspective as well. ref no. 20/0132/PRE and thereafter through further detailed design work by the design team. The key outcomes of which 5.8 Since the pre-application layout, it is clear that the scheme are discussed in turn below; has evolved significantly since this stage with greater emphasis on connectivity throughout the site and a more in-depth Pre-Application Submission evaluation of the role of the open space and how this can be 5.2 The layout plan that was submitted to accompany the pre used as an opportunity to enhance the scheme from a -application enquiry with Powys County Council was largely placemaking capacity.

similar to the current layout, however, it is clear from the plan, left, that the scheme has evolved significantly to reflect 5.9 The layout has introduced an additional connection point the comments received and following the concept into the public right of way which runs along the northern submission with Welsh Government, detailed further below. boundary with a more rational approach to future residents and the way they will interact and move between the site and 5.3 It must be noted that the initial plan was supplemented the local facilities in Llandrindod Wells. The layout has also

by a full suite of surveys including tree surveys, ecological gone back to first principles and has aimed to ensure the STATEMENT surveys, a review of utilities, archaeological surveys as well as residential dwellings have a positive relationship with the open a review of the residential context and the potential space and its surroundings instead of fitting these in where relationship with the surrounding built context. Therefore, space was available. The resulting layout is considered a much

these opportunities and constriants were applied from the better scheme from a landscaping perspective and it A C CE S S first scheme, however, further input from various consultees successfully integrates all open spaces together in a logical and further input from the design team has resulted in an and connected manner which will provide a more usable space & iterative process whereby the current design has built upon for all residents. the initial scheme and inevitably, it has resulted in a more refined and positive scheme. 5.10 Another noticeable amendment to the pre-application submission is the change in number of units being proposed DE S I G N Welsh Government Concept Submission and the inclusion of more one-bed apartments in place of the 5.6 The above layout was also presented to Welsh three-bed dwellings. This was upon request by Newydd Government through their Social Housing Grant submission Housing following the advice given by Powys County Council along with supporting information to explain the project in their strategic housing paper which advocates a changes in brief, vision and the rationale behind the layout. The the focus on the delivery of new homes towards increasing the response advised that more emphasis on place making.’ This number of 1 bedroom homes, to meet the increasing demand. advice along with a request to review the site levels and how As a result of this, the current scheme proposes 79no. the scheme could be engineered to accommodate less dwellings whereby the pre-application scheme was for a total retaining walls was key in taking the scheme to the current of 77no. dwellings. design. 5.11 Other minor changes to the layout including engineering Design Evolution details to the road and the levels have also been captured in 5.7 Accordingly, the current scheme has analysed the the current submission.

A PR I L 2 0 2 1 13 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

LDP PROPOSALS MAP EXTRACTS

STATEMENT

A C CE S S

& DE S I G N

LDP Proposals Map

A PR I L 2 0 2 1 14 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

PLANNING POLICY CONTEXT

Policy subject to compliance with all design management policies. In 5.1 The planning policy framework for the determination of addition, the site identified as a housing allocation (P28 HA3) this application is provided by the content and scope of within the adopted Local Development Plan. The site is part of National Planning Policy, which is contained within the Elev- a wider allocation which is identified as being capable of ac- enth edition of Planning Policy Wales (PPW) and its associat- commodating a total of 122 dwellings over 3 phases (with a ed Technical Advice Notes (TANs), together with the Local requirement for a minimum of 30% to be affordable). Phase 1 Planning Policy and its supplementary planning guidance. and 2 has recently been approved full planning for 55 units (19/0021/FUL) and has recently started on site. 5.2 The planning policy context for this application is Policy Refer- Relating to provided in detail in the Planning Statement that Well-being of Future Generations Act (2015)

ence accompanies this application. For a full review of pertinent 5.7 The Well-being of Future Generations (Wales) Act came Strategic policies policies please refer to the Planning Statement. into force in 2015 and seeks to improve the social, economic, environmental and cultural well-being of Wales. The Act puts SP1 Housing Growth Planning Policy Wales in place seven well-being goals in order to make sure that eve- SP3 Affordable Housing Target 5.3 National planning policy is contained within the eleventh ryone works towards the same vision. The well-being goals are SP5 Settlement Hierarchy edition of Planning Policy Wales (PPW), published by the set out, left. Distribution of Growth across the Set- Welsh Government in February 2021. PPW is supported by STATEMENT SP6 tlement Hierarchy 21 topic-based Technical Advice Notes (TANs), which are Development Management Policies also relevant. PPW is the Welsh Government’s principal planning policy document, setting out the context for DM1 Planning Obligations

