2018/2697/OUT July 2020 Land at Parc Mawr Members Briefing Pack Penllergaer ......
Introduction
“Parc Mawr offers the opportunity to create a vibrant and walkable neighbourhood with a distinct sense of place as an integrated addition to Penllergaer. A sustainable, mixed use and inclusive community is envisaged which will put people first and provide a high quality development in the City and County of Swansea.”
Bellway Homes has produced this brochure in relation to the hybrid planning application that is being presented to Planning Committee on the 17th July. The application is for the strategic site allocated in the adopted LDP (Strategic Site C) and comprises:
A) Outline planning application with all matters reserved (except those included in full application below) for residential led mixed use development of up to 850 residential dwellings in total (use class C3) to be developed in phases; primary school; provision of local centre including community facilities; spine road with links to Gorseinon Road, the A483 and A484; and associated public open space/ play provision, highways, drainage, ecological mitigation, landscaping and engineering works,
B) Full application for the erection of 184 dwellings and associated works as part of phase 1a of the development; access off Brynrhos Crescent; the demolition of 31 Gorseinon Road and demolition of identified Parc Mawr Farm buildings.
The proposals have been subject to extensive engagement with the local community during the LDP preparation stages as well as Council officers during the application preparation. A significant number of design, public open space, community facility and green infrastructure elements have been included at the request of Officers. The proposals are therefore an exciting opportunity to develop a vibrant community where future residents can enjoy green spaces and sustainable living with excellent links to Swansea via an enhanced pedestrian and cycle network.
The scheme will provide much needed open market and affordable homes on one of the Council’s strategic sites in the LDP.
2 In delivering the vision the masterplan proposes to: Site Wide Masterplan p CreateCreate aa sustainablesustainable residentialresidential neighbourhoodneighbourhood ofof up to 850up tonew 850 homes new homes within withinPenllergaer, Penllergaer, comprising comprising a number of charactera number areas of character that integrate areas that positively integrate with positively the existing community,with the existing community. p Create Create a multi-functionala multi-functional Green Green Infrastructure Infrastructure network network throughoutthroughout the thesite, site, with with an emphasisan emphasis on integratingon integrating New Access landscapelandscape features, features, protecting protecting biodiversity, biodiversity, habitat habitat creation creation p Deliver Deliver a newa new local local ‘hub’ ‘hub’ to to Penllergaer Penllergaer with with a a new New Nursery and Primary primarynew primaryschool and school nursery, and nursery,and supporting and supporting commercial School usescommercial around a focal uses area around in the a focal northern area inpart the northern part Neighbourhood Centre p Retain Retain the the farm farm lane lane as as an an Active Active Travel Travel route route through through the thesite. site. p Retain Retain the the farm farm complex complex and and reuse reuse for for community community Retained Farm Buildings benefit.benefit. p Provide Provide a mixa mix of ofhigher higher densities densities at atkey key points points in inthe the layoutlayout and and lower lower densities densities on theon therural/sensitive rural/sensitive edges. edges. p Provide Provide a linka link between between A484 A484 to to spine spine street street with with cycle cycle pathpath alongside alongside
Green Infrastructure Network
Sports Pitches
New Access
Up to 850 New Homes
Connecting Link to A484
3 The site-wide GI Strategy is multifunctional and provides: p Increased green space in more sensitive areas. Site Wide Green Infrastructure Strategy p A multifunctional network of green corridors. p Integrated drainage and attenuation. p A pedestrian and cycle access route network. p Informal and formal play and recreational spaces. p Public open spaces, integrated and linked to the community. p A ‘green edge’ to development zones. p A ‘treeing strategy,’ including: g Formal tree avenues along principal streets. g Gateways. g Nodal grouping of mixed species within residential areas. g Informal native green corridors of woodland, hedgerows and tree groups. p A diverse palette of native and ornamental planting. p Landscape integration of development edges. p Integration and enhancement of existing habitats, including: g Species-rich grassland and wetland. g Woodland and hedges. p Provision of new wildlife habitats.
