Great House Farm: Phase III

Design and Access Statement

Land to the north and west of

Ty MawrMichaelston super Ely

Cardiff

for

March 2013

GILLARD ASSOCIATESarchitecture and design

2 Cathedral RoadCardiff

CF11 9RZTel No 02920 229 133

www.gillardassociates.co.uk

D R A F T

architecture and designGILLARD ASSOCIATES

Design and Access StatementLand to North and West of Ty Mawr, Michaelston

1.0 Introduction and Vision Statement 2.0 Context 2.1 Preface 2.2 Site location 2.3 Physical context 2.4 Statutory Designations 2.5 Landscape 2.6 Conservation and Archaeology 2.7 Access and Connections 2.8 Use of Land and Agricultural Value 2.9 Ecology 2.10 Flood Risk 2.11 Anti Social Activity on Site 2.12 Summary of Site Context 2.13 Planning History 2.14 Social and Economic Context 2.15 Planning Context

3.0 Site Analysis 3.1 Description and Topography 3.2 Landscape Appraisal 3.3 Arboriculture 3.4 Archaeology 3.5 Conservation Appraisal 3.6 Ecology and Bio Diversity 3.7 Existing Movement and Access 3.8 Summary of Opportunities and Constraints 4.0 Design Evolution and Principles 4.1 Preface 4.2 Process and Collaboration 4.3 Pre Application Enquiry 4.4 Design Feedback 4.5 Reworking the Design 5.0 Character 5.1 Preface 5.2 Size Scale and Massing 5.3 Proposed Density and Mix 5.4 Site Layout 5.5 Sequence of Space and Legibility 5.6 Design of Houses 5.7 Appearance

6.0 Community Safety 6.1 Crime and Anti Social Behaviour 6.2 Secured by Design 6.3 Water Safety

7.0 Environmental Sustainability 7.1 LivEco and Sustainability 7.2 Fabric First - Energy Efficiency 7.3 Aims of Sustainable Planning Legislation 7.4 Inherent Sustainability of Site 7.5 Code for Sustainable Homes Pre Assessment

8.0 Landscape and Ecology 8.1 Importance of a Landscape Led Masterplan 8.2 Proposals in Relation to Landscape Context 8.3 Proposals in Relation to Ecology 8.4 Landscape Proposals 8.5 Lighting 8.6 Flood Risk and Surface Water Drainage 9.0 Access and Movement 9.1 Inclusive Design 9.2 Reducing Reliance on Private Cars 9.3 Local Facilities 9.4 Proposed Site Access and Movement 9.5 Access for Larger Vehicles 9.6 Car Parking 9.7 Manual for Streets 9.8 Pedestrian Experience 9.9 Sense of Place 9.10 Cycle Parking 9.11 Shared Routes 9.12 Road Safety

10.0 Conclusion

Contents

D R A F T



This Design and Access Statement has been prepared on behalf of Mulcare BallProperties Ltd (the applicant), part of the LivEco group, in support of an outlineplanning application for residential development on land to the north and west of TyMawr, Michaelston Road, Cardiff. Mulcare-Ball

This statement is set out in accordance with TAN 12: Design, and Design Commissionfor Wales guidance.

Reference is made in this statement to the following supporting documents submittedas part of the application, as follows:

A. Heritage Assessment EDP B. Planning Statement SavillsC. Transport Statement CorunD. Arboricultural Report EDPE. Ecological Appraisal Wildwood EcologyF. Landscape Assessment EDPG. Archaeological Appraisals Cardiff Archaeological Consultancy

The Applicant

"LivEco delivers sustainablehomes which exceed customerexpectations as well asgovernment targets"

LivEco's directors and designers have been leading exponents of ecological housebuilding for many years and have achieved recognition for contemporary high qualityhomes which achieve Code for Sustainable Homes Level 4 and above.

LivEco developments are designed to be future proof and provide tomorrow’sstandards today- at affordable prices.

The Great House Farm Phase 2 site is the first major project for LivEco and as suchthere is a commitment to building to a quality which will set the standard forsustainable house building in South Wales.

