Design & Access Statement Penrhys Regeneration: Phase 1
Independent Regeneration (Penrhys) Limited Author: Steven Trythall
1 May 2012
Design & Access Statement
Contents 8 Movement 22 11 Community Safety 43
1 Introduction 1 8.1 Vehicular & Pedestrian Movement 11.1 Shared Surfaces 11.2 Natural Surveillance 2 Context 2 8.2 Cycling 8.3 Accessibility 11.3 Privacy 2.1 Location 8.4 Public Transport 11.4 Community Perceptions 2.2 Site History 8.5 Road Network 11.5 Public & Private Realm 2.3 Demographics 8.6 Parking 12 Access 46 2.4 Planning 9 Character 29 12.1 Topography 3 Site Analysis 11 9.1 Urban Grain 12.2 Access to School 3.1 Land Ownership 9.2 Layout & Aspect 12.3 Servicing 3.2 Land Use 9.3 Scale & Massing 12.4 Footpaths 3.3 Topography 9.4 Dwelling Dimensions 12.5 Entrances 3.4 Existing Structures 9.5 Street Dimensions 13 Phasing 47 3.5 Utilities 9.6 Appearance & Materials 3.6 Ground conditions 14 Planning Contributions 48 10 Environmental Sustainability 36 3.7 Environmental Characteristics 15 References 49 10.1 Vision 3.8 Background Analysis Conclusions 16 Appendices 50 10.2 Environmental Goals 4 A Vision for Penrhys 18 10.3 Biodiversity
5 Penrhys Regeneration Objectives 18 10.4 Energy Efficiency & Carbon Reduction 6 Phase 1 Development Objectives 19 10.5 Micro-climate 10.6 Water Management 2 7 Land use 19 10.7 Recycling
10.8 Environmental Resource Centre
Design & Access Statement |
1 Introduction time to read the regeneration Master Plan that we have prepared. We hope and trust that the Council Members will also do so, because this project shows a radically new
approach to the regeneration of the area. When completed it can be replicated but even The Regeneration of Penrhys was first raised as a possibility with the Founder of our if its 'just a one off' it is hoped that it will be sensational, locally, regionally and even Company Ian Robinson in 2009, following an approach by the CEO of RCT Homes, internationally. Andrew Lycett. Knowledge of the practical application of our unique model for A paper written by a private and independent reporter for the Environmental Health regeneration (No Grants and no public funding) was gained from presentations made by News in 2008 regarding the Tancred Road project can be seen alongside our photo Mr Robinson at the London School of Economics. gallery on our web site www.independentregeneration.co.uk. In 2 pages it encapsulates A collaboration started between Independent Regeneration (Penrhys) Ltd. and RCT the energy, enthusiasm and success of this model in similarly and 'allegedly' lost causes. Homes and a careful study made of what would be required to make Penrhys an The Tancred Road Project won many awards and accolades including the North West, outstanding success. At the same time the residents of Penrhys have been consulted Government Pathfinder Awards for Environmental Regeneration and Sustainability. and they agree that if the Master Plan that we have prepared with the residents is Penrhys Partnership and the local Action Group originally did well to halt the large scale implemented it would be greatly welcomed. depopulation of the estate. However, the remaining shops and services in Penrhys are in Skerries Road and Tancred Road Regeneration Projects, Liverpool were both acclaimed danger of being lost if any further depopulation takes place. The introduction of new by the British Research Establishment (BRE) along with the Beeston, Leeds Exemplar housing will reverse this trend and significantly increase demand for services and Project and the Westminster Briefing (generic regeneration briefing). CABE have also provide new services for the existing residents. The introduction of new private housing referred to the Tancred Road and Skerries Road projects as regeneration case studies will also help redress the imbalance of tenure in the village. (CABE, 2011). It should be noted that the confidence of all these organisations and The Master Plan that we have prepared with our investment and know-how we believe others in our CEO and his model is based on the outstanding success of taking on will change this forever, it will also provide jobs, a diverse commercial environment, projects that no one thought could be done and then completing them, in outstanding training for local people and built in equity and opportunity, that it does not have now - fashion. and never has. Penrhys will become the village "At the top of the Hill" for all the right The attraction to this project is the challenge. All of Independent Regeneration's reasons. Indeed the Plan deals with each aspect that is required to make Penrhys the previous projects have had the same or even greater challenges. success it deserves to be. We therefore hope that the Council will accept our application to make these massive inward investments in collaboration with RCT Homes and the "If Penrhys did not pose a challenge I would not do this scheme. Equally, if Residents of Penrhys and start this regeneration process. Independent Regeneration do not invest heavily in regenerating Penrhys no one else will!" Ian Robinson (10/12/2010) Speaking at a community consultation event at LLanfair Uniting Church, Penrhys.
Penrhys does have much potential, as a village, a community and a location. The views 1 are magnificent and the core majority of the community are committed to their village, to success in this project and to the welcome that they will give new enterprise, residents, diversity and sustainable investment. The Penrhys Residents have taken the
Design & Access Statement
2 Context 2.1 Location
2.1.1 Penrhys is located within the Rhondda Cynon Taf Local Authority and is situated between two Valleys, the Rhondda Fach and the Rhondda Fawr. The village forms part of the Tylorstown Electoral Division. Penrhys’ central location in South Wales means that it is in close proximity to all the major urban conurbations in the south of Wales. Penrhys is approximately 25 miles from the Capital (45 minutes by train or car) and approximately 15 miles from the start of the Brecon Beacons National Park. Penrhys is also close to coastal resorts along the south coast.
2.1.2 Penrhys is located on a very favourable south facing slope in an elevated position overlooking the valleys. At the base of Penrhys, St. Mary's shrine stands at 288m (944ft) above sea level and the top road is approximately 350m (1148ft) above sea level. Penrhys is located at the edge of the ‘Heads of the Valleys (HoV) Low Carbon Zone’, which is the largest of its kind in Europe and spans across a number of local authority borders and presents an opportunity to benefit from this.
2.1.3 The Phase 1 development site is located at the eastern edge of the remaining village of Penrhys. It is located inside the perimeter road which forms the boundary for the development.
Figure 1: Strategic location Map showing Penrhys’ proximity to major urban settlements, major transport corridors, the Brecon Beacons National Park and the Heads of the Valleys (HoV) Low carbon Zone.
Figure 2: map showing Penrhys and Phase 1 2 development site in red.
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3 Figure 3: Panoramic view south of the far reaching view over the valleys from the top of the Phase 1 site. The unobstructed vantage point allows for open views for over 180 degrees.
Figure 4: Panoramic view south from the north west of the village showing where Penrhys sits between the two Valleys. This is allocated as a future development site. Photographs taken by author.
Design & Access Statement
2.2 Site History became a single tenure neighbourhood with extremely high levels of unemployment. Before Development
2.2.1 The name Penrhys is thought to have derived from the legend that the Welsh King Rhys-Ap-Tewdwr was beheaded by the Normans at this site thus giving the original village name Pen-Rhys ap Tewdwr (the head of Rhys ap Tewdwr).
2.2.2 Penrhys is considered one of the holiest sites for Christian pilgrims in Wales. The site of Penrhys has a rich religious history dating back to mediaeval times due to a mediaeval monastery and the holy shrine of "Our Lady" built at the holy natural spring of Ffynnon Fair which still survives. The Shrine was the focus of intense piety and prayer prior to its destruction at the command of Henry VIII in 1538 during the dissolution of the monasteries. In 1953, a new statue was built at the original site and since 1945 an annual pilgrimage from Llantarnam to Penrhys as taken place as part of the Cistercian Way. Prior to the development of Penrhys Estate, a farm was located at the crossing point of the two Valleys which is now the location of the roundabout and entrance to Penrhys. Penrhys undoubtedly has a rich cultural and religious heritage and the regeneration proposals will aim to maximise its tourism potential. Penrhys Estate Origins
2.2.3 Penrhys Village, developed in 1966, was officially opened in 1968 and provided the largest public sector housing development in Wales with 951 dwellings. The Figure 5: Coal-fired Boilers working at the original district heating system. Penrhys far reaching views and the clean air out of the valley floor were highly sought Partnership. after. When first built Penrhys could have been considered to be a leader in sustainable energy provision due to its innovative district heating system. A 2.2.4 The 1970's and 80's saw a spiral of decline and many problems that have become central coal-fired boiler and complete network of insulated pipes served each synonymous with 1960's social housing estates. These problems led to negative house with heating and hot water and was included in the price of rent. The media and gave Penrhys a stigma that it struggles to distance itself from today. failure of this system has been attributed to the increased cost of coal in the early 1970's which meant that costs had to absorbed into the rent. This is thought to 2.2.5 In the late 1980's, the Priority Estates Programme saw the physical refurbishment have caused an outward migration of the working population and led to a process of the entire housing stock along with environmental improvements in an attempt 4 of 'social engineering' whereby those on unemployment or other state benefits to rejuvenate the village but was unsuccessful as a result of low take-up of were relocated into Penrhys to fill the voids left behind. As a result, Penrhys residents due to the reputation of the area. Newly refurbished houses were
vandalised as they stood empty and led to the demolition of a number of blocks.