4 ......
Proposed Neighbourhood Centre and Primary School
The masterplan proposes a new local ‘hub’ to Penllergaer with a new primary school and nursery, and supporting commercial uses around a focal area in the north of the site. This part of the site will have ‘contemporary’ character, anchored by the new primary school and commercial use and based around a new tree lined link through the development. It will contain the highest density parts of the development and including buildings of increased scale, a number of which should act as local landmarks.
New 3 form entry primary school Mature trees retained within Shared surface street with visitor parking with main entrance fronting square large public square for commercial units fronting square
High quality public realm to Commercial units to ground floors of 3 Service access for commercial units school frontage to tie into square storey apartment blocks fronting square and residential parking to rear
Shared surface street with visitor parking Shared Footpath for commercial units fronting square Cycleway 3 storey homes fronting edge of square and spine road Possible 3 storey Care facility Spine Road with Formal tree or over 55s scheme lined verges
View North East towards mixed use units from School
View East from above across square towards mixed use units
5 SWANSEA ROAD The Phase 1a detailed GI Strategy delivers; Phase 1A Green Infrastructure Strategy p A hierarchy of greened streets. p Garden resource, including bird and bat boxes sub station and hedgehog access.
p Placemaking measures, such as gateways, nodes,
GAS semi ELEC 01 green edges and approaches. G1 101.8m
BMP 01 GAS semi 33 Private Drive ELEC p Play facilities, including formal and free play 02 G01 A
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semi GAS 136 semi 136 GAS Bin P104 semi GAS 136 136 110 semi Bin P104 GAS 136 110 semi GAS ELEC *
ELEC * ELEC
98 ELEC ELEC 98 126126 ELEC SEMI GAS 98 103 103 SEMI GAS 98 102 102 98 103 ELEC 98 103 133 101 101 102 102 136 ELEC 101
ELEC 133 111 111 111 100 101 Shared Surface Shared GAS semi
136 Surface Shared 117 118 100 ELEC
ELEC 111 111116 111 100 Shared Surface Shared GAS semi 137 111Surface Shared 115 G118 117 118 100
127 ELEC GAS semi GAS semi 2 v 116 99
137 GAS semi ELEC semi GAS G118 ELEC 137 137 117 Private Drive ELEC Key 128 127 GAS semi 111 115 GAS semi
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ELEC 118
GAS semi ELEC 137 116 v 117 Private Drive ELEC 127/128 ELEC 112 GAS semi G115 Key 128 ELEC
Retained and Enhanced Hedgerow GI Corridors (Whole Site GI Structure) 138 134 138 117 BMP G1 ELEC
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ELEC
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140 SEMI GAS 139
ELEC 130 135 GAS semi 139 BMP G1
ELEC
semi GAS ELEC 135 114 SEMI v GAS G1 ELEC semi G140 114 G1 GAS for Foraging Native Animals and Visual Buffering) 131/132 141 G141 113 115 116 * G1 Secondary Retained and Enhanced Hedgerow Corridors A
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G145 142 141 GAS
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Diverse Grassland and Supplementary Planting to Enhance the Principle GI Corridors ELEC 142 181 Private Drive A G1 182 semi GAS
v ELEC 183 BMP G2 semi ELEC G142 * 114 GAS 184 v 142 ELEC G143 BMP 113 semi (Linear Natural Play, Trim Trail, Access to Nature, Foraging Opportunities) 144 143 143 GAS
145 ELEC
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semi G181 ELEC semi 181 GAS 183 G182 G1
semi GAS GAS 140 G1 184 semi
144 141 ELEC BMP Private Drive ELEC
semi 181 144 v GAS 4 145 Shared Surface A 182 ELEC * ELEC 182 A G2 semi GAS G183
