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Candidate Site Assessment Report
Reference MR011
Name Land at Rhyd y Pandy Road, Pantlasau
Description 3 irregular shaped agricultural fields fronting onto Pant Lasau Road and Rhyd-y-Pandy Road. This level site is surrounded by residential properties and by Morriston Hospital further to the south. There is mature vegetation around the site boundaries. Previously open countryside in the UDP, but now proposed to be incorporated within an expanded settlement boundary. Site fell within Morriston ward at time of original candidate site submission, but due to ward boundary changes now lies within Llangyfelach ward.
Size 0.7Ha
Existing Land use Agriculture
Proposed Land Use Residential (approx 13 units)
Location Plans OS Plan and Aerial (not to scale)
© Getmapping Plc.
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Background and History Current UDP Policy http://swansea.devplan.org.uk/map
© Crown Copyright, Licence 100023509
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Constraints
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Planning History Planning Applications:
App No. App Type Desc
Site Address Proposal Decision Type Code
Date Decision
Legal Agreement
Appeal Lodged
Appeal Decision
Appeal Decision Date
2003/0716 Outline Cwrt Newydd, Mynydd Gelliwastad Road, Morriston, Swansea, West Glamorgan, SA6 6PX
Construction of one dwelling
REFUSE 08/07/2003 N N
2005/0481 Outline Cwrt Newydd Mynydd Gelliwastad Road Morriston Swansea West Glamorgan SA6 6PX
Detached dwelling (outline)
REFUSE 26/04/2005 N Y Dismissed 31/01/2006
2003/2276 Tree Preservation Lop Fell
Field 0020, Rhydypandy Road, Morriston, Swansea
To lop and other minor works to 2 Oak trees covered by TPO No 122
GTPOCC 02/01/2004 N N
2007/0242 Tree Preservation Lop Fell
Forge House, Rhydypandy Road, Morriston, Swansea, SA6 6NX
To lop, prune and remove dead wood from 1 horse chestnut tree covered by TPO no. 122
GTPOCC 23/03/2007 N N
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Candidate Site Context Candidate Site submissions within buffer
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Candidate Site Public Consultation: Summary of Representations The Candidate Site application was advertised on site in the form of site notices 14 letters of objection were received which are summarised below:
• Previous planning permissions and applications for inclusion in UDP have all failed, no change in circumstances
• Loss of green space
• Designated green wedge
• Increased traffic on already busy roads and main access route to hospital
• Encroachment into open countryside
• Loss of agricultural land
• Detrimental to character and amenity
• Adverse visual impact
• Prone to flooding
• Adverse impact on wildlife/habitat
• Undesirable precedent
• Inappropriate size and scale
• Will not provide affordable housing
• Inadequate utility supplies
• Inadequate sewerage system
• Houses would be directly under flight path of the Air Ambulance
• Local schools near capacity
• Outside existing settlement boundary
LDP Preferred Strategy Consultation: Summary of Representations No comments were received specifically regarding this site LDP Draft Proposals Map Consultation: Summary of Representations No comments were received specifically regarding this site
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Response to Representations
• Upon commencement of preparation of a new development plan all existing policies and previous decisions (e.g. current UDP designations) are subject of review and moreover the UDP policies will have no status upon expiry of that plan from Nov 2016. Consultation on an initial review of green wedge, open countryside and settlement boundaries has recently been undertaken and will inform the LDP Deposit Plan
• Green wedges unlike Green Belts are only temporary in nature and around 40% the new housing to be allocated in the LDP will have to be on land currently designated as green wedge, as there is insufficient land available within existing settlement boundaries to meet all future demand. Each site is looked at on its individual merits and does not set a precedent as all policy is being considered anew
• Highways /access improvements would be a condition of any development being brought forward in accordance with schemes agreed with the Highways Authority. Schemes could include road widening, footway provision, junction improvements, speed restrictions, etc and will depend on the specific requirements for each site
• The Best and Most Versatile (BMV) Agricultural Land (Grade 3a and above) is one of many considerations taken into account when assessing sites within the County in line with national guidance set out in Planning Policy Wales. Through the Spatial Options Appraisal and site deliverability assessment the priority has been to deliver development needs on lower grade land and such sites have been identified wherever possible. However where there has been an overriding need for development to fulfil the LDP Strategy as there is no other suitable location in which housing /employment allocations can be situated this has resulted in some allocations, or parts thereof being situated on BMV land
• Sustainable urban drainage scheme (SUDS) will need to be incorporated into development schemes as necessary. All new development needs to demonstrate that greenfield run –off will be achieved. No increase in surface water run-off would be permitted
• Vulnerable development such as residential may not be allocated in flood risk zones. All flood risk areas have been identified and excluded from consideration for development purposes. Incidents of localised surface water flooding have also been identified and any sites allocated at or near such areas will be required to incorporate appropriate remedial measures. Sustainable urban drainage scheme (SUDS) will be incorporated into development scheme as necessary. New development must demonstrate greenfield run off - no increase in surface water run-off will be permitted
