From: Ceredigion Planning
From: [mailto: @gjplanning.co.uk] Sent: 25 February 2015 10:53 To: Ceredigion Planning Cc: ' ' ' Subject: Pre-application Request - Land at Maes y Deri, Lampeter
Dear Sir / Madam,
Please find attached a request for pre-application advice relating to a site at Maes y Deri, Lampeter. We will forward a cheque for £40 and a hard copy of the documents in the post to accompany this.
If there is any further information required, please do not hesitate to contact me.
Kind Regards
Geraint John Planning Ltd
Mob : 07 Tel : 02920 Fax : 02920 Email: @gjplanning.co.uk Ad : Sophia House, 28 Cathedral Road, Cardiff. CF11 9LJ
www.geraintjohnplanning.co.uk
Before printing, think about the environment
1 check preliminary Enquiries constraints Check on Q150046 planning Applications Ref_No Type officer Location 820546 Outline land rear Maesyderi Hous 830492 Outline Land rear Maesyderi Hsg A050385cD Llawn/Full GD Gwel y creuddyn, Lampete A061158 Llawn/Full JHE 17 penbryn, Lampeter 901079 outline/Amlinellol RC Maes-y-Deri, Lampeter 891844 Full OS 4181, 4374, 5285 & 56 890114 Full 19 penybryn, Lampeter 940917 Full/Llawn JE Maesycoed, Lampeter 940839 Full/Llawn JE Os 4181, 4374, 5285, 568 870051 Full 18 penbryn, Lampeter A040038 Full/Llawn HD Bryn Steffan Housing Dev AOl1307 Full/Llawn IP Gwel y creuddyn, Lampete A021113 Full/Llawn GD Gwel y creuddyn, Lampete 981120 outline/Amlinellol RW Bryn Steffan, Aberaeron A000294 Full/Llawn HD 26 penbryn, Lampeter A020850 Full/Llawn HD Bryn Steffan Housing Dev 991220 outline/Amlinellol HD Maesycoed, Maesycoed Roa 850481 outline/Amlinellol OS 4181, 4374, 5285, 568 840850 outline/Amlinellol 05.2984.4181.4374.5285.5 840022 Res Mats/ Mat wedi neill Land rear of Maesyderi 850785 Res Mats/ Mat wedi neill Maes y Deri. Lampeter CEREDCOMB ID Name Name 17000156 CPC Lampeter community CERDWARD COl_ID ard_Name Name OONQPG Llanbedr PS/Lampeter LAMPETER WARD settlement boundaries Location Lampeter 10 mtrs set boundary Location Lampeter regions Toid 0001000020580148 page 1 check 1000002502041733 0001000020580152 1000002502113969 5000005107127195 1000002005192287 0001000020581417 1000002005192291 1000002005191761 0001000020580349 400MHistoricLandfill Site HLD_REF SITE_NAME EAHLD14329 Lampeter Rugby Club Appeals Appeal Code AppealResult Resultdate 991220 Dismissed 20001004 940917 Withdrawn 19960119 Teifi_Basin AREA_NAME NUMBER Teifi 62 SAC1kmBuffer SAC_name Site_code Name_English Name_welsh Status Afon Tei fi / River TeifiuK0012670 Ri ver Tei fi Afon Teifi candidate visual&sensory Ulo AreaName OverallEvaluation AspectName surveyDate CRDGNVs827 Lampeter Moderate visual and sensory 13/02/2004 CRDGNVs588 Lower Teifi valley High visual and sensory 23/02/2004 cultural Landscape Ulo AreaName overall Evaluation surveyDate AspectName CRDGNVs827 Lampeter Moderate 13/02/2004 visual and sensory CRDGNVs588 Lower Teifi valley High 23/02/2004 visual and Sensory Geological Landscape UID AreaName Overall Eval uation AreaName surveyDate CRDGNGL142 Lampeter LOw Lampeter 30/12/2008 CRDGNGL136 Lampeter - Betws BledrwsHigh Lampeter - Betws Bledrws30/12/2008 HistoricLandscape UID AreaName Overall Evaluation AreaName SurveyDate CRDGNHL240 LAMPETER Outstanding Historic Landscape 23/01/2009 CRDGNHL079 Llanwnnen High Historic Landscape 05/03/2008 LandscapeHabitats uid AreaName overallEvaluation