Design and Access Statement Cadnant Planning Land adjoining Pant Du, Ffordd Y Sir, Penygroes, Caernarfon, LL54 6HE Design and Access Statement Grŵp Cynefin August 2017 2017.050 Cadnant Planning 1 Connaught House Riverside Business Park Benarth Road Conwy LL32 8UB Design and Access Statement Cadnant Planning 1 Connaught House Riverside Business Park Benarth Road Conwy LL32 8UB t. 01492 581800 e. [email protected] w. www.cadnantplanning.co.uk Status of report: Issued V1 August 2017 Author GCC Checker RMD Reviewer GCC Document control: CAD-012 (ver 3) 07/01/16 © The contents of this document must not be copied or reproduced in whole or in part without the written consent of Cadnant Planning Ltd. All plans are reproduced from the Ordinance Survey Map with the permission of the Controller HMSO, Crown Copyright Reserved, Licence No. 100020449 Cadnant Planning are accredited by and work to ISO 9001:2008 standard (The British Assessment Bureau) Page i of ii Cadnant Planning Planning & Development Consultants : Ymgynghorwyr Cynllunio a Datblygu Design and Access Statement Contents 1. Introduction .......................................................................................................... 1 2. The site and context ............................................................................................ 2 3. The proposed development ................................................................................. 5 4. Policy context..................................................................................................... 13 5. Main considerations ........................................................................................... 23 6. Conclusion ......................................................................................................... 28 Page ii of ii Cadnant Planning Planning & Development Consultants : Ymgynghorwyr Cynllunio a Datblygu Design and Access Statement 1. Introduction 1.1 This Design and Access Statement has been prepared in support of a full planning application for the erection of 37 houses, creation of a new access and internal access road, consolidation of Public Right of Way route, drainage and associated setting out of plots on land adjoining Pant Du, Penygroes. 1.2 The housing will be delivered by Grŵp Cynefin in association with a private developer. The scheme will consist of at least 18 houses to be offered for sale at a discount to open market value or intermediate rental homes with the remainder being open market homes. This will provide the opportunity for local people to buy or rent the homes at a discounted rate in order to support the community and their needs. The house types and sizes which are proposed were selected in order to meet the needs identified within the results of the Housing Needs Survey Report. 1.3 As required by the Town and Country Planning (Development Management Procedure) (Wales) (Amendment) Order 2016 the statement aims to address the following matters; a) Explain the design principles and concepts that have been applied to the development; b) Demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account; c) Explain the policy or approach adopted as to access, and how policies relating to access in the development plan have been taken into account; and, d) Explain how any specific issues which might affect access to the development have been addressed. 1.4 The application is supported by full detailed plans of the proposals, a community and linguistic statement, housing needs survey report, drainage plans and ecological report. Page 1 of 29 Cadnant Planning Planning & Development Consultants : Ymgynghorwyr Cynllunio a Datblygu Design and Access Statement 2. The site and context 2.1 The application site consists of a single parcel of land in the eastern part of the settlement of Penygroes with frontage onto the B4418. The site is opposite the Plas Silyn Leisure Centre and close to Ysgol Bro Lleu. Adjoining the site in the north-western corner is a telephone exchange box. Fig. 2.1 Aerial photograph identifying the application site 2.2 As can be seen in Figure 2.2, to the south of the site are the north-western fringes of Snowdonia National Park (shown hatched green). Caer Engan Scheduled Ancient Monument is also located to the south of the site as identified by the black star in Figure 2. The site is not in a Area of Outstanding Natural Beauty or Special Landscape Area. Fig. 2.2 Extract of Gwynedd Constraints Maps Page 2 of 29 Cadnant Planning Planning & Development Consultants : Ymgynghorwyr Cynllunio a Datblygu Design and Access Statement 2.3 A stream is located close to the north-eastern boundary of the site which runs to a larger watercourse some 125 metres south of the site. The constraints map above indicates that part the site lies within an un-assessed wildlife sites (shown dotted pink above). Accessibility 2.4 The application site is highly