The comprehensive development of the Arvin Meritor Site, Grange Road, Cwmbran
Design, Access and Sustainability Statement February 2011
This Design, Access and Sustainability Statement sets out a vision for the future expansion of Cwmbran Town Centre, with the aim of securing its long-term success within the Sub-Region. It explains how the development of the Eastern Strip might contribute to this objective by creating a new Gateway to the north-east of the Town Centre, comprising a mix of new retail, office, hotel and manufacturing uses. It also illustrates how westerly connections to the Town Centre would be provided with new public space and how existing assets such as Llantarnam Grange and the attendant under-utilised Green Corridor along St David’s Road could be imaginatively incorporated. Improved linkages to public transport nodes will also be provided.
Implicit within these proposals is a commitment to social, economic and environmental sustainability, as well as public safety and inclusive design.
1 INTRODUCTION 1.1 SCOPE OF DOCUMENT 1.2 METHODOLOGY 1.3 THE BRIEF 2 APPRAISING THE CONTEXT 2.1 ASSESSMENT 2.2 SOCIAL ASSESSMENT & ECONOMIC CHARACTERISTICS 2.3 PLANNING POLICY 2.4 INVOLVEMENT 2.5 EVALUATION 3 ENVIRONMENTAL CREDENTIALS 3.1 INTRODUCTION 3.2 ADAPTABILITY 3.3 SUSTAINABLE DESIGN SOLUTIONS 3.4 BUILDING MATERIALS
4 THE DESIGN 4.1 USE 4.2 AMOUNT 4.3 LAYOUT AND SCALE 4.4 OPTIONS APPRAISAL 4.5 APPEARANCE 4.6 LANDSCAPE
5 ACCESS 5.1 INTRODUCTION 5.2 MOVEMENT PATTERN 5.3 CAR AND CYCLE PARKING 6 CDM COMPONENT 6.1 GENERAL HAZARDS 6.2 CDM-FEASIBILITY STAGE DESIGN INTENT
1 INTRODUCTION 1.1 SCOPE OF DOCUMENT 1.2 METHODOLOGY 1.3 THE BRIEF 8 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT INTRODUCTION 1 1.1 Scope of Document
This Statement accompanies proposals for the within the context of wider aspirations for the Arvin Meritor site off Grange Road, Cwmbran easterly expansion of the town centre, and together with land owned by the Local the statement seeks to demonstrate how the Authority. DLA Architecture has been instructed proposals can contribute positively towards to provide the architectural, masterplanning, the need to improve connectivity between landscape architecture and design input in the town centre and its peripheries to aid this support of a hybrid Planning Application on expansion. behalf of Wm Morrison Supermarkets Plc and Arvin Meritor UK Ltd. This statement has been produced in accordance with the latest national guidance The application takes the form of an overall on good quality, sustainable design and masterplan with detailed approval sought for: preparing Design and Access Statements, including: 1= a new food store with associated car parking, servicing and petrol filling station 1= Design and Access Statements in Wales for Wm Morrisons Plc, ‘Why, What and How’ (DCfW, 2008); 1= two A1/A2/A3 Units, 1= Planning Policy Wales (WAG, 2010) and 1= a new pedestrian bridge link from the Technical Advice Note 12: ‘Design’ (WAG, existing town centre, 2009); 1= a refurbished factory and office facility for 1= ‘Planning and Inclusive Design (Access Arvin Meritor UK Ltd. Statements) Final Interim Guidance’ (WAG, 2007); and 1= Outline approval is sought for offices, an hotel and A3 uses (pub/restaurant) on the 1= ‘Design and Access Statements, How to central section of the site. write, read and use them’ (CABE, 2006 Revised Ed. 2007). The purpose of this statement is to describe the evolving design process and key design and development principles leading to a
Design Commission for Wales Planning Policy Wales
preferred scheme for the application site. Technical Advice Note Table of Contents 12: DESIGN The proposals have been brought forward Design and Access Statements in Wales Why, What and How
October 2008 1 Design and Access Statements in Wales
CWMBRAN 9 DRAFT FOR COMMENT JAN 2011 10 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT INTRODUCTION 1 1.2 Methodology
This statement appraises the site and the surrounding area. It is intended to demonstrate how the proposals have evolved from a series of design analyses, discussions and decisions to ensure that the design principles, objectives and access arrangements of the proposals are responsive, appropriate and distinctive.
CWMBRAN 11 DRAFT FOR COMMENT JAN 2011 INTRODUCTION 1 1.3 The Brief
The functional brief for the site has been set current proposals seek to reflect the Council’s out by Wm Morrisons Supermarkets plc and aspirations for the area. In particular the Arvin Meritor and has developed through company has had close regard to the emerging detailed discussions during 2009 and 2010 with development plan policies for the area and has Local Authority Officers. sought to align its objectives with the emerging plan. The site owners, ArvinMeritor provide advanced drive-train, mobility and braking solutions for Equally it has been mindful of the need to commercial vehicles worldwide. The Cwmbran put forward a deliverable and economically plant manufactures commercial vehicle viable set of proposals which both meet the braking systems and trailer axles. The site as it wider development aspirations for the area currently stands is no longer fit for purpose – it and provide a sustainable long term future is too large for the current product and process for the company’s retained operations. It portfolio, which drives inefficient fixed costs, has therefore partnered with Wm Morrison and projects a poor image to existing and Supermarkets in the proposals. potential customers. ArvinMeritor is working hard to revitalise its business, to retain existing This section identifies the key design drivers customers and capture new ones. Reducing emerging out of the Masterplanning work for the site’s footprint to the appropriate size will the wider study area, statutory and good- release fixed costs and allow further efficiency practice guidance, along with a range of cross- savings to be released by reorganising cutting issues such as inclusive design, public production flow. Extensive renovations will safety and sustainability. allow ArvinMeritor to both project the ‘World- Class’ image that it requires, but also allow The masterplan study area includes all the energy-efficiency and modern sustainability Eastern Strip land in Arvin Meritor ownership, features to be incorporated. as well as the Green Corridor to the west, St David’s Road, Llantarnam Grange and This footprint reduction activity releases a connections both into the Town Centre and significant proportion of the site for alternative Railway Station to the north. uses. Although a reduction in physical size, the new plant will ensure that the business The vision that informed the development has modern facilities to meet the future of the Masterplan Framework was to create requirements of the company and it’s a seamless easterly extension to Cwmbran customers. Employment in the business Town Centre, comprising new high quality on the site will in fact increase as a result of public spaces and a complementary mix the development. In reviewing its activities of new uses. This extension should act as at Cwmbran the company has been in at as a Gateway into the Town, facilitating regular dialogue with the Council and the improved access to the Railway Station and
12 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT offering imaginative proposals for the currently under-utilised Llantarnam Grange Arts Centre, gardens and ‘green corridor’.
A series of layout options were developed and discussed with Local Authority Officers and consultants.
Key issues included:
1= the location of the Food Store and petrol filling station and its impact on the creation of a high quality Gateway to the town centre, 1= developing a mix of appropriate uses on the site, 1= creation of strong pedestrian linkages into the Town Centre from the Eastern Strip and to the railway station, 1= servicing to the proposed buildings in a manner that would avoid conflict with pedestrian routes and active frontages; 1= maintenance of vehicular traffic along St David’s Road, while endeavouring to create new public spaces in front of Llantarnam Grange and within the central section of the site, 1= maintenance of statutory services along the existing line of Grange Road, 1= method of dealing with on-site flood attenuation, 1= a remediation strategy to deal with issues of land contamination and 1= appropriate ecological and arboricultural strategies.
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2 APPRAISING THE CONTEXT 2.1 ASSESSMENT 2.2 SOCIAL ASSESSMENT & ECONOMIC CHARACTERISTICS 2.3 PLANNING POLICY 2.4 INVOLVEMENT 2.5 EVALUATION APPRAISING THE CONTEXT 2 2.0 The Context
2.0.1 CWMBRAN TOWN CENTRE.
Cwmbran means ‘valley of the crow’ and The Corporations’ Chief Architect, J.C.P. West there is evidence that it was inhabited in the (a former pupil of Louis de Soissons at Neolithic, Bronze and Iron Age, before the Silures Welwyn Garden City), showed tremendous tribe was subdued by the Romans. In 1179, contemporary ambition. Indeed many of the Hywel, Lord of Caerleon gave land and money architects and engineers employed by the to found the Cistercian Abbey of Llantarnam, Corporation were newly qualified professionals, which was constructed 4km to the south-east which helped to imbue the designs with an of the current Town Centre. optimistic post-war spirit, typical of the 1950’s.
During the 1700’s, brick-making, lime kilns, If the town centre architecture is not quite in iron ore, quarrying and coal mining became the spirit of what historian Rayner Banham established industries, with a number of tin would consider New Brutalist, it is certainly works, coke works and iron foundries being built large-scale Modernism. An outline masterplan, in the town. But this heavy industry eventually known as “the little red book”, was produced collapsed during the recession following the by consultants Minoprior and Spenceley, and First World War. much of it still reads today as a contemporary manifesto. Manufacturing on the Arvin Meritor site commenced during the 1940’s and has been The early part of this century has seen major active in the entire period under previous redevelopments including new Sainsbury owners (Lucas Girling). and Asda stores to the west and north-west respectively, as well as a new entertainments Cwmbran Town Centre was created through facility to the north-east. In 2003, Llantarnam a New Town designation in 1949 and building Grange Art Centre put its collections on public work began in 1951. The concept of a retail view. and business core, surrounded by seven neighbourhoods (creating a target community Today the Town Centre, owned by the of some 35,000 people), was influenced by the Prudential and managed by PruPIM, is one Garden City Movement. The declared aim of of the largest pedestrianised shopping the Corporation was to set a standard of what environments in Wales, visited by some 15 a modern Industrial Town should be. million people each year and an average of 87,500 cars per week. The population has grown to 50,000 residents with 220,000 people living within 15 minutes drive.
16 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT The Arvin Meritor site is located in close proximity to the town centre and its bus station on Glyndwr Road. There are footpath links from the site to the town centre at the present time, including a signalised pedestrian crossing of St Davids Road. The site is also within close proximity to the town’s railway station, from where there are pedestrian routes towards the town centre and the application site. The site is also within walking distance of a number of residential areas of the town.
The majority of the site contains either built development or hardsurfacing, although there is significant tree planting around its periphery. This is described in more detail in the Arboricultural Survey.