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• 100% priority habitat sites have been filtered out of the site selection process. For all other sites an extended phase1 habitat survey would need to be undertaken to determine the habitat classifications, species lists and for the presence of protected species. Important features highlighted may require further survey at planning application stage, but do not preclude allocation at this stage. For example, most hedgerows will be protected under the Hedgerow Regulations (1997). A hedgerow assessment would need to be undertaken to determine the hedgerow quality and the findings would be taken into account when considering a site’s development capacity. When wider issues need to be taken into account any impact on European protected sites will be fully assessed as part of the Habitat Regulations Assessment (HRA). Woodland areas and key features, hedgerows, bridleways, etc should be retained as part of any development proposal and form natural defensible boundaries
• Insufficient information to be able to judge density and scale at LDP allocation stage. This is a matter dealt with through the planning application process. Any development would need to be in keeping with context of adjoining development
• Impacts on water/sewerage infrastructure must be addressed through improvements incorporated into any development. There is an ongoing programme of surface water removal (from the foul sewerage system) throughout the County to increase capacity and help alleviate flooding. DCWW are statutorily required to include all necessary improvements to support new development in their statutory improvement plan and hydraulic modelling assessment will be required at application stage required to establish the potential impact on the water supply network and necessary improvements
• All relevant utility providers have been consulted and no significant utility constraints have been identified
• The LDP is being prepared in close liaison with the Local Education Authority (LEA) who are fully aware of the potential additional pupil numbers likely to be generated and have made provision accordingly within the 21st century schools programme. Existing schools will be expanded where possible and new schools built as appropriate to accommodate the projected increase in pupil numbers. In West Swansea an ageing population profile and limited opportunities for new build housing/ under occupation of housing by increasingly elderly population will likely see a reduction in demand for school places from within existing catchments
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Stage 1 Summary
Criteria 1st Filter Check
No Major Constraints
Deliverability Minimum Size Pass Fail
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Further Information
Site Ref MR011
Stage 1 pass. Progress to detailed stage 2 assessment.
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Key Stakeholder Consultations
Internal Stakeholder Comments
CCS Transportation Means of Access: The site fronts onto Rhydypandy Road and Mynydd Gelliwastad Road. Access is possible from either frontage Local Highway Conditions: Peak time traffic congestion on the wider highway network may be an issue and the roads leading to the site are rural in nature. No footways are present along the site frontage Accessibility: There is a 10 min frequency bus service past the site Wider Issues / Combined effect: Peak time traffic congestion is an issue in the locality Restrictions: Assessment of the affect of development traffic on peak time congestion will need to be undertaken. Footway provision is necessary and the rural nature of the access roads may limit development potential of the site
CCS Housing The SHMA identifies that around 2100 homes are needed within this strategic housing policy zone over the LDP period
CCS Biodiversity This site contains scrub, hedgerows and mature trees. Hedgerows are protected under the Hedgerow Regulations (1997). A survey for the presence of protected species needs to be carried out and a hedgerow assessment would need to be undertaken to determine the hedgerows quality. Important features highlighted may require further
CCS Environmental Health No comments obtained
CCS Education Llangyfelach Primary: Is a relatively small school on a restricted site with limited scope for expansion. Pontarddulais Comprehensive: Is at capacity. An extension of Pontarddulais Comprehensive would probably require a Statutory Notice. We have serious concerns over the ability of the current capacity of Pontarddulais Comprehensive School being able to accommodate the number of secondary pupils being generated from these developments (further consideration could be given to redesignating primary feeder schools to another comprehensive or consider links to Carmarthenshire as this Comprehensive is already picking up pupils from that LA)
External Stakeholder Comments
Natural Resources Wales No comments
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Dwr Cymru Water Supply: Initial Comments for Candidate Sites in the Ward: The local water supply network for this ward is sufficient to meet the projected growth promoted. However, for the large sites in particular, some modest off-site mains will be required to service the sites Waste: Initial Comments for Candidate Sites in the Ward: Proposed developments in this ward ultimately drain to our Swansea Bay Waste Water Treatment Works. Based on the cumulative growth information provided for the residential, employment and the residential element of mixed sites, our assessment equates to a population in excess of circa 40,000 people. If all this growth is to be promoted in its entirety, then we will need to plan for future investment plans at the appropriate time
Western Power There is currently spare transformation capacity at each of the substations, which may be able to accommodate future load growth
Coal Authority No comments
Llangyfelach Community Council
This site has road frontages to Rhyd Y Pandy Road and Mynydd Gelli Wastad Road. The proposed development of the site is situated in the Pant Lasau green wedge and would be contrary to Policy EV23 of the UDP and would also result in the loss of established trees and privacy to the properties fronting Mynydd Gelli Wastad Road. A planning application for a single detached property was refused on this site on 31 January 2006 (planning application No. 2005/0481). The Council therefore considers this site should NOT be included in the proposed Local Development Plan for residential use.