sustainable land use planning policy, within which A C CE S S

DM2 The Natural Environment Development Plans are prepared and development & DM4 Landscape Technical Advice Notes DM5 Development and Flood Risk 5.4 This application has been prepared in reference to the Flood prevention measures and Land DM6 latest version of TAN 12: Design, which was updated in

Drainage DE S I G N March 2016, and the suitability of the proposals in this DM7 Dark Skies and External Lighting design context are demonstrated in this Design and Access DM10 Contaminated and Unstable land Statement. The contents of TAN 18: Transport which was last Development in Welsh Speaking DM12 updated in 2007 has also been considered. Strongholds DM13 Design and Resources Powys County Council Local Development Plan (LDP) Topic Based Policies 5.5 The development plan for the purposes of Section 38 (6) of the Planning and Compulsory Purchase Act 2004 is the T1 Transport Infrastructure adopted Local Development Plan which forms the statutory H1 Housing Development Proposals framework for the development and use of land within Pow- H2 Housing Sites ys (except for the area designated within the Brecon Beacons H3 Housing Delivery National Park Authority). The LDP was adopted in April 2018.

H4 Housing Density 5.6 The site lies within the defined settlement boundary for H5 Affordable Housing Contributions Llandrindod Wells where development is normally permitted, A PR I L 2 0 2 1 15 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

SITE LAYOUT

STATEMENT

THIS PAGE HAS BEEN INTENTIANALLY LEFT BLANK

A C CE S S

& DE S I G N

A PR I L 2 0 2 1 16 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

THE PROPOSAL

Overview 4.10 A strong residential building line is proposed along the 6.1 To ensure that the development effectively responds to internal highway to ensure presence and frontage within the the local context, the principle considerations that will form street scene. The properties along the access road have been the chapter, and to which the application will be assessed orientated to front onto Ithon Road, similar to the approved on, will be the five objectives of good design which are a set dwellings at Phases 1 and 2. Regard has also been paid to the of principle considerations, as outlined in Technical Advice outlook from the access road and to ensure there is sufficient Note 12. These include an assessment of the proposed soft landscaping to enhance the scheme and to encourage a access, the overall character of the site including the sense of place. The retention of the common oak on the amount, scale and layout, the appearance and landscape as entrance to the site establishes this further. well as the community safety of the site.

6.4 The site comprises a mix of dwellings, including Amount, Scale and Layout bungalows, flats and 2-storey houses which will ensure an 6.2 The proposed layout plan, left, illustrates that the site is architecturally interesting street scene. It is considered that the capable of accommodating 79 no. residential units along proposed heights are appropriate within its surroundings and with associated car parking, access and landscaping. The provides interest and rhythm in this particular location. The mix of the dwellings is proposed as follows: site delivers a medium density development of 33 dwellings

per hectare (dph), in accordance with Policy H4 of the LDP. STATEMENT • 22 x 1 Bed Walk up Flats; 6.5 The accompanying site layout shows that pockets of open • 4 x 2 Bed Bungalows; space areas are provided throughout the development, in

• 2 x 3 Bed Bungalows; accordance with Fields in Trust guidance and each area of A C CE S S

• 26 x 2 Bed House; open space has been consciously designed to ensure they can & • 19 x 3 Bed House; and be accessible and are sufficiently overlooked.