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2.0.2 LLANTARNAM GRANGE
A building has stood on the site of Llantarnam Alfred Pilliner converted the medieval Grange since the 12th century. The original farmhouse into a small stately home structure was a farmhouse known as Gelli- and renamed it Llantarnam Grange. The Las which is thought to have been a grange, construction of the Grange is likely to have led or farm, associated with Llantarnam Abbey, to the destruction of the original farmhouse; founded in 1179 as a daughter house of Strata indeed all the buildings recorded on the site Florida, one of the few Welsh Cistercian are thought to be 19th century in date. In 1932 Houses. The Abbey owned several granges the Grange was sold to William Jones, the in the surrounding countryside, which would Managing Director of the Avondale Tinplate have provided food for the monks living at the Works. He subsequently sold it to Cwmbran Abbey. Indeed, in 1317, the Abbey was described Development Corporation in 1952 and was then as ‘the richest and most ‘enfeoffed’ abbey of let to the GPO for use as a sorting office. In 1983 all of ‘Morgannok’. The Abbey was dissolved the maintenance of the house was taken over on the 4th February 1536 as part of Henry by the Trustees of Llantarnam Grange and the VIII’s reformation of the Church. The Abbey’s site converted to an Arts Centre. lands were subsequently let to John Parker before being sold to William Morgan in 1554. Morgan extensively redeveloped the Abbey, destroying the majority of the original medieval buildings and replacing them with a large Tudor mansion. The Llantarnam Estate remained in the hands of the Morgan family until the 19th century when it began to be sold off in parcels. The farmhouse of Gelli-Las was one of the first parts of the estate to be sold, in 1871 to Alfred Pilliner. The remainder of the estate was sold in lots in 1885.
CWMBRAN 19 DRAFT FOR COMMENT JAN 2011 APPRAISING THE CONTEXT 2 2.0 The Context
2.0.3 HISTORIC MAPS
Sir Joseph Bradney describes the Parish of Llanvrechfa Upper, in which Gelli-Las Farm was located, as being thinly populated until 1855 when Cwmbran started to develop as an industrial town. Indeed, he quotes population statistics to emphasise this, noting that in 1801 there were 190 people recorded living in the parish, by 1891 this had increased to 4,962. The scattered mountain farms that had made up the parish were turned over to industry and housing, while others, including Gelli-Las were converted into ‘imposing Villas for those who worked in Newport’.
The earliest map depicting the site is the Tithe Map of 1839. This records the six fields that make up the proposed development site as belonging to Gelly-Laes farm, four of which were used for pasture and the others for arable. The landowner is listed as John Morgan, with the farm tenanted by Joseph Kidner. Gelli-Las farmhouse is shown as a long rectangular building with a small garden. Three outbuildings associated with the farmhouse are arranged around an L-shaped yard. The farmhouse is located at the end of a road or track which branches off the main Cwmbran to Caerleon road. To the south of the farmhouse and yard a narrow strip of woodland is depicted. No outbuildings or structural features are depicted within the proposed development area.
20 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT The 1st edition OS map of 1882 depicts the changes to Gelli-Las Farmhouse brought about by Alfred Pilliner in his creation of Llantarnam Grange. The rectangular farmhouse has been replaced by a large house and numerous outbuildings. The yard and garden to the front of the farmhouse have been converted into stately gardens with walkways, a small lake and woodland planted to hide the property from the road. A drive leads from the road to the front of the house. The road has been extended beyond the Grange, continuing south following the line of the woodland. The fields that make up the proposed development site have been truncated on their eastern side by the construction of the Abergavenny to Newport railway, and their layout has become more regular, with the amalgamation of several of the small fields shown on the tithe map facilitating the creation of large square fields.
The 2nd edition 1901 OS map shows little change to the Grange, with the exception of the construction of additional outbuildings and the reclamation of part of an adjacent field to extend the garden. By 1901 the road had been renamed Grange Road and more properties had been built along it. No change is depicted to the fields that comprise the proposed development site.
CWMBRAN 21 DRAFT FOR COMMENT JAN 2011 APPRAISING THE CONTEXT 2 2.0 The Context
By 1954 the fields of the proposed development site had been amalgamated into the increasingly industrial landscape of Cwmbran. A large factory now occupied the southern end of the site, and the northern end also appears to have been taken out of agricultural use. Housing and development is starting to encroach on Llantarnam Grange from the west, although the Grange and the proposed development site are still largely surrounded by fields.
The 1975 OS map shows the factory occupying the southern end of the site, while recreation facilities have been constructed at the northern end. Llantarnam Grange has, by this date, become entirely surrounded by development, with little evidence of the gardens, orchards and woodlands that were still present 20 years earlier.
22 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT 2.0.4 THE WIDER CONTEXT
Cwmbran benefits from strong connections to key towns and settlements within the region and beyond, including Pontypool to the north and Newport to the south. It is located on the A4051 which links directly to the regional strategic highway network; Junction 25a of the M4 can be reached within approximately 10 minutes.
The town of Cwmbran is relatively well-contained, with its resident population focused to the north and south. It also draws on the resident population of its smaller surrounding settlements and performs strongly within the South East Wales region as a whole.
CWMBRAN 23 DRAFT FOR COMMENT JAN 2011 APPRAISING THE CONTEXT 2 2.1 Assessment
Cwmbran Town Centre covers an area of 15.8 The provision of well-designed routes to serve Ha, with by far the greater land use being given east/west movement, are key requirements over to retailing. This primary use is supported of any proposals for the “eastern strip” site and by parking, office, hotel, entertainment, have been a major theme in pre-application residential and arts uses. consultations and design development.
The core area itself is defined by the four The bus station is conveniently located dominant routes into the town, imparting a within the town core off Glyndwr Road and strong rectilinear form, bounded by St David’s the Train Station is located outside the core Road and Glyndwr Road to the east, Caradoc several hundred metres to the north east. It Road to the north, Llywelyn Road to the is connected by an existing footpath link with west and Tudor Road to the south. The point good, level pedestrian and cycle connections. at which these routes intersect indicates Despite this, the route currently lacks a strong the strategic points of arrival into the town. sense of enclosure or activity and visual links Collectively the network forms a ring road, between the Station and Town Centre are effectively containing the retail core and weak. Unfortunately, the recently constructed providing convenient access into car parks Cinema and Leisure Complex fails to address beneath the pedestrianised shopping courts St. David’s Road or existing pedestrian links in a above. positive manner. The Building’s blank elevations contribute towards the introverted nature of While facilitating efficient vehicular movement the Town Centre and lack of focal points or the ring road also creates a pedestrian way-finding features to aid pedestrians. movement barrier and therefore piecemeal expansion that has occurred beyond the core The retail area itself is organised around a to the west, has relatively poor pedestrian central public space – Gwent Square, with a access provision. smaller public space, complete with water garden, to the south. This space forms The Planning Policy Options Paper (January, an important connection to the southern 2005) and subsequent Draft Cwmbran Town residential neighbourhoods by means of a Centre Plan (2007) convey the aspirations held deck over Tudor Road and the two squares are by the Council and community and establishes connected by a series of walks and malls. some core design principles for expansion to the east. The latest Draft Plan is in the process The retail offer is anchored by a large ASDA of being superseded by the Torfaen Local Supermarket to the north-west. A House of Development Plan. Fraser Department store is set on Gwent Square and a combination of Matalan and Wilkinsons attract customers along Llewelyn Walk.
24 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT Between these, smaller comparison goods shops trade off the foot-fall generated by the anchors and access points, fed from the surrounding neighbourhoods and lower level car parking.
To the east lies Llantarnam Grange Arts Centre. This area offers a ‘green oasis’ within the built- up Town Centre that is complemented by a strong Green Corridor which runs in a north south axis along St David’s Road and offers the opportunity for the creation of high quality, distinctive public space.
This allows the creation of a large pedestrianised retail area with office and residential accommodation above highlighted in grey.
Future Development of Cwmbran Town Centre
The current retail Town Centre, comprising 15.8 hectares, is clearly defined by a circulatory highway system. Consultation Draft Plan for Town Centre
CWMBRAN 25 DRAFT FOR COMMENT JAN 2011 26 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT APPRAISING THE CONTEXT 2 2.1 Assessment
2.1..1 SITE DESCRIPTION
The Application site is currently occupied by Though the site’s topography is broadly the ArvinMeritor Factory which is situated flat, to the north and north-west it banks immediately to the east of Cwmbran Town upwards approximately 2m to the plateau Centre, within a linear strip of land which is level proposed for the Morrisons Store and bounded by the Welsh Marches Railway Line to the southern end it banks downwards to the east and Grange Road to the west. The approximately 2m onto the adjacent Crane and railway line serves the main line to Newport, Saunders site. Crewe and Manchester and severs the town from an attractive expanse of recreational open space extending further east. The mature trees, located beyond the site boundaries provide important vegetation buffers, particularly alongside the railway line.
Access to the site itself is via Grange Road, which to the north connects with a roundabout which defines the north-east ‘corner’ of the Town Centre loop road and to the south with a roundabout connection onto Llanfrechfa Way. Running parallel to the majority of Grange road is St David’s Road and between these two roads stretches an under-utilised Green Corridor of mature trees and road verges providing a welcome break in the urban environment. This is an asset that could better connect with the area of open green space surrounding Llantarnam Grange Arts Centre, potentially To the East lies Liantarnum Grange Arts Centre. This area offers a ‘green oasis’ within the built up town centre that is creating new public spaces and both visual and complemented by strong ‘green corridors’. pedestrian permeability through to the Town These run predominantly in a North South axis along St Davids Road to the East and Llewellyn Road to the West. Centre.
CWMBRAN 27 DRAFT FOR COMMENT JAN 2011 APPRAISING THE CONTEXT 2 2.1 Assessment
2.1..2 SITE CONSTRAINTS
In summary site constraints include; Movement’ styling, featuring; flat roofs, ribbon glazing, and monolithic concrete cladding and 1= a railway line to the east, with the nearest landscape detailing. crossing point on Edlogan Way to the north, 1= poor pedestrian connectivity into the Town Within the core itself, there is a sequence of Centre to the west, well-defined squares, routes and mix of uses that creates a successful and pedestrian- 1= level changes to north and south, friendly townscape. Navigational clues are also statutory undertakers services in Grange 1= provided by means of the residential tower and Road, decorated claddings to stair towers. 1= a requirement for flooding attenuation and 1= land contamination issues. In recent years a number of peripheral retail additions have had the effect of diluting the More detailed information on existing features original vision and design ethos. Some of the and constraints are discussed in detail within more aspirational parts of the original design, chapters of the Environmental Statement that in particular the Water Garden, have also fallen accompany this application. into disuse, presumably due to Health and Safety and maintenance issues.
However, despite looking tired after 40 years of 2.1..3 LOCAL CHARACTER, FORM & MATERIALS use, the Town Centre is robust enough to be progressively renewed and offers many clues Cwmbran Town Centre was planned on to future peripheral development. Perhaps the a rectilinear grid, as was its rationalist most important of these is the sense of ‘place’, architecture. This is accentuated by its highway resulting from good pedestrian connectivity network, the constraining effect of which has and well-defined spaces and uses. produced a well-defined and at times abrupt edge onto less densely developed surrounding sites. It has also meant that expansion has been difficult to plan, resulting in piecemeal retail units which are severed from the network of pedestrian routes, which feature so prominently within the core.