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Stage 2: Planning Assessment
Site Description
Reference MR011
Name Land at Rhyd y Pandy Road, Pantlasau
Context and Character
Issue Criteria Commentary Notes
Brownfield
Greenfield Classification
Brownfield / Greenfield Mix
Greenfield
In settlement
Edge of settlement
Out of settlement
Relationship to existing settlement pattern and built form
Other
In settlement
Agricultural
Residential
Employment
Leisure
Mixed Commercial
Surrounding land use(s)
Other
Residential and agricultural
Water
Sewerage
Electrical
Gas Utilities infrastructure
Telecommunications
The local water supply network for this ward is sufficient to meet the projected growth promoted Connections at adjacent residential properties and businesses
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Geological
Habitat
Visual and Sensory
Historical
LANDMAP
Cultural
Geological – Lowland hills and valleys/ Lowland scarp and dip-slope dominated terrain/Lowland escarpment (Level 3) Habitat – Dry (Relatively) Terrestrial Habitats /Grassland & Marsh/Improved Grassland (Level 3) Visual & Sensory – Lowland/Rolling Lowland/ Mosaic Rolling Lowland/Rolling Farmland Mosaic (Level 4) Historical – Rural environment/Agricultural/ Irregular Fieldscapes (Level 3) Cultural - Associations/Notional Expressions /Places/Sense of Place (Level 4)
Yes Dominant Landscape functions No
Countryside/urban fringe
Complex
Moderate Key landscape features
Simple
Moderate TPO122 along site frontage on Rhyd y Pandy Road
AONB
SLA
Impact on areas designated for landscape value Heritage Coast
None
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Ancient Monument
Archaeologically Sensitive Area
Archaeological Site
Historic Park and Garden and Setting
Historic Landscape
Conservation Area
Impact on historic designations
Listed Building
None
Impact on views and vistas
- The site is bounded by mature vegetation which reduces its visibility and prominence
Level
Undulating
Sloping Topography
Mixed
Level
Yes Natural surveillance
No
Yes
< 400m
< 800m Proximity to public open space
> 800m
>800m
< 400m
< 800m
Proximity to leisure facilities or recreation space > 800m
Leisure Centre Morriston Leisure Centre - 860m Community Centre Morriston Memorial Hall – 1.5km Morriston Community Centre – 2.1km Library Morriston Library – 2.2km
Yes Presence of overhead cables No
No
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Yes Opportunities to provide continuity and enclosure No
Yes, logical infill opportunity set within an urban area
Yes Opportunities to contribute to an active street frontage
No
No
Located in an aggregates safeguarding area
Yes/ No Yes Category 1 Aggregates Safeguarding Area (Sand and Gravel)
Located in a Primary or Secondary shallow coal resource area
Yes/ No No Sand and Gravel - Glaciofluvial Coal Authority information: Development Low Risk Area Coal Resource Area – Surface Coal
Regeneration and Community
Issue Criteria Commentary Notes
Significant
Some Opportunities for new job creation
Few
Few
Significant
Some
Opportunities to contribute to vitality and viability of the area Few
Few
< 400m
< 800m Proximity to primary school(s)
> 800m
Catchment: Llangyfelach. Cwmrhydyceirw Primary - 960m Glyncollen Primary – 1.4km Llangyfelach Primary – 1.7km
Note : potential replacement 2 form entry primary to be build on Clasemont Rd Site if that strategic site proceeds
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< 400m
< 800m Proximity to secondary school(s)
> 800m
Catchment: Pontarddulais. Morriston Comprehensive - 940m Bishop Vaughan Catholic Comprehensive – 2.5km Ysgol Gyfun Bryn Tawe – 4km
Note : likely reconfiguration of Llangyfelach catchment to feed Morriston Comp
< 400m
< 800m Proximity to convenience store selling daily living essentials > 800m
> 800m Local store, Cwmrhydyceirw Road
< 400m
< 800m Proximity to Local Centre/District Centre
> 800m
Local Centre Further than district centre District Centre Morriston 2.4km
> 20% Welsh Speaking Ward
16-19% Welsh Speaking Ward