Secondary New GI Spaces, including LAPs & Habitats 145 G144 183 ELEC
GAS G1 Private Drive G184 semi ELEC 140 2 G145 142 2
G2
141 G semi GAS
GAS 143 semi
Diverse Grassland and Supplementary Planting to Enhance the Principle GI Corridors ELEC E 181 4 Private Drive 182 semi 184 Private Drive v GAS 180 183
BMP Private Drive G2 ELEC
mast GAS semi
ELEC 184 G1
142 G2ELEC BMP 160 v semi
GAS G180 (Linear Natural Play, Trim Trail, Access to Nature, Foraging Opportunities) 144 143 1666 145 159 179 G179 G1 ELEC
GAS G1 W semi G181 semi 181 GAS 157 183 G182 semi GAS 158
ELEC G1 184 GAS Primary Greened Streets linked to Principle GI Corridors semi 160 178 BMP
G1 159 G178 180 GAS v
G2 semi 144 ELEC 179 4 1666 flue 145 Shared Surface 157 (Trees, Grassland, Hedges, Shrubs Planting) G2 ELEC 158 182 G1 E 180 G
G160 160 179 GAS G183 Secondary New GI Spaces, including LAPs & Habitats semi G159 178 183
G1 157 1666 Private Drive G184 ELEC
ELEC 2 2 158
G2 semi GAS semi G
GAS semi 159 GAS
ELEC
ELEC * E 156 161 155 161 178 4 ELEC Secondary Greened Streets linked to Principle GI Corridors Private Drive A 161 184 180 v * E BMP 158
Private Drive G mast GAS
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A 156 157 ELEC GAS G1 155 SEMI
(Trees, Grassland, Hedges, Shrubs Planting) 160Private Drive G v semi E
* G2 GAS
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G1 G155 ELEC 171 W 146 156 157 G
ELEC
158 E 175 ELEC
1666 GAS Primary Greened Streets linked to Principle GI Corridors semi 2 BMP 160 176 178
G2 155 G1171 162 162 159 G178 180
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semi
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G1 GAS 175 1666 flue
154 157 1666 ELEC ELEC 146 ELEC 176
G146 154 ELEC 158 (Trees, Grassland, Hedges, Shrubs(Garden TreePlanting) Planting, Hedgehog Fencing, Bats and Bird Boxes) G2 GASsemi G1154 170 177 E 180 G
146 G160 160 179
GAS SEMI GAS 170 semi 169 163 G159 175 178
1666 GAS G175 semi 157 G176 1666
ELEC 154 169 ELEC 158
147 163 GAS semi
semi 159 GAS ELEC GAS semi 163 G177
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semi * 169 Surfaced Footway Draining onto the Adjacent Green Surfaces ELEC GAS 156 168 G163 161 155 164 161 178 153 A 164 177 161 ELEC Secondary Greened Streets linked to Principle GI Corridors W 153
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GAS
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(Trees, Grassland, Hedges, Shrubs Planting) 147 G174 Private Drive G
1666 E semi * 168 GAS G2 G3 ELEC 164 161 173 ELEC 165 v GAS semi 152 v * 148 G165 172 G173 Proposed Bench 152 G156 166 G172 167 ELEC 171 152 G155 G166 W
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154 1666
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G146 ELEC
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G151 154 167 ELEC 177
semi 170 GAS
149 ELEC
G150 146 v Private Drive
GAS semi SEMI G149 GAS 170 169 163 175
1666 151 GAS G175 semi BMP
151 G176 ELEC BMP 154 169 ELEC A semi 150 147 GAS 149 163
GAS semi 163 G177 G1 176
169 semi Surfaced Footway Draining onto the Adjacent Green Surfaces ELEC GAS A 168 Attenuation Basins Shared Surface v G163
ELEC 164 150 semi 149 GAS 153 v 164 177 4 W 153
G164 Shared Surface Shared G2 ELEC v 153 G1
semi GAS
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G 153 168
Private Drive 147 v 174 semi 1 GAS 168 147 LAP G2 G174 1666 G1 168 Placemaking - Landscape Gateway G3 ELEC 164 Shared Surface v 173 * G1 165 152 G1 * 148 G165 172 G173 Proposed Bench 152 166 G172 167 152 G166 W * G152 G167 174
W v
173 semi 4 GAS 172 1666 G2 flue G148 E 1 Placemaking - Main Access Avenue G flue