• 6 x 4 Bed House. 6.6 As a result of the site’s topography, the eastern boundary

will require retaining walls, however, extensive engineering

6.3 As illustrated by the accompanying plans, the proposed DE S I G N input has established the preferred layout from a viability, layout has been designed to reflect and enhance the buildability and aesthetical perspective. Accordingly, the surrounding vernacular as much as possible. The dwellings current scheme is considered the optimal layout and is the are to be positioned either side of the proposed adoptable result of significant work to allow the site to accommodate carriageway and the dwellings along the northern boundary residential dwellings without swathes of retaining walls. The are orientated so they have a positive back-to-back site also successfully delivers the density required in the LDP relationship with the existing residential dwellings situated whilst also avoiding the easement associated with the foul along Holcombe Drive. In order to further mitigate the sewer which crosses the site. This is considered to eb a impact on residential amenity, the dwellings within the north positive solution to the site’s constraints. -eastern corner are propsoed as bungalows to reflect the

predominant character along Holcombe Drive. It is clear 6.7 From the above, it is clear that a positive layout can be from the accompanying plans that each dwelling along this delivered which makes positive use of the opportunities and boundary is sufficiently located in excess of 21m from the constraints on-site complies whilst also being compatible with properties along Holcombe Drive as well as the dwellings the overall character and density of the area. that have recently been approved at phases 1 and 2.

A PR I L 2 0 2 1 17 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

CONTEXT ELEVATIONS

STATEMENT

A C CE S S

& DE S I G N

A PR I L 2 0 2 1 18 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

THE PROPOSAL

Access being lower than the standards set in Powys’ adopted parking Vehicle access and car parking standards, ‘Car Parking Standards, 2017’, it is considered that 6.8 Access to the site will be provided via a new priority ‘T’ the site benefits from good connectivity to local facilities and junction with Ithon Road (A4081). The access point will be to public transport and the reduction in one space for all three located on the site’s western boundary and will comprise of and four bed properties provides an opportunity to present a a 5.5m wide carriageway along its entire length with 2m well-designed scheme which is not overly dominated by footways on one or both sides of the carriageway. In parking which in turn establishes better placemaking. addition, the access will incorporate facilities for pedestrians and cyclists, with 2m wide footways provided along both 6.12 The parking spaces will be located in front or to the side sides of the carriageway as well as a network of footpaths of each respective plot with visitor parking spaces to be

through the site connecting to the recently re-routed public accommodated on-the carriageway. right of way (CF22/1) to the north of the site. 6.13 In terms of cycle parking, each proposed dwelling is 6.9 Internally, the access point enters the western part of the provided with ample private amenity space which can site before reaching a simple priority junction where the accommodate either garages or garden sheds which will road is directed out in a northerly and southerly direction provide space for secure storage of bicycles.

before being re-directed westwards in a cul-de-sac STATEMENT arrangement towards Ithon Road. A total of two spur roads Movement will be located to the north of the access road with private Bus and train services drives providing access to dwellings and one to the south of 6.14 It is now a fundamental part of design standards to

the access road. Turning heads situated at the end of each ensure that new development are as accessible as possible A C CE S S

arm will cater for vehicular movement and refuse collection. by several modes of transport. The application is & The required visibility splays at the site access are based on supported by a Transport Statement prepared by Asbri stopping distance of vehicles travelling at 30mph, Transport which includes a detailed account of the site’s accordingly a 2.4m x 43m splay is achieved. sustainable location.

6.10 The dwellings are to be positioned either side of the 6.15 With this in mind, the proposed development is served DE S I G N proposed adoptable carriageway as well as off private drives by public transport, with several scheduled bus services along the western boundary. The layout is connected via connecting Llandrindod Wells with destinations such as Builth footpaths which enhances connectivity and encourages Wells, Hereford, Newtown and Cardiff. The table, left, provides Active Travel. In terms of wider connectivity, the layout will the service and frequency of the public transport connect to the recently re-routed public right of way (CF22) opportunities for residents . and Ithon road so residents can walk and cycle into the town centre where the majority of local facilities are available. 6.16 In addition, Llandrindod Wells rail station is within 900m walking distance of the site, providing further links to Parking destinations throughout central Wales, from Craven Arms in 6.11 The accompanying Site Layout Plan demonstrates that the east to Llandeilo in the west of Wales. Bus services 2.4.2 car parking for the proposed dwellings are to be provided There is an existing bus stop on Dyffryn Road within 600m on the basis of one space per bedroom with two spaces walking distance from the site access. Llandrindod Wells Bus provided for all two, three and four-bed properties. Despite Interchange Station is between Waterloo Road and Station Crescent within 900m walking distance of the site access. The A PR I L 2 0 2 1 19 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