Buildings possess a strong and at times heroic character typical of 1960’s and 70’s ‘Modern
28 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT 2.1..4 ADDITIONAL INFORMATION
This Design, Access and Sustainability Statement is not a stand-alone document and should be read in conjunction with all other elements of the submissions, which comprise: 1= eHP`LIHGBHN>F=sN>NBGBHN=JLBJ>LBA=?S=pB>@I@^=>HA=sG`NE 1= pF>HH`HD=sN>NBGBHN=JLBJ>LBA=?S=pB>@I@^=>HA=sG`NE= 1= rBN>`F= MMBMMGBHN=JLBJ>LBA=?S=pB>@I@^=>HA=sG`NE 1= tL>HMJILN= MMBMMGBHN=t =JLBJ>LBA=?S=tthc 1= pLBF`G`H>LS=r`M^= MMBMMGBHN =dBN>`FBA=qO>HN`N>N`PB=r`M^= MMBMMGBHN Remediation Options Appraisal, Remediation Pilot Testing & Interim Remediation Measures, and Full Remediation Strategy prepared by Arcadis; 1= L?IL`@OFNOL>F=sOLPBS=>HA= L?IL`@OFNOL>F=iGJF`@>N`IHM= MMBMMGBHN =JLBJ>LBA=?S== Smeeden Foreman; 1= fFIIA=cIHMBKOBH@BM= MMBMMGBHN=JLBJ>LBA=?S=hSABL=cIHMOFN`HD 1= h>?`N>N=sOLPBS=>HA=pLINB@NBA=sJB@`BM= MMBMMGBHN =JLBJ>LBA=?S=sGBBABH== Foreman; 1= L@E>BIFID`@>F=dBM^=b>MBA= MMBMMGBHN=?S= L@E>BIFIDS=w>FBM=lNA 1= bree m=sN>NBGBHN =JLBJ>LBA=?S=dl = L@E`NB@NOLB=>HA 1= dL>Q`HDM=>HA=dI@OGBHN=s@EBAOFB
CWMBRAN 29 DRAFT FOR COMMENT JAN 2011 APPRAISING THE CONTEXT 2 2.1 Assessment
OWNERSHIP The development site is currently in the ownership of Arvin Meritor and the Local Authority.
EDLOGAN WAY
CARADOC ROAD
ST DAVIDS ROAD
TUDOR ROAD
OWNERSHIP
Arvin Meritor Site Proposed Morrisons Site Crane & Sanders Site Anchors - Leisure & Retail
30 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT MOVEMENT Existing patterns of movement and key views are described below.
EDLOGAN WAY
CARADOC ROAD
ST DAVIDS ROAD
TUDOR ROAD
MOVEMENT
Pedestrian movement Primary vehicular route Secondary vehicular route Railway line Key views
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FORM The existing figure ground and larger scale focal points are descrbed below.
EDLOGAN WAY
CARADOC ROAD
ST DAVIDS ROAD
TUDOR ROAD
FORM
Key Buildings Urban Edge Town Focal Points Blank Elevation
32 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT LANDSCAPE Key areas of mature landscape are located along St Davids Road, aroung Llantarnam Grange and running parrallel to the railway.
EDLOGAN WAY
CARADOC ROAD
ST DAVIDS ROAD
TUDOR ROAD
LANDSCAPE
Green Corridor Major Level Change
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CONSULTANTS REPORTS These existing facilities and the masterplan pedestrian connections within the site and to These proposals have been developed in the surrounding area mean that the site is well response to a variety of pre-application situated for access by all modes. discussions with Torfaen County Borough Council Development Control, Planning Policy, Each of the three sub-sites will have their own Ecology and Highways Departments. Advice access arrangements. was also sought early in the design process in relation to flood risk, contamination, sustainable In traffic impact terms the relocation of Arvin construction, access and potential acoustic Meritors operations will not result in any disturbance. change in traffic activity except for its access arrangements and therefore routeing of traffic. A summary of the key findings is offered below; Arvin Meritor’s site will be accessed solely via the southern section of Grange Road. Grange TRAFFIC ASSESSMENT Road effectively becomes a cul-de-sac. Given that the section of Grange Road closest to TTHC Ltd has worked closely with the design the site is of restricted width, HGVs accessing team to examine the transport related impact the site will run on a one way loop around the of the proposed redevelopment of the Arvin building thus avoiding two way flow for all but Meritor site at Grange Road, Cwmbran. a very short section. Some widening of Grange Road is proposed in order to accommodate The masterplan area includes the strip of land two way HGV movements on the tight bend between St David’s Road and Grange Road, exiting the St David’s Road roundabout. and will form an extension to the existing town centre which currently runs immediately Full planning consent is being sought for the along the western side of St David’s Road. Northern Site (Site 1) which will be occupied by The northern section of Grange Road will be a Morrisons foodstore, a petrol filling station and stopped up and pedestrian linkages across two small units for A1/A2/A3 use. The Morrisons St David’s Road will be strengthened, and in site will be accessed directly off the Northern particular a footbridge connection will connect roundabout (St David’s Road / Edlogan Way) into the existing walkway adjacent to the via a realignment and widening of the existing cinema. From here there is easy access to the Grange Road arm of the junction. primary shopping frontage and the bus station. Outline consent is being sought for the Central Additionally Cwmbran railway station is Site (Site 2) which will be occupied by a 60 bed located immediately north of the site and hotel plus a pub/restaurant, and B1 office use. It a shared footway/cycleway runs along the will be accessed via a new priority junction on northern edge of the site on Edlogan Way. to St David’s Road.
34 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT An assessment has been made of the GROUND CONTAMINATION AND REMEDIATION increase in traffic resulting from the redevelopment proposals. The analysis shows The design team has been working closely that the Northern Roundabout (Morrisons together to understand the site suitability for access) would be experiencing operational re-use. difficulties in the PM and Saturday peak hours with the addition of store traffic. A roundabout In summary the results of site investigations improvement scheme is proposed which and remediation options are as follows: will not only provide sufficient capacity to accommodate the uplift in traffic but will also SITE 1 NORTHERN provide safety enhancements to a junction This area of the site has not been considered which has existing safety concerns. in the Remediation Options Appraisal (ROA), as none of the measured concentrations By 2016 with the addition of the Central Site of CoC in soil and/ or groundwater samples (Site 2) traffic, the Southern Grange Road exceeded the derived SSAC ARCADIS considers roundabout would also start to show capacity Site 1 to be suitable for redevelopment as issues and an improvement scheme is also a supermarket, associated petrol filling proposed here. station and two smaller retail units (as well as a pedestrian bridge from the site into Elsewhere on the highway network the other Cwmbran town centre). A watching brief will junctions under consideration have been be needed to react to unexpected findings shown to be able to readily accommodate during construction. A remediation strategy these peak hour traffic flows. in the event of unexpected impacts to soil or groundwater quality will need to be agreed It has therefore been concluded that there during redevelopment with the Regulatory are no transport related issues which should Authorities. prevent the proposals from proceeding, subject to the proposed mitigation measures being SITE 2 CENTRAL provided. Limited remediation may be required at the southern extent of Site 2. Based on the A detailed discussion of these finding is identified risks a remediation strategy will be contained within the Environmental Statement developed potentially including Monitored submitted with this application. Natural Attenuation (MNA) for the water resources impacts in the eastern side of the site. This will include some further investigation of potential source material after demolition of the redundant water effluent treatment plant. Some localised source removal and
CWMBRAN 35 DRAFT FOR COMMENT JAN 2011 APPRAISING THE CONTEXT 2 2.1 Assessment
groundwater monitoring may be required development of Site 1 Northern. to demonstrate the absence of risk in these areas. A number of services lie below Grange Road and the development has been designed to SITE 3 SOUTHERN avoid disturbance of these. This area of the site A number of remediation technologies has been designed to maintain existing ground were identified as potentially suitable for levels. the southern extent of the site to reduce contaminant concentrations below and to ARCHAEOLOGY restrict potential migration of identified on-site impacts to off-site receptors. In December 2010, Archaeology Wales Ltd The proposed redevelopment and was commissioned by Arvin Meritor and Wm improvement of the Meritor production facility Morrison Supermarkets Plc to carry out an will be a medium term engineering project archaeological desk based assessment for and a pragmatic approach is proposed for the site. The desk-based work provides a basis removal of shallow soil sources as and when of knowledge from which a programme of areas become available. The lack of risk posed trial trenching can be carried out before the by the free-phase oil means that in the event commencement of development. that the oil is contained on-site and proven to be static or reducing, proposals will be made Research has revealed no evidence that to remediate over a longer term, with interim archaeological remains exist within the section remediation measures undertaken to reduce of the site to the east of Grange Road. However, the risk of migration off-site. it is possible that previously unrecorded Overall, once the remediation strategy is in features survive within the former fields, place, no adverse impacts are expected to particularly in the Northern site (Site 1) which arise as a result of the proposed scheme, and has suffered the least disturbance. The impact the remediation itself is expected to have a of the development on any such archaeological significant beneficial impact on the long-term remains would be substantial. quality of the soil and groundwater quality at In order to mitigate against any adverse effects the site. on the archaeological resource a programme of pre-construction evaluation forms part of STATUTORY UNDERTAKERS / SERVICES the recommendations put forward by GGAT. This will involve the mechanical excavation of We have assembled all statutory services trial trenches under archaeological supervision. information and this has impacted the It is recommended that comprehensive trial proposals to some extent. A large electrical trenching is carried out in the Northern site ring main around the current Arvin Meritor (Site 1), with 15 trenches excavated across the facility will require partial divertion to allow the development area (exact size and location to
36 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT be determined in consultation with GGAT). In 1= iABHN`CS=>FF=JIMM`?FB=`GJ>@NM=NE>N=NEB== = the central area (Site 2), further trenching is development may have on these recommended. Owing to the presence of an resources. Temporary and permanent, operational factory unit, however, trenching short-term and long-term, positive will only be possible at the northern end of the and negative, covering all phases of the site and around the sides of the building. It is development; recommended that six trenches are excavated 1= MMBMM=NEB=M`DH`C`@>H@B=IC=NEBMB== = (exact size and location to be determined ecological impacts; in consultation with GGAT). No trenching is 1= dBPBFIJ=G`N`D>N`IH=JLIJIM>FM=NI== = recommended in the southern site (Site 3) ameliorate the impacts of the proposal; as groundworks are not proposed given that 1= iABHN`CS=NEB=JINBHN`>F=CIL=BHE>H@BGBHN== the application proposals relate only to the measures which could increase the refurbishment of the existing building. biodiversity value of the local area; and 1= eP>FO>NB=NEB=LBM`AO>F=`GJ>@NM=IC=NEB== = development on the ecology of Further detail is contained in the Environmental the study area. Statement. The proposed development site does not support any statutorily protected habitats. Areas of plantation woodland, hedgerows ECOLOGY AND ARBORICULTURE and a small area of semi-improved neutral/ calcareous grassland within the proposed Smeeden Foreman Limited have been development site are considered to be of commissioned by Wm Morrison Plc and nature conservation interest. To facilitate the Arvin Meritor to undertake an ecological and proposed development, features such as arboricultural assessment of the site. hedgerows, the area of neutral/calcareous grassland and sections of the plantation The overall approach to carrying out the woodland will be lost. Landscape planting using ecological assessment was as follows: species of native origin will seek to mitigate for sections of vegetation lost, as well as providing 1= eMN>?F`ME=NEB=MNOAS=>LB>=CIL=NEB== = continued connectivity within and outwith the purposes of the ecological assessment; site. 1= tELIODE=ABM^=>HA=C`BFA=MNOA`BM=`ABHN`CS=== and evaluate the existing ecological Hedgerows and trees within the site were resources within the study area recorded as supporting foraging and located within and surrounding the commuting bats and are considered to provide site which may be affected by the suitable nesting habitat for breeding birds. proposed development; Such features would also offer connectivity to
CWMBRAN 37 DRAFT FOR COMMENT JAN 2011 38 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT APPRAISING THE CONTEXT 2 2.1 Assessment
adjacent habitats outwith the site. Mitigation recommended includes the planting of native trees and shrubs to replace and potentially enhance what is currently within the site. Lighting proposals would aim to avoid illuminating retained and proposed areas of planting to ensure these areas remain attractive to local wildlife.