165 174 ELEC 148 151 166 E
ELEC semi 148 GAS G2 167 G * 172 173
v ELEC
165 GAS semi
semi GAS Trim Trail Equipment 150 ELEC 166
G151 167 ELEC semi * GAS
2 149 ELEC Placemaking - Tree Nodes G150 v Private Drive
semi G149 GAS * 151 BMP LAP - Larger than100m2 151 BMP Trim Trail Equipment to be agreed ELEC A semi 150 GAS 149 * G1 Attenuation Basins*3 A v
Placemaking - Green Space Shared Surface ELEC
150 semi 4 149 GAS v G2 ELEC v G1
semi GAS *4 v Placemaking - Green Edge 1 G1 LAP G2 Placemaking - Landscape Gateway Shared Surface * G1 G1 *5 * Placemaking - Green Lane Interface 4 1 Placemaking - Main Access Avenue LAP *1 * G2 * 2 Placemaking - Tree Nodes * *2 Informal Free Play Area LAP - Larger than100m2 Trim Trail Equipment to be agreed * Hedgehog Movement * *3 Placemaking - Green Space
*4 Placemaking - Green Edge 6
*5 Placemaking - Green Lane Interface
*1 LAP
*2 Informal Free Play Area
* Hedgehog Movement An initial first phase of 184 dwellings is proposed within The Full Planning Application Element the northeast corner of the site. p New access is formed from Brynrhos Crescent opening up onto a new proposed play area. p In line with masterplan proposals Phase 1 sits in the Bryn Rhos character area of the site. p This is defined as a reinterpretation of the local vernacular, responding to the existing adjoining residential edge and future spine street in architectural style and density. p Homes are designed around a hierarchy of streets with a focus on high quality landscaping p Architectural uplift to materials, detailing and boundary treatments mark key GI corridors.
Play Area
New Access
Secondary Street
Spine Road
Green Infrastructure Network
Attenuation
Shared Surface Streets
7 ......
The Full Planning Application Element Design and Materials
Local Character Study Character Areas
The character of a range of local areas A materials strategy has been created for Phase 1A in discussion with has been studied, using headings Swansea Council officers. This provides an uplift in materials around the from the Design Commission for most prominent frontages within the development, for this phase being the Wales document No Place Like Home. green landscape corridors and around the green space at the site access from These include Penllergaer, Gorseinon Bryn Rhos Crescent. A mix of brick and render facing materials is proposed and the wider Swansea area. throughout the body of the phase, as set out in the site-wide design guidance, with stone and render used within the uplift areas. This distinction is consolidated through the architectural details, such as window colour and chimney provision as well as boundary wall details. A consistent general grey colour is used for the roofs, with subtle variation provided by the use of two complementary tiles.
8 ......
Transport
The site benefits from existing provision for pedestrians and cyclists in the locality, including footways on both sides of the majority of roads surrounding the site. Employment areas and a range of local facilities are located within walking and cycling distance of the site.
Regular bus services are accessible from bus stops located on the A4240, Swansea Road and A483. Gowerton railway station is accessible by bus and provides regular services to Swansea and Cardiff Central.
A Spine Street will be provided at the core of the site which will connect with the A4240 to the north, the A483 to the east and the A484 in the south as development progresses. The Spine Street will offer much needed capacity relief to the M4 J47 and the strategic transport network.