Design & Access Statement
Through the 1990's, further demolition of properties and the lack of a strategic longer creates a sense of arrival, as identified in the Hyder Open Space Audit approach saw the estate diminish in size and left large swathes of purposeless (2011). land within Penrhys which has interrupted the urban grain. Even further 2.2.9 Penrhys remains an area that is viewed negatively despite the large majority of demolition was planned without any consultation with tenants living in the existing and previous residents have expressed their satisfaction with the quality properties identified and this led to the formation of a resident Action Group and of life in the village. Unemployment however is still very high and there is a the Community marching to the Council offices in 1997 to halt the demolition problem of worklessness and a need to bring jobs into the community. programme.
Recent History
2.2.6 The process of community regeneration began with the work of John and Norah Morgans and the development of Llanfair Church in February 1992. This saw the first Church opened in Penrhys for the first time in 800 years. Shortly after this, in 1993, a new Penrhys Village Centre was created with the establishment of the Penrhys Partnership. In 1996 saw the development and opening of Cartref, a sheltered accommodation scheme for six families who enjoy their independence within the community. That same year the Canolfan Rhys Arts and Education Centre opened .
2.2.7 The name Penrhys Village was adopted in 2003 as opposed to Penrhys Estate in a
bid to reinvent itself following major demolition and the resultant fall in crime. Penrhys has become a much smaller, quieter community where many of the Figure 6: Penrhys Pilgrims annual event at the holy shrine 'Our Lady Of Penrhys'. Penrhys residents know one and other. The ability to remain close to extended family and Partnership the community solidarity are amongst the positives that the village prides itself 2.3 Demographics on. This is shown in the findings of the Hyder Open Space report (RCT Homes, 2011). However, the fall in the number of residents in Penrhys has meant that Population public services and private businesses have become less viable such as a pharmacy, doctors surgery, the local community/shopping centre and even the 2.3.1 At present the total population of Penrhys is estimated at 792. Of RCT Homes' 287 outdoor market. residential properties in Penrhys, just 5 of RCT Homes’ dwellings are empty along with 10 long term voids that have fallen into a state of disrepair. A number of the 2.2.8 When first built the community centre contained a large Spar, newsagents, hair Penrhys Partnership residential properties are also empty due to maintenance salon, bookmakers, boxing gym, gymnasium, café, bar, chip shop and a large issues. This will need to be addressed as part of the overall regeneration performance hall. However, over time each of these services was lost and in 2006 proposals. Penrhys has historically fallen victim to high tenancy turnover rates 5 the large community centre at the heart of Penrhys was demolished due to however, there are a core group of residents and families that have stood the test significant running and maintenance cost that hampered the Council. This has left of time. Nonetheless, if no positive housing regeneration intervention takes place a large lifeless, purposeless area of land at the local centre of Penrhys and no the population is likely to further decline and result in yet further demolition.
Design & Access Statement |
Residents chosen course of action is for inward investment to ensure the sustainable long term future of the village. 0-15 2.3.2 The age profile is noticeably young and the average age is much younger than the 95 214 norm within other valley communities. The mean age of the village is just 35. (12%) 16-44 (27%) Tenure 182 (23%) 45-64 2.3.3 Looking back Penrhys really has not had a fair chance of success. The original concept was flawed in a number of ways. Single ‘tenure’ was perhaps the most 301 65+ damning social factor, combined with local economic factors, low employment (38%) prospects and a ‘Radburn’ layout for the Estate which has largely failed in most estates it has been used in throughout the UK.
2.3.4 Originally there would have been 100% social rented housing in Penrhys. Although a number of residents have now purchased their home through the Figure 7: Chart showing age composition of Penrhys. 'Right to Buy' scheme the proportion of owner occupied houses is still very low. Of
the 315 residential properties in Penrhys 287 are owned by RCT Homes, the Penrhys Partnership own and manage 16 residential units which are for rent and the remaining 12 are privately owned which is just 4% of the total housing stock. 4% 5 % RCT Homes 2.3.5 The remaining community is very settled, but there is no housing progression or other options for those that wish to stay/progress/improve their potential in their community or adjust their housing needs. Penrhys Partnership
Private
91 %
Figure 8: Chart showing the proportion of private & social housing in Penrhys. 6
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2.3.6 Housing management data indicates that there are issues with high levels of Table 1: The Welsh Index of Multiple Deprivation refused tenancies and the number of vacant properties, which may relate to the poor reputation of the estate within the wider locality and the need for action to improve this reputation. Improvement of the housing stock and environment and Wales RCT CBC the introduction of a major private housing programme, within a regeneration Ranking Ranking initiative, would achieve this. Employment 5 1
Education, Skills and Training 38 5 Welsh Index of multiple Deprivation Health 71 5 2.3.7 The Welsh Index of Multiple Deprivation (WIMD) is the official measure of deprivation in small areas in Wales. This data underlines the importance of these regeneration proposals. For years unemployment levels in Penrhys have been very high and multiple generations of workless families has given rise to a 'worklessness' mentality. Penrhys is ranked 5th most economically deprived in Wales, 1st in Rhondda Cynon Taf (RCT) with regards to employment. In order to increase job take up rates in Penrhys Independent Regeneration intend to actively seek to create employment opportunities within the village.
2.3.8 Life chances are measured in relation to levels of Education, Skills and Training including Key Stages 2, 3 & 4, absence rates at Primary and Secondary Schools, proportion of people entering Higher Education aged 18 -19 and proportion of adults aged 25-29/64 with no qualifications. Penrhys is ranked 38th most deprived in Wales, 5th in Rhondda Cynon Taf (RCT) with regards to Education, Skills and Training.
2.3.9 There is a direct correlation between the indicators of deprivation described above and the standard of health. In Terms of poor health Penrhys is ranked 71st most deprived in Wales, 5th in Rhondda Cynon Taf (RCT).
Figure 9: Area map of Tylorstown 1 Lower Super Output Area (LSOA) which Penrhys falls
7 within. Welsh Government (2011).
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2.4 Planning 2.4.5 Penrhys is located in the Northern Strategy Area and is within the Settlement boundary, indicating that it is regarded as a sustainable location for new housing Local Development Plan by Rhondda Cynon Taf County Borough Council (ibid.).
2.4.1 The regeneration of Penrhys directly supports 7 of the 9 Core policies for Development in the Northern Strategy Area outlined in the Local Development Table 2: Core Policy CS 1: Development in the North, RCT LDP Plan. Regeneration in Penrhys will have significant benefits to the Northern Promoting residential and commercial development in locations which will support Strategy Area. Policy AW 1 has identified that between 14,936-15,386 new and reinforce the roles of Principal Towns and Key Settlements; dwellings are required in Rhondda Cynon Taf during the period up to 2021. Providing high quality, affordable accommodation that promotes diversity in the Penrhys was not considered as a strategic development site within the Local residential market; Development plan (LDP) despite offering large areas of Brownfield land within Ensuring the removal and remediation of dereliction by promoting the re-use of the Northern Strategy Area. This represents a significant opportunity to deliver under used and previously developed land and buildings; new housing where it was not anticipated in order to meet the Local Authority's Encouraging a strong, diverse economy which supports traditional employment and housing needs over the next 20 years. promotes new forms of employment in the leisure and tourism sectors; Protecting the cultural identity of the Strategy Area by protecting historic built 2.4.2 Of all the 20 newly built residential estates within RCT over the last seven years heritage and the natural environment, none are located further north than Tonypandy in the Rhondda Fawr and there Promoting and enhancing transport infrastructure services to support growth and were no large scale developments at all in the Rhondda Fach (Rhondda Cynon Taf investment, and County Borough Council Newly Built Homes Survey, 2011). Reducing daily out commuting by private car and promoting sustainable forms of travel. 2.4.3 Perhaps the most direct statement relating to this regeneration project is
paragraph 4.28; this state that: Table 3: Policy AW 2 - Sustainable Locations
"The LDP will provide a policy framework that seeks to secure regeneration Are within the defined settlement boundary or in the Northern Strategy Area, accord and create sustainable communities in the Northern Strategy Area. Through with Policy NSA 12; the provision of new housing, employment opportunities, improvements in accessibility and the implementation of large-scale regeneration proposals the Would not unacceptably conflict with surrounding uses; Council will seek to halt depopulation and the process of decline." (RCT CBC, 2011a, pp. 30) Have good accessibility by a range of sustainable transport options;
2.4.4 During early pre–application discussions with RCT CBC planning officers it was Have good access to key services and facilities; agreed that the density for Phase 1 could be lowered to 20 dwellings per hectare, if required, due to the nature of the development and its location. The scheme Do not permit highly vulnerable development and Emergency Services within Zone C2 will aim to achieve a compact layout while at the same time ensuring there is floodplain. Within Zone C development will be permitted where it can be justified that: 8 adequate space for public and private amenities. a) It is necessary to assist the regeneration of a Principal Town or Key Settlement including the key employment objectives, or where development involves a large Brownfield site.