Good working practice and the adoption of mitigation measures as outlined in the Ecological Chapter of the Environmental Statement will ensure that impacts on protected species are avoided or reduced.
Further detail is contained in the Environmental Statement.
FLOOD ATTENUATION
From the outset of detailed design we have been working closely with Hyder Consulting to understand the risk of flooding on site.
This has resulted in the introduction of a flood attenuation zone along the eastern boundary of the site adjacent to the railway line that extends south from Site 1 Northern.
Below ground attenuation measures have also been designed and incorporated into the car park of the proposed food store.
CWMBRAN 39 DRAFT FOR COMMENT JAN 2011 EXISTING ARVIN MERITOR FACILITY
40 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT APPRAISING THE CONTEXT 2 2.2 Social Assessment & Economic Characteristics
Morrisons is not currently represented in the Borough and has been searching for a suitable development site on which to develop a foodstore that can compete with the area’s existing provision. The site of the proposed Morrisons foodstore is located immediately to the north-east of Cwmbran town centre and has good pedestrian links to the bus station and the main shopping area of the town centre. The majority of the application site has historically been used as a car park for employees of the adjacent Arvin Meritor factory, but it is now surplus to the requirements of the factory and therefore available for redevelopment.
The Morrisons store would create 350 new jobs: 100 full-time and 250 part-time. The number of staff retained at the Arvin Meritor braking division would increase from 400 to 550. It is also estimated that the new hotel and offices would provide employment for some 270 people.
CWMBRAN 41 DRAFT FOR COMMENT JAN 2011 APPRAISING THE CONTEXT 2 2.3 Planning Policy
Planning policy is assessed in detail in the Environmental, Planning and Retail Statements which accompany the planning application. The proposals for the site are considered to be in accordance with the emerging policies for Cwmbran town centre.
42 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT APPRAISING THE CONTEXT 2 2.4 Involvement
The principle of a proposed extension of the In addition to the statutory consultation to be town centre eastwards onto the Arvin Meritor carried out by Torfaen CBC, it is the intention site has been the subject of public consultation to hold a further public exhibition in March 2011, by Torfaen CBC in its emerging Town Centre to explain the proposals and seek the public’s Masterplan (2005 and 2007) and its emerging comments. Local Development Plan (2008). In January 2011 the detailed masterplan DLA has been in discussions with Torfaen proposals were presented to Gwent Police. CBC about the site since late 2008, when DLA We have received a formal response from was first instructed by Morrisons to prepare a Inspector Kevin Warren who comments, planning application for a new foodstore on the “having viewed the proposals I have no northern part of the Arvin Meritor site, which objections and support the regeneration was submitted in April 2009. project”.
Morrisons held a public exhibition in Cwmbran Town Centre in June 2009 to explain its proposals for a new foodstore on the northern part of the Arvin Mertior site. This attracted more than 150 people, 63% of whom completed a comments form. 99% of completed forms expressed their support for the proposals.
The 2009 planning application, although still undetermined, was the subject of extensive consultation, including responses from: Torfaen CBC, other statutory bodies (including the Design Commission for Wales), neighbouring landowners and other commercial interests in Cwmbran. These responses have helped us to refine our current proposals.
Since 2010, DLA has been working closely with Arvin Meritor and Morrisons on a joint scheme to deliver a comprehensive redevelopment of the whole site. Regular and extensive discussions have taken place with officers at Torfaen CBC on both the principles and the details of the proposal.
CWMBRAN 43 DRAFT FOR COMMENT JAN 2011 44 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT APPRAISING THE CONTEXT 2 2.5 Evaluation
These proposals bring forward a major regeneration scheme for the area known as the “Eastern Strip” adjacent to Cwmbran Town Centre. The proposals will create a new Gateway to the north-east of the Town Centre with a proposed new pedestrian bridge link over St Davids Road. It is also proposed to “table” an area of St Davids Road to slow traffic and improve pedestrian connectivity adjacent to Llantarnam Grange. This leads to a new public square in the central area of the over-all site.
The development comprises a mix of uses including a new Morrisons food store, offices, an hotel with a restaurant/pub and manufacturing uses. The existing Green Corridor along St David’s Road will be imaginatively incorporated into the development. Improved linkages to public transport nodes will also be provided, in particular the link to the railway station to the north.
Issues of flood defence and contamination have been carefully researched and mitigation measures incorporated into the development proposals. These issues are discussed in detail within the accompanying Environmental Statement.
It is estimated that the completed scheme will generate in the order of 1200 jobs
CWMBRAN 45 DRAFT FOR COMMENT JAN 2011
3 ENVIRONMENTAL CREDENTIALS 3.1 INTRODUCTION 3.2 ADAPTABILITY 3.3 SUSTAINABLE DESIGN SOLUTIONS 3.4 BUILDING MATERIALS ENVIRONMENTAL CREDENTIALS 3 3.1 Introduction
The approach that has been established to the Morrisons has a consistent approach to sustainable agenda is one of joined up thinking, reducing carbon emissions from its operations, not the application of ‘green bling’. Holistic, which begins by avoiding energy demand and sustainable design is at the heart of the design carbon emissions through passive design then philosophy. reduces emissions and energy consumption through efficiency measures and energy The issues of energy consumption and carbon recovery. Morrisons Cwmbran store will avoid emissions in new development are given and reduce carbon emissions through passive prominence in the Preferred Strategy for the design and energy efficiency. Torfaen Local Development Plan (2006-2021), and in Planning Policy Wales (Edition 3, July Arvin Meritors sustainability goals up to 2020 2010). This section of the statement therefore are: sets out the strategy for minimising energy consumption and carbon emissions for the OPERATIONAL EXCELLENCE proposed development. 1= Reduce global recordable injury rate to less In the design and construction of its new than 1.0. stores, Morrisons use the independent metric 1= Reduce greenhouse gas emissions and of BREEAM* to demonstrate the sustainability energy consumption by 25%. of the buildings. A separate BREEAM pre- 1= Eliminate plant landfill usage at all global assessment report has been prepared to set manufacturing sites. out the credits targeted for the Cwmbran store Increase returnable and recycled content and demonstrate that the building meets the 1= for packaging by 50% standards set out in Chapter 4 of Planning Policy Wales (Edition 3, July 2010). 1= Design new facilities to achieve LEED This is summarised below. certification. BREEAM in the UK.
1= The store will achieve a Very Good rating. PRODUCT DESIGN 1= Credits will be achieved which specifically demonstrate best practice in energy 1= qO>ALOJFB=rd=?OADBN=CIL=M>CBNS=>HA= efficiency to $16 million. efficient design including Ene 1 (7 credits), Ene 2, Ene 3, Ene 4 and Ene 7 (see Appendix 1= Increase drive axle efficiency by 20%. 1). 1= Increase remanufactured products to 20% of total company revenue.
48 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT SOCIAL RESPONSIBILITY 1= Planning Policy Wales Technical Advice Note 8: ‘Planning for Renewable Energy’ 1= Tie charitable contributions to a fixed (WAG, July 2005). percentage of revenue. 1= Establish university partnerships in every The Welsh Assembly Government underlines country in which we operate. its commitment to sustainability through the five themes within People, Places, Futures, 1= Achieve 40,000 hours of employee The Wales Spatial Plan (2004/5). These volunteerism globally. include: achieving sustainable accessibility, respecting distinctiveness, promoting a These proposals reflect the increasing sustainable economy, building sustainable emphasis that has been placed on communities and valuing the environment. environmental sustainability at the national, All of these are intrinsic to development in the regional and local levels of government. Wm built environment and have been carefully Morrison Supermarkets Plc and Arvin Meritor considered in developing an holistic, considered UK Ltd are committed to this agenda as response to the application site and its demonstrated by their annual Corporate Social surroundings. Responsibility Reports and commitment towards supporting the regeneration of Sustainability and inclusive design have been communities through the design and discussed at each stage of the design process construction of sites in sustainable locations. and the Council’s commitment towards achieving a sustainable expansion to Cwmbran The proposed development reflects the Town Centre is evident within the DPCTC (2007) following planning policies and national and the Local Development Plan. guidance in relation to achieving a development which is sustainable with regard These proposals recognise the importance that its location, land-use, resource consumption, has been placed on improving linkages to the building materials and impact upon the town centre, providing an attractive and usable community: asset for community use and allowing for the coordinated, planned, flexible expansion of the 1= People, Places, Futures – The Wales Spatial town centre eastwards. Plan (2008 Update); Environment Strategy for Wales (2006); 1= The detailed design of the proposed 1= Sustainable Development and the Design development has also been developed to work Commission for Wales DCFW, 2007); with the environment by using sustainable 1= Planning Policy Wales (WAG, Edition 3, July methods of construction and ensuring the 2010); and buildings are energy efficient. This adheres to the DPCTC (2007), which established a series of
CWMBRAN 49 DRAFT FOR COMMENT JAN 2011 ENVIRONMENTAL CREDENTIALS 3 3.1 Introduction
key design principles to be considered in future 1= Providing 350 new jobs (150 full-time development, including the need for proposals and 200 part-time) and supporting the to consider maximising energy efficiency in continued operations of the ArvinMeritor the built form, orientation, layout, construction, factory. materials and landscaping strategy selected for 1= Demonstrating a general commitment to the application site. providing real career paths for local people. The construction of the development will The proposed development successfully create local employment for local and contributes towards these national and local national contractors and suppliers. aims by: 1= Adopting efficient methods of construction. 1= Committing to a BREEAM ‘very good’ target 1= Reusing a surplus, previously developed at a minimum – BREEAM consultants have parcel of land and bringing it into positive provided a pre-assessment as part of this use. application. 1= Promoting the use of an accessible site Conducting soak away tests during early with strong public transport, walking and 1= site investigations to inform the Drainage cycle connections. Strategy submitted with the application – 1= Incorporating staff in house changing this is beyond minimum requirements set facilities and showers to promote cycling to by the Council. work and active lifestyles. 1= Introducing a site specific Drainage 1= Contributing towards the planned, Strategy, informed by the Flood Risk comprehensive expansion of the town Assessment carried out in support of the centre to the east. application. 1= Offering a Soft Landscaping Scheme 1= Providing a comprehensive contamination which contributes towards a wider concept remediation strategy. strategy to retain and enhance the biodiversity and green assets existing along National and local guidance emphasise the green swathe to the east of the town the importance of design, infrastructure centre. and site layout in achieving energy efficient 1= Landscaping has been used predominantly developments by optimising passive solar gain. at the perimeter of the site to act as a The proposed development has considered buffer. the orientation of the buildings in relation to 1= Considering the potential of linked trips to the sun path. The overall layout seeks to avoid a broad and expanding mix of uses within overshadowing and exposes key elevations the town centre and its expansion zones. and corners to optimise sunlight penetration.
