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Parc Afon Ewenni Regeneration Area MASTERPLAN FRAMEWORK and DELIVERY STRATEGY

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Parc Afon Ewenni Regeneration Area MASTERPLAN FRAMEWORK and DELIVERY STRATEGY Parc Afon Ewenni Regeneration Area MASTERPLAN FRAMEWORK AND DELIVERY STRATEGY NOVEMBER 2011 Contents SECTION 1 Introduction 4 SECTION 2 Vision and objectives 7 SECTION 3 Site and contextual analysis 9 SECTION 4 Planning Policy context 19 SECTION 5 Challenges and opportunities 24 SECTION 6 Development framework 26 SECTION 7 Delivery strategy 44 SECTION 8 Summary and Conclusions 50 Parc Afon Ewenni Regeneration Area MASTERPLAN FRAMEWORK AND DELIVERY STRATEGY Contents 3 1 1. Introduction The Commission The Client Group Framework Masterplan This Framework Masterplan has been prepared by Savills in The Client Group consists of the following parties: This Framework Masterplan revisits the previous Masterplan conjunction with Waterman Transport and Development. It WRUHÁHFWWKLVHFRQRPLFFKDQJHDQGUHYLHZVWKHVWUDWHJ\IRU outlines the aspirations for future development of land at Bridgend County Borough Council (BCBC) WKHDUHDLGHQWLI\LQJWKHIXWXUHRSSRUWXQLWLHVDQGKRZWKH :DWHUWRQ5RDGLQ%ULGJHQGDOVRNQRZQDVWKH3DUF$IRQ South Wales Police (SWP) development potential of the area can be realised. Ewenni Regeneration Area. Dovey Estates Ltd (DEL) The production of this Framework Masterplan for the BCBC The initial brief of the commission was to prepare a Framework Waterton Depot allows for a planned approach to future 0DVWHUSODQYLVLRQDQGVWUDWHJ\IRUWKHZKROHVLWHDUHDDQG Previous ‘Parc Afon Ewenni’ Masterplanning Work development and inward investment and would link into the a linked Development Brief of the BCBC Waterton Depot emerging Local Development Plan (LDP) which is currently VLWHWKDWHQFRXUDJHVIRUDPRUHSODQQHGDSSURDFKWRWKH Powell Dobson Urbanists were appointed by BCBC and the being prepared for the County Borough. future development of the area. The brief emphasised that the Welsh Government in 2006 to prepare a masterplan for part of commercial viability of potential development was an integral WKHVLWHZKLFKZDVNQRZQDV¶3DUF$IRQ(ZHQQL·+RZHYHUWKH Achieving sustainable and deliverable development and good part of the exercise. opportunity to take forward a potential Joint Venture involving quality design and access solutions are set at the heart of this BCBC and WAG owned land has not progressed. document. Accordingly this brief is grounded in the policies and In assessing the commercial viability of development options for SULQFLSOHVVHWRXWLQWKH%ULGJHQG8'3WKHHPHUJLQJSROLFLHVLQ WKHVLWHKRZHYHULWEHFDPHHYLGHQWWKDWWKHSUHSDUDWLRQRID 7KHUHKDVEHHQDVLJQLÀFDQWFKDQJHLQXQGHUO\LQJFLUFXPVWDQFHV the LDP and national guidance. Development Brief was premature. The second part of the brief since the original masterplan was commissioned. Most notably provides the client group with detailed advice on means of the WKHHFRQRPLFGRZQWXUQDQGGHSUHVVHGRIÀFHPDUNHWKDV The aim of this masterplanning process is to provide a delivery of development on the site (in the form of a delivery negatively impacted on the deliverability of the proposed GHOLYHUDEOHYLVLRQIRUWKLVNH\VWUDWHJLFVLWHDQGJXLGDQFHIRULWV strategy). H[WHQVLYHRIÀFHGHYHORSPHQW$VVXFKWKHDUHDRILQWHUHVWKDV