Background

The application site, previously agricultural land, is the last remnant of land belongingto a farm known as Ty Mawr. Over many decades land has been sold off by the farmowners and this has resulted in the farm becoming unviable.

The original farmhouse, a grade II listed building was abandoned several years agoand remained on the market for several years before the applicant purchased theproperty in 2010. Planning and Listed Building Consents were granted the followingyear for the conservation and refurbishment of the farmhouse and conversion of theadjoining barn to a dwelling.

In 2012 planning consent was granted for the erection of eight new sustainabledwellings adjacent to the existing pond, and listed building consent for the conversionof the adjacent barn to a dwelling. This phase is due for completion in May 2013 andthere has been intense interest from prospective purchasers resulting in the pre saleof several residential units.

This demand for sustainable housing in this location has led to the submission of thislatest application which will infill redundnat land with housing up to the naturalboundary, defined by the tree screen on the northern field edges.

1.0 Introduction and Vision Statement

Vision Statement

The Welsh Assembly Government has established ambitiousenvironmental targets for all new developments by making compliance withthe Code for Sustainable Homes mandatory. Currently Code Level 3 is thelegal minimum requirement but we are going to see higher standardsimposed over the coming years. Liv Eco developments exceed Code 4 as aminimum which means nearly 50% carbon emission reductions comparedto the 2006 regulations. Where possible this is achieved without resortingto the installation of on site renewable energy solutions - known as theFabric First concept.

The eco village at Ty Mawr - combining the Phase 2 project already on siteand this latest application for 19 new eco homes - is the first majordevelopment for LivEco and will be the firm's benchmark for future projects.

Therefore, there is a commitment on the part of the firm to ensure that thisdevelopment will set a new standard for quality, affordability, andsustainability for residential development in South Wales.

This DAS will show that the site has been planned to make the most of avaluable windfall site on the edge of the countryside, and in particular willdemonstrate an integrated sustainable and collaborative design approachto the site.

It will make the most of the on site opportunities presented by the existinghistoric buildings and landscape features to inform and 'anchor' the newdevelopment and promote a feeling of cohesion and reinforce the uniquesense of place.

To summarise: the proposals will provide contemporary energyefficient homes which are affordable, attractive, and designed toenable the growth of a community of people who are keen to live amore sustainable lifestyle - and for which there is very little choicecurrently available.

live well

"...there is a commitment to achieving a highquality which will set the standard for sustainablehouse building in South Wales."

Great House Farm:Phases I and IIDevelopment

D R A F T



site for CharlesChurchdevelopment

application site

2.0 Context2.1 Preface

This section explores the context of the site, the planning history andsets out the justification in planning terms for the development. For fulldetails of the site context and constraints this DAS statement should beread in conjunction with the accompanying documents already listed inthe introduction.

2.2 Site Location

The site is located to the west of Cardiff and is less than a mile from theA48/B4232 interchange at Culverhouse Cross. It lies on the built up edgeof west Cardiff and abuts the settlement boundary for the adopted CardiffLocal Plan (1996).

The site lies on the edge of the urban area, with views form the northset against the built backdrop of modern suburban houses immediatelyto the south and west of the site. It is considered that the modernresidential development at Ely forms a key part of the setting of thesite.

Aligning roughly south-east to north-west, the site is formed from twoparcels (see plan view below right) of land totalling approximately 0.84haat the crest of the hill above the Ely Valley accessed from MichaelstonRoad.

The site is near the western edge of housing development in Cardiff (seemap right). To the north and west, beyond a dense tree belt, is pastureand open countryside. To the south is the recent housing at Ffordd-y-Barcer. To the east is land for which the planning authority have recentlygiven permission for the development of around 80 new dwellings byCharles Church.

Site boundaries are as follows:

Parcel ANorth - dense tree belts and shrubberyEast - dense tree belt forming a barrier along Michaelston RoadSouth - the access drive separating the site from the Listed Farmhouse and attached barn

Parcel BNorth - dense tree belts and shrubberyEast - dense tree beltSouth - banks of a pond and shrubberyWest - dense tree belts and shrubbery

B

A2.3 Physical ContextThe site is described and explained in detail in Section 3 Site Analysisbut briefly the land is redundant and neglected farm pasture enclosed bydense shrubbery and tree belts, roughly level, with the detritus left overfrom its former agricultural use. This use has long been abandoned - thefarm was last worked in the 1950s and was subsequently used for largevehicle storage and repair.