The proposed walking, cycling and public transport measures are comprehensive and extensive across the site and adjoining residential areas, and will link with the wider Active Travel network. This will ensure that existing and future residents will be able to access day-to-day facilities travelling sustainably through a walkable neighbourhood. Improvements to off-site highway infrastructure are proposed. Landscape and Visual
There are no nationally designated landscapes within or in close proximity to the site, and the topography of the application site is a defining feature. A significant proportion of the retained and proposed landscape elements, including woodland blocks and trees, are of importance visual reference points and act as a green structure to views, which would assist in the visual assimilation of the scheme within the surrounding landscape.
Consideration of the condition of trees, woodland and hedgerow has influenced the design process, and where tree and hedgerow loss is unavoidable, losses are limited to lower value and poorer condition elements. A framework of structural landscape is also proposed, and would function as key landscape mitigation, screening the proposed development and assisting in the absorption of the proposed development within the surrounding landscape. Ecology/ Trees/ Landscaping
The principle elements of the Ecological Strategy, integrated within the site wide GI Strategy, Illustrative Masterplan and detailed Phase 1A proposal, are to:
p Retain and manage the ecologically interesting semi-improved neutral grassland and marshy grassland to the north west. p Hedgerows associated with the retained grasslands and other species-rich hedgerows are to be retained where possible with loss or breaching of other site hedgerows minimised to seek to retain habitat connectivity for species such as foraging bats and nesting birds. p Retain and manage important hedgerows, woodland habitats and mature trees; p Provide meaningful west to east green infrastructure/wildlife corridors to assist with ecological connectivity and visual integration of development and provide areas of Public Open Space. p Create new water bodies as attenuation features where feasible; and p Enhance the ecological value of the existing site with the use of beneficial mix of plant species within the strategic landscape, including diverse grassland and meadow strips and a mix of native and ornamental tree species appropriate to the site context and a residential land use. p The considered diversity and mix of landscape elements has been considered throughout the site to add value. Combining habitats such as low diverse grass, next to flowering meadow, drainage swale, hedgerow and large trees, provides diversity and shelter for native species in a three dimensionally complex habitat.
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Welsh Language ......
Public Open Space
A wide range of public open space will be provided including:
p 2 full-size sports pitches with pavilion/changing rooms p 1 Neighbourhood Equipped Area of Play, 3 Locally Equipped Areas of Play and 10 Local Areas of Play p Multi Use Games Area (MUGA) p BMX/bike track p Allotments p Informal and formal open space areas and a network of pedestrian and cycle paths linking with the wider community Drainage and Flood Risk
The drainage strategy includes a SuDS management train approach including swales, channels, basins and online ponds. A surface water drainage scheme has been developed in accordance with these principles and is indicated in the application documentation, and this has been agreed with Swansea Council subject to conditions.
A foul water scheme to discharge the northern section of the site via gravity to Gorseinon Road and Phase 1a discharging via a requisitioned sewer to Phoenix Way has been agreed with the Council, with the remainder of the development being drained via a pumped outfall to the existing trunk sewer adjacent to Pontarddulais Road. Archaeology and Cultural Heritage
Glamorgan Gwent Archaeological Trust (GGAT) has reviewed the submitted information and has recommended a condition requiring a written scheme of investigation for a programme of archaeological work. GGAT envisage that this programme of work would include an archaeological watching brief during any ground disturbing work; a historic hedgerow survey; and a historic building recording. Water Quality
The application has considered the potential effects in relation to water quality in the Loughor Estuary, Burry Inlet and Carmarthen Bay SAC and the potential impact of foul flows from the proposed development on the ecology of the Estuary and SAC.
The LPA seeks betterment by requiring developers to remove surface water from the existing combined system. This is achieved through a variety of mitigation measures through on-site retention, SuDS, discharge of foul sewage from the development and donor site surface water abstraction. This will have a beneficial effect on the capacity of the sewerage system, will reduce the potential for sewer flooding and will reduce the potential for untreated sewage flooding out of surcharged sewers and flowing overland to the SAC. Energy
New dwellings at Parc Mawr would be built to achieve and improve on the latest Building Regulation standards for design and construction. Energy conservation measures would focus on individual buildings, adopting a fabric first approach to reduce energy demand in the first instance. The Energy Assessment has concluded that the proposed development will result in a reduction in site-wide CO2 emissions of nearly 5% over and above Building Regulations and a similar reduction in energy usage.
