USK VALE (PHASE 4)
STARBURST UK LTD.
USK VALE SITE, USK ROAD, MAMHILAD, PONTYPOOL
USK VALE (PHASE 4)
On behalf of: Starburst UK Ltd.
In respect of: Usk Vale Site, Usk Road, Mamhilad, Pontypool
Date: August 2019
Reference: 13383
Author: GS
DPP Planning Sophia House 28 Cathedral Road Cardiff CF11 9LJ
Tel: 029 2066 0265 E-mail [email protected]
www.dppukltd.com
CARDIFF LEEDS LONDON MANCHESTER NEWCASTLE UPON TYNE
Starburst UK Ltd.
Contents
1.0 INTRODUCTION ...... 4
2.0 SITE LOCATION AND CONTEXT ...... 5
3.0 SUMMARY OF THE APPLICATION PROPOSAL ...... 6
4.0 ACCESS CONSIDERATIONS ...... 7
5.0 DESIGN DEVELOPMENT ...... 8
6.0 COMMUNITY SAFETY ...... 9
7.0 ENVIRONMENTAL SUSTAINABILITY ...... 10
8.0 RESPONSE TO PLANNING POLICY ...... 11
9.0 CONCLUSIONS ...... 12
Usk Vale Site, Usk Road, Mamhilad, Pontypool 3
Starburst UK Ltd.
1.0 Introduction
1.1 This Design and Access Statement has been prepared by DPP on behalf of Starburst (UK) Ltd in support of a full planning application for Phase 4 of a Class B1/2/8 development at Usk Vale, Mamhilad, Pontypool. The proposal comprises the erection of 4 terraces totalling 5899m2 (GIA).
1.2 This Statement has been written in accordance with Technical Advice Note 12 Appendix A1 “Guidance on the Design and Access Statement” (March 2016) and guidance provided by the Welsh Government Guidance Note: “Design and Access Statements in Wales” (June 2017) published by the Design Commission for Wales.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 4
Starburst UK Ltd.
2.0 Site Location and Context
2.1 The application site comprises 3.6 ha of undeveloped land that forms part of a larger 6.7 ha site that is allocated in the Torfaen Local Development Plan for Class B1/B2/B8 development. The site is also designated as a Site of Importance for Nature Conservation (SINC).
2.2 To the north of the site is Usk Road (A4042), on the opposite side of which is the established Mamhilad Business Park. To the south, the site is bounded by the mainline railway. Immediately to north and west of the proposed terraces is the approved Phases 1-3 development.
2.3 Vehicular access into the site is from Usk Road, via the existing roundabout and access stub road into the site. The site is well located in terms of the local highway network, with Usk Road directly accessible from the site, providing dual carriageway access to the M4, approximately eight miles to the south. Moreover, there is a bus stop on Usk Road, to the west of the application site.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 5
Starburst UK Ltd.
3.0 Summary of the Application Proposal
3.1 The Phase 4 proposal seeks planning permission for the erection of four buildings totalling 5899m2 (GIA), with the potential for each terrace to be sub-divided into a number of individual units of varying size, subject to operator requirements.
3.2 Three of the terraces (Units K, L and M) will be located on the eastern side of the application site, adjacent to the railway embankment/line, whilst the fourth terrace (Unit J) is sited to the south of the previously approved Phase 3 development. Units K and M each total 1676m2, whilst Units J and L total 1196m2 and 1351m2 respectively.
3.3 Roller shutter loading doors (10 each on Units K and M) and 8 each on Units J and L, will be installed along the front elevations of each terrace. Separate secure doorways will provide access to the rear of each unit.
3.4 Vehicular access into the site will be taken from Usk Road (A4042) via the roundabout. There is existing highway infrastructure in place leading from the roundabout down past the site towards the former bowling-green, where a new internal estate road will provide access/egress for each of the proposed new units.