D R A F T



8

Great House

8

11LB

5

Springmeadow

4

Cottages

MIC

HA

ELS

TON

RO

AD

Court

14

20

2

6

Pond

17

1

application site

PROW

application site

2.4 Statutory Designations

The site lies within the St Fagans Conservation Area (seeinset map bottom right), is partly subject to a TreePreservation Order (refer 3.3) and lies within the St. Fagansand Michaelston Super Ely archaeologically sensitive area.The site includes a public right of way which forms part of acircular cross border route (covering Cardiff and the Vale ofGlamorgan). The PROW can be maintained and enhancedas part of any development scheme.

The woodland area within the western end of the site isprotected by historic Woodland TPO. The TPO covers a widearea describing the trees within it as mixed deciduous andConifers.

2.5 LandscapeThe site also lies within an area proposed for a SpecialLandscape Area (SLA) designation. The St Fagans Lowlandsand Ely Valley Special Landscape Area (SLA) was proposedin 1999 but has never been adopted.

2.6 Conservation and Archaeology

The site lies within an archaeologically sensitive area asidentified by GGAT Curatorial (refer inset map).

It is listed as Area 3: St Fagans/Michaelston-super-Ely.

2.7 Access and Connections

Access is provided by a private drive, forming a priorityjunction with Michaelston Road. Michaelston Road is animportant local distributor road providing connections to thewider area.

Links by footpath, cycleway, and road to facilities and thewider transport network are discussed in more detail in thenext section.

Context continued

Top: OS plan showing application area (red); landin ownership of applicant (blue); and route ofPROW (dotted green).Left: Conservation area: application ite shown redAbove: Archaeological sensitive areas in Cardiff:application site arrowedFar left: Persondy Lane to the north of the site

D R A F T



2.8 Use of the Land and Agricultural Value

The existing use of the land is nil use, i.e. the historic use ofthe site has been for agriculture but this ceased over 30years ago. The sub division of the farm land during 1980’shas meant that the land is no longer farmed and is unlikely tobe farmed in the future due to its separation from theremaining farm land. The site was part of a larger farm whichwas sold during the 1980’s for residential development. Theland is too small to farm but too large to maintain as a privategarden.

The site is not included within a mineral resource protectionzone and is not of sufficient scale to have any significantimpact on water quality, aquifer, air quality or waterresources.

The proposals will not have any implication on farming unitsas the site has been remote and in separate ownership fromany farming activities over the last 30 years. The land hasbeen used for grazing in the past but is not considered tohave any merit in terms of its size or quality for agriculturalpurposes.

2.9 EcologyThe ecological significance of the site has been assessedthrough a Phase 1 Habitat Survey undertaken to support the2010 applications. This has been updated through recentspecific reptile, badger and bat surveys. The findings can besummarised as follows:

ß Bats were the only identified protected species within thesite. There was no evidence of badger activity or sets.

ß No great crested newts were found within the pond andwhilst the site includes habitat suitable for smallmammals, there are considered to be no opportunities forspecies such as wax cats, otters, water voles or whiteclawed crayfish.

ß There were found to be no protected species of florawithin the site although the woodland habitat isconsidered to be suitable for bluebells.

ß The improved grassland within the site is considered tooffer limited opportunities for invertebrates and birds andwhilst the scrub and tall ruderals are found to offerforaging and breeding opportunities for birds, there werefound to be no protected species on site.

Further surveys relating to reptiles, bats and badgers in 2013indicate that the design of the site layout of the site need notbe constrained by existing ecology. The proposed reptilemitigation strategy involves translocation of reptiles asopposed to the need for on site habitat mitigation. Noevidence of Badgers was found on site and known Bathabitat can be protected through tree retention. A detailedlighting and construction management scheme will need tobe devised at the reserved matters/detailed condition stage.