future development. The vision and key development objectives now changed with current exclusion of WAG owned land south are set out in section two of this document. RIWKH$IRQ(ZHQQLDQGWKHLQWURGXFWLRQRIRWKHUNH\VLWHVPRVW notably the SWP site and Dovey Estates site. :KLOVWWKLVUHSRUWSURYLGHVWKHEDVHOLQHFRQWH[WGHWDLOV of the site and the strategic proposals and framework for GHYHORSPHQWRIWKHZLGHU0DVWHUSODQQLQJDUHDWKHUHDOLVDWLRQ of this framework will clearly be dependent on the viability and deliverability of the scheme. As documented in the subsequent VHFWLRQVRIWKLVUHSRUWWKHUHDUHGHOLYHU\RSWLRQVDYDLODEOH to BCBC which may be more viable and appropriate than a Development Brief. Parc Afon Ewenni Regeneration Area MASTERPLAN FRAMEWORK AND DELIVERY STRATEGY Introduction SECTION 1 5 Our Approach Status of Framework Masterplan Structure of this Report The four key goals of this commission relate to: This Framework Masterplan has been prepared within the The structure of this report follows the three step FRQWH[WRIWKHHPHUJLQJ%ULGJHQG/'37KLVÀQDOGUDIWRIWKH PDVWHUSODQQLQJSURFHVVZKLFKVWDUWHGZLWKEDVHOLQHDQDO\VLV Creating a ‘vision’ Framework Masterplan is to be endorsed by Development moved onto design development analysis and outputs and Sound planning Control Committee for a 6 week public consultation period. ÀQLVKHGZLWKGHYHORSPHQWVWUDWHJ\DQGPDVWHUSODQ Consultation 7KHUHDIWHUWKHÀQDODSSURYHGGRFXPHQWVZLOOEHXVHGDV,QWHULP Testing and ensuring commercial realism 'HYHORSPHQW&RQWURO*XLGDQFHLQDGYDQFHRIWKHDGRSWLRQ 7KHUHSRUWUHÁHFWVWKLVSURFHVVDQGLVVXPPDULVHGDVIROORZV of the LDP. It will represent a material consideration in the )URPWKHRXWVHWRIWKLVPDVWHUSODQQLQJSURFHVVWKHFRPPHUFLDO determination of future planning applications. Section 2 sets out the Vision and Key Objectives for the viability of potential development and need to maximise land sites values has been of paramount consideration. Testing and Section 3 provides a detailed appraisal of the sites and its ensuring commercial realism is fundamental to ensure the context (i.e. the baseline analysis) deliverability and viability of development in the short to long Section 4 provides an overview of the planning policy term. context 6HFWLRQEDVHGRQWKHEDVHOLQHDQDO\VLVSURYLGHVD6:27 ,WLVDFNQRZOHGJHGWKDWLQWKHFXUUHQWHFRQRPLFFOLPDWH analysis of the site which serves as a summary for the this WKH)UDPHZRUN0DVWHUSODQQHHGVWRDOORZIRUÁH[LELOLW\DQG analysis possibility to react to market conditions and demand. The 6HFWLRQVHWVRXWWKHGHVLJQGHYHORSPHQWHYROXWLRQDQG DSSURDFKWDNHQWKHUHIRUHKDVEHHQWR¶WHVW·DVVXPSWLRQVPDGH proposed response to the baseline conditions ²LQRUGHUWRHQVXUHWKDWWKHYLVLRQREMHFWLYHVPDVWHUSODQDQG Section 7 documents the ‘optimum’ masterplan proposals GHYHORSPHQWEULHIDUHJURXQGHGRQDQGMXVWLÀHGE\UREXVWDQG and delivery strategy sound baseline analysis. Section 8 provides a summary and conclusion The Framework Masterplan aims to deliver on a range of SROLF\WDUJHWVFRPPXQLW\SULRULWLHVDVSLUDWLRQVDQGYLDELOLW\ FRQVLGHUDWLRQV7KHVHDUHQRWDOZD\VZLWKRXWFRQÁLFWDQG the masterplan aims to provide a solution which balances the targets to create a well-rounded development framework. Parc Afon Ewenni Regeneration Area MASTERPLAN FRAMEWORK AND DELIVERY STRATEGY Introduction SECTION 1. 