LANDSCAPE PLAN

STATEMENT

A C CE S S

& DE S I G N

A PR I L 2 0 2 1 20 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

bus services available at these stops facilitate movement garden planting proposed. within Llandrindod and to neighbouring settlements Community Safety Appearance and Materials 6.21 TAN 12 suggests community safety can be achieved via 6.17 The proposed dwellings have been designed with a design solutions that can aid crime prevention. These include material palette which is sympathetic to that of the existing providing natural surveillance, improving safety by reducing surrounding vernacular. The appearance and the material conflicts in uses, and promoting a sense of ownership and palette will be consistent with the Phase One development, responsibility. as such, it will comprise of a mix of buff and red/brown brick with matching brickwork and blue brick detailing. The roofs 6.22 The provision of the dwellings in their current location

are to comprise of blue/grey concrete tiles with black uPVC and orientation enables enhanced natural surveillance of the rainwater goods and white fascias and soffits. The windows wider surroundings which will be beneficial for the safety and are to be white uPVC with the front doors to consist of GRP welfare of the prospective residents as well as the doors of varying colours. neighbours. Each plot is capable of incorporating private parking and amenity space thus creating a strong sense of 6.18 From the above, it is clear that a positive residential space for future occupiers.

development can be delivered which complies with relevant STATEMENT planning policy and is compatible with the overall character 6.23 Taking into account all of the above, it is in no doubt that and density of the area. the future development of the site can be designed to ensure a high level of personal and community safety.

Landscaping and biodiversity A C CE S S

6.19 As the accompanying layout plan illustrates, the layout Environmental Sustainability & has been designed to incorporate a large area of open space 6.24 As identified within Technical Advice Note 12, the along the site’s western boundary which will accommodate objectives that developers need to respond to in respect of locally sourced boulders which will provide a natural area of Environmental Sustainability include that of achieving play for the residents. This large area has been sensitively efficient use and protection of natural resources, enhancing designed in this location to soften the impact of residential biodiversity and designing for change. DE S I G N development along the edge of the settlement and to ensure the residential development blends into the wider 6.25 The development of the site will enhance the countryside. It also allows for the development to proceed environmental and biodiversity capacity of the site through with minimal impacts on the drainage easement which runs the implementation of increased landscaping and biodiversity diagonally across the site. enhancements throughout. Moreover, the site is in an inherently sustainable location by virtue of its position within 6.20 The layout also includes smaller pockets of open space close proximity to public transport routes and local facilities which are interconnected through footpaths which enhances (as described in the Movement section), thus minimising the access for all properties and to ensure placemaking use of the personal car. principles have been applied. These areas are designed to accommodate the SuDS features and the landscaping plan, 6.26 The site will be developed to accord with the latest left, has been designed with this in mind with a combination Building Regulations standards, therefore, the overall of flower rich grass areas, wet grassland areas and rain sustainability principles of the development are considered to be high. A PR I L 2 0 2 1 21 LAND TO THE EAST OF ITHON ROAD, LLANDRINDOD WELLS

CONCLUSION

7.1 This Design and Access Statement (DAS) has been prepared on behalf of J G Hale Construction Ltd to accompany a full planning application for residential development and associated works on land off Ithon Road, Llandrindod Wells (Phase 3, 4 and 5).

7.2 In regards to the principle of development, the site lies within the settlement boundary, as such the site is located in an area where development is normally permitted as well as allocated for housing development within the Local

Development Plan. As such, it is considered that the development as proposed is acceptable.

7.3 It is considered that the report demonstrates that the proposed development has suitably addressed the key material considerations for this site including design and

access and, as such, identifies there are no technical reasons STATEMENT why the proposed development should not obtain planning permission.

7.4 It is clear that the site can accommodate the proposed A C CE S S

development; the siting and layout of the dwellings would & have minimal impact on the natural and built features within the surrounding context and the development of the site would address the need for additional affordable houses both locally and throughout the county. DE S I G N 7.5 As such it is respectfully requested that Powys County Council grant planning consent for the proposed residential development on land off Ithon Road, Llandrindod Wells.

A PR I L 2 0 2 1 22