Linguistic Impact
0-15% Welsh Speaking Ward
11.8% of people are Welsh Speaking (2011 Census)
Environment and Climate Change Mitigation
Issue Criteria Commentary Notes
Impact on open space or recreational space
- Development of the site would not result in a loss of Fields in Trust provision. Site is not within 300m of such provision
Impact on Greenspace -
Development of the site would not result in a loss of Accessible Natural Greenspace provision. Site is not deficient of such provision (Tier 1)
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Impact on Biodiversity -
This site contains scrub, hedgerows and mature trees. Hedgerows are protected under the Hedgerow Regulations (1997). A survey for the presence of protected species needs to be carried out and a hedgerow assessment would need to be undertaken to determine the hedgerows quality. Important features highlighted may require further
Flood-risk and drainage - No flooding issues
No loss of agricultural land
Grade 3 and below
Impact on agricultural land
Grade 1/2
ALC map = Grade 3
Odour
Noise
Light
Air
Proximity to existing potential nuisance and/or sources of pollution
Waste
None
Odour
Noise
Light
Air
Potential impact of future use on existing neighbouring development
Waste
None
Land contamination - None
Land stability - None
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Transport and Accessibility
Issue Criteria Commentary Notes
Yes
Yes, but improvement required
Vehicular access to public highway
No
The site fronts onto Rhydypandy Road and Mynydd Gelliwastad Road. Access is possible from either frontage
Yes Ransom Strip
No
No
< 400m
< 800m
Accessibility to high frequency public transport access point, i.e. train station or bus stop
> 800m
There is a 10 min frequency bus service past the site Bus Stops:- 180m - Pantlasau, Pant Lasau Cross (NE-bound), Cwmrhydyceirw 400m - Morriston Hospital, Hospital Main Entrance (SE-bound), Cwmrhydyceirw 900m - Pantlasau, Pant Lasau Road (SW-bound), Cwmrhydyceirw 800m - Morriston Hospital, Heol Maes Eglwys (E-bound), Cwmrhydyceirw
Regularly congested
Congested at times Traffic conditions on nearby highway network No significant
congestion
Peak time traffic congestion is an issue in the locality
High
Medium
Potential to access community facilities and services via active transport
Low
Medium
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Deliverability
Issue Criteria Commentary Notes
Need Identified Supply and Demand
No identified need
2100 homes required within the North Strategic Housing Policy Zone during the LDP Plan period
Immediately available
Some indication of availability
Availability
No indication of availability
Immediately available
Physical
Environmental
Constraints
Legal
Footway provision is necessary Rural nature of the access roads may limit development potential TPO present Area is deficient in Fields in Trust provision
Viability - Affordable Housing contribution to be established
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Stage 2 Summary
Key Issues
Settlement limit proposed to be extended to encompass the site and adjoining properties. The new settlement limit boundary would also encompass adjoining Candidate Site MR013 (Potential Hospital contingency site) Site would then represent a logical infill opportunity Positioned in an area which is deficient of Fields in Trust provision A survey for the presence of protected species needs to be carried out and a hedgerow assessment would need to be undertaken to determine the hedgerows quality Highway issues to be addressed Llangyfelach Primary is a relatively small school on a restricted site with limited scope for expansion. Pontarddulais Comprehensive is at capacity – however changes to both are proposed
Are there opportunities for development to occur on adjoining land?
Yes No
If yes, provide details
Is there an alternative land use considered more suitable for the site?
Yes No N/A
If Yes, specify land use considered appropriate
Should site progress to Preferred Strategy Appraisal?