Design & Access Statement
b) the potential consequences of a flooding event have been considered and found application is for the residential development of land at Hendrefadog, Tylorstown to be acceptable in accordance with national guidance and meet the definition of and measures approximately 5.7 hectares. The site is located in an elevated previously developed land. position on the hillside above Tylorstown. The majority of the site was formerly a local authority housing estate comprising approximately 90 residential properties Support the roles and functions of the Principal Towns, Key Settlements and Small until their demolition in March 1998. An informal footpath connecting Penrhys to Settlements There are no constraints identified in Penrhys in the Adopted Local Development Plan 2011 Constraints Map. Hendrefadog and Tylorstown shows that there is a desire-line and willingness for Are well related to existing water, sewerage, waste, electrical, gas and residents to use this route to travel between neighbourhoods. The regular use of telecommunications infrastructure and improvements to such services will be this track has been confirmed through public consultation. A similar pathway provided where necessary. connects Penrhys to Llwynypia and Tonypandy. It is essential that these routes are maintained and improved as part of any development proposals.
National Planning Policy
2.4.6 As well as complying with RCT CBC's Design & Placemaking SPG (2011) this application has taken into account national policy. In order to deliver a benchmark scheme in terms of sustainability and wellbeing Independent Regeneration and its partners will closely follow guidance set out in TAN 8, 12, 13, 16, 21 & 22. The development in Penrhys will also be designed using design guidance set out within Manual for Streets and will draw precedence from a number of good examples of urban design, sustainability and delivery. Related Planning Issues
2.4.7 In order to understand the context in which Penrhys is located it is necessary to look at any other relevant planning proposals within the area. The LDP has identified two housing allocations near Penrhys; these are NSA 9.13, Land at Gwernllwyn Terrace, Tylorstown and NSA 9.19, hospital site, Llwynypia. Both sites are within 1 mile of Penrhys and are located along walking desire lines between Penrhys to Tylorstown and Penrhys to llwynypia. The Tylorstown site is 1.11 hectare linear area of Brownfield land on the edge of the village of Tylorstown. The former hospital site in Llwynypia is the largest of all the non-strategic sites with an anticipated 190 dwellings (RCT, 2010a, LDP) on the 6.39 ha site.
2.4.8 Outline planning permission has also been granted for the redevelopment of the Figure 12: Map showing Penrhys in relation to LDP local Housing Allocations and 9 site formally known as Hendrefadog (Application Number: 05/1769/13). The planning consents. The map also shows the existing connections to surrounding neighbourhoods that need to be protected.
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1 0 Figure 13: LDP Map showing Penrhys within the Settlement boundary and the surrounding Sites of Important Nature Conservation (SINC). The inset shows Penrhys’ central location within the RCT
local authority area.
Design & Access Statement
is Brownfield land and includes the remains of hard surfaced roads, car parking 3 Site Analysis and steps still remain on site. Additionally, a large proportion of the land in Penrhys is space left over as afterthought by the original housing layout. 3.1 Land Ownership 3.2.4 Given the relatively high proportion of younger residents, there is very little play 3.1.1 When the Council's housing stock in the Rhondda Cynon Taff was transferred to space and gathering space provision. The only remaining park towards the RCT Homes the Council housing in Penrhys was transferred with the rest of the western edge of the site had the large majority of its play apparatus removed properties. This also included all the associated open space within the perimeter despite being very well used by local children. A small caged enclosure located on road that forms the boundary around Penrhys. RCT CBC retained responsibility the site of former flats is used as a sports area by children. Another hard surfaced for the roads, footpaths and lighting within Penrhys. The Forestry Commission caged area is located by the Arts Centre but is very rarely used. A new landscape owns the land immediately to the north of the estate. strategy will need to be developed to ensure that new proposals meet the 3.1.2 At present there are some 326 properties in Penrhys, for all uses, of which 288 demands of the community. are owned by RCT Homes. There are 12 units owner occupied including the Public house and the former police station. The primary school, the Flying Start Centre, the Boiler House and the former Buffalo Club are not within RCT Homes' ownership. The remaining properties fall within the Penrhys Partnership's ownership. Penrhys Partnership own and manage 3 community buildings, which houses the Post Office and Shop, Fast Food shop, Training Centre and offices.
3.2 Land Use
3.2.1 There are a wide variety of uses in Penrhys that adequately serve the community. The majority are located centrally including the local church, shop, post office, cafe and fast food outlet (See Figure 14). The local infant and primary school is located just south east of the centre along with a new Flying Start education centre.
3.2.2 At present there are also a number of vacant residential and commercial
properties available within the Y Ffynon Centre buildings and this will be addressed as part of the regeneration programme. Figure 14: A 3D model showing mixed-use within Y Ffynnon Centre at the heart of 3.2.3 The large majority of land undeveloped in Penrhys is Brownfield land where Penrhys. houses, flats and other community uses once stood. This land has been left to 11 stand with limited landscaping work and in some locations no effort has been made at all; this is the case with the Phase 1 development site. 100% of the land
Design & Access Statement
Figure 15: Land Ownership Map
1 2
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Figure 16: Land Use map
1 3
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3.3 Topography
3.3.1 The topographical survey completed by Alpine Land Surveyors provides a very A detailed picture of not only the topography of the land; it also includes the location of existing built structures such as walls steps and footpaths and the technology used also has the ability locate underground utilities (See Appendix 1). The survey provides contour lines at 1m intervals as opposed to 10m intervals so that the terrain is accurately represented. This information will allow us to determine layout and spacing standards so that the maximum number of units will have south facing views over the valleys and the surrounding environment.
3.3.2 The most uniform sloping areas of land are located across the south of the site and at the north east corner of the site. Across the centre of the site the land has been stepped using a number of retaining walls, thus creating areas where the slope is quite steep and other flatter areas; these were once the location of the nursery and car parks.
3.3.3 The made up land in the north west of the site is where most of the rubble from the demolition of the remaining houses was disposed. This has created a large area of flat land which has the potential to locate larger communal or commercial buildings. It also has a favourable vantage point over the valleys. B
A B
14
Figures 17 18 & 19: Contour diagram of Phase 1 development site with section & 3D
model.
Design & Access Statement
3.4 Existing Structures
3.4.1 The only remaining building left on the Phase 1 site is a former youth club made of corrugated metal, this is located on the southern perimeter road. The last use for the building was for council storage but is now empty and abandoned. The site survey identified all of the existing roads, hard-standing areas and remaining footpaths, steps and lamp-posts that were not removed as part of the demolition works.
3.5 Utilities
3.5.1 In order to reduce costs and retain some of the sites original identity the new Figure 20: Left-over structures in the development site. Photographs taken by author. development should aim to utilise as much of the existing infrastructure as possible.