AspectName SurveyDate CRDGNLH074 Lampeter valley mosaic outstanding Landscape Habitats 17/10/2008 CRDGNLH100 Lampeter urban area LOw Landscape Habitats 20/10/2008 page 2 check LDPSettlementBoundaries sG_Number Settlement_Name Status SG_Name 05 Llanbedr Pont Steffan usc Lampeter LDPMineralsafeguarding MIN_RES MIN_ABBR VERSION Minerals safeguarding ArMSA 17/05/2013 LDPHousing HA_REF SiteName_English Settl_English H0505 Land adj Maes-yr-deri Lampeter special LandscapeAreas2013 SLA_NO SLA_Name 07 Teifi valley
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Land Adj to Maes yr Deri, Lampeter January 2015 Desktop Planning Overview Page 1 of 7
SITE DETAILS Site Land adjacent to Maes-yr-Deri, Lampeter, SA48 Address
Site Ceredigion Online LDP Site Allocations Interactive Map Location Extract – Site H0505 is outlined in purple
Strategic Site Context Purple line / hatched shading: Housing Allocation
Black Line: Settlement Boundary
Site Location
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Site Aerial
Site Aerial
Ceredigion LDP 2007-2022 Volume 2A – Settlement Group Statements Site H0505 Referenc e Name Land adj to Maes-yr-Deri Area(ha) 4.20ha (gross) Net Developable Area: 3.5ha Proposal General housing with affordable housing
Guide density per net ha gross: 30 Est. yield: 105 Est. Affordable Housing: 21.0 Site Characteristics, Constraints and Requirements Greenfield site.
An existing community provision is located on part of this allocated site. Policy LU22 seeks to protect existing community provisions. Any development of this allocated site would therefore need to accord with Policy LU22.
Development of the site will be phased.
The excluded area relates to existing playing field. Additional open space requirement associated with development should be assumed to need to be taken from site area If access is required over the existing open space this provision will need to be provided for within the new development. If access to the site is not required over the existing open space not all of the allocation will be required in this plan period.
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The site is near to the Afon Teifi SAC which should be protected in accordance with national policies and Policy DM14. In particular development on this site could have an effect through otter disturbance.
The site has mature trees and hedgerows around and through part of the site. These will need to be protected and managed in accordance with Policies DM20, DM10 and DM15. This should include at least a 1m buffer from the canopy/bank, depending on the root structure.
Part of the site is semi-improved neutral grassland which should be protected and managed in accordance with Policy DM15.
Appropriate surveys and reports will be required with proposals and species, habitats and ecological connectivity protected and managed in accordance with national policies and Policies DM14 and DM15. In particular, bat, badger, and reptile may be required.
Biodiversity enhancements, e.g. providing spaces within the building for bats, tree planting etc. should be included as part of any development proposal in accordance with Policies DM14 and DM15.
Open space will be sought on site. This should be provided as Communal Accessible Natural Greenspace, Equipped Natural Play Space and Informal Recreation Space see Policy LU24.