50 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT The proposed foodstore faces west and south and therefore, benefits from cross ventilation and sunlight, particularly within the office spaces on the first floor of the building. The massing of the building has been designed to achieve its optimum volume (in operational terms) to ensure the volume of space heating is minimised.
The existing retaining walls and site levels have been largely worked with to achieve minimal cut and fill and cart away from the site which reduces construction traffic energy consumption. The proposed buildings floor levels have been set to coordinate with the Flood Risk Assessment and Drainage Strategy Statement. These levels are illustrated within the Proposed Site Sections submitted with the application. In addition, any impact upon existing underground servicing has been minimised in the layout using, where possible, the existing servicing to the site.
CWMBRAN 51 DRAFT FOR COMMENT JAN 2011 REVISIONS
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South Park Way | Wakefield 41 Business Park WAKEFIELD | WF2 0XJ Tel : 01924 858585 | Fax : 01924 858555 Email : [email protected] www.dla-architecture.co.uk PROJECT MASTERPLAN CWMBRAN
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OFFICE ROOF-FFL +72.490 m OFFICE PLANT_01 PROPOSED BUILDING +70.990 m OUTLINE HOTEL PLANT +69.490 m OFFICE LEVEL 03-FFL +67.990 m HOTEL ROOF-FFL +66.490 m PLANNING OFFICEHOTEL LEVELLEVEL 03-FFL02-FFL +63.490 m DLA ARCHITECTURE HOTEL LEVEL 02-FFL +60.490 m OFFICE LEVEL 01-FFL +58.990 m South Park Way | Wakefield 41 Business Park HOTEL LEVEL 01-FFL WAKEFIELD | WF2 0XJ +57.490 m Tel : 01924 858585 | Fax : 01924 858555 Email : [email protected] www.dla-architecture.co.uk OFFICE/HOTEL LEVEL 00-FFL PROJECT +54.490 m MASTERPLAN CWMBRAN
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52 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT ENVIRONMENTAL CREDENTIALS 3 3.2 Adaptability
The proposals are designed to specifically accommodate two end users; Morrisons and Arvin Meritor. The Morrisons store has been designed to their current requirement for sales and ancillary accommodation. Potential for expansion of the warehouse facility and the café area has been allowed for in the site layout.
The proposed Arvin Meritor factory has been carefully considered in respect of their future production programme and allows for expansion within the main factory building.
The central section of the site is in outline and the application proposes horizontal and vertical parameters to allow future flexibility in the delivery of the proposed mix of uses. This will allow the hotel, office and restaurant/ pub facility to be interchangeable within the confines of the site and allows for the overall site capacity to be maximised. This promotes the viability of development in the longer term as this section of the site will be delivered as the last phase of development.
The vertical and horizontal parmeters are illustrated on the opposite page.
CWMBRAN 53 DRAFT FOR COMMENT JAN 2011 ENVIRONMENTAL CREDENTIALS 3 3.3 Sustainable Design Solutions
A sustainable development will consider the 1= 100 million has been invested in these balance between social, environmental and improvements. economic objectives, making best use of 1= The 2009 Cooling Industry Award (Figure today’s resources, without compromising the 2.a.ii) for Field Service Innovation of the Year future. was given to Morrisons for its refrigerant change-out programme. ENERGY & CARBON Other improvements by Morrisons have Morrisons has shown leadership in its corporate included: approach to reducing carbon emissions. This has been recognised in the following ways: 1= 17,000 tonnes CO2 saved through logistics efficiencies, including the construction of 1= Morrisons was the first UK supermarket to new distribution centres. achieve the Carbon Trust Standard (Figure 1= 830 tonnes CO2 saved from plant and 2.a.iii) for year-on-year emission reductions. machinery improvements in Morrisons food 1= Morrisons was third place (the highest production facilities. supermarket) in the FTSE 350 Carbon Strategy Index 2010. WATER Morrisons has recently agreed a Carbon Reduction Strategy, which sets a target of a 30% Morrisons recognises that water resources are absolute reduction in emissions between 2005 limited and that mains water consumption has and 2020. It is the only supermarket to bind a significant environmental impact. It therefore itself to an absolute reduction despite plans for includes the following measures in its new expanding its business. This target builds on a stores: 16% reduction already achieved by Morrisons in carbon emissions between 2005 and 2009. 1= Water recycling in the vehicle wash. 1= Low volume, dual flush toilets. The chief contributor to carbon reductions by Low flow push taps. Morrisons over the last five years has been 1= its programme of refrigeration improvement. 1= Automatic metering of water consumption Sections 3 and 4 will describe low carbon which will identify excessive consumption elements of systems used in new stores. As (e.g. due to leaks). well as ensuring new stores have the best refrigeration systems available, Morrisons has These and other measures have led to been radically improving systems in existing Morrisons achieving a 19% reduction in mains stores (which were often inherited as part of water consumption between 2005 and 2009. the purchase of existing buildings):
54 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT REFRIGERATION 1= Automatic night blinds to minimise loads on open display refrigerators outside Food refrigeration typically uses HFCs as opening hours. refrigerants, most of which are more than 1000 times more potent greenhouse gases than CO2. HFC leakage is a significant element LIGHTING of the Morrisons carbon footprint, as it is for all other food retailers, equivalent to 42% Lighting is the second most important energy of the emissions associated with energy end-use in new Morrisons supermarkets. consumption in existing Morrisons stores. However, its use can be minimised by using daylight. The design for the new Morrisons Morrisons has an ongoing policy to reduce Cwmrban Store introduces good levels of HFC emissions from its estate and it is also daylight into a number of areas: using alternative natural refrigerants such as CO2 in new stores, with more than twenty 1= Staff areas are narrow plan with glazing operational now using CO2 low temperature all along their external wall on the west refrigeration. Morrisons is also collaborating facade. with the refrigeration supplier Arctic Circle in a 1= The entrance and café have large areas Natural Refrigerant Technology Centre. This is of glazing to avoid the need for artificial testing and monitoring potential medium and lighting and to create a comfortable internal high temperature natural refrigerant systems environment. to evaluate options for Morrisons stores. The Cwmbran store will implement the most up- The use of artificial lighting is also avoided by to-date refrigeration system available from this the control strategy: process of research and development. 1= The general lighting illuminance level in Refrigeration is also typically the most the sales area reduces to a third outside significant energy end-use in supermarkets. opening times Emissions are also avoided through passive 1= Display lighting is switched off outside measures such as: opening hours. 1= Presence detection automatically switches 1= Doors on all storage freezers and chillers off lights in the warehouse, WCs and other with automatic alarms to show when they staff areas. are left open. 1= External lighting is switched off on the 1= High levels of insulation for cold storage and basis of daylight levels and for a set period refrigerated displays. outside trading hours.
CWMBRAN 55 DRAFT FOR COMMENT JAN 2011 ENVIRONMENTAL CREDENTIALS 3 3.3 Sustainable Design Solutions
HEAT LOSS
The primary path for heat loss from most new 1= 77% of its waste is diverted from landfill. supermarket buildings is via the ventilation 1= The quantity of packaging for Morrisons system rather than conduction through the own brand products was reduced by 16% building fabric. The standard design for new between 2006 and 2009. Morrisons stores addresses this by modulating 1= A 39% reduction in the environmental the intake of external air according to the need impact of standard Morrisons carrier bags for fresh air in the sales and neighbouring has been achieved. areas. The need for fresh air is identified through monitoring CO2 levels inside the 1= The Great Taste Less Waste campaign building. gives storage advice on fresh produce, information on the difference between “best before” and “use by” dates, and recipe VENTILATION AND COOLING ideas for food leftovers.
New Morrisons stores almost entirely avoid the A sustainable waste management strategy need for cooling. The only areas that need it are will be incorporated into the daily operations small internal spaces with high heat gains such of the food store. Private refuse collectors are as the cash office. In the sales and other areas employed by Wm Morrison Supermarkets Plc the ventilation design and control of internal to remove refuse from skips located within gains (e.g. from lighting) lead to comfort cooling the service yard. Goods packaging, including not being required, removing a major potential cardboard is separated from general waste and source of carbon emissions. is compacted into bales within the warehouse area. This is then stored until its regular While the maintenance of a comfortable collection by recycling contractors. environment in the sales area requires mechanical ventilation, this energy end-use can be avoided in some areas. Staff areas HEALTH AND WELLBEING will therefore be naturally ventilated using openable windows. The fiscal, physical, and psychological benefits of ‘healthy buildings’ can be seen in projects which have a comprehensive, integrated WASTE design and development process that seeks to:
Morrisons is working to minimise the 1= provide maximum access to natural environmental impact of its own waste and daylight and views to the outdoors, that generated by its customers, and has 1= provide superior ventilation, achieved the following: 1= control sources of indoor air contamination, 1= prevent unwanted moisture accumulation.
56 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT SUMMARY : REDUCING EMISSIONS
Having minimised the need for energy 1= Fittings will be switched using photoelectric through passive measures, the next stage of control in the café, the entrance and the carbon hierarchy is to reduce emissions the staff areas to capitalise on available by ensuring energy is used efficiently. This daylight. is achieved through the specification and 1= LED lighting is used in all the cold stores. design of efficient systems, through careful commissioning of these systems and good management of energy in the operational HEATING building. The table below summarises the ways in which these measures will be used 1= Low NOx condensing gas boilers which to reduce carbon emissions from the new improve on the efficiency requirements of Cwmbran development. Building Regulations. 1= Self adaptive control valves and pumping in REFRIGERATION the heating system will minimise electricity
consumption by circulation pumps. 1= All relevant refrigeration components, including air cooled condensers, display 1= Domestic hot water will be pre-heated by cabinets, compressors, cabinet doors and the recovery of high temperature waste blinds, and system controls are on the heat from the refrigeration heat packs. ECA Energy Technology Product List. This demonstrates that they achieve Best Practice levels of energy efficiency. VENTILATION 1= Variable speed drives are fitted to 1= Variable speed drives are use to balance compressors, pumps and fans. the ventilation system and modulate the 1= Defrost on demand controls are installed for supply of fresh air. evaporators. 1= Low specific fan power fans used throughout the store.
LIGHTING
ENERGY MANAGEMENT 1= Low energy T5 fittings will be used for
general lighting throughout the store. 1= Trend Building Management System. 1= Display lighting will have more than 1= Comprehensive sub-metering of electrical double the efficiency required by Building end-uses and data collection using an Regulations. Optima system.
CWMBRAN 57 DRAFT FOR COMMENT JAN 2011 Having minimised the need for energy through passive measures, the next stage of the carbon hierarchy is to reduce emissions by ensuring energy is used efficiently. This is achieved through the specification and design of efficient systems, through careful commissioning of these systems and good management of energy in the operational building. The table below summarises the ways in which these measures will be used to reduce carbon emissions from the new Cwmbran development.