3.5.2 The original aspiration was to utilise the original drainage system that has been described as a 'work of art' by a drainage engineer, for waste water, however, due to the former demolition work and compacting the state of the drainage system is not fully understood. A detailed drainage survey will need to be undertaken in order to identify the potential of using the existing system. Where this is not possible a new drainage system will be provided along with a new surface water management system. 3.6 Ground conditions
3.6.1 As part of the land survey ground conditions were also examined due to the unknown state of the land following demolition. Terra Firma produced a Geotechnical & Geoenvironmental report whereby they piled 28 trial pits across the site, including the flattened made up ground in the north west (Terra Firma, 2011). Samples were also taken to a laboratory for testing. The report found that the made ground varied in depth and quality throughout the site and subsequently provided a number of construction piling solutions and was used to influence the phasing of Phase 1.
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Figure 21: Land Survey showing contours, existing structures and Trial Pit locations.
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3.7 Environmental Characteristics - Important Flora /Fauna
3.7.1 An Ecology Survey of the Phase 1 development site application was undertaken by Environgauge as part of the planning application requirements and is attached. Based upon the evidence which has been gathered through this study, redevelopment of the site will not result in the loss of any habitats of high ecological value or nature conservation interest. Any site constraints that have been identified are accompanied by measures to address the issues (See Ecology Report) .
3.7.2 Immediately to the East of the site is a designated Sites of Important Nature Conservation (SINC).
Figure 22: Habitat Map of the site and its surrounding context. The map shows that the majority of the site is now rough grassland with a number of areas of ornamental shrubs pepper-potted within the site from the previous development.
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3.8 Background Analysis Conclusions and future residents of Penrhys have the best possible chance of living and sustaining a happy and healthy future. 3.8.1 For Penrhys, long-term financial stability and redressing the social imbalance are the two key issues at the forefront of the regeneration process. Here, economic 3.8.3 The regeneration of Penrhys also presents a significant opportunity to deliver new and social sustainability it could be argued are more important than housing in the Northern Strategy Area and support the principal towns of environmental sustainability. If significant inward investment is not secured then Ferndale and Tonypandy while at the same time helping the Local Authority meet Penrhys would continue to decline. Piecemeal investment is simply unsustainable. its housing targets.
"...in certain cases not all circumstances will be ideal and that decisions over priorities will need to be made on the basis of evidence of need and an assessment of all material considerations."
RCT CBC (2011a) Local development Plan. Policy 4.29
3.8.2 Despite the fact that economic and social sustainability are foremost important, Independent Regeneration will go to considerable lengths to ensure that the new development is highly sustainable and exceeds the energy efficiency standards set within Wales and will also improve the environmental performance of the existing
housing stock. However, due to the fact that this is a community regeneration project and not a ‘clean slate’ new build, a number of parameters have already been established. Certain aspects of design which are usually central to creating sustainable neighbourhoods need to be stepped down the priority ladder to
ensure that other more pressing issues can be dealt with. In an ideal scenario, a new sustainable neighbourhood would be designed as a transit-orientated- development (TOD) located along major transport corridors, with densities of 50 dph+ etc. The decision to create a village, with great intentions, on the
mountainside was made some 50 years ago and cannot be reversed. Whether the location was right or wrong, it is now in all our interests to ensure that the current
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Design & Access Statement
4 A Vision for Penrhys
The Master Plan has from the beginning of the Penrhys Project, developed a wide and comprehensive approach to complete a highly sustainable regeneration project. The Strategic Vision for Penrhys needs to be flexible enough to allow for changes so that if and when later studies and detailed plans are undertaken they build upon the general structure set out in the vision. The regeneration will target social, economic and environmental sustainability and seek to be an exemplar for regenerating failing social housing estates. 5 Penrhys Regeneration Objectives
In order to achieve the Vision for Penrhys, Independent Regeneration (Penrhys) Limited has identified a number of key regeneration objectives, these are:
to increase the population of the village in order to support existing services and to reinstate lost services;
to facilitate housing progression within Penrhys by providing a spectrum of tenure and type throughout all phases. This will enable residents of Penrhys to climb the social housing ladder as well as provide a ‘safety net’ in the unfortunate event that people find themselves in difficult circumstances;
to rebalance the age mix within the community, particularly attracting those with equity and dovetail an over 50's supported housing scheme via owner occupation;
reduce the level of unemployment by attracting more people with jobs and introducing new jobs;
to introduce new commercial ventures, fostering social enterprise and significantly increase the number of training opportunities;
to promote environmental sustainability through innovative new buildings and resource management and put Penrhys back at the forefront of sustainability;
to develop Penrhys as a hub for environmental tourism and education by developing an environmental information centre;
to create safe walking routes within the village and improve links to neighbouring communities;
to provide high quality landscaping with green corridors, new parks and public spaces;
to reconnect Penrhys with its cultural heritage by improving links to the religious shrine; and
18 to consult and engage residents throughout each stage of the regeneration programme;
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Figure 23: Penrhys Spatial Vision Diagram
1 9
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Figure 24: Penrhys Phase 1 Development Framework
2 0
Design & Access Statement
6 Phase 1 Development Objectives: 7 Land use The objectives for Phase 1 of the regeneration process have been devised following the urban design appraisal and tissue analysis of the existing development within 7.1.1 At present it is difficult to determine exactly what inward investment Penrhys along with a thorough site assessment and the priorities established by opportunities will arise in later phases. Independent Regeneration understand Independent Regeneration. The following objectives were used as a development that this may be lengthy process and that flexibility must be built in to the plan. brief and points of reference when designing an initial layout for the scheme (see Redressing the imbalance of tenure has however been identified as a priority, Figure 24). therefore Phase 1 will provide 100% private housing.
7.1.2 RCT CBC have expressed the need for new care home provision within the local Maximise use of existing utilities and infrastructure. authority and have been working with Independent Regeneration, RCT Homes and the Local Health Board to establish potential demand. Independent Maximise number of south facing units. Regeneration have also had advanced talks with care home providers who are keen to deliver a scheme in a later phase as part of the wider regeneration Reduce the amount of surface run-off water by introducing a variety of water programme in Penrhys. With 95 residents ‘over 65s’, a care home is a possible management techniques option, as part of an overall development and could provide another opportunity for residents to continue their village life around their families. The right size of Ensure each unit has sufficient natural day-lighting in the home and private facility could also provide a service for a much wider catchment area and in doing garden to improve quality of life and reduce the need for artificial lighting. so provide a wide range of jobs within the village.
Design infrastructure with minimal cost so that developers incur the cost of the public private interface.
Create blocks and spaces that are secured by design.
Provide view corridors through the public realm.
Provide spaces for garages and additional car parking (car pooling).
Provide attractive pedestrian corridors to the existing community from the outset.
21 To create streets not access roads.
Design & Access Statement
8 Movement
8.1 Vehicular & Pedestrian Movement
8.1.1 The private housing in phase 1 has been designed in a way that is intended to purposely integrate and connect the old with the new. The Phase 1 site is in very
close proximity to the existing facilities in the Village centre and this in itself should encourage walking for daily essentials. The proposed new Green Corridor to the centre will also encourage walking to the village centre. Other streets have also been designed to stitch the old and the new together (See Figure 29). The
Phase 1 scheme is perhaps best placed to provide safe and attractive routes to school. Plans to improve existing routes to school are already being discussed and will be brought forward as part of the wider regeneration programme.
8.1.2 A hierarchy of streets and open spaces will be used within Phase 1, each with a different character, in order to provide an element of legibility. Of the junctions with Heol Pendyrus it is anticipated that only four will be priority junctions, the
rest will be used to maximise pedestrian accessibility or to accommodate emergency vehicles
8.1.3 By creating streets and not access roads, vehicles and pedestrians can come together improving the vitality within the street and encouraging social interaction - a vital part of creating successful communities. 8.2 Cycling
8.2.1 The east-west axis will encourage the use of bicycles to and from the Village
centre. Phase 1 is also in close proximity to existing forestry tracks which are well used for recreational cycling.
8.2.2 Secure cycle storage will be provided in each new dwelling in Penrhys as part of promoting alternative modes of transport to the car and to encourage healthier lifestyles.