PLANNING HISTORY Site Included below is a relevant application within the site: Planning History Application Location Proposal Decision Decisio Reference Date n 991220 Maesycoed, Maesycoed Erection of 4 houses 10/02/00 Refused Road, Troedrhiw, Lampeter
840850 OS.2984.4181.4374.5285.56 Residential development - 28/11/84 Refused 82.5780. 5063, 6272 approximately 8 dwellings .Lampeter per acre - houses and bungalows
PLANNING POLICY Develop The current Development Plan for Ceredigion County Borough Council consists of the ment following: Plan Status Ceredigion Adopted Local Development Plan 2007 – 2022 (adopted April 2013)
Develop The key planning policies at the local level of relevance to the site and proposals are as ment follows: Plan – Key Policy S01: Sustainable Growth Policies Growth will be focused to deliver stronger, more sustainable communities and this will be achieved by providing opportunity for development as follows:
1) Approximately 6544 dwellings in order to meet the projected growth of 6000 units (detailed Table 6.1). This will be achieved in a sustainable manner through the
Land Adj to Maes yr Deri, Lampeter January 2015 Desktop Planning Overview Page 4 of 7
following distribution: a) At least 51% in the Urban Service Centres in line with Policy S02 on allocated sites as set out in Appendix 2, the Settlement Group Statements and shown on the Proposals Map and on ‘windfall sites’; b) 24% in the Rural Service Centres on allocated sites as set out in Appendix 2, the Settlement Group Statements and shown on the Proposals Map in line with Policy S03; and c) A maximum of 25% (or in any event no more than 1522 units) in the ‘Linked Settlements and Other Locations’ on non-allocated sites in line with Policy S04.13
Policy S02: Development in Urban Service Centres (USCs)
Urban Service Centres provide sustainable locations where development will be permitted which:
1. In relation to Cardigan, Lampeter, Llandysul, Aberaeron and Tregaron: a. Contributes to their overall sub-regional role as set out in the Settlement Group Statements; and b. Contributes to their regeneration strategies, where these exist; AND 2. In relation to all USCs: a. Is within the defined settlement boundary (see Proposals Map), accords with the provisions of the Settlement Group Statement and satisfies all other Plan policies.
Policy S05: Affordable Housing
The LDP policies and allocations aim to secure in the region of 1100 affordable homes by: 1) Seeking to negotiate a proportion of 20% affordable housing on all housing development in accordance with the Local Housing Needs Assessment distribution of need for; i) 9% Discount For Sale @ 70% Market Value: and ii) 32% @ 50% Market Value (both for direct Sale to occupants and to be made available to landlords for letting at Intermediate Rent): and iii) 59% Social Rented @ 35% Market Value; or iv) A scheme of equivalent value to Criterion 1(i)-1(iii) to meet a mix of current needs in the locality (as determined at pre-application stage to the satisfaction of the Local Planning Authority in consultation with the Local Housing Authority and Registered Social Landlords on local need and deliverability) 2) Requiring that where, as a result of Criterion 1, proposals yield an affordable housing requirement which is not a whole unit or where the mix cannot be provided as whole units then: i) a scheme of equivalent value shall be determined to the satisfaction of the Local Planning Authority in consultation with the Local Housing Authority and Registered Social Landlords on local need and deliverability; or ii) at the discretion of the Local Planning Authority, a commuted sum at the ‘equivalent value’ of 10% of Open Market Value (OMV) of the development as valued at the time of application. 3) Permitting 100% affordable housing sites where justified by evidence of unmet affordable local need provided the location of the development is in line with Policies S02, S03 and S04. Rural housing exception sites will only be permitted in
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relation to RSCs, ‘Linked Settlements’ and ‘Other Locations’.
The occupancy of all affordable housing will be controlled in perpetuity in accordance with Appendix 4 of the Plan.
Developments which include affordable housing or propose 100% affordable housing must provide adequate information to indicate the plot location, plot size, build standard and property type of the affordable units. If there is insufficient information to determine the value of the unit at completion, the application will be refused.
Developers seeking to negotiate a reduction in affordable housing provision will need to submit details to show lack of viability for the specific site.
Policy LU02: Requirements Regarding All Residential Developments
Housing development will be required to provide: 1) all units to Lifetime Homes’ standards so far as reasonably practicable; and 2) a mix of dwelling types and sizes to help secure a balanced housing stock, in that local area.
Policy LU05: Securing the Delivery of Housing Development
To ensure the genuine availability of land to meet the identified housing number set out in Policy S01 of the LDP: 1) The LPA will, where appropriate, seek a staged release in relation to allocated sites. Applications in relation to allocated sites may therefore initially be granted for a lesser number of units than that which is applied for and/or the overall number of units set out for the site in the Settlement Group Statement. Where appropriate, this approach may also be applied to non-allocated and windfall sites; and 2) Additionally, in relation to Rural Service Centres (RSCs), Linked Settlements and Other Locations: a) Short planning permissions will be issued at the discretion of the LPA; b) Housing development in RSCs may, and in Linked Settlements and Other Locations will, be conditioned with completion dates; and. c) Outline, Reserve Matters and Full consents will not be renewed except with strong justification.