REFRIGERATION 1= FF=LBFBP>HN=LBCL`DBL>N`IH=@IGJIHBHNM =`H@FOA`HD=>`L=@IIFBA=@IHABHMBLM =A`MJF>S=@>?`HBNM == compressors, cabinet doors and blinds, and system controls are on the ECA Energy Technology Product List. This demonstrates that they achieve Best Practice levels of energy efficiency. 1= v>L`>?FB=MJBBA=AL`PBM=>LB=C`NNBA=NI=@IGJLBMMILM =JOGJM=>HA=C>HM 1= dBCLIMN=IH=ABG>HA=@IHNLIFM=>LB=`HMN>FFBA=CIL=BP>JIL>NILM
LIGHTING 1= Low energy T5 fittings will be used for general lighting throughout the store. 1= d`MJF>S=F`DEN`HD=Q`FF=E>PB=GILB=NE>H=AIO?FB=NEB=BCC`@`BH@S=LBKO`LBA=?S=bO`FA`HD=rBDOF>N`IHM 1= f`NN`HDM=Q`FF=?B=MQ`N@EBA=OM`HD=JEINIBFB@NL`@=@IHNLIF=`H=NEB=@>C¶ =NEB=BHNL>H@B=>HA=NEB=MN>CC== areas to capitalise on available daylight. 1= led=F`DEN`HD=`M=OMBA=`H=>FF=NEB=@IFA=MNILBM
HEATING 1= lIQ=noR=@IHABHM`HD=D>M=?I`FBLM=QE`@E=`GJLIPB=IH=NEB=BCC`@`BH@S=LBKO`LBGBHNM=IC=bO`FA`HD== Regulations 1= sBFC=>A>JN`PB=@IHNLIF=P>FPBM=>HA=JOGJ`HD=`H=NEB=EB>N`HD=MSMNBG=Q`FF=G`H`G`MB=BFB@NL`@`NS== consumption by circulation pumps. 1= dIGBMN`@=EIN=Q>NBL=Q`FF=?B=JLB EB>NBA=?S=NEB=LB@IPBLS=IC=E`DE=NBGJBL>NOLB=Q>MNB=EB>N=CLIG== the refrigeration heat packs.
VENTILATION 1= v>L`>?FB=MJBBA=AL`PBM=>LB=OMB=NI=?>F>H@B=NEB=PBHN`F>N`IH=MSMNBG=>HA=GIAOF>NB=NEB=MOJJFS=IC== fresh air. 1= lIQ=MJB@`C`@=C>H=JIQBL=C>HM=OMBA=NELIODEION=NEB=MNILB
ENERGY MANAGEMENT 1= tLBHA=bO`FA`HD=m>H>DBGBHN=sSMNBG 1= cIGJLBEBHM`PB=MO? GBNBL`HD=IC=BFB@NL`@>F=BHA OMBM=>HA=A>N>=@IFFB@N`IH=OM`HD=>H=oJN`G>== system.
58 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT ENVIRONMENTAL CREDENTIALS 3 3.4 Building Materials
In the selection and use of all building materials it has been important to consider their impact on emissions associated with extraction, manufacturing process, transport and the potential to reuse or recycle. Our strategy has aimed to minimise environmental impact, sourcing from suppliers with an environmental management system in place and all timber is FSC certified. Where appropriate we have specified either A or A+ rated materials as defined in BRE Global’s Green Guide to Specification. During detailed design we will endeavoured to source local materials to minimise transport to site, all internal finishes will have very low levels of volatile organics and we will consider favourably materials with a high recycled content.
The selection of materials has involved intensive research over the past year informed by a series of meetings with various suppliers to ensure that the specification of materials is appropriate.
Issues such as a achieving a high thermal performance, structural spanning capacity, high pressure resistance and hygiene have all been considered.
The aesthetic quality of materials is discussed in further detail in section 4.5 Appearance.
CWMBRAN 59 DRAFT FOR COMMENT JAN 2011
4 THE DESIGN 4.1 USE 4.2 AMOUNT 4.3 LAYOUT AND SCALE 4.4 OPTIONS APPRAISAL 4.5 APPEARANCE 4.6 LANDSCAPE 62 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT THE DESIGN 4 4.1 Use
For ease of describing the proposals we have divided the site into three areas as follows: the Northern Section (Site 1), comprising the food store, petrol filling station, A1/A2/A3 units, new pedestrian bridge link, with associated car parking, landscape works and servicing; the Central Section (Site 2), comprising two office buildings, an hotel with pub/restaurant and associated car parking and landscape works. the Southern Section (Site 3), comprising the refurbished Arvin Meritor factory with associated offices, car parking, landscape works and servicing and
This application is seeking detailed approval for the Northern (Site 1) and Southern (Site 3) Sections of the development with the Central Section (Site 2) being in Outline only seeking approval for offices, hotel and A3 (pub/ restaurant) uses with associated infrastructure.
CWMBRAN 63 DRAFT FOR COMMENT JAN 2011 64 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT THE DESIGN 4 4.2 Amount
SITE 1 – NORTHERN Full planning permission is sought for a retail foodstore of 6,860 sq m gross (3,317 sq m net), petrol filling station, two class A3 units totalling 279 sq m gross, and 500 space shoppers’ car park. This site sits at the junction of Grange Road/Edlogan Way. Most of Site 1 has historically been used as a car park associated with the adjacent Arvin Meritor factory;
SITE 2 – CENTRAL Outline planning permission is sought for a mix of uses comprising a 60 bedroom hotel, a bar restaurant of 680 sq m gross and offices totalling 4,500sq m, approximately 225 car parking spaces and public realm improvements including a new public square. This site sits centrally within the site. It currently comprises part of the Arvin Meritor factory and service area.
SITE 3 – SOUTHERN Full planning permission is sought for the refurbishment, part demolition and extension of the Arvin Meritor plant. The resulting building will have a total floorspace of 26,900 sq m, (comprising 23,900sq m industrial floor space and 3,000sq m offices with 330 car parking spaces and service areas. This site currently comprises the southern part of the existing factory and car parking. The existing office building owned by WAG at the south- west corner of the site is unchanged by the application being outside the application site boundary.
CWMBRAN 65 DRAFT FOR COMMENT JAN 2011 66 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT THE DESIGN 4 4.3 Layout & Scale
The site layout has developed through family housing were explored. However, the discussion with Local Authority Officers proposal is now to retain an enhanced factory including Highways to establish the mix of facility on the site at its southern extent. uses, their adjacencies and appropriate access arrangements. The scale of the store and factory is generally a generous two storeys. The These discussions have been conducted over store has a second floor level housing staff a two year period culminating in a preferred accommodation and facilities. The factory is a option for development. An appraisal of the single volume but with a first floor office along various options discussed is detailed in the the western frontage. next section of this document 4.4. The A1/A2/A3 Units are single storey with The layout has always envisioned a store with provision for screened plant at first floor level. associated car parking and petrol filling station located on the Northern Site 1 section of the The office building to the east of Central Site site. This proposal now also accommodates 2 is two storeys in height. The central office a block of A1/A2/A3 use to compliment a building is three storeys and the hotel block new pedestrian access, including a proposed is three storeys of bedrooms over a lower pedestrian bridge link over St Davids Road, from ground floor level that accommodates hotel the Town Centre. ancillary facilities and a pub/restaurant.
The Central Site 2 section of the site has Various access arrangements have also been always been seen as a commercial office site considered over this period. The preferred and this has now developed to accommodate scheme will stop up Grange Road which will an hotel with attendant pub/restaurant. Two now specifically servre the factory only to main office buildings are sited here with the the south. A new access off St Davids Road hotel to the west where it has been designed serves the Central Site 2. The Morrisons site is to accommodate a change in level across the accessed off the northern roundabout from site. an enhanced junction arrangement.
The central area has also been seen as the Local Authority land to the west of Arvin best area to provide a new public square Meritor ownership is also included in the which will be overseen and enlivened by the development plans. Here the design will surrounding mixed uses. improve the overall quality of the public realm with improved landscaping providing high During a long period of design development it quality links between the town centre, the was thought that Arvin Meritor would entirely Eastern Strip and the railway station. vacate the site. Various mixes of uses, including
CWMBRAN 67 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.4 Options Appraisal
A series of layout options with varying mixes of use have been tested during design development. The masterplan study area includes all the Eastern Strip (South), as well as the Green Corridor to the west, St David’s Road, Llantarnam Grange and connections both into the Town Centre and Railway Station to the north.
OPTION 1
1= Our original brief was restricted to the proposed Morrison’s site to the north of the study area. This established the viability of a store on the site and formed the basis of a Detailed Planning Application in 2009.
1= Vehicular and service access is from Grange Road utilising existing access points.
1= The store is located to the south-east corner of the site to maximise parking provision and to promote visual impact at the store entrance.
1= A pedestrian link is provided off the main footpath from the Station to the Town Centre.
1= Service yard in a visually sensitive location
1= LPA requested stronger links to the town centre
1= LPA requested a comprehensive masterplan approach
68 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT OPTION 2
1= New high level bridge link included within proposal, connecting store with Cinema Complex concourse.
1= Pedestrian link shown to station, but footpath connections to Town Centre still weak.
1= Scheme still lacks active frontages.
1= Service yard in a visually sensitive location
1= LPA requested a comprehensive masterplan approach
CWMBRAN 69 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.4 Options Appraisal
OPTION 3
1= Framework extended to include the Eastern Strip (South) and adjacent areas.
1= Establishes principle of strong pedestrian connections from Morrison’s Store and Eastern Strip into Bus Station (via bridge), Gwent Sq (adjacent library) and Monmouth Walk (potentially via bridge).
1= Strong north/south pedestrian route through scheme indicated, connecting to the Train Station.
1= Grange Road to be replaced with looping perimeter estate road to eastern boundary, connecting St David’s Road to the roundabout to the north.
70 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT OPTION 4
1= Train station relocated further south into study area, with direct pedestrian link to Town via shopping atrium/gallery and Llantarnam Grange Galley extension. This severs the vehicular service loop to the eastern boundary.
1= Service areas to proposed retail turn their backs on the Morrison’s Store.
The Grange Art Gallery A Expansion of Art Gallery to cultivate a central landscaped park, with studios / retail and cafe / bars facilities and performance areas.
Potential connection to Eastern strip from Gwent Square B with improved library facilities and entrance.
Potential atrium link to station with retail / restauants on 2 levels C and connection to Eastern strip with leisure facilities and offices. D New Station.
CWMBRAN 71 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.4 Options Appraisal
OPTION 5
1= Improved active frontages indicated to Morrison’s Store onto car park.
1= First floor connections proposed to shopping atrium and library/arts gallery.
PROPOSED STORE ASDA Cinema
The Grange Leisure / Retail House STATION of Fraser Gwent Transport Square Interchange Library
Wilkinsons
Matalan
Water Garden 3
72 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT OPTION 6
1= Transport interchange omitted.
1= Increased land take by Morrison’s Store.
1= St David’s Road diverted to create service loop, but severs public realm. 1= Active frontages provided to pedestrian approach to Morrison’s Store.
1= Service yard faces railway line to East.
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CWMBRAN 73 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.4 Options Appraisal
OPTION 7
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1= Bridge link connects directly with pedestrian car park link, fronted by shops /
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74 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT OPTION 8
1= Service area to Morrison’s Store located to Eastern Boundary.
1= Shortfall on car parking provision.
1= Erodes existing green corridor.