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Design & Access Statement |
8.3 Accessibility Table 4: Accessibility / Walkability
8.3.1 Accessibility to local shops and services has been calculated by using ped-sheds. Distance / Time Service Ped-sheds look at ‘walkability’ and allow for a more accurate understanding of
actual walking distances and time (Llewelyn Davies, 2000). Measuring accessibility using concentric rings for catchment areas is useful for giving a general 5 minutes (400m) Penrhys Village Local Centre (Local Shop, Post office, Take-away food, Church, Library, cafe, Launderette, Boutique) understanding of accessibility, however, the fact that Penrhys Village is located Community Organisation (training and events, internet access) within the Valleys means that the distribution of settlements has primarily taken Infants and Primary School the form of ribbon development. This means that the use of concentric rings Flying Start Centre would not give a truly accurate representation of actual walking distances. A Arts Centre distance of 400m is used to roughly translate to 5 minutes walking time in order Cemetery to include all members of society (Barton et.al. 2010) and was used to map all of Public House the shops and services within 5, 10, 15 & 20 minutes. The accessibility findings are Half Hourly Bus Service Hourly Train Connection supported by the findings of the Transport Study. Religious Shrine (St Mary’s Statue *our Lady of Penrhys+ St Mary’s Well) 8.3.2 Catchment viability tables such as the one provided in ‘Shaping Neighbourhoods’ Amphitheatre (Barton et al. 2010) provide a very useful guide for developing new 10 Minutes Lawn Bowls Tennis Courts neighbourhoods. The South Wales Valleys are unique due to the formation of (800m) Tylorstown Rugby Club ribbon development along the valley floor and if standard catchment statistics Forestry Tracks were used, most of the existing, shops, doctors’ surgeries, dentists, pubs and post Half Hourly Bus Service offices would be deemed unviable. These services are nevertheless still required 15 minutes (1200m) Rugby Field even though catchment populations will be reduced. Paddling Pool Rhondda Golf Club 8.3.3 In order to test the perceptions that Penrhys is inaccessible and remote in adverse
weather conditions Independent Regeneration has sought information from RCT 20 minutes (1600m) Local General Hospital Homes. As landlord of the large majority of existing properties RCT Homes are Doctors Surgery (with Pharmacy) perhaps best placed of any organisation to make a statement about accessibility. Supermarket RCT Homes found that they experience no greater difficulty in accessing and 2 Primary Schools servicing the Penrhys estate as any other community within the Borough when Library experiencing heavy winter snow and ice conditions. Penrhys benefits during cold Leisure Centre periods as it has a school and bus routes which means that main access and egress Football Pitch roads are routinely gritted and cleared. RCT Homes stated that they have 5 Public Houses Care Home experienced access difficulties on less than 10 days in the last 3 years. The Regular Bus Service 23 majority of time they are able to get up to Penrhys. The findings are also mirrored Llwynypia Train Station (Half Hourly Service) by Homeforce. Tylorstown Local Centre (Local shops, Post Office, Take-away food, Hairdressers)
Design & Access Statement |
2 4 Figure 26: Accessibility Map showing local shops and services within walking distance of Penrhys.
Design & Access Statement
Figure 27: Images of local services. Photographs taken by author.
Top: Y Ffynon Centre (Penrhys Village Centre); Forestry tracks; Public transport.
Middle: Local General Hospital; Canolfan Rhys Arts & Education Centre; Tylorstown Leisure Centre. 25
Bottom: Penrhys Golf Course; Llanfair Uniting Church.
Design & Access Statement
Table 5: List of Bus Services 8.4 Public Transport Service Operator Origin Via Destination Frequency 8.4.1 The Treherbert to Cardiff rail line runs along the valley floor providing a half (Mon - Fri) hourly service up and down the Rhonddda Fawr. A Rail-Link bus service provides Stagecoach Porth Ynysir, Ferndale 3 journeys an hourly connection between Maerdy to Ystrad Rhondda train station via 155 Stanleytown, daily Penrhys and vise-versa. Pontygwaith, 8.4.2 Penrhys is connected to half hourly bus services via the number 171 and the 172 Tylorstown, services which connect Penrhys to the Valley floor. The existing 171 bus service Penrhys roundabout already completes a full circuit of the Heol Pendyrus perimeter road around 171 Stagecoach Maerdy Ferndale, Clydach Vale Every 30 Penrhys despite the far eastern side being demolished. Regular bus stop intervals Tylorstown, minutes. are still in place but all of the bus stops in Penrhys will need to be restored. These Penrhys Estate, 07:26 to 17:47 will need to be attractive and clean in order to encourage the use of public Ystrad, transport. Llwynypia Tonypandy 8.4.3 The existing 171 bus service currently does a loop around Penrhys on the 172 Stagecoach Aberdare Ferndale, Porthcawl 06:07, 07:36, perimeter road and the location of where bus stops once stood is still evident. Penrhys roundabout, 08:36, 08:51, Attractive new bus stops will be located in similar locations improving access for Sarn Sainsbury's, 09:36 then new residents and visitors for Phase 1 and later phases. One bus stop will be hourly until Royal Glamorgan located at the bottom of the site and the other will be located on the top road, 17:36, 18:43 Hospital, just to the west of the development site. The bus stop on the top road will be Bridgend positioned here in order to provide accessibility to new residents and because it is 902 Thomas Ystrad Penrhys roundabout, Maerdy 07:49, then located adjacent to the potential new housing and or tourism use identified in the Coaches Rhondda Tylorstown, every hour Penrhys Spatial Vision. Figure 28 Shows that the 2 new proposed bus stops Ferndale until 17:49 comprehensively cover the Phase 1 development and future development phases Arriva Maerdy Ferndale, Ystrad Train Every hour. as well improving the choice for existing residents. Originally, there was a bus Rail Trains Tylorstown, Station 07:00 to stop in the village centre. The potential of locating a new bus stop in the village Link Wales Penrhys roundabout 19:00 centre at a later stage will also be investigated in order to increase the number of
people visiting the centre as opposed to bypassing it on the perimeter road.
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Design & Access Statement
8.5 Road Network
8.5.1 Penrhys is served by Penrhys Road, B4512 which is a very important route for those travelling between the two valleys. The recently completed Porth Relief Road has significantly alleviated traffic problems in the Rhondda Fach and as a result has reduced travel times between Penrhys and Porth Significantly. The LDP has included plans to extend this road up the remainder of the Rhondda Fach along the route of the former railway line. 8.6 Parking
8.6.1 The majority of dwellings are likely to have one or more parking space on plot with a garage. On-street parking will also be used to accommodate resident and visitor parking needs. The communal open spaces will also be utilised for parking. Residents adjacent to the development raised concerns over the future of their current well used parking facilities, particularly at the edge of the central open space. A number of landscaping and car parking solutions will be drawn up and the residents will continue to be consulted as more detailed plans are required.
Figure 28: Location of existing and proposed bus stops with 200 metre buffer zones.
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Design & Access Statement |
Figure 29: Relationship between the new and existing developments.
2 8
Design & Access Statement
9 Character
9.1 Urban Grain
9.1.1 Due to the fact that the existing urban grain, street network and block structure has failed, as found in the urban design appraisal and tissue analysis, future phases, including Phase 1 will aim to provide an altogether new urban structure
based on proven urban design principles. However, the development will aim to maintain some of the original characteristics of Penrhys. By re-using and re- connecting to existing roads and footpaths where possible the east-west structure will be maintained. Future infill development will also be used to re-define the
street and enhance the street-scene where possible by locating frontages on the on the street.
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Figure 30: The new development will form a new character area.
Design & Access Statement
9.2 Layout & Aspect
9.2.1 As with most housing in Rhondda Cynon Taf urban development tends to follow the topography; this is what gives the valleys its beautiful distinctive character. Part of what makes the valleys scene so interesting is that houses are often located in unusual places. The original layout of Penrhys generally follows the shape of the land and this is evident when looking at the main east-west axis. However, the original design failed to maximise the potential of its location on the elevated south facing slope. Phase 1 will ensure that this potential is maximised by using a similar terracing approach as used along the valley floor while at the same time reducing block sizes in order to break up monotony and increase the number of options for pedestrian movement.
Figure 31: Phase 1 Development site is largely dictated by the topography of the site. Also showing location of site section.
30 Figure 32: Site Section showing that the slope has been used to maintain south facing views over the valleys.
Design & Access Statement |
9.3 Scale & Massing
9.3.1 The site area identified within the red line boundary is 4.2 hectares. With the 107 dwelling shown in the Development Framework this provides a density of 25.5 dwellings per hectare (dph) which is well within the guidelines outlined in pre- application consultation discussions with the planning department. Penrhys is not confined by the cramped space of the valley floor, therefore Phase 1 offers favourable plot sizes with generous amounts of associated open space. based on the UK average household size the 107 new homes has the potential to introduce 257 new residents into the village taking the total population to back up to over a 1,000 for the first time since the demolition programme.
9.3.2 The phase 1 development framework has been designed with flexibility in mind. However, the initial framework has also taken into account building types and scale in order to give an indication of a mix of private tenure options.