Policy LU22 – Community Provision
The LDP will help sustain and enhance community provision by:
1. Supporting the development of new sustainable community provision, provided that: i. They are located within or adjoining a settlement; ii. The planning application demonstrates that the feasibility of multi use has been considered; iii. No suitable facility exists nearby which could appropriately accommodate the proposed use; and iv. where the proposal is for a facility being relocated, it can be demonstrated that the existing site is no longer suitable for that use.
2. Resisting the loss or change of use of an existing community provision unless: i. Alternative provision of at least equivalent local community value can be provided either within or adjoining the settlement or other settlements
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which are part of the Settlement Group. In relation to open space specifically, the alternative should be an enhanced provision which is preferably located within close proximity to the existing provision. ii. It can be demonstrated that existing level of community provision is inappropriate or surplus to the community needs of that settlement or Settlement Group; or iii. The current use has ceased to be viable and no other community use can be viably established.
A report will need to be submitted with any planning application for the change of use or loss of facility explaining why the loss or change of use is justifiable
Policy LU24 – Provision of New Open Space
As specified in the Settlement Group Statements land allocated for housing will be required to make provision for open space.
Development that occurs on windfall and non-allocated sites will also be required to provide open space if the development results in the provision in total of more than 10 bedrooms.
Any provision of open space will be required to meet the CCW Accessible Natural Greenspace Benchmarks and the Fields in Trust (FIT) Children’s Playing Space Benchmark Standard and further design guidance within the Supplementary Planning Guidance. Policy DM10 – Design and Landscaping
All applications, other than for householder developments (see para 8.88), which will have an impact on the landscape should be supported by a landscaping scheme. The landscaping scheme should:
1. Demonstrate how the proposed development respects the natural contours of the landscape; 2. Demonstrate how the proposed development respects and protects local and strategic views; 3. Respect, retain and complement any existing positive natural features, landscapes, or other features on site; 4. Identify trees, hedgerows, water courses and topographical features to be retained; 5. Provide justification for circumstances where the removal/loss of existing trees, hedgerows, water courses and topographical features cannot be avoided and provides details of replacements; 6. Provide details of any proposed new landscaping together with a phased programme of planting; 7. Demonstrate that any proposed new planting includes plants and trees of mainly native species of local provenance and does not include any non-native invasive species within the landscaping; 8. Ensure that selection of species and planting position of any trees allows for them to grow to their mature height without detriment to nearby buildings, services and other planting; and 9. Provide permeable hard surface landscaping.
Land Adj to Maes yr Deri, Lampeter January 2015 Desktop Planning Overview Page 7 of 7
Policy DM14 – Nature Conservation and Ecological Connectivity
Development will be permitted where it protects and, where possible, enhances biodiversity, geodiversity and ecological connectivity across Ceredigion, including local sites and local priority species and habitats.
Where it is appropriate to the scale and location of the development and opportunities exist, development should incorporate nature conservation education and access, providing the site’s ecological or geological integrity can be safeguarded.
Policy DM15 – Local Biodiversity Conservation
Development will be permitted where:
1. A step-wise approach is adopted to ensure there will be no significant negative effects to biodiversity and ecological connectivity both on-site and off-site; 2. Appropriate species, habitats and wildlife corridor/stepping stone enhancements have been incorporated into the development through good landscape and building design, or where applicable will be carried out offsite; 3. With regard to developments affecting LNRs, sites that meet SINC criteria and priority species and habitats, there is an overriding social, economic or environmental need for the development that outweighs the losses to biodiversity (after mitigation), the development could not reasonably be located elsewhere and these losses can be readily and fully compensated within the local area; and 4. Where necessary, management plans are produced and agreed with the LPA and developments phased to take into account mitigation and compensation measures.