1= Service yard in a sensitive ( location
1= Potential tunnel effect between the cinema building and the foodstore
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CWMBRAN 75 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.4 Options Appraisal
OPTION 9
1= Petrol filling station omitted, creating more parking spaces. 1= Service yard in a sensitive location
1= Potential tunnel effect between the cinema building and the foodstore
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76 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT OPTION 10
1= Morrison’s Store relocated to eastern boundary with petrol filling station still omitted.
1= Strong pedestrian circulation provides active frontages from bridge link.
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CWMBRAN 77 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.4 Options Appraisal
OPTION 11
1= Morrison’s Store moved back to western edge, with direct connection to bridge link. 1= St David’s Road and Grange Road severed.
1= Petrol filling station re-instated.
1= Service yard in a sensitive location
1= Potential tunnel effect between the cinema building and the foodstore
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78 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT OPTION 12
1= Morrison’s Store moved back to eastern boundary.
1= Active frontages provided on pedestrian bridge link route.
1= St David’s Road re-instated and eastern service loop omitted.
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CWMBRAN 79 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.4 Options Appraisal
OPTION 13
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80 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT OPTION 14
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CWMBRAN 81 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.4 Options Appraisal
OPTION 15
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82 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT OPTION 16
1= Strong connections to Town Centre.
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1= Enhanced green corridor along St David’s Road.
1= St David’s Road retained with tabled crossings as required.
1= Bunded flood attenuation strip introduced to eastern boundary as landscaped amenity.
1= Petrol filling station relocated to Edlogan Way boundary, where visual impact minimal.
1= Linear office campus along main road incorporating new Council Offices.
1= Housing scheme indicated to the south.
CWMBRAN 83 DRAFT FOR COMMENT JAN 2011
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"$ ' / " # " $ " ) - %' B # " " &$ & : " % % & # ' ' # # /[$ " $ ! # $ ' & $ 7& &8' $ 7& $ C MASTERPLAN DEVELOPMENT By mid 2010 the masterplan had developed a strong parti working with the existing assets and characteristics of the location. This included a strong north/south - east/west grid pattern which helped to promote thinking on east/west pedestrian connectivity with buildings aligned on a north/south axis. We also began considering how best to work with the green corridor developing the idea of landscape “morphs” within the development that would subvert the order of the grid. Existing mature trees could be retained within these areas. The concept is not unlike that developed by the artist Brian Clarke for his stained glass windows. We also began working with the existing site levels illustrated in the sections above. CWMBRAN 85 DRAFT FOR COMMENT JAN 2011 86 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT PREFERRED OPTION Design development had to this point focussed on a mixed use regeneration scheme including family housing on the existing Arvin Meritor factory site. However, in late 2010, Arvin Meritor made the decision to remain in Cwmbran and to develop a new refurbished facility to include extensive research and development plant and equipement. Proposals were developed towards the end of 2010 and carefully assessed the spatial requirements of the new facility. The resultant scheme allows current production from the factory to be decanted into the existing northern factory buildings whereupon the southern factory and offices can be refurbished. There are some elements of new build to provide “drive through” facilities into the research and development areas. The building to the south west corner of the site known as the “WAG Building” is now excluded from this application. Once the refurbishment is complete the factory production will be relocated into the new southern facility and the Central Site 2 will be released for development. The food store site and the central site layout were largely uneffected by this decision allowing a new mix of uses with much improved employment potential. CWMBRAN 87 DRAFT FOR COMMENT JAN 2011 THE DESIGN 4 4.5 Appearance The Design Team was keen to work with the 1= ATTENUATION – to create on-site storage existing assets of the site within its context in of flood water in innovative ways – using developing a distinctive response. The various water features and marginal planting; layers (historic, current and proposed) therefore became a ‘creative resource’, from which 1= CULTURAL NARRATIVES – to record historic a number of themes emerged and which and cultural narratives within the built fabric became incorporated into the Masterplan and landscape, through public art; Framework: 1= ECOLOGY – to strengthen and reflect the 1= LANDSCAPE GEOMETRY – to use the range of animal and plant species that dominant north/south geometries of inhabit the site, including remnants of the the railway line and Green Corridor and ancient woodland and grassland, formal rectilinear grid of the Town Centre as gardens (Llantarnam Grange) as well ordering devices; as opportunist plant species that have colonised the under-used areas; 1= MOVEMENT PATTERNS – to extend the spatial continuity of the public real, and 1= ‘MORPHS’ - to punctuate the grid in an create strong east/west pedestrian ‘apparently’ random way and permit linkages and public spaces. This includes spatial ‘events’ or elements of history the creative potential of the footbridge link and nature to re-assert themselves. over St David’s Road; This is partly reminiscent of the de Stijl Movement (planes in space), which 1= BUILT FORM – to acknowledge the clean informed much of the architecture of the modern aesthetic of the post war buildings; early Modern Movement, as well as the work of contemporary artists, such as Brian 1= MATERIALITY – to reflect the ‘visual weight’ Clarke, whose stained glasswork typically of the modernist buildings. Also to use incorporates ‘morphs’ which subvert the slate to accent elements of the grid, such order of strong grid patterns; as primary pedestrian linkages, hard landscaping and in particular to create a 1= ‘GHOSTING’ - to mark the former line of key ‘living retaining wall’, along the line of the elements of the site, such as Grange Road, primary east/west pedestrian connection along which major services will continue to into the Town Centre, which also marks the run. major level change to the south boundary of the Store onto the proposed new public AERIAL VIEW square; The aerial view on the right is a montage of the proposals from the south. 88 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT CWMBRAN 89 DRAFT FOR COMMENT JAN 2011 The food store and refurbished factory have The entrance is designed as a double height been designed to reflect the clean, modernist glazed box with weather screening at the approach inherent within the existing town upper level. centre. These are simple two storey height equivalent built forms with emphasis placed on entrances with double height glazing and screens. The A1/A2/A3 units, planned to link the store to the proposed new pedestrian link, have been designed to promote active transparent frontages along this axial route leading to a secondary store entrance. The central site buildings have been designed in outline to allow future flexibility of use and therefore horizontal and vertical parameters have been set. The illustration above views the Morrisons store main entrance from the north west. The building has a lower level brick plinth with flat panel cladding above set out with a horizontal emphasis. 90 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT The illustration above views the Morrisons store from the west. In the foreground the proposed landscape improvements along St Davids Road are apparent. Here the proposals seek to work with the existing green corridor, retaining the best mature trees and lifting their crowns where appropriate. The undergrowth will be thinned out and small islands of landscape created between which new, more open pedestrian links can be established. This approach will open up views between the town centre and the Eastern Strip regeneration area. CWMBRAN 91 DRAFT FOR COMMENT JAN 2011 PROPOSED PEDESTRIAN BRIDGE LINK The proposed pedestrian bridge link over St Davids Road will connect onto the existing elevated ramp to the south of the leisure complex. This existing 12m paved area already has several cafes and restaurants trading along the southern frontage. The bridge will span St Davids Road and form a platform constructed to the east of the road, as illustrated above. A stair and glass lift will allow pedestrians to descend to ground level. 92 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT PROPOSED PEDESTRIAN BRIDGE LINK As pedestrians descend the stair on their right hand side two new A1/A2/A3 units will continue the active frontages along a new route leading to a secondary food store entrance. This is designed as a clear west/easterly axis with a tree lined avenue. Ahead a contemprary clockface is set above the store entrance. The car parking to the left will also sevre cinema goers in the evenings providing a convenient parking place with easy access to the leisure complex. CWMBRAN 93 DRAFT FOR COMMENT JAN 2011 PROPOSED PEDESTRIAN BRIDGE LINK The view above illustrates the stair and glass lift to the right. A canopy is proposed over the platform at the top of the stair to help create a visual landmark both for pedestrians arriving from the east or west and vehicles travelling along St Davids Road. 94 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT PROPOSED PEDESTRIAN BRIDGE LINK It is proposed to “green” the stair using a cable structure. This will form part of the enhancement of the existing green corridor along St Davids Road. CWMBRAN 95 DRAFT FOR COMMENT JAN 2011 PROPOSED A1/A2/A3 UNITS The glass fronted A1/A2/A3 units will provide active frontages and good natural surveillance along the new route to the store entrance. 96 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT PROPOSED A1/A2/A3 UNITS The views above illustrates the proposed A1/ A2/A3 Units from the south west. From this aspect these units will overlook the proposed new public square within the central site from an elevated position. These active frontages will be further reinforced by the location of the food store restaurant in the south west corner of the building. It is envisaged that the units will benefit from this southerly aspect with external seating set on a new terrace. CWMBRAN 97 DRAFT FOR COMMENT JAN 2011 ARVIN MERITOR OFFICES The refurbishment of the existing Arvin Meritor facilities envisages the recladding of the existing office building. Solar shading has been added to this west facing facade to help improve the internal environment. This facade is currently cluttered with various items of mechanical plant that will all be relocated to a roof mounted location. The proposed new facade cladding and glazing will substantially improve the visual appearance of the building as well as improving the buildings thermal and energy performance. 98 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT ARVIN MERITOR FACTORY The refurbishment of the existing Arvin Meritor factory seeks to unify the elevational treatment using a high quality flat cladding panel system with a strong horizontal emphasis. The view above is taken from the south east and illustrates the main circular service road to the right with the main despatch area for goods adjacent to this. To the right of the service road the landscape works will include the flood attenuation strip running along the railway line. Where possible natural daylight will be introduced to the main factory to improve the health and well-being of occupants. CWMBRAN 99 DRAFT FOR COMMENT JAN 2011 100 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT ARVIN MERITOR WORKS The masterplan will be implemented as a series of phased works. The illustration on the left describes the basic components of new build and demolition required to develop the new facility for Arvin Meritor. During detailed design further layers of detail will be assessed in order to maintain production and servicing of the facility. The final demolition of the northern part of the existing factory will release the Central Site 2 for development. The Morrisons store, A1/A2/A3 Units, the petrol filling station and the proposed new bridge link can be developed as a stand alone phase on the existing Arvin Meritor car park site. CWMBRAN 101 DRAFT FOR COMMENT JAN 2011 102 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT THE DESIGN 4 4.6 Landscape OVERVIEW HARD LANDSCAPE The main objective for the landscape proposals A legible hierarchy of paving materials will help is to provide a cohesive design approach to define the characters and purpose of each which respects the existing setting and aims area within the external environment. to enhance the quality of the surrounding The palette of materials for Site 1 is derived environment. from the Morrison’s design guide which set clear principles as to quality, size and location. The existing green corridor, between Glyndwr Black asphalt paving will be used to surface car Road and Grange Road will be opened up parks with coloured asphalt and thermoplastic through selective tree thinning and vegetation lining used to delineated parking bays and removal works and the provision of large pedestrian circulation. Pedestrian only areas will areas of hard paving to create a more useable be paved with high quality natural aggregate and appealing public realm. St. David’s Road concrete flags to highlight the main entrance will be tabled and re-surfaced to create a of the store and strengthen the relationship ‘shared surface’ approach, thus increasing the between the building and the surrounding sense of space and permeability and inviting public realm. pedestrians