9.3.3 Building heights have also been considered in order to create legible streets and open spaces. Building heights generally rise from the bottom of the site to the top
in order to ensure that even with linear streets dwellings can still have a south facing view, thus giving a terracing effect. Building heights around the central green space are also increased in order to define the large open space and introduce some sense of hierarchy.
9.4 Dwelling Dimensions
Table 5: Dwelling Dimensions
Lower Limit Upper Limit
Length 7m 13m Figure 33: Distribution Width 4m 8m of house type and variation of building Height 6m 10m 31 heights to provide legibility and street hierarchy.
Design & Access Statement |
9.5 Street Dimensions
9.5.1 Street widths will be reduced where possible to ensure that the street scene is maintained with the slope of the land while at the same time ensuring that overlooking south facing views of the valleys are achievable. Spacing also allows for suitable daylighting for dwellings and private garden space.
Section Location
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Figure 34: Typical Street Section showing dimensions. Scale 1:100
Design & Access Statement
3 3 Figure 35: Typical street Plan showing change of materials & street furniture. Scale 1:100
Design & Access Statement
9.6 Appearance & Materials
9.6.1 Independent Regeneration want to blur the boundary between the old and new as much as possible despite introducing larger, modern properties. RCT Homes' major new external re-cladding programme will significantly change the aesthetic appearance of Penrhys and this work is taking place at a perfect time of the regeneration process. The new cladding in Penrhys will consist of smooth rendered pastel colours. New housing will be required to use a similar palette of colours where possible.
9.6.2 Developers will be encouraged to use the most energy efficient materials available to reduce the carbon footprint of the buildings. Dwelling designs will need to be agreed by Independent Regeneration and satisfy Planning and building regulation requirements.
9.6.3 It is anticipated that all south facing roofs will have solar panels attached which will have an impact on the appearance of the development. As part of the regeneration proposals plans are being drawn up for the existing RCT Homes housing stock to be fitted with solar panels. Solar panels will be located on south facing visible roof slopes. Penrhys is not located in a visually sensitive conservation area and therefore this proposal is in line with the Council's Supplementary Planning Guidance (2011c).
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Figure 36: Impression of what Penrhys will look like when re-cladding is complete.
Design & Access Statement
Figure 37: Images to show the types of materials that will be used in Penrhys.
Top Left: Example of new housing style to match render. Newhall, Harlow. Top Right: Example of Bin Stores to be used in Phase 1. Bottom Left: Discreet change of surface materials used to determine different 35 space users in shared surface street. Upton, Northampton. Bottom Right: Typical image of solar panels to be used on roofs.
Design & Access Statement |
10 Environmental Sustainability homes and the use of system based renewable technologies in order to minimise environmental externalities. Independent regeneration will investigate the 10.1 Vision potential for using of a variety of water management solutions that will add to the quality of the public realm. Independent Regeneration and its partners will use 10.1.1 Penrhys was seen to be at the forefront of energy efficiency in Wales when first the following headings to set tangible sustainable objectives that will need to be built and the regeneration of Penrhys aims to be a leader in sustainable agreed in order to be used as a measurement of success. regeneration by seeking to introduce environmental technology and sustainable Land Use: resource management. Re-use and transformation of 'Brownfield' land into attractive residential areas 10.1.2 The development will accord with the sustainable energy strategy set out by the with high quality public realm. Welsh Government and will form part of our sustainable development objectives Use existing road infrastructure for the site. The strategy is based on the following hierarchy: Maximise the use of existing utilities wherever possible.
1. Minimise the demand for energy Energy: 2. Supply energy efficiently All houses will meet at least Code Level 4 of the Code for Sustainable Homes 3. Use renewable energy Maximise number of south facing units for solar energy gain and natural lighting.
Each unit will be required to include at least one form of renewable energy. Potential wind power.
Water & Sewage: Minimise the use of surface run-off Maximise the use of existing drainage network Potential for anaerobic digestion on site. Potential for Hydro-electricity using water and the slope of the land.
Transport: Reduce the need for people to travel by car
All houses are located within 5 minutes of the village centre and the school Figure 38: TAN 22 clearly sets out Welsh Government’s priorities in terms of reducing Potential for car pooling Carbon Emissions Maximise cycle parking
10.2 Environmental Goals Waste: 36 10.2.1 Making this project an exemplar in Low Carbon and Sustainable Energy is one of 10.2.2 Thoroughly sorted waste in a practical system to maximise recycling wherever our fundamental objectives and we aim to deliver a number of benchmark possible. sustainability projects. Independent Regeneration will look to energy efficient potential for Envac vacuum waste collection system or equivalent.
Design & Access Statement |
10.3 Biodiversity
10.3.1 100% of the land identified in Phase 1 is Brownfield and is of low ecological value. This will be transformed into a new residential area with associated parks and landscaping. EnvironGauge have undertaken an ecological appraisal and Phase 1 Habitat survey that will accompany the Planning Application alongside the Design & Access Statement. The report identifies any mitigation measures that will be required prior to work starting on site.
10.3.2 The existing fenced communal garden area to the west of the site contains a cluster of planted trees This garden will be retained and incorporated into the new development and new semi-natural landscaped gardens will enhance biodiversity within the Phase 1 site. 10.4 Energy Efficiency & Carbon Reduction
10.4.1 Independent Regeneration's aspirations are that all of the new Homes in Penrhys will achieve at least Level 4 of the Code for Sustainable Homes. Code assessors will be used in accordance with guidance to ensure that scores actually meet the Figure 39: Historic map showing high density development on the development site. requirements as stated for each criteria at both design stage and on completion. Independent regeneration will also seek to deliver at least one Code Level 6 Home and deliver a house that meets the Passive House or Passivhaus standard.
10.4.2 Independent Regeneration will, where possible, engage local housebuilders and contractors and encourage them to be adventurous and test new technologies so that they develop their understanding of providing energy efficient homes. Independent regeneration will target those housebuilders looking to build pilot schemes in order to expand their level of awareness and skill and experience in providing high quality, energy efficient homes and neighbourhoods.
10.4.3 Restoring the 10 remaining long term voids in Penrhys for affordable housing as part of the Section 106 Agreement will make the residential blocks as a whole more efficient through reducing heat loss. By refurbishing existing stock and strengthening the viability of the village as opposed to demolishing and replacing 37 with new build we will also reduce the carbon footprint significantly.
Design & Access Statement |
10.5 Energy Efficiency & Carbon Reduction Cont'd. Figure 43: Typical Ground Source 10.5.1 Independent Regeneration are well experienced and committed to renewable Heat Pump (GSHP) System. energy. We have experience in the provision of wind energy, solar GSHP's can also be used for Photovoltaic's and collectors, anaerobic digestion, micro-hydro and the latest cooling as an alternative to Air technologies in osmotic pressure systems. Conditioning. Ground Source Heat Pump Association. 10.5.2 The Company will as stated look at all of these options when we have a clear
picture of time frames, current opportunities for links to the grid and the support of RCTCBC key departments [inc. Planning and Environmental Health]. A comprehensive viability study will be undertaken to determine the most appropriate forms of renewable energy to be used within the development. All renewable energy sources will be examined and evaluated on the basis of efficiency, economics and benefits for Public display and education /training as well as eco-tourism. By installing such technologies we will seek to eradicate fuel poverty in the new development and within the existing community in Penrhys. Our master plan states this intention clearly.
10.5.3 When we have evaluations on specific installations our Company will be able to provide in depth information on benefits, size, outputs, visual impacts, CO2 saved, benefits to eco-tourism, potential training and employment impact, passive operation or noise impact assessments, inherent dangers risks and threats.
10.5.4 Our Company welcome the fact that RCTCBC actively promote CO2 reduction. Our Company has active links with promoting carbon reduction and economic development at no cost to local authorities. We would welcome the opportunity to provide free help in developing this theme District wide or regionally as we have in the East of England. Co2 saving calculations are provided free of charge (for B.E.R.R.).
38 Figure 40: Latest domestic micro combined heat and power appliance. Fuel Cell
Boiler. Ecobuild.
Design & Access Statement |
10.6 Micro-climate Orientation & Daylighting
10.6.1 Independent Regeneration agree that Penrhys' location gives great levels of potential in terms of micro-climate. The South facing elevated slopes of the village have almost no solar obscuration, providing the benefits of greater solar gain and a longer 'daylight' duration than areas with less elevation. In short, Penrhys receives more sun than down in the valleys.