Context continued

As a consequence, the investigations undertaken haveconcluded that the site does not have any overridingbiodiversity constraints to its development and can offersome enhancement as part of a sensitive development whichcan be secured at any detailed application stage.

2.10 Flood RiskThe site is not subject to any existing flood risk and issignificantly higher than the nearest C2 Zone identified withinthe TAN 15 flood maps. An extract of the TAN map isreproduced below to demonstrate that the site is not subjectto any flood risk. As a consequence, there is no need toundertake an assessment of how any flood risk would impactupon development.

2.11 Anti-social activity on siteThe site has suffered from a variety of negative urban fringeeffects. The listed farm house has been broken into over 15times over the last 2 years, with repeated calls to the Policefor burglary, anti social behaviour, loitering and littering thearea. All the cable, copper and lead have been removedfrom the building. The site would therefore benefit fromgreater natural surveillance.

More detail is given on this subject under Section 8Community Safety.

2.12 Summary

The site lies on the urban fringe, adjacent to what is now avery dated settlement boundary. It is well screened from theopen countryside to the north by a belt of mature trees. It liesin a sustainable location, with an existing access and thepotential for a new pedestrian/cycle access to link into theexisting footpath network.

As a direct result of the designations and context of the siteidentified above, the following key factors need to inform thedesign and layout of the site:

ß Archaeological Evaluation, including GeophysicalStudy and Trenching - the conclusion of the surveysundertaken are that the site can be developedsuccessfully without undue impact upon

what has been established to be the limitedarchaeological significance of the site. Regard hashowever been given to the known location of theGreen House.

ß Ecological appraisal - trees on the site are known tobe used by bats, but this is not in itself a barrier todevelopment. Reptile and habitat surveys have alsobeen undertaken to inform the proposals (referWildwood survey). There are no ecological constraintswhich need to be taken into account other that seekingto retain key trees within the site.

ß Landscape assessment - the site is not subject to anystatutory designation but it is recognised as being in adraft SLA. The site is well screened by existing maturetree belts. The conclusion of the LVIA is that theprinciple of the development of the site will beacceptable in landscape terms. Subject to two/ twoand a half storey development being provided at thedetailed design stage, the layout of the site need notbe influenced by its wider landscape setting.

ß Heritage evaluation - this concludes that the design ofthe development need not be influenced by being onthe periphery of the St Fagans Conervation Area asthe village of St Fagans is both physically and visuallyremote. The presence of the Listed farmhouse is amaterial consideration but whilst development shouldrespect this and allow 'breathing space' its setting haseffectively been lost by insensitive moderndevelopment.

ß Transport statement - this establishes that theproposed access point is suitable for a development ofthis nature and that the sustainability / accessibilitycredentials of the site are acceptable for adevelopment of this nature.

2.13 Planning History

There is no recent or relevant planning history for theapplication site, other than the recent permissions for theconversion of Ty Mawr and the erection of nine dwellings onadjacent land.

D R A F T



vbus stop

b

Â‰ Ò

M4

shopping

Ely trail

òjunior school

òmedical centre

òprimary school

vbus stopòdistrict central

òmuseum

citycentre

Â‰shopping

vbus stop

children's centreòcommunity collegeò

"To create sustainable development, design mustinclude the social environmental and economicaspects of the development its relationship to itssurroundings." TAN 12 para 2.4

Above:Newly refurbished shops in Michaelston Road -secondary school to the left

2.14 Social and Economic Context

2.14.1 Sustainability

A key driver in local and National planning policy ispresumption in favour of sustainable development and inparticular the provision of energy efficient low carbon homesthat are:

- located close to public transport networks accessible on foot

- within easy reach of local services and facilities

- accessible for all and capable of being easily adapted by their occupants as their needs change

- provided with on site public open space

The map right shows how the site location is enhanced bythe proximity of local services including childcare, schools,healthcare, leisure and recreation facilities and so on.