3.5 Car parking and operational space will be provided within forecourts to the front of each building and alongside the gable ends of each of the units. Units K and M will be provided with 20 service bays, 10 van parking spaces and 40 car parking spaces (including 6 disabled spaces). With regard to Units J and L, the corresponding levels of provision are; 16, 8, and 35 (including 4 disabled spaces). Also included within the proposal are 5 cycle stores, each with the capacity to accommodate 6 cycles.
3.6 With regard to scale, design and use of materials (including colour), the Phase 4 proposal mirrors the previously approved Phases 1-3. As such, the current proposal complements the character and appearance of the wider site/surrounding area.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 6
Starburst UK Ltd.
4.0 Access Considerations
Pedestrian Access
4.1 Pedestrian access to the application site will be gained via the existing footways which lead into the site from Usk Road. This infrastructure is generally of good quality with street lighting also provided.
4.2 Furthermore, external surfaces at the site are not subject to any significant changes in level, thereby ensuring ease of access and mobility within the site for all users.
4.3 Whilst no changes are proposed to the layout of the existing pedestrian access routes from Usk Road, these will be extended into both parts of the site via the proposed new access/egress points.
Vehicular Access
4.4 The site is well located in terms of the local highway network and benefits from direct access onto Usk Road which in turn provides access to the wider strategic highway network and the M4.
4.5 Vehicular access into the application site is taken via a short access road from the roundabout on Usk Road and new vehicular entrances will be created from this internal estate road to serve each pair of proposed new terraces.
Public Transport Infrastructure
4.6 The nearest bus stop is located to the north of the site on Usk Road, approx. 290m from the proposed new entrance into the site. The bus stop can be accessed by the existing pedestrian pathways. The bus stop provides regular south bound services to Pontypool and Cwmbran as well as Abergavenny and Newport.
4.7 It is considered that the application site benefits from good public transport accessibility. As such, the proposal accords with Torfaen Local Development Plan Policy S6 which requires employment and development sites to be sustainably located and accessible by public transport. Also considered relevant in this regard is the site’s allocation for commercial development in the adopted Local Development Plan.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 7
Starburst UK Ltd.
5.0 Design Development
Character
5.1 The use and colour of materials proposed are consistent with the approved Phases 1-3, and will complement existing land uses and buildings on the opposite side of Usk Road.
5.2 The buildings will be clad in Metallic Silver Kingspan Microrib and roller shutter loading doors will be installed along the front (main) elevations as well as separate secure doorways at the rear of the units. These will be Solent Blue. The roof will comprise Kingspan in Grey with roof lights throughout.
5.3 Due to the size and regular configuration of the four terraces and the flexibility for each of these to accommodate a range of businesses of varying scale, the potential exists for the proposal to cater for a range of operator requirements in the Class B1/2/8 sectors. The proposed uses fall ‘full square’ with the site’s designation in the Local Development Plan.
5.4 Importantly, the siting of all four terraces fully reflects the “approved” site layout embodied in the approved Ecological Plan for the site overall. Consequently, the Phase 4 proposal does not encroach into areas previously safeguarded for trees, grassland and new hedge planting. Furthermore, with regard to potential visual impact, Phase 3 is situated well within the overall site and, moreover, is effectively screened from the main road and the listed building on the opposite side of the A4042 by the retained existing trees alongside the main road. In practical terms, the Phase 4 development will not be visible to traffic travelling along the A4042 and, moreover, the impact of the Phase 4 proposal on the listed building is not considered to be of any significance – conclusions shared by the Council in the previous approval of Phases 1-3.
5.5 Taking account of these considerations, coupled with the design and choice of materials for the proposed development, we conclude that the proposal is in keeping with the area’s character.
Access for All
5.6 The layout of the site and access into the site, as well as into the units, will be inclusive for all. As such, the proposal complies with Torfaen Local Development Plan Policy BW1 which states that development proposals must promote inclusive design, both for the built development and in terms of access within and around the development.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 8
Starburst UK Ltd.
6.0 Community Safety
6.1 Taking into account the scale and nature of the proposed uses, that are consistent with the site’s development plan allocation, coupled with the proximity of Usk Road and other commercial operations, we do not consider that the proposal will have any adverse impact upon the safety of the local population.