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Welsh Language
A Welsh Language Action Plan has been produced which incorporates measures to encourage and enhance the Welsh language, including:
p A new primary school and nursery, the medium of which will be confirmed by the Council. Regardless of the medium, Welsh Language will form a compulsory subject of the education curriculum. p A mix of tenures and dwelling sizes and tenures (including 20% affordable housing) ensuring the housing stock will serve the whole of Penllergaer. p A significant provision of open space, parkland, sports provision and community uses, which will nurture cohesive communities and strengthen community ties and networks. p Sensitive phasing to ensure that the proposals integrate with the existing area and will ensure cohesive communities. p The developer will liaise with the community group Menter Iaith Abertawe which operates Welsh Medium playgroups and mother and baby groups in the Penllergaer ward. p All street names and signage will be in Welsh and Bellway will suggest to the Council’s Street Naming Officer that the street names should have relevance locally. p The use of bilingual literature and signage in the marketing of the site.
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Community Benefits and Social Value
The developer will enter into a Section 106 Agreement which will secure the following, to be delivered at various stages through the development, the triggers of which have been agreed with Officers. p 20% affordable housing(70% social rented and 30% intermediate units) p The delivery of a nursery and primary school or payment of circa £9m financial contribution to Education p Highways contribution of £25,000 and off-site highway infrastructure improvements comprising: g MOVA installation at Gorseinon Road/ Phoenix Way junction g Works to resurface A484 underpass g A48/Pontarddulais Road improvement works g Spine Street to provide access to A483, A484 and works to A483/ A484 roundabout g Active Travel link AT 13 and AT14 p 2 full-size sports pitches with pavilion/changing rooms p 1 Neighbourhood Equipped Area of Play, 3 Locally Equipped Areas of Play and 10 Local Areas of Play p Multi Use Games Area (MUGA) p BMX/bike track p Allotments p Transfer of community buildings p £7,000 towards Air Quality Monitoring Station p £2,100 for bridleway gates p Commitment to Council’s Beyond Bricks and Mortar scheme during construction p Local Centre Scheme to provide details of the marketing scheme for the local retail/ commercial units on site p Potential contribution for ongoing maintenance of areas of public open space within the site OR creation of a management and maintenance company and maintenance agreement for all areas of public open space and sports facilities (along with future funding stream and Council step in rights) In addition to the above, a number of indirect benefits will arise as a result of the development. Construction cost for the whole project is in excess of £130m, supporting local supply chain through spend with local subcontractors and suppliers:
p 907 direct Bellway jobs (employees and sub-consultants) p 453-707 indirect jobs (supply chain etc.) p 871-1,033 induced jobs (wider economy) p Total potential jobs created = 2,300 to 2,600 jobs p Potential Wales Land Transaction Tax receipt = £2.3M p £1m in council tax payments over life of the site or £35k per year Finally, Bellway Wales support a number of charities across Wales including causes local to our development sites:
p £14,900 raised for Welsh homeless and young persons charity Llamau since 2018. p Financial support for local sports clubs including Junior girls and boys football clubs and local Bowling clubs. p Support for Cardiff based cycling charity Pedal Power. p Ongoing Support for Kids Cancer Charity, which is based in Swansea to fund a short break for one of the families they support. p £500 charitable donations to local schools for play equipment. p £5000 raised in the last year by the Wales Region for Cancer Research UK, Bellway’s nationally chosen charity for the past three years. In that time, the company has nationally raised more than £1 million for the charity. p An active apprenticeship programme covering all on-site trades and office functions including accountancy, quantity surveying and design disciplines. 12