THE EMBANKMENT, CARDIFF Planning Statement January 2021 Contents 1. Introduction 3 2. The Application Site 5 3. The Proposed Development 11 4. Planning Policy Context 16 5. Planning Assessment 23 6. Draft Heads of Terms 38 7. Summary and Conclusion 40 Appendix 1: DCfW Response to the Proposals 43 Appendix 2: Site Location Plan 44 Appendix 3: Policy KPA 2 (A) Extract 45 Huw Jones [email protected] Client Vastint UK Services Limited Our reference VAST3000 January 2021 1. Introduction 1.1 This Planning Statement has been prepared by Turley on behalf of Vastint UK Services Limited (“Vastint”) in support of an outline planning application for the comprehensive mixed-use, residential-led redevelopment of the Embankment, Cardiff (“The Site”). 1.2 The formal description of development (“Proposed Development”) is as follows: “Demolition of existing buildings and structures and the comprehensive mixed-use redevelopment of land at Curran Embankment to provide up to 2,500 new homes (Class C3), Business space (Class B1) and a mix of complementary leisure, food and drink, hospitality, retail and health and wellbeing uses (Class A1, A2, A3, C1, D1 and D2); creation of new open space (including a new riverside park and water taxi stop); new pedestrian, cycle and vehicular access points; pedestrian footbridge ; vehicular and cycle parking facilities; landscaping public realm and other associated ancillary and highways works. All matters reserved other than vehicular access.’’ 1.3 This application is made in outline, with all matters reserved with the exception of vehicular access. 1.4 The application is supported by a set of parameter plans (prepared by 3D Reid). These establish the area in which development is proposed; the general arrangement of buildings and streets; maximum building heights; proposed uses; and green infrastructure. The parameter plans are supported by a Design Code, which provides further narrative to explain the plans and how the scheme could be delivered through detailed design. 1.5 Illustrative masterplan drawings are provided within the supporting Design and Access Statement (prepared by 3D Reid and Planit IE) to illustrate the potential future comprehensive redevelopment of the application site. Vastint UK 1.6 Vastint UK is part of the Vastint Group, an international real estate organisation with over 30 years’ of experience. Vastint’s goal is to create distinct urban environments inspired by how people enjoy working and living in the modern world by unlocking the potential of large urban sites to create truly balanced mixed-use regeneration schemes. They look to create value in an area and ensure success through long term investment and management of a site. 1.7 Vastint has made a significant and long term investment in Cardiff and has spent a number of years consolidating land ownerships within the application site in order to deliver its ambition for the city. 1.8 Vastint proposes the creation of a vibrant new community within Cardiff city centre, providing enhanced connectivity between the city centre, Butetown, Grangetown and Cardiff Bay, along the River Taff. 3 1.9 The scheme will be mixed-use combining homes, workspaces, a range of commercial uses and amenity spaces to create a truly balanced mix of uses that will encourage people to come and go at all times of the day, connected by a well-designed landscape accessible to all, that encourages people to visit and stay. Environmental Impact Assessment 1.10 Turley submitted an Environmental Impact Assessment (‘EIA’) Scoping Request to Cardiff Council on 6 August 2020. Cardiff Council (‘the LPA’) subsequently provided its formal Scoping Opinion on 23 October 2020. The outline planning application is supported by an Environmental Statement (‘ES’), which is the output of the EIA process undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) (Wales) Regulations 2017 (as amended 2019). The ES covers the agreed scope of assessment as set out in the Council’s Scoping Opinion. Structure of the Planning Statement 1.11 This Statement is structured in the following order and should be read in conjunction with the other documents and plans submitted in support of the outline planning application: • The Application Site • The Proposed Development • Planning Policy Context • Planning Assessment • Summary and Conclusions 1.12 An extensive programme of pre-application meetings and discussions with Cardiff Council’s planning, highways and urban design officers (in addition to liaison with relevant specialist consultees) took place in the preparation and development of the application proposal. Advice from officers has been key to the delivery of the scheme in its submitted form. The application proposal was also presented to the Design Commission for Wales (DCfW) on 10 December 2020. A copy of the DCfW response is reproduced at Appendix 1. 