10.6.2 The layout maximises the number of south facing units and provides adequate spacing in order to ensure that the design team can achieve the highest levels of building efficiency. Penrhys is ideal for the use of solar technologies and it is anticipated that Penrhys will become a net producer of electricity.
Figure 42: Topographic map showing the elevated, south facing land where Penrhys lies.
Figure 41: The layout has been 39 designed to maximise the number of dwellings orientated south while at the
same time addressing urban design principles and place-making objectives.
Design & Access Statement |
Prevailing Winds
10.6.3 Penrhys is in an elevated position and there is speculation and anticipation that such a position is windswept and that this has an effect on overall amenity and landscaping. Penrhys is exposed at the top of the hillside to some extent and this originally gave rise to the cluster block formation to counter the prevailing winds. At this time this was deemed necessary, however, with improved standards of building and air tightness buildings no longer need to be clustered and dictated by prevailing winds. highly insulated walls and windows will ensure that wind is not a problem and that U-Values will be reduced as far as possible to ensure efficiency.
10.6.4 Residents are not exposed to any adverse conditions that prevent them from carrying out everyday activities. There is little or no evidence on site of tree or shrub growth distortion in relation to prevailing winds although light canopy trees do fair better perhaps whereas conifers seem relatively unaffected and yield high vertical growth. Therefore, given the correct choice of planting, landscaping will not be an issue. The Forestry immediately to the north of the site serves as a wind breaker, especially for northerly winds. Changing Weather Conditions
10.6.5 Penrhys is renowned locally for the ability to have different weather conditions to that of the valley floor below, simultaneously. The top of Penrhys can on occasions be surrounded by mist giving an eerie atmosphere when the valley floor is relatively clear. Conversely, Penrhys often rises above the mist in the valley floor to giving an altogether different more open and tranquil impression. Suitable lighting will be introduced to ensure visibility is maintained. Rain in the valleys can be replaced by snow in Penrhys due to the rise in height above sea level for a few days of the year where the temperature drops below zero and a snow line is evident towards to top of the hill to Penrhys. Similar conditions can be found as you climb towards the heads of the Rhondda Valleys in Maerdy and Treherbert. With the majority of weather systems coming from the west, Penrhys' elevated position allows residents to foresee changing weather conditions before they 40 transpire. Figure 43: View west from property showing the varying weather
conditions.
Design & Access Statement |
10.7 Water Management System Based Solutions
10.7.1 A variety of water management solutions will be used in Phase 1. The overall aim will be to reduce the amount of water going into the sewage system by diverting clean water and reusing it. A sustainable urban drainage system will be designed to reduce the amount of surface water run-off and filter dirty water from the carriageway into filter channels. The water system will visually enhance the public realm and provide opportunities for water features within communal green
spaces.
10.7.2 Independent Regeneration will look to explore the possibility of hydro power to take advantage of Penrhys' elevated position and the slope of the land.
10.7.3 Additional planting will also be used to maximise water interception and reduce the impact on the drainage system. Household Solutions
10.7.4 Each dwelling will be fitted with dual-flush toilets and air-mixer taps to reduce the amount of water consumed by residents. Rainwater harvesting will also be Figure 44: Top left: Urban drainage system settlement tank showing sluice system which encouraged where possible for external use. allows clean water to filter off in to main channel. Top right: Rainwater management is used to form art feature in main public space. Bottom: A Variety of green roofs, extra planting and green courtyards help reduce surface run-off while providing attractive ecological habitats (author’s photographs and Malmö Stad, 2003).
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Design & Access Statement |
10.8 Recycling
10.8.1 Household waste will be sorted on site for recycling. RCT CBC already provide a separate refuse collection service for recycling and general waste. Independent Regeneration and RCT Homes will seek to work with the Council's recycling team.
10.8.2 Independent Regeneration will look to explore the potential use of a vacuum waste disposal system in Penrhys, which would be the first in Wales. This system separates waste on site and transfers it underground to a nearby sorting centre/collection point. The suction bins could either be located in the bin stores on street or within the dwelling itself. This would provide an opportunity for local skills training and employment as well as promoting education and tourism in the field of waste management and disposal and act as a catalyst for the use of such schemes in Wales.
Figure: 45: Typical recycle bin to be used 10.9 Environmental Resource Centre in new houses.
10.9.1 An environmental resource and information centre will be provided in later phases in Penrhys to showcase the wide variety of renewable technology and resource management solutions that have been used on site.
10.9.2 The Centre will provide an education facility for the local community and local schools and will also be used by residents to dispose of any hazardous household waste.
10.9.3 Independent Regeneration seek to attract eco-tourism to the village, and are having ongoing discussions with the Boiler House Committee about collaborating to bring the former Boiler House back to its original purpose of being at the forefront of environmental technology and house the Environmental Resource Centre. Such a facility would create permanent local jobs and training.
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Figure 46: Environmental Resource Centre. Hammarby Sjöstad, Stockholm.
Design & Access Statement |
11 Community Safety 11.4 Community Perceptions 11.1 Shared Surfaces 11.4.1 The residents of Penrhys have expressed support for the regeneration proposals and foresee little antagonism between new and existing residents. The majority of 11.1.1 Due to the fact that there will be far less than 100 vph using the streets the existing community are settled and want to see a future for Penrhys. pedestrians will feel more comfortable using the space. Reduced street widths, limited forward visibility and more tactile surface materials will also reduce driver 11.4.2 As part of a public consultation exercise residents were asked whether Phase 1 speeds. Planting in the street will also act as informal pinch points. should have a new name to encourage sales or keep the name Penrhys. Residents were strongly in favour of keeping the existing name because they wanted new 11.2 Natural Surveillance residents to feel part of the community and not create an 'us' and 'them' scenario. 11.2.1 All of the public open space in Phase 1 is overlooked by either new or existing housing which is intended to deter criminal activity. Creating streets vehicles, 11.4.3 The recently established Penrhys Steering Group was formed as a direct result of cyclists and pedestrians can use will increase the number of eyes on the street the regeneration proposals in Penrhys. The group comprises a representatives of and act as a deterrent for any wrongdoings. Increasing the number of people Independent Regeneration, Penrhys Partnership, local businesses, third sector using the street along with reducing the line of sight also forces drivers to be organisations and local residents. RCT Homes are also invited to make more wary and has been proven to reduce speeds. Shared surfaces, home zones contributions. The group will take a holistic approach to the regeneration and other forms of traffic calming will also be used to ensure that vehicles and projects being brought forward including the re-cladding of the existing housing pedestrians can move in harmony. stock, the new build proposals and the open space and landscaping programme. One of the main roles of the group will be to act as ambassadors on behalf of 11.3 Privacy Penrhys when dealing with on site contractors, investors and new residents.
11.3.1 In accordance with 'A design guide for householder development' (RCT CBC, 11.4.4 Findings from the RCT Homes Open Space Audit report show that Penrhys is a 2011c) spacing has been carefully addressed. Due to the slope of the land, back- place where the large majority of residents feel safe. The results of a number of to-back housing has been given more than 21 metres in most cases and where questions asked are shown below. this is not the case this is due to the fact that houses are situated at different angles to each other and windows will need to be located in appropriate Table 7 identifies that 77% of respondents felt that crime was not a positions. problem or not a big problem in Penrhys. Table 8 identifies that when asked, 69% of respondents felt that anti-social behaviour never or hardly ever occurred in Penrhys. The majority of respondents do not believe anti-social behaviour is an issue.
Table 10 identifies that when asked, 97% of respondents stated that they
43 always or most of the time feel safe during daylight hours.
Table 11 identifies that when asked, 85% of respondents feel that they always or most of the time feel safe after dark.