accessible via public transport. There is a bus stop adjacent to the site. Regular buses run throughout the day from 06:34-23:12. These run between Porthmadog and Caernarfon Bus Station, which provide further routes and trains. The village is also close to the A487 which is the primary route running north- south through Gwynedd. Fig. 2.3 Extract of Traveline Cymru Bus Stop Finder Map 2.5 The site is also accessible in terms of pedestrian and cycle accessibility to shops and services in Penygroes, including a Co-op convenience store, which is due to be re- located and re-developed as a larger store on a former garage site, Water Street. The site is also within safe and convenient walking distance of the local primary school, Ysgol Bro Lleu, the secondary school, Ysgol Dyffryn Nantlle and the Plas Silyn leisure centre. Page 3 of 29 Cadnant Planning Planning & Development Consultants : Ymgynghorwyr Cynllunio a Datblygu Design and Access Statement As detailed in Figure 2.4, below there is a Public Right of Way crossing the application site. This will be maintained, and directed through the site as part of the proposals. Fig. 2.4 Extract of map showing the PRoW crossing the site Page 4 of 29 Cadnant Planning Planning & Development Consultants : Ymgynghorwyr Cynllunio a Datblygu Design and Access Statement 3. The proposed development 3.1 The brief was to accommodate residential properties on the site that would to conform with the requirements of the Welsh Government’s Design Quality Requirements (DQR). Based on the extent of a housing allocation in the Joint Local Development Plan, appropriate densities, the constraints of the site and the need for affordable housing, the proposed development would deliver 37 houses with a diverse mix of house types spread across the site. 3.2 As discussed within this section, the design principles and concepts have taken account of other residential properties within the settlement, and the characteristics which are present locally in formulating the design. The proposals have also taken account of the site’s location at the edge of the village, where views in and out of the site will be available. It is considered that the scheme will integrate well into the settlement and provide the housing supply that Penygroes requires in order to meet the needs of the community but also to support the local services and facilities. The proposals include a mix of affordable housing to meet the identified local need. 3.3 The balance of house types, specifically envisaged to provide a mix of open market and affordable dwellings is as follows; • TYPE 1 (4 Person 2 Bedroom) o Semi-detached or terraced o Two storey o Two number car parking bays o Detached garden o Garden shed • TYPE 2 (5 Person 3 Bedroom) o Semi-detached or terraced o Two stores o Two number car parking bays o Detached garden o Garden shed • TYPE 3 (6 Person 4 Bedroom) o Detached properties o Two storeys o Two number car parking bays o Detached garden o Garden shed • TYPE 4 (3 Person 2 Bedroom) o Detached properties o Two bedrooms o Two number car parking bays Page 5 of 29 Cadnant Planning Planning & Development Consultants : Ymgynghorwyr Cynllunio a Datblygu Design and Access Statement o Detached garden o Garden shed 3.4 The proposed site layout would therefore be as follows; • 14 No. Type 1 (4.2.1) o Plots 1-11, 25, 26 & 27 • 13 No. Type 2 (5.3.1) o Plots 12-24, 28 & 29 • 8 No. Type 3 (6.4.1) o Plots 23, 24, 30, 32, 32, 33, 34 & 35 • 2 No. Type 4 (2.2.1) o Plots 36 & 37 3.5 The design and scale of the proposed dwellings will be traditional and in keeping with local vernacular with two storeys being the maximum height. 3.6 The properties must conform with the requirements of the DQR, which is to ensure a consistent good quality of internal layout within the range of standard house types. The minimum dimensions therefore required for each dwelling type are as follows; • HOUSE TYPE 1 (4.2.1) o Perimeter internal dimensions = 5.6m x 7.9m o Floor Area = 88m² o Floor to Eaves = 5.1m o Floor to Ridge = 7.8m o Roof Pitch = 30° (degrees) • HOUSE TYPE 2 (5.3.1) o Perimeter internal dimension = 5.6 x 8.8m o Floor Area = 98m² o Floor to Eaves= 5.1m o Floor to Ridge = 8.2m o Roof Pitch = 30° (degrees) • HOUSE TYPE 3 (6.4.1) o Perimeter internal dimension = 7.4 x 7.8m o Floor Area = 115m² o Floor to Eaves= 5.1m o Floor to Ridge = 7.8m o Roof Pitch = 30° (degrees) • HOUSE TYPE 4 (2.2.1) (‘Bungalow’) o Perimeter internal dimension = 10 x 6.5m o Floor Area = 65m² o Floor to Eaves= 2.5m o Floor to Ridge = 4.0m o Roof Pitch = 30° (degrees) Page 6 of 29 Cadnant Planning Planning & Development Consultants : Ymgynghorwyr Cynllunio a Datblygu Design and Access Statement 3.7 The overall average height to eaves and ridge for each of the two storey dwelling types will be similar to local properties within the village and will therefore not be out of character with the local vernacular.