4 2. The Application Site Site Location and Surrounding Context 2.1 The Site is located on the southern edge of Cardiff city centre within an area which has historically been dominated by industrial land uses. The decline in industry over recent years has resulted in much of the uses becoming redundant. Numerous commercial buildings located within the application site and the immediate surrounding area are in a poor state of repair, with many unoccupied and derelict. 2.2 In more recent years, the surrounding area has been the subject of significant urban regeneration. Residential uses are now located to the south (Century Wharf and Overstone Court), residential and educational uses to the east, and commercial office uses to the north. 2.3 This area of the city (including the application site) has long been recognised as forming part of a key area for change and comprehensive regeneration. This includes identification in previous development plans, the City Centre Strategy and area appraisals, the Dumballs Road Area Planning Brief (2006) and the Core Area (South) Masterplan (2013). 2.4 The need for regeneration has been recognised by both Cardiff Council and Welsh Government. The area has been designated by the Welsh Government as an Enterprise Zone (referred to as the Central Cardiff Enterprise Zone). The application site is also identified as a strategic priority for urban regeneration within the adopted Cardiff Local Development Plan (2016) (the LDP). The development plan includes a ‘Schematic Framework Plan’, which identifies the application site for mixed use and residential uses. The Site 2.5 The application site itself comprises approximately 19.1ha of existing and former industrial land, located to the east of the River Taff and the west of Dumballs Road. The site location is shown on the submitted Site Plan (Drawing No. 190139-3DR-SI-XX-DR-10005 Rev P02) (see Appendix 2). 2.6 The Site extends northwards from the Cardiff and Vale College (CAVC) Construction Training Centre and residential developments at Overstone Court and Century Wharf to Curran Embankment and Trade Street. It is bound to the north by an area currently undergoing redevelopment for commercial and residential uses. The northern boundary also extends beyond this in places to include two sections of the A4160 (Heol Penarth). 2.7 The below figure illustrates the ‘development area’ in the context of the wider city. 5 Figure 1: Development site in context 2.8 The eastern boundary is formed by Dumballs Road, with the recently built CAVC Campus and existing commercial and industrial land beyond this. This includes an area of land which is subject to a current planning application for mixed use redevelopment, referred to as ‘Anchorworks’ (LPA Ref. 20/01543/MJR). 2.9 To the south of the Site is the CAVC Cardiff Construction Training Centre and Overstone Court, beyond which lies the Century Wharf residential development. The western boundary is largely formed by the River Taff. The Site boundary also extends to the western bank of the River Taff, including part of the Taff Embankment Park and Blaenclydach Street. 2.10 The majority of the application site comprises underutilised previously developed (brownfield) land. The application site is characterised by buildings of low quality and fragmented design. The current activities taking place on the Site include heavy and light industrial units (Use Classes B1 and B2), workshops (Use Classes B1 and B2), garages (Use Class B2), a place of worship, commercial leisure uses and surface level car parking. Many of the remaining buildings within the Site are vacant, derelict and in a very poor condition. 6 Figure 2: Poor quality existing structures 2.11 The topography of the Site is generally flat, falling gently in a north-westerly direction. Ground levels range from between approximately 8.2m AOD to 8.9m AOD. Figure 3: Underutilised land within the application site 2.12 No statutory designations (Listed Buildings, Registered Parks and Gardens, Conservation Areas) are located within the Site. 2.13 The River Taff Site of Interest for Nature Conservation (SINC) (which lies partly within the Site) is designated as a major wildlife corridor and provides habitat for migratory fish, otters, wildfowl and bankside vegetation. The Site is also located within 2km of the Cardiff Bay Wetlands & Hamadryad Park Local Nature Reserve (LNR) (635m south); Cwm Cydfin, Leckwith Site of Special Scientific Interest (SSSI) (1.9km southwest); and Severn Estuary SSSI, Ramsar, Special Protection Area (SPA) and Special Area for Conservation (SAC) (2km southeast). Other habitats within the Site include tall ruderal vegetation, grass verges, semi- natural woodland, shrubs and scattered trees. 7 Figure 4: Extensive riverside frontage with no public access 2.14 The Natural Resource Wales (NRW) Development Advice Map (DAM) indicates that the majority of the Site is located within Flood Zone B (areas known to have flooded in the past). A small proportion of the Site, located towards the north-west and eastern fringes of the Site, lies within Flood Zone C1 (areas at risk of flooding).