This DAS will show how the need for pleasant open spacesbetween the dwellings will contribute to health and wellbeing.This is reinforced by the site's proximity to open countrysideaccessed from the local footpath network, one of which runsthrough the site itself. Within easy walking distance is one ofthe country's most popular museums.

To summarise, the site is located in an almost ideal locationfor housing in terms of position on the edge of Wales' capitalcity.

Context continued

site

local centre

Waun Gron railway station

D R A F T



2.15 Planning Context

2.15.1 Preface and summary of relevant planning policyThe planning policy context for the site is considered in full within theaccompanying Planning Statement prepared by Savills, which should beread in conjunction with this statement. The policy context is made up ofthe following:

National

ß Wales Spatial Plan (2004 & 2008 update)

ß Planning Policy Wales (2012)

ß Technical Advice Note 5: Nature Conservation and Planning

(1996)

ß Technical Advice Note 12: Design (2009)

ß Technical Advice Note 15: Development and Flood Risk

(2004)

ß Technical Advice Note 18: Transport (2007)

ß Technical Advice Note 22: Planning for Sustainable

Buildings (2010)

Local

ß St Fagans Conservation Area Appraisal (2007)

ß Access, Circulation and Parking Standards Supplementary

Planning Guidance (2010)

ß Affordable Housing Supplementary Planning Guidance

(2007)

ß Cardiff Residential Design Guide (2008)

ß Open Space Supplementary Planning Guidance (2008)

ß Trees and Development Supplementary Planning Guidance

(2007)

ß Detailed Appraisal of the Proposed St Fagans Lowlands and

Ely Valley Special Landscape Area (2006)

ß The Review of Landscape Character Areas (2008)

ß LANDMAP landscape character assessment

As explained in the Planning Statement, the Cardiff Local Plan (1996)and South Glamorgan (Cardiff Area) Replacement Structure Plan (1997)are out of date and carry little to no weight in the determination ofplanning applications, some 20 years beyond their evidence base date.The Cardiff UDP carries no weight as it out of date and has been subjectto substantial objection. The Cardiff LDP is at an early stage. The SPG’squoted above provide guidance and have been taken into account in thedesign process. It is primarily the policies of PPW that are relevant.These are summarised below.

Context continued

2.15.2 Planning Policy Wales' key principles and objectives

Section 4.3 of PPW sets out the keyprinciples which include:ß Putting people and their quality

of life now and in the future, at

the centre of decision making

ß Taking a long term perspective

to safeguard the interests of

future generations, whilst at the

same time meeting needs of

people today

ß Respect for environmental

limits

Section 4.4 sets out the policy objectives. These include:

ß Promoting resource efficient and climate change resilient

settlement patterns that minimise land take and urban sprawl

ß Locating developments so as to minimise the demand for travel,

especially by private car

ß Facilitating development that produces emissions of greenhouse

gases in any sustainable manner

ß Facilitating sustainable building standards

ß Contributing to the protection and the improvement of the

environment

ß Ensuring the conservation of historic environment and cultural

heritage

ß Maximising the use of renewals resources and sustainable

materials

ß Ensuring that all local communities have sufficient good quality

housing for their needs

ß Promoting access to employment, shopping, education, health,

community facilities etc

ß Fostering social inclusion through ensuring development isaccessible by means other than the private car

The planning policy analysis within the Planning Statement leads to the

following conclusions:

ß There is a dire shortage of housing land in Cardiff, particularly in

respect of family housing - the latest JHLAS suggests that the

supply will expire in June 2013 and will not be significantly

improved until post adoption of the LDP in late 2015

ß The weight to be attached to the settlement boundaries set out

within the Cardiff LP/UDPs is very limited in the light of the sub

standard housing land supply

ß Compliance with PPW and the support of TAN1 indicates that

sites such as the application site should be seriously considered in

order to increase the supply of housing land

ß The direction of travel of the Government Policy is to greatly

improve the supply of new housing

ß The impacts of a development of a nearby site in almost the same

context have been recently assessed by an Inspector to be

acceptable in landscape, conservation and sustainability terms.

These factors were considered to override the fact that the site

was outside of the settlement boundary.