Policy DM20 – Protection of Trees, Hedgerows and Woodlands
Development will be permitted providing:
1. it would not remove, damage or destroy trees, hedgerows or woodlands of visual, ecological, historic, cultural or amenity value unless the need of the proposed development outweighs these values; 2. it is able to mitigate or if necessary compensate for any negative impacts of the loss or damage; 3. it would achieve appropriate biodiversity gain; and 4. compensation and enhancement measures are mainly native species of local provenance and are not non-native invasive species.
E: @gjplanning.co.uk T : 02920 F : 02920 M : 07
Sophia House 28 Cathedral Road Cardiff CF11 9LJ www.geraintjohnplanning.co.uk
2nd February 2015
Senior Development Control Officer Development Management Services Penmorfa Aberaeron Ceredigion SA46 0PA
Dear Sir / Madam,
Pre-Application Advice Land at Maes y Deri, Lampeter (Site HO505 within the Ceredigion LDP)
On behalf of our clients, (DM Evans and DC Evans), please find enclosed a request for pre-application advice relating to the residential development of the above site. In relation to the above submission, we have attached a copy of a site location plan for ease of reference and to identify the site subject of this submission, along with a copy of a desk top appraisal to help provide some context and background to the development site.
We would welcome the opportunity to discuss the proposals with you at a pre-application meeting at your earliest convenience.
The Site and Planning History
The site is located adjacent to the north east boundary of the Maes yr Deri Estate, Lampeter, and measures an area of approximately 4.2ha (gross). The site is allocated (H0505) in the adopted Ceredigion Local Development Plan for housing, with the potential for approximately 105 dwellings recognised.
While the site is now allocated within the LDP, planning permission has been refused on 2 previous occasions in the past. The most relevant planning history relating to the site is outlined below:
Geraint John Planning Limited. Chartered Town Planning & Development Consultants Co. Registration No. : 07452826. Registered in England & Wales Registered office: Sophia House, 28 Cathedral Road, Cardiff, CF11 9LJ Land adjacent to Maes yr Deri, Lampeter February 2015 Proposed residential development – Pre-application enquiry Page 2 of 6
Application Location Proposal Decision Decision Reference Date 991220 Maesycoed, Maesycoed Road, Erection of 4 houses 10/02/00 Refused Troedrhiw, Lampeter 840850 OS.2984.4181.4374.5285.568 Residential development - 28/11/84 Refused 2.5780. 5063, 6272 .Lampeter approximately 8 dwellings per acre - houses and bungalows
Notwithstanding these refusals – which are ‘historic’ in nature, and which either relate to piecemeal development of the site (application in 2000) or have been made some considerable time ago (application in 1984): some 30 years ago), the site is now allocated for development in the adopted LDP. As such the principle of development of the site is considered to have been thoroughly assessed, and moreover endorsed by the Plan process.
The aerial photograph below shows the location of the site in relation to the settlement of Lampeter.
Site Location Plan
The greenfield site is located within the Lampeter settlement boundary and allocated as a housing site, (depicted on the LDP Proposals Map below and identified as site H0505). Residential properties are sited adjacent to the western boundary of the site at Maes yr Deri, the northern boundary with Bryn Steffan, and to the south eastern boundary of the site at Pen Bryn. The site has strong transport links, and is located in a highly sustainable location, close to the town centre and other employment sites within Lampeter and beyond.
Land adjacent to Maes yr Deri, Lampeter February 2015 Proposed residential development – Pre-application enquiry Page 3 of 6
LDP Proposals Map
Proposal / Advice sought
Our client is looking to obtain advice with regards to the key issues affecting the residential development of the site. The allocation within the LDP for housing development has in effect established that the principle of residential development on the site is acceptable, subject to ensuring that all other material considerations are deemed acceptable. To this end, we have not sought to ‘justify’ the principle of development within this submission.
At this stage no indicative design layout has been prepared, or is submitted as part of the pre-application discussions. However, the key issues for the site, which require further examination include: access, housing distribution, ecology and infrastructure requirements. All of these issues will inform the general thrust of the development on the site. Our client is committed to bringing forward a development that is of a high quality, whilst providing the required infrastructure needs of a development of this size.
Through this pre-application enquiry we seek clarity and advice with regards to some of the key fundamental aspects of the proposed development of the site.