6.2 Whilst specific operational hours will be determined by ultimate tenants taking accommodation within the development, given the range of potential commercial uses proposed it is considered likely that there will be activity on-site from comparatively early in the morning until early evening – a feature that is likely to contribute positively towards safety.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 9
Starburst UK Ltd.
7.0 Environmental Sustainability
7.1 The application proposal will enable the beneficial use of unused land which is allocated within the Torfaen Local Development Plan for the Class B1/B2/B8 use. As such, the application proposal can reasonably be regarded as policy-compliant sustainable economic development.
7.2 The site is located close to an existing business park, benefits from existing access from the “strategic” highway network, can be accessed by public transport, and is compliant with the development plan allocation. The proposed development will therefore assist in promoting a sustainable pattern of development.
7.3 The proposed Ecological Mitigation Strategy will also have an environmental benefit in providing replacement and compensatory planting.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 10
Starburst UK Ltd.
8.0 Response to Planning Policy
8.1 In preparing the planning application submission, relevant national and local planning policies have been duly taken into account, including Planning Policy Wales, Technical Advice Notes 12 (Design), 15 (Flood Risk) and 23 (Economic Development), together with the Torfaen Local Development Plan (2013).
8.2 Specifically, the finished floor level of the development has been determined in light of the TAN 15 advice and the findings of our Flood Consequences Assessment – as with the previously approved Phases 1-3, the finished floor levels will be no lower than 70.26m AOD, a level previously found to be acceptable by both NRW and the Council.
8.3 With regard to the proposed site layout and, in particular, the footprint of the proposed buildings, this has been determined by the ecological advice in relation to nature conservation interests and the SINC. As such, the application proposal has had regard to, and is compliant with, Policies S7, BW1 and BG1 of the LDP. Furthermore, the application’s proposed parking has been prepared in the light of Policy BW1 of the LDP and the Wales Parking Standards SPG (adopted 2016), whilst the proposed use complies with the Employment Allocation EET2/6 of Policy EET2 of the LDP. The proposed siting and scale of the Phase 4 proposal is also compliant with the relevant heritage provisions of national and local policy in that the proposed development will not materially affect the setting of the listed building on the opposite side of Usk Road.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 11
Starburst UK Ltd.
9.0 Conclusions
9.1 The proposed Phase 4 uses are in-keeping with the character of the general location and, importantly, relate to land which is designated in the Torfaen Local Development Plan for such Class B1/B2/B8 uses.
9.2 The layout and design of the development ensures ease of access for all, regardless of age, physical ability, social class or gender. There is existing pedestrian and vehicular access to the site, and this will be retained and enhanced as part of the proposal.
9.3 The proposed design, proportions and materials are consistent with the approved Phases 1-3 and, moreover, will complement existing properties within the locality. As with the previously approved Phases 1-3, the current proposal is considered to be in keeping with the character of the area. Furthermore, the proposal is largely screened from pass-by traffic and the buildings at the Mamhilad Park Estate. As such, the proposal will not have a significant effect on the “heritage” assets on the opposite side of the main road. Furthermore, the relationship of the site to the A4042 is such that passing motorists will have only very limited glimpses into the site, further reinforcing our conclusion that the proposed development does not represent a discordant or visually intrusive form of development, a view previously shared by the Council in its approval of Phases 1-3. Taking these considerations into account, alongside the site’s development plan allocation for commercial development, we conclude that the proposed Phase 4 development is acceptable in visual amenity terms.
9.4 In accessibility terms the proposal is accessible by private and public transport and, moreover, is accessible by cycle.
9.5 Furthermore, the Ecological Mitigation Strategy, which has been developed in consultation with the Council, will ensure, through suitable measures, that nature conservation interests are appropriately addressed as part of the allocated site’s development.
Usk Vale Site, Usk Road, Mamhilad, Pontypool 12
Starburst UK Ltd.
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