ß PPW sets out a presumption in favour of sustainable development

and where development plan polices are outdated (as in this case)

there is a presumption in favour of proposals in accordance with

the key principles and key policy objectives of sustainable

development in the planning system.

As a consequence of the above, it is evident that the principle of thedevelopment of the site will accord with the guidance in PPW and thepresumption in favour of sustainable development. Detailed design ofindicative scheme has taken on board the statutory and localdesignations effecting the site such as the need preserve the characterof the conservation area and the setting of the listed building, and theneed to address the landscape setting. This is explained in the followingsections.

D R A F T


Design and Access StatementLand to North and West of Ty Mawr, Michaelston3.0 Site Analysis and Appraisal

3.1 Description and Topography

The site is an area of green field land formerlyassociated with the wider Ty Mawr Farm and is madeup of two smaller parcels with a narrow link or pinchpoint. The two parcels together have an approximatearea of 0.84ha.

The site is bounded to the North, East and West by adense belt of mature trees. The trees which surroundthe site provide a substantial landscape buffer,preventing any wider views into the site. The tree beltprovides a sense of enclosure to the north with anopen aspect to the south, making the site feel anatural extension of the settlement.

The site lies on the edge of the urban area, with viewsfrom the north set against the built backdrop ofmodern suburban houses immediately to the southand west of the site. It is considered that the modernresidential development at Ely forms a key part of thesetting of the site.

The site is relatively level, broadly following the 50mAOD contour line except the land to the north westwhich slopes away to the northern field boundary.

Besides the listed farmhouse which is adjacent to thesite there is a dilapidated farm building at the pinchpoint. Both of these buildings bear evidence of antisocial behaviour which is common due to its being ona public footpath close to habitation and with little sitesupervision. This part of the site has an air of neglectwhich is part of the justification for development (referPlanning Statement 2.22).

The fields, long abandoned as agricultural land, areuncared for and invaded by brambles.

A public footpath follows the existing access drive andcontinues westwards unmarked to the north westernboundary where there is a field gate.

Decay, crime, and fly tipping

Top left: derelict buildingAbove : fly tipping left followingabandoned farmRight:evidence of break in to listedbuilding

Site Screening:

Top right: shrubbery separating thesite from adjacent housing estateMiddle right: tree belt enclosing site tonorth and screening site from StFagansFar right: Coppice area to south west

D R A F T



3.2 Landscape Appraisal

Environmental Design Partnership (EDP) were appointed to carry outa landscape appraisal.

The report concludes that the site 'does not appear to be an intrinsicpart of the landscape which contributes to its proposed SLAdesignation' and 'the candidate SLA would not be affected by asensitive development within the application site'. The key issueswere found to be:

• the site is no longer in use

• the landscape features on the site which are worthy ofretention - the pond, higher quality trees - can be retained andenhanced as part of a sensitive redevelpment

• the site is very well contained and would not have any effecton views from public places

• woodland edge planting can be used to filter views from publicplaces if this was deemed necessary

The appraisal document concludes that the landscape features andcharacter, and visual circumstances of the site, do not appear topresent an in principle constraint to development.

3.3 Arboriculture

As the site is within the conservation area all trees are protected byTPO.

The woodland area at the western end of the site is protected bywoodland TPO (like the tree belts north of Ty Mawr) - see plan.

It was found that the TPO boundaries contained areas with no treesand therefore could not be relied on as a constraint plan whenconsidering site planning. Environmental Design Partnership (EDP)were appointed to carry out an arboricultural survey compliant withBS 5837:2005 (refer Arboricultural Report).

Each tree was accurately plotted and graded for quality. Each treewas also given an 'exclusion zone' which was used to design thebuilding layouts. The buildings stay clear of all tree exclusion zoneswith the exception of two small trees of poor quality.

3.0 Site Analysis and Appraisal continued

3.4 Archaeology

On the advice of the Gwent and Glamorgan Archaeological Trust thesite was evaluated to ascertain the impact of development. CardiffArchaeological Consultancy (CAC) carried out a series of excavationsat key points on the site (refer Archaeological Report).