6 2 2. Vision and objectives The Vision Strategic objectives 7KHYLVLRQIRUWKHPDVWHUSODQDW:DWHUWRQLV 7KLVYLVLRQLVVXSSRUWHGE\DVHULHVRIVWUDWHJLFREMHFWLYHVDV follows: “to provide a sustainable mix of uses which deliver viable regeneration and provide a high quality form of Promote a form of development which is economically viable and deliverable in the short to medium term; development at this key gateway to the town.” Make a positive economic statement through the effective development of the site; Promote a form of development that is sensitive to the existing environment which will actively contribute to the local economy and community; Encourage a development approach based on sustainability SULQFLSOHVWRFUHDWHDQDWWUDFWLYHVDIHHQYLURQPHQWDQG LQFOXVLYHYLEUDQWFRPPXQLW\ Encourage holistic development to improve the physical environment of the existing industrial estate and adjoining ODQGLQFOXGLQJPD[LPLVLQJWKHULYHUIURQWRIWKH5LYHU Ewenny; Improve a key gateway location into Bridgend; 5HÁHFWWKHHPHUJLQJ/'3DQGWRPHHWWKHSURSRVHG housing growth targets; ,GHQWLI\DUHDOLVWLFDSSURDFKWRGHYHORSPHQWSKDVLQJ and implementation for the proposed development and infrastructure; Improving the movement between the surrounding land uses and across the site; Create a distinct and vibrant character encouraged by complementary uses to aid the creation of a place in which to live and work and a cohesive and connected green LQIUDVWUXFWXUHWKDWEHQHÀWVWKHXVHUWKHHQYLURQPHQWDQG the landscape; $QGPRVWLPSRUWDQWO\FUHDWHDSODFHZKHUHSHRSOHHQMR\D high quality of life and a sustainable community. Figure 1. Vision of new development on the site Parc Afon Ewenni Regeneration Area MASTERPLAN FRAMEWORK AND DELIVERY STRATEGY Vision and objectives SECTION 2 8 3 3. Site and contextual analysis No 1 Smallholding 6LWH'HVFULSWLRQ/DQG8VHDQG2ZQHUVKLS Hendre Litchard Byeastwood Coity / Coety 7KHVLWHFRPSULVHVDWRWDORIKHFWDUHV DFUHV ORFDWHG uallt Coed-y-gaer on the south eastern fringe of Bridgend. The site forms an Bragdy Coed-y-gains Nant Ffornwg Coedcraigddu Coed-y-rutla important gateway to the town of Bridgend and includes the Wild Mill Nant Heol Y Geifr Coedcilberthi Council owned Waterton Depot site; the John Raymond / Travis Long Belt Pendre Coed Lais No 7 Smallholding Coedymwstwr Newydd 3HUNLQVVLWHWKH'RYH\(VWDWHV/WGVLWHWKH(ZHQQ\,QGXVWULDO ant cefn-Glas Estate and (part of) the South Wales Police owned land. Coed y Pebyll Coed-Y-Mwstwr-Ucha Farm Coed-cae-garw Nant Bryn-glas Coed-y-Morfa Coed Pant-y-pistyll 7KH¶:DWHUWRQ6LWH·LVERXQGHGWRWKHQRUWKE\WKH$WRWKH Cefn Glas ZHVWE\WKH$WRWKHVRXWKE\WKH5LYHU(ZHQQ\DQGWRWKH Craig-y-casnewydd HDVWE\UHVLGHQWLDOGHYHORSPHQWDQG:LFN9DQ+LUH7KHVLWHLV Brynhyfryd also known as Parc Afon Ewenni Regeneration Area (PAERA). Shell Brodawel Farm PEN-Y-BONT-AR-OGWR Coedbrynglas Newcastle / BRIDGEND Brackla Bryn Maes-Y-Delyn Farm Nant Pontysanau The site is situated between Waterton Industrial Estate to the Yatrad Fawr VRXWKHDVWWKH)RUGHQJLQHSODQWDQGWKH/LGOVLWHWRWKHVRXWK Tremains and Bridgend Industrial Estate to the north. The current uses on Llangrallo / Coychurch WKHVLWHUHÁHFWWKHLQGXVWULDOKLVWRU\DQGXVHVRIWKHVLWH Newbridge Fields Morfa Llangrallo The site currently comprises of low grade single storey light Afon Ewenni / Ewenny River Waterton Waterton
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