to move fluidly through the area. Within site 2 public realm enhancements to A new Civic space will be created at the heart the area encompassing the green corridor of the new development providing a high between Glyndwr Road and Grange Road and quality setting for the new office and hotel the shared surface crossing, will be made using development. The new urban square and food high quality natural aggregate concrete block store will be linked directly to the town centre paving. Bold variation in colour tones within the and the wider pedestrian area through the paving will be used to delineate shared surface provision of a footbridge immediately south of zones and emphasize the enhanced east-west the ‘Vue’ development. connectivity. Landscape works for the refurbished Arvin The central square and its immediate Meritor Factory site will be primarily soft surroundings will be characterized by the use of landscape elements, to its perimeter, designed a natural stone materials palette. Granites and to improve views of the factory from adjacent slate will be used within the paving, walling and receptors and enhance its overall habitat street furniture to create a high quality urban potential. setting and define the importance of this key civic space. The hard landscape treatment of Site 3 will reflect its industrial use by utilising a primarily functional palette of materials. Black asphalt will surface the vehicular access routes, parking bays and pedestrian footways. Natural aggregate concrete flags will be used to lift the quality where an outdoor seating area is proposed. CWMBRAN 103 DRAFT FOR COMMENT JAN 2011 104 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT THE DESIGN 4 4.6 Landscape SOFT LANDSCAPE relocating the grassland adjacent to the Where possible the soft landscape design eastern boundary native planting it retains its seeks to retain the best quality existing trees connection with existing vegetation corridors and habitat and incorporate them into the thus increasing its habitat value to the proposals. Thus retaining the setting for the development. Grange Arts Centre and providing the proposed development with the amenity benefits The areas of plantation woodland retained associated with a mature landscape setting. as part of the proposals will be enhanced by The retained landscape features will be selective thinning and replanting of understory supplemented by extensive new soft and ground flora to maximise their value both landscape planting. Planting proposals will in terms of ecology and amenity. encompass both native and ornamental species which will enhance the aesthetics The ornamental planting palette aims of the development and provide ecological to provide year round colour, foliage and mitigation in accordance with the smeedon animation, yet remain robust to the pressure of foreman assessment of ecology and nature commercial environments. Species will include conservation impact. Cotoneaster, Hebe, Lonicera, Spiraea, and Viburnum. Mixed native shrub and hedgerow planting will border the site to the north east and south Soft Landscape works to the refurbished boundary creating a varied green backdrop Arvin Meritor site will be utilise largely native and habitat corridor for local wildlife. Species planting to incorporate the flood attenuation will include Hawthorn, blackthorn, Holly, Guelder zone, provide ecological enhancement of the Rose, Hazel, Elder and Field Maple to create a scheme and form a green buffer with the mix of evergreen, flowering and fruiting species central section of the development. indigenous to the local context. Nesting times for birds are to be respected, with Additional native specimen tree planting within any tree or vegetation removal to not occur the mixed hedgerows aims to establish a between the months of March and August strong linear buffer along the eastern edge of to preserve the indigenous wildlife. Additional the site expanding upon the existing north- bird and bat boxes are also to be installed to south habitat linkages and the broader context. mitigate the loss of any nesting or roosting An area of semi-improved grassland exists habitats, locations of which to be advised by an within the site located within an area of Ecologist. proposed construction. To preserve this inherent feature of value proposals to relocate it within an areas of proposed NVC MG5 meadow grass. By CWMBRAN 105 DRAFT FOR COMMENT JAN 2011 5 5.1 INTRODUCTION 5.2 MOVEMENT PATTERN 5.3 CAR AND CYCLE PARKING ACCESS 5 5.1 Introduction The Disability Discrimination Act (DDA) is a These documents require designers to piece of legislation that promotes civil rights for consider any existing and potential barriers to disabled people and protects disabled people accessibility within application sites and their from discrimination. surroundings. From 1 October 2010, the majority of the Equality Inclusive access is also a crosscutting theme Act 2010 will be implemented and will replace in planning policy and design guidance at major parts of the provisions of the Disability the local level. The adopted Torfaen Local Discrimination Act. Plan includes requirements for all new developments to be accessible to all, namely Increasing emphasis has been placed by the Policy G6 which tasks proposed schemes with Welsh Assembly Government on addressing achieving or introducing: the principles of inclusive access through the careful, considered design of future changes 1= conveniently located parking for users with within our built environment. The planning specific needs; system has responded to the obligations of 1= the appropriately designed layout of access the Disability Discrimination Act, 1995 (DDA) routes; by providing developers and designers with 1= Ramps and lifts, where necessary; and statutory policies and guidance notes to 1= adequate circulation space. achieve inclusive access in development proposals. The following key good practice These considerations are critical to ensure guidance notes and policy documents relating that nobody feels excluded from places and to design outline the important considerations spaces intended for public use. The Torfaen that must be adhered to in creating accessible Local Development Plan (LDP) endorses these developments for all users and have been principles and Draft Strategic Policy 11 on reviewed in developing a strategy for the site: transport encourages development to improve accessibility through the efficient use of the 1= Design and Access Statements in Wales existing highway network and contributing ‘Why, What, and How’ (DCfW, 2008); towards the public transport, walking and cycle 1= Planning and Policy Wales Technical Advice network. The DCTCP (2007) sets a core objective Note 12: ‘Design’ (WAG, 2009); to achieve greater ease of access from all parts of the town centre and establishes 1= The Principles of Inclusive Design (CABE, some key transport and design principles for 2006); and inclusive design and parking in the town centre, Inclusion by Design ‘Equality diversity and 1= including: the built environment’ (CABE, 2008). 1= Parking – offer safe and convenient parking for shoppers and visitors by developing 108 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT a co-ordinated parking strategy. National improving links between transport nodes. parking guidelines should be adhered to in Therefore, users should be able to identify future development, including the provision the sustainable transport choices available of spaces for disabled users. to them. 1= Inclusive environments – provide suitable 1= Responding to levels and retaining walls facilities to enable access by persons – the site is broadly flat. Public areas with mobility difficulties, both within new and building entrances can, therefore, be developments and on approach to them. focused away from existing level changes or retaining walls. 1= Connections and sustainable travel choices – connect new development to cycle 1= Maintaining access to underground routes, improve existing pedestrian facilities servicing – maintenance works will where appropriate and provide new periodically be required along the eastern pedestrian links to encourage sustainable boundary. Appropriate consideration has travel choices. been given to allow safe access to these areas. This section of the statement explains the key design and development principles that 1= Improving visual permeability and way- have been prioritised in seeking to develop finding – the scheme recognises that the an inclusive and integrated proposal which site occupies a sustainable location near responds to specific opportunities and access to the railway station and town centre. issues presented by the site, these include: However, buildings and routes in the area fail to address this and there is a need to 1= Addressing existing barriers to movement introduce strong visual cues for people – the eastern, northern and southern to orientate themselves more effectively boundaries of the site are impermeable, within this area. Aiding legibility is an therefore, the scheme acknowledges important tenant of good urban design and addresses this by focusing improved and allows all users to feel included and linkages to the west ensuring that the site comfortable within their environment. is visible and welcoming to all. 1= Maximising opportunities to connect into the existing movement and public transport network – the eastern strip is well-served by bus and rail connections and the site is well-positioned to respond to this asset by connecting into, and CWMBRAN 109 DRAFT FOR COMMENT JAN 2011 ACCESS 5 5.2 Movement Pattern EXISTING PEDESTRIAN & VEHICULAR MOVEMENT 110 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT PROPOSED PEDESTRIAN & VEHICULAR MOVEMENT CWMBRAN 111 DRAFT FOR COMMENT JAN 2011 112 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT ACCESS 5 5.3 Car & Cycle Parking Site 01 / Northern Site 497 Car Parking Space including 28 Accessible including 16 Child and Parent 4 Motorcycle spaces 6 Cycle spaces Site 02 / Central Site 225 Parking spaces including 16 Accessible 5 Motorcycle spaces 54 Cycle spaces Site 03 / Southern Site 330 spaces Including 17Accessible 16 Motorcycle spaces 24 Cycle spaces CWMBRAN 113 DRAFT FOR COMMENT JAN 2011 6 CDM COMPONENT 6.1 GENERAL HAZARDS 6.2 CDM-FEASIBILITY STAGE DESIGN INTENT CDM COMPONENT 6 6.1 General Site Hazards The site is brownfield with existing development occupying approximately 50% of the site area. It has been in use for industrial production over many years and consequently represents a site with a series of potential hazards. The principal hazards identified at this early stage of the project are: 1= The presence of existing services have been identified and are recorded on the statutory search records. 1= Site contamination has been investigated and remediation measures have been incorporated into the design. 1= Flooding has been identified as a potential risk. This has been taken into consideration in the site layout and in the provision of a flood mitigation zone. 116 CWMBRAN DESIGN, ACCESS & SUSTAINABILITY STATEMENT CDM COMPONENT 6 6.2 Feasibility & Stage Design The project is notifiable under the CDM All of the buildings, the store and offices, Regulations 2007. The client has appointed have been designed with a keen regard to RPP and DLA as the CDM Co-ordinators for the ensuring the health and safety of all users, both project. employees, shoppers and visitors. The design team will identify potential hazards, Materials selected for the external facades have and agree methods to eliminate reduce and/or been chosen to for their long building life as control foreseeable risks from the construction, well as minimal cleaning and/or maintenance cleaning, maintenance, and proposed use requirements. Cleaning of external facades (workplace only) & demolition of a structure so can be carried out from ground level with the far as is reasonably practicable. use of a water-fed pole system, or using a small articulated mobile elevated platform in Where it is not practicable to eliminate the conjunction with the water-fed pole system. hazard they will assess the risk and incorporate design solutions which reduce the overall risk to Access onto the roofs will be from within an acceptable level. each of the buildings via ‘ship-style’ ladders which allow the transport of men and The design team will give collective risk materials without the need to provide hoisting reduction measures priority over individual equipment. Direct access via stair cores will be measures. designed where this is possible. A 1.1m high parapet around all of the building will negate The design team will co-ordinate their work the necessity to provide a ‘fall arrest’ system for with others as necessary to manage risks on those having to carry out maintenance. Where the project. this is not possible due to ridge heights a “flip up” railing system will be designed into the The design team will record residual risk on parapet detail. drawings and within a Residual Risk Register. They will only include abnormal risks in the Access to systems and services internally Residual Risk Register and these will be within the store can be achieved using mobile confirmed in the Health and Safety File for the personal vertical scissor lift machines thereby project. omitting the need for erecting mobile scaffold towers which are time consuming and The CDM-C will track and monitor residual disruptive. risks using a hazard identification and risk assessment register. The external layout of the store and offices have been designed to ensure that pedestrians The design team will aim to use and specify and vehicle users are able to gain access to the non-hazardous sustainable products in the store and offices, safely. Priority has been given build process and to minimise waste so far as to the segregation of pedestrian access routes is reasonably practicable. from those of vehicle traffic, ensuring that they have direct and safe access to each building. CWMBRAN 117 DRAFT FOR COMMENT JAN 2011 © DLA DESIGN GROUP of Companies Ltd 2011 The copyright of this document is owned by DLA DESIGN GROUP of Companies Ltd. No part of this brochure/document or any designs contained within may be reproduced, stored in a retrieval system, or transmitted in any form or by any means electronic, mechanical, photocopying, recording or otherwise without permission in writing from DLA DESIGN GROUP of Companies Ltd. 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