DESIGN AND ACCESS STATEMENT PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA By DT TECHNICAL SOLUTIONS LTD DESIGN AND ACCESS STATEMENT PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA Introduction Synopsis The purpose of a Design & Access Statement (DAS) is to provide a clear and logical document to demonstrate and explain the various facets of design and access in relation to the application site, and outline planning policy relevant to the proposal. The DAS also acts as a method of demonstrating the details of a planning application in a way that can be read both by professionals and the public. The diagram right, extracted from the Welsh Government guidance on preparing a DAS, illustrates the various considerations that need to be taken into account when preparing such a document. The circular nature of the diagram represents the equal weightings that need to be given to each of the 5 Objectives of Good Design In this respect, the statement is subdivided into six chapters, commencing with a brief overview of the proposal in this section. Chapters 2 and 3 include a description of the site and its features and provide a contextual analysis regarding the local character and surrounding land uses. Chapter 4 identifies the relevant national and local planning policies which provide the framework for appraising the proposed development. In chapter 5, the document examines the evolution in design stages of the proposed development. Following this, chapter 6 explores the relevant design and access facets associated with the scheme, addressing the requirements of each of the 5 objectives of good design. Proposal This Design and Access Statement (DAS) has been prepared by DT Technical Solutions to accompany a planning application for the construction of 19 no. residential units with associated access works on Plot D7a of SA1 Swansea Waterfront. The development is underpinned by a guiding vision, namely to create a residential development of high quality which establishes a strong sense of place with its own local distinctiveness, comprising quality house types that integrate with neighbouring buildings and contribute to the established character and appearance of the local area. Involvement The submission of this planning application follows a formal pre-application enquiry (Ref: 2016/0912) in which a letter of response from the planning case officer advised that the site is allocated for medical / health usage within the approved SA1 Swansea Waterfront masterplan as referred to in Condition 2 of Planning Permission 2008/0996. Notwithstanding, the enquiry response also acknowledged that the demand for this usage had been satisfied, i.e. dental centre & health centre, and that consideration of an alternative use such as residential would need to be considered. However, comments were received from the urban design department, which are discussed in greater detail in Section 5, and the officer concluded that the preferred use would be for four By DT TECHNICAL SOLUTIONS LTD DESIGN AND ACCESS STATEMENT PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA storey apartments within a contemporary designed four storey residential block unless considered commercially unviable then townhouses or other residential form may be delivered. Site Analysis Site Location The application site, highlighted in a red arrow on the OS plan above, comprises of Plot D7a which lies on land along Langdon Road within the administrative area of the City and County of Swansea Council. The site is located approximately 1.6 km to the east of Swansea City Centre and forms part of the SA1 Swansea Waterfront masterplan development. By DT TECHNICAL SOLUTIONS LTD DESIGN AND ACCESS STATEMENT PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA Access The site adjoins Langdon Road which provides the primary access route through SA1 Swansea Waterfront and links up to the wider road network including Fabian Way (A483) to the north and Junction 42 of the M4 motorway approximately 7.5km to the north-east. A transport assessment has been prepared by Hydrock Consulting to support this application. Site Features The application site comprises of a broadly rectangular shaped parcel of land measuring approximately 0.281 hectares. The site slopes gently southwards and comprises of an undeveloped vacant plot of land which is characterised by large areas of bare and disturbed ground with some scattered scrub and an earth bund to the Northern boundary. Boundaries The boundaries of the site are formed by palisade fencing along the North, South and Eastern boundaries and comprises of an open frontage Western boundary facing onto Plot D7. Site History The site is currently vacant and up until recently was occupied as a builder’s yard in conjunction with the development of neighbouring plots at SA1 Swansea Waterfront. Site Photographs A selection of photographs are below showing the current conditions of the site are presented. By DT TECHNICAL SOLUTIONS LTD DESIGN AND ACCESS STATEMENT PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA By DT TECHNICAL SOLUTIONS LTD DESIGN AND ACCESS STATEMENT PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA Context Analysis Land Use Context The application site lies in a central urban location within the local ward of St Thomas, which is a principally residential area, and is located approximately 1.6 km to the east of Swansea City Centre. As part of the SA1 Swansea Waterfront masterplan development, the site is located within a highly mixed land use context. Whilst a number of immediate neighbouring plots remain vacant – including Plots D8, E1, E2 & E3A to the east – a number of plots have been developed within close proximity to the site. The recently developed residential estate of Harbour Quary lies to the south-west at D5A and Emily Court to the south-east at Plot D9, as well as the residential development on Plot D10. The Village Urban Resort hotel lies immediately north at Plot D2 and Llys Hafan residential estate on Plots D1A and D1B, as well as the Waterfront Community Church on Plot D3 and Neatteath Orthodontists Parkway Clinic on Plot D4. Further examples of developed plots within the Waterfront masterplan development are located to the south and west including the SA1 Medical Centre on Plot A13; the Premier Inn Hotel with Tesco Express Convenience store at Plot A14A; and Admiral Insurance building at Plot A8A & A8B. Socio-Economic Context The application site lies in the administrative area of Swansea which is the 2nd most populated County in Wales comprising of 239,023 residents. The site lies in the St. Thomas ward and according to the 2011 Census Data the population of this ward was 7,187 which accounts for 3% of the total population of the County and represents an increase of 12.8% since the 2001 data. The number of households has also increased by 23.3% in St. Thomas ward rising to 3,321 and according to recent household projections for Wales (2011-based), issued by Statistics for Wales, the number of households in Swansea is projected to increase by 21% between 2011 and 2036 rising from 103,500 to 125,300. As a result the average household size is projected to decrease from 2.26 persons per household in 2011 to 2.11 in 2036. In addition, according to data from the Office for National Statistics, in 2011 the households in St. Thomas ward comprised predominantly of one person households aged 65 and over (12.4%) and other one person households (23.7%). Turning to accommodation type, the 2011 Census data highlights there are 7,187 usual residents in households in the St. Thomas ward, of which 7,173 are in unshared dwellings. According to the data, the majority of residents live in a terraced dwelling (4,396 persons), semi-detached dwelling (1,426 persons) or a flat (1,060 persons). By DT TECHNICAL SOLUTIONS LTD DESIGN AND ACCESS STATEMENT PROPOSED RESIDENTIAL DEVELOPMENT − PLOT D7a, LANGDON ROAD, SWANSEA Design Context As discussed, the site lies within a highly mixed land use context which is also testament to the design context comprising a mix of traditional and contemporary vernacular. In respect of developed plots, there are existing residential units along Langdon Road which range from two-storey dwellings to six-storey apartment blocks with pitched roof and flat roof designs respectively finished predominantly in brickwork with an assortment of contemporary detail and banding. Meanwhile the plots immediately north and west of the site comprise a mix of buildings including the Village hotel which is a flat roof design with render cast walls and timber clad detailing; and the Waterfront Community Church, which is a contemporary monopitch roof design with large glazed areas. A series of images from Google Maps are presented below and overleaf which show the design context of the surrounding area: Planning Policy Framework Overview The planning policy framework for the determination of this application is provided in detail in the accompanying Planning Statement. For a full review of pertinent policies, please refer to the Planning Statement. A summary of the relevant national and local policy is as follows. Planning Policy Wales Planning Policy Wales (PPW) – Edition 7 (January 2016) is the principal document of the Welsh Government which sets out the context for sustainable land use planning policy, within which Local Planning Authorities’ (LPAs) statutory Development Plans are prepared and development control decisions on individual