The remains of a rectangular building in the western part of the site(known as 'the green house') was also investigated. No finds ofimportance were found - all were from the modern era (post 1850).The wall remains of the 'green house' were confirmed to be postmediaeval.

CAC's assessment concludes that there is no archaeologicalconstraint to the proposed application site and its future developmentdoes not contain remains where there would be a statutory or planningpolicy presumption against development.

Plan of TPOs 1976

3.5 Conservation Appraisal

In assessing development proposals for the site, careful considerationhas been given to the likely nature and significance of any effects upon

a) the setting of ‘Ty Mawr’, which is designated as a Grade II listedbuilding, and

b) the character or appearance of the St. Fagans Conservation Area,within which it is situated.

In respect of (a), it is clear that previously consented development to thesouth has already had a deleterious impact upon the setting of Ty Mawr,in that it has led to a loss of associated settlement remains and farmlandaround the historic village. The more recent approval of developmentproposals adjoining Ty Mawr to the west also serves to underline theextent to which it is recognized that the listed building is already divorcedfrom its historic context and occupies an ‘urban-edge’ location.

Within that context, the form of development proposed will preserve thesetting of the farmhouse, particularly in view of the fact that the layouthas been designed to maintain existing views across the Ely Valley,which are curtailed by the extensive tree cover opposite and are, in anyevent, considered to make no more than a limited contribution to theunderstanding, appreciation and (indeed) significance of the Grade IIlisted building.

With regard to (b), the assessment builds upon previous work inconfirming that the principal focus of the St. Fagans Conservation Area isconcentrated north of the River Ely, with the land, where the site islocated, included primarily to (1) provide a buffer zone between St.Fagans Castle and village and the built-up area of Cardiff situated to thesouth and (2) provide an appropriate landscape setting to the designatedarea’s ‘core’.

On that basis, it is considered that the application site is located in anarea regarded as being peripheral in the Council’s conservation areaappraisal and is degraded by virtue of its position on the urban edge ofthe city of Cardiff. Whilst there would be an effect upon the morphologyof the ‘historic’ village of Michaelston, as proposed by the RCAHMW, thisis of limited significance by virtue of the fact that systematicarchaeological investigation here has found no evidence in this area formedieval activity.

Moreover, the retention of the existing mature tree cover adjoining thesite will serve to ensure that existing views north across the valleytowards St. Fagans Castle from the public footpath will be maintainedand no views across the conservation area, making a positivecontribution to its significance or special interest, will be harmed throughthe implementation of the proposed development.

D R A F T



3.7 Existing Movement and Access

A detailed Transport Assessment was carried out by Corunand submitted with this application. The followingsummarises the existing situation on the application site.

Vehicular AccessAccess to the site is from Michaelston Road. At the presenttime the track only serves two properties - the existingfarmhouse and the adjoining barn which has been givenplanning consent for conversion to a dwelling.

Vehicles will not be permitted to move between Phase II andany new development on the site (planning condition10/1095/W para 9).

Some improvements would be required if vehiclemovements are to increase as a result of development.However visibility splays compliant to Manual for Streets canbe accommodated within the applicant's existing landownership.

Pedestrian and Cycling InfrastructureGood pedestrian and cycle routes exist. When the Phase IIdevelopment is complete there will be links to FalconwoodDrive and the wider public transport network.

The existing public footpath through the site is little used butwill need to be maintained during and after futuredevelopment.

Proximity to ServicesThe site is well located in terms of proximity to shopsschools and other facilities.

3.6 Ecology and Biodiversity

An Ecological Appraisal was carried out be WildwoodEcology including a reptile survey and a protected speciessurvey.

3.6.1 Reptiles

It was established that a small population of slow worms andgrass snakes exists on the site - based on Natural EnglandTechnical Information Note 102 the impact of anydevelopment on the site is categorised as Negative: low.

This will mean off site mitigation measures to be put in placebased on a strategy to be drafted and approved by the LPA.

3.6.2 Protected Species

Surveys were carried out to determine the presence orotherwise of badger. No evidence of badger was observedon, across the boundaries of, or adjacent to, the site.