Yes, whole site Yes, part of the site No
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Stage 3A: Assessment Against LDP Objectives Scores =
Objective Score
1 Ensure that communities have a mix of uses and facilities to create sustainable, inclusive neighbourhoods that help to bring about wider social benefits and allow community life to flourish
+1
2 Encourage development of town and district centres as focal areas for regeneration n/a
3 Improve access to healthcare, lifelong learning, leisure, recreation, and other community facilities n/a
4 Create environments that support and promote walking, cycling and public transport as integral elements of a sustainable transport system
+1
5 Facilitate the provision of appropriate utility and transport infrastructure to support communities and businesses n/a
6 Encourage appropriate development of low carbon and renewable energy resources and energy infrastructure ?
7 Support the safeguarding and sustainable use of natural resources where appropriate -1
Social
8 Facilitate the sustainable management of waste n/a
9 Direct new housing to economically viable and deliverable sites at sustainable locations +2
10 Support development that positions Swansea as an economically competitive place and an economic driver for the City Region
0
11 Facilitate growth and diversification of the local economy and an increase in high value, skilled employment n/a
12 Reinforce and improve the City Centre as a vibrant regional destination for shopping, culture, leisure, learning and business
n/a
13 Ensure Swansea represents a strong commercial investment opportunity for developers and other partners to deliver the Council’s priority regeneration schemes
n/a
14 Ensure that communities have a sufficient range and choice of good quality housing to meet a variety of needs and support economic growth
+1
Economic
15 Promote and enhance a diverse and sustainable rural economy 0
+2 will fully meet LDP objective
+1 will have positive impact on LDP objective
0 neutral effect on LDP objective
-1 will have a negative impact on LDP objective
-2 will not meet LDP objective
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16 Improve, expand and diversify appropriate sustainable tourism facilities and infrastructure n/a
17 Promote a sustainable development strategy that prioritises the re-use of appropriate previously developed land, avoids significant adverse environmental impacts and respects environmental assets
-1
18 Preserve and enhance the County’s high quality cultural and historic environments +1
19 Conserve and enhance the County’s natural heritage -1
20 Maintain and enhance green infrastructure networks -1
21 Support measures to minimise the causes and consequences of climate change n/a
22 Promote good design that is locally distinct, sustainable, innovative and sensitive to location ?
23 Support the development of safe, accessible and vibrant places and spaces +1
Environmental
24 Create environments that encourage and support good health, well-being and equality +1
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Stage 3B: Assessment Against SEA/SA Objectives Key:
1. Promotion of sustainable development +/-
2. Maintain and enhance biodiversity resource and protected habitats and species. -
3. Increase community safety and sense of security ?
4. Enable people to meet their housing needs and provide good quality housing +
5. Provide high quality, accessible lifelong learning opportunities which meet future needs 0
6. Encourage an inclusive society and promote equality ?
7. Support the development of Swansea as a competitive place and contribute to Swansea’s role as a regional economic driver
+
8. Promote and enhance the rural economy 0
9. Support the development of the environmental goods and services sector. ?
10. Create social and physical environments that encourage and support health and well-being. +
11. Protect soil resources -
12. Improve the quality of inland coastal water (surf zone) and rivers +
13. Promote the efficient use of water resources ?
14. Ensure development respects constraints such as floodplains and unstable land ++
15. Promote an integrated transport system and encourage sustainable travel and development patterns that do not cause significant harm to air quality
+/-
16. Support adaptation and mitigation measures due to climate change x
17. Improvement in prudent and efficient use of energy +
18. Development of appropriate types of renewable energy resources ?
19. Promote the sustainable management of waste in an integrated manner, aiming towards zero waste by 2050 ?
20. Efficient use of minerals that safeguard existing resources and promote the use of secondary aggregates over primary resources where appropriate.
--
21. Protect and enhance the quality of the cultural and historic environment +
22. Maintain and enhance the quality and distinctiveness of the landscape, townscape and seascape. ?
++ Will contribute to sustainability +/- Range of positive and negative effects + Will result in some positive effects 0 Neutral effects - Will have some negative/non-sustainable effects ? Uncertain effects -- Will have a negative/non-sustainable effect X Not applicable to policy
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Comments: #2: TPO’d trees on site frontage along Rhyd y Pandy Rd; Potential protected species and hedgerow assessment needed – rescore when complete. If necessary appropriate mitigation required; #6: Uncertain score. Would score positively if a range of house types and tenures were provided; #11: Greenfield site; #10 & 17: High frequency public transport service travels past site, however lack of footways may restrict active transport opportunities; highway congestion at peak times – increase private car use may add to congestion – survey work required, including cumulative impact of developments on highway network. Limited opportunity to access local shops etc by active transport, but district centre is fairly close together with good access to strategic highway network; #15: Site adjacent to high frequency public transport network, but lack of footways may restrict active transport. Potential to impact air quality in Morriston – survey work required, including cumulative impact of all development on air quality in Morriston; #20: Cat 1 aggregate safeguard area, but unlikely to be a constraint due to proximity of neighbouring properties; #21: Insufficient information to assess impact on landscape and townscape. TPO’s trees require protection.