In addition, we would like to discuss and confirm the key documents and assessment work that will be required to allow an application to be submitted, validated and processed.
Key considerations
This section considers and addresses the key issues associated with the development of this site. The key issues are considered to be:
Housing density; Affordable Housing Provision; Access; Ecology and Landscaping.
Land adjacent to Maes yr Deri, Lampeter February 2015 Proposed residential development – Pre-application enquiry Page 4 of 6
Housing Density
As highlighted within the Ceredigion LDP, the developable area of the site equates to approximately 3.5ha of the gross 4.2ha site. At a suggested rate of 30 dwellings per ha, a yield of 105 dwellings can be achieved and delivered on the site.
We would welcome discussion regarding the housing density to be pursued, and hence ‘yield’ of the site. Any indicative layout for the site will be prepared following this feedback, in the meantime, and at this stage we would wish to establish the position on this in greater detail and clarity.
Affordable Housing Provision
As outlined previously, we are fully aware of, and accept the requirement for affordable housing within the development. Dialogue with local RSL’s to discuss the possibilities of working together to deliver a combined development scheme for the site will be undertaken. An update will be provided within the meeting of our on-going discussions and intentions in this respect.
It is acknowledged that Strategy S05 of the LDP requires 20% affordable housing to be provided on the site. This equates to an onsite provision of 21 units, based on a 30 dwellings/ha yield of 105 dwellings. We would welcome further discussion regarding the exact make up and provision of the affordable housing element within the site, especially in terms of its location and relationship with the existing affordable housing development at Maes Yr Deri.
Access
A key aspect of the proposed development is to identify appropriate access or accesses to the development site. We would welcome discussions with, and feedback from your highways department to establish and identify a preferred option to achieve an appropriate and efficient access to the site. There are 2 potential access points which we would like to discuss the merit of; these are identified on the plan and discussed in further detail below.
Access 2
Access 1
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Access 1: Maes yr Deri
This involves sharing the access road through the existing Maes yr Deri housing development, as shown in the image above. In order to apportion vehicular flows and ‘spread’ the potential impact of any proposed development upon the surrounding road network, we propose a dual access point: with the additional access point being from Bryn Steffan.
Access 2: Bryn Steffan
The second access option, as identified on the map and photograph above, shows a readily achievable and deliverable access point (between dwellings at the Bryn Steffan development site - to the north of the land parcel). This access is considered to be preferable given its direct link to the A482, and the existing Bryn Steffan road serving a limited number of properties.
As suggested previously, a dual access to the site would be considered the most appropriate and viable option, and in turn allowing the site to come forward in a staged capacity, if indeed appropriate or necessary to do so.
Ecology and Landscaping
The site is located in close proximity to the Afon Teifi SAC which the proposed development will need to acknowledge and be sensitive to. The SAC will need to be considered and protected in accordance with national policies and Policy DM14 Nature Conservation and Ecological Connectivity of the LDP. It is acknowledged that an ecological survey will be required to support an application, in particular to assess and evaluate the potential impact upon otter.
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It is recognised that the site includes a number of mature trees and hedgerows located around the boundary, and through part of the site. We would request further dialogue as to the likely need for a tree survey to be submitted in support of the application.
Summary of the Suitability of Site for Development
As outlined above, and on the basis of its allocation for residential use within the LDP, the proposed site is considered to be suitable for housing, and contributes to the Authority in achieving its housing targets and overall Plan Strategy to focus growth in the key sustainable settlements.
Notwithstanding this, we would appreciate the opportunity to discuss specific issues in relation to the development of the site (as outlined above), and would welcome dialogue with Council Officers’ from other departments (i.e. estates, highways and ecology), so as to ensure that the development proposals for the site are informed, robust, and work to progress the scheme in further detail can commence in certainty.
We look forward to hearing from you in due course regarding a suitable date and time for a pre- application meeting. In the meantime we hope and trust that all is in order with this submission and consider that it would be preferable if we could meet with you as soon as possible to discuss the scheme in more detail. Please do not hesitate to contact us in the event that further information is required or considered beneficial.
Yours faithfully,
Geraint John Planning Ltd.
Encs. Site Location Plan Desktop site appraisal