Design & Access Statement |
11.5 Public & Private Realm 11.5.3 The proposed layout provides a clear distinction between the public and private realm in order to ensure that pedestrian movement through the site is legible. 11.5.1 Due to the problems identified in the urban design appraisal and the bad Front and back gardens will generally be separated by boundary walls and fences reputation that has hampered Penrhys, it is essential that there is a clear and where shared surface streets are included distinction between the public and private realm and the semi-private parking courtyards. Streets and open spaces have been designed in accordance with 11.5.4 Phase 1 will provide new parks and open space that serve the eastern end of guidance set out in Secure by Design. The public realm will be designed to the Penrhys once again. The central communal space is designed to encourage the highest quality in order to fall in line with proposed landscape works throughout new and existing residents to interact by acting as a communal focal point. Penrhys. 11.5.5 New landscaped areas located along key pedestrian desire lines will also be 11.5.2 The redevelopment of the site will dramatically improve the existing state of brought forward elsewhere in Penrhys to coincide with the Phase 1 development. footpaths which have not been maintained following the demolition process and Details will be drawn up by landscape architects to provide spaces that are unique are hazardous. Development of the Phase 1 site will also reinstate links between and representative of what the community want. Over the past few years there the remaining community and the countryside informal footpaths that connect to has been a re-think about the approaches to the provision of play space. neighbouring communities. Improvements to these footpaths will be included as Proposals will therefore seek to reflect the most recent thinking. part of the Phase 1 development.
F
Figure 47: Clear distinction between public & private realm with no purposeless space. 44
Design & Access Statement |
Figure 48: Play Precedents - Change of levels can be adapted to create interesting play space for play equipment and to subdivide areas of the site. Outdoor gym equipment can be located anywhere and encourages exercise.
45 Top Right: Telegraph Hill, Lewisham, London. Mayor of London (2008). Top Left: Waverly Park, Stirling. Freeplaynetwork.org (2012)
Bottom Right: Waverly Park, Stirling. Play England (2008) Bottom left: The Great Outdoor Gym Company (2012)
Design & Access Statement |
12 Access parking spaces. footpath materials will be consistent across junctions with drop kerbs. 12.1 Topography 12.5 Entrances 12.1.1 The sheltered accommodation scheme indicated in the Development Framework 12.5.1 Dwelling entrances will be highly visible on street and well lit. garages will be set is located at the lowest part of the site on the perimeter road meaning that even back from the front of the house where possible. through wintery conditions access to and from the homes is maintained due to
the fact that the road is gritted. This position is also at a similar level to that of the village centre which means that residents are not required to walk up any steep hills. A bus stops will also be located adjacent to the sheltered accommodation scheme.
12.1.2 Approaches to dwellings will be ramped and not stepped where possible and if the gradient is deemed too steep shared level access paths will be provided for
access to dwellings.
12.2 Access to School
12.2.1 Pre application consultation with the Council has identified that there are 50 surplus places at the Penrhys Primary School due to the depopulation of the
village. The Flying Start Centre is also in need of additional numbers. Phase 1 is within very close proximity to the school and the development will provide attractive, safe routes to school as part of a Penrhys wide Safe routes to school scheme based on findings from a public consultation exercise.
12.3 Servicing
12.3.1 Bin stores will be located adjacent to the carriageway to ensure that refuse vehicles and workers have easy access to waste and recycling while at the same time provide an attractive street scene with less clutter. 12.4 Footpaths
12.4.1 Tactile and visual material changes will be implemented to make pedestrians and
46 vehicle users aware of junctions and priorities. Pedestrians will be given precedence where vehicles are required to cross the footpath to access on-plot
Design & Access Statement |
13 Phasing
The phasing of this project is almost as important as the design of the project itself when implementing the overall masterplan. The order of which land is sold and highways and utilities are connected will need to directly relate to funding streams. Phasing is also very important in terms of stitching the new and existing communities together. Land should be designed flexibly so that future investment can be accommodated if and when the opportunity comes.
13.1.1 Development in Penrhys, Phase 1 will be subdivided into land parcels of typically 10 or more dwellings, it is also anticipated that individual parcels will be made available for self builds in order to increase variety, interest and environmental innovation . If required, a basic design code will prepared and agreed with Rhondda Cynon Taf Council prior to submission of the reserved matters application in order to ensure there is continuity.
13.1.2 Original phasing plans have been amended in order to ensure new parcels are secure and provide perimeter blocks ensuring that each phase can be discretely delivered.
13.1.3 It is proposed to commence construction at the southerly most area of the site. This provides one of the proposed primary access points but requires minimal infrastructure costs. This area is potentially the easiest to build on having the
simplest layout. It also links with one of the key desire lines to the centre of Penrhys. Each phase will provide complete blocks with associated access and Figure 49: The development will be phased so that the delivery of new homes fits infrastructure and landscaping. seamlessly with the existing neighbourhood and existing connections.
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14 Planning Contributions 14.1.6 Through pre-application consultation Julie Hadley, Education Officer identified that the proposed development "would not require consideration of any 14.1.1 Independent Regeneration (Penrhys) Ltd. is different to the usual private planning gain. Penrhys Primary School currently has approx 50 surplus places, developer due to the fact that the company was established purely to oversee, which are more than enough to accommodate children from the 112 houses". facilitate and manage the regeneration of Penrhys. Independent Regeneration is The amended plan now provides for up to 107 dwellings. RCT CBC have reserved working in close Partnership with RCT Homes to ensure that a holistic approach is the right to reconsider their position if future phases were to impact on the taken and that a carefully considered timeline is agreed so that projects can be school. brought forward at the right time.
14.1.2 Independent Regeneration and RCT Homes have formed a legally binding Overage Agreement that states that any profit made from land sales will be 'ring-fenced'
and re-invested in Penrhys to ensure the programme for future phases of regeneration can take place. This financial contribution will exceed by far any Affordably Housing and Section 106 contribution requirements set out in the Planning Obligations SPG (RCT CBC, 2011) and will over-provide on landscaping
and other requirements RCT suggest . Independent Regeneration intends to work closely with the Council to ensure any planning obligation requirements are
agreed and met where they deem appropriate.
14.1.3 Through a number of pre-application discussions with Regeneration, Housing and
Planning departments at Rhondda Cynon Taff County Borough Council, Independent Regeneration (Penrhys) Ltd. has agreed that the remaining 10 long- term void properties still left in Penrhys will be brought back into use via this Overage Agreement. It is anticipated that the cost of bringing the 10 remaining
long-term voids in Penrhys back into use is up to £300,000 based on recently refurbished voids in Penrhys of a similar state of disrepair.
14.1.4 Restoring long term voids in Penrhys will ensure that the integrity of the existing blocks is maintained and will hopefully halt the desire of residents of neighbouring properties to move into a different block or away from Penrhys altogether.
14.1.5 The associated landscaping works in Phase 1 will also directly benefit existing residents and provide a choice of public open spaces and play facilities. New roads 48 and footpaths will also improve links to the countryside for current residents.
Design & Access Statement |
15 References CABE (2011): http://webarchive.nationalarchives.gov.uk/20110118095356/http:/www.cabe.org.uk/ca Community Design Service (2000) A Framework for a Sustainable Penrhys Village. se-studies/tancred-road
Community Design Service (2003) Penrhys Village Environmental Feasibility Study. Penrhys Partnership www.penrhys.com
Hugh Barton, Marcus Grant, Richard Guise (2010) Shaping Neighbourhoods: A Guide for Police.uk http://www.police.uk/ Local Health and Global Sustainability. 2nd Edition Mayor of London (2008) Supplementary Planning Guidance: Providing for Children and Independent Regeneration (Penrhys) Ltd. (January 2012) Public consultation Statement. Young People's Play and Informal Recreation Llewelyn-Davies (2000) Sustainable Residential Quality: Exploring the housing potential of large sites. London Planning Advisory Committee. Play England (2008) Design for Play: A guide to creating successful play spaces.
Planning Officers Society [Wales] (2005) A Model Design Guide for Wales: Residential Free Play Network (2012): development (POSW, 2005). http://www.freeplaynetwork.org.uk/playlink/exhibition/woepossibility/possibility08.htm
RCT Homes (2011) RCT Homes Open Space Audit. Penrhys Neighbourhood Appraisal.
Hyder Consulting.
Rhondda Cynon Taf County Borough Council (2011a) Local Development Plan 2006 - 2021.
Rhondda Cynon Taf County Borough Council (2011b) Supplementary Planning Guidance: Access, Circulation & Parking. Rhondda Cynon Taf County Borough Council (2011c) Supplementary Planning Guidance: A design guide for householder development.
Rhondda Cynon Taf County Borough Council (2011d) Supplementary Planning Guidance: Design & Placemaking.
Rhondda Cynon Taf County Borough Council (2011e) Newly Built Homes Survey.
Terra Firma (Wales) Limited (November 2011) Geotechnical & Geoenvironmental Report: Proposed Residential Development Penrhys.
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16 Appendix
I. Land Survey Maps showing topography and utilities II. Penrhys Development Framework.
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