Design & Access Statement
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DESIGN & ACCESS STATEMENT Land to the east of Ithon Road (Phase 3, 4 & 5), Llandrindod Wells 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 (Wales) 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 Powys whilst incorporating onsite features and meeting the sections, commencing with a brief summary of the proposal standards set by Powys County Council 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 Ysgol Calon Cymru 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 Builth Wells, Newtown, Hereford, Brecon 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.