Surveys were also carried out to assess the potential oftrees to support roosting bats. Based on the tree surveycarried out by EDP (attached to this application), it isconsidered that works to trees in Category 3 may proceed. Ifworks are required to Category 2 trees, reasonableavoidance measures should be implemented. Trees whichare assessed as category 1 will require advice from alicensed bat ecologist before works proceed.

In addition to these constraints, restrictions will be placed ontemporary and permanent lighting on the site to avoidilluminating trees.

Since all trees are likely to have nesting birds, there will berestrictions on development during the nesting season.


D R A F T



Opportunities

Site generally level and appropriate for building

Site orients east west and open to the south maximisingsolar exposure

Woodland screening the site to views from the north

Mature trees create enclosure and an identifiable boundary

Pond will form valuable visual asset and contribute to healthand well being

Removal of spoil and derelict building will enhance thelandscape

Development will bring into use a site with nil purpose andrepair landscape fabric

Provides opportunity to manage neglected trees andenhance tree belts and bio diversity with new planting

Brings back into use a redundant farm and providesjustification for conservation and refurbishment of historicfeatures

Footpath can be improved and pedestrian experience alsoimproved by providing passive surveillance and views ofpond

Footpath and cycle links can be improved by opening site toPhase II development

Constraints

Topography slopes to north in NW corner

Protected trees limit area of development

Redundant farm buildings and detritus will require removaland disposal

Consider impact of development on wider countryside

Restrictions on tree felling or de limbing during nestingseason

Restrictions on lighting during and after construction works

Phys

ical

/Lan

dsca

peH

isto

ric

Listed farmhouse has a 'zone of influence' which needs to berespected

Acc

ess

Soci

al/e

cono

mic An area notable for petty crime and anti social behaviour will

be brought into use

Much needed environmentally designed and climateresponsive housing can be constructed

Single point of access needs to be improved


3.8 Summary of Opportunities and Constraints

The table indicates the main opportunities and constraintsidentified as part of the DAS submission and site analysis.

D R A F T



N

individual trees not recordedbut form dense shelter belt spoil

heaps

delapidated farmbuilding

approximate routeof footpath (desireline)

interesting treeoverhanging path

wall remains

dwellingsoverlook site

Access to Phase II site:no vehicular connectionwith Phase III permitted

gable of cottagesignificant

significant treebelt

site falls away to northboundary

Phase I

Phase II

Site Analysis

individual trees

tree exclusion zone

footpath

Key

pond

not to scale

M i

c h

a e

l s t

o n

R

o a

d

Ffordd

y Barc

er

Court Cottages

0 10 20 30m

listed farmhouse

SITE ACCESS

views

site with 200mmcontours

Great House Farm is a C21st anachronism. Longseparated from its land, most of it now given overto concrete and private gardens, the old house haslost its raison d'etre and appears to be slumbering,its windows shuttered against vandalism, awaitinga new lease of life.These last remaining parcels of land forming theapplication site provide an opportunity for the oldhouse to be part of an exciting new development.With sensitive environmental design, the uniquesense of place - intimate enclosures of land on theedge of the city with glimpses of distant countryside- can be retained and will enhance the way of lifefor people who want to benefit from the LivEcovision - truly sustainable homes at affordableprices.

Understanding, conserving, andenhancing a unique sense of place

9no dwellings


D R A F T



Phase II development

listed farmhouse

affordable houses

pedestrian and cycle accessfrom Ffordd y Barcer

maintain tree screening onnorthern boundary

respect potential archaeology

natural surveillance of parkingareas

enhance woodland

maintain footpath and re routewhere necessary to improveexperience and promotecommunity safety

active frontages for houses andmaximise view of pond

4.1 Preface

This section of the DAS will describe the principles that have informed the design,and its evolution through several stages of a collaborative design process, usinginputs from a variety of consultants engaged by the applicant, and planning advicefrom the LPA .

4.2 Process and Collaboration

After a comprehensive study of the site and context a preliminary illustrativemasterplan was drawn up in collaboration with consultants and property advisors(see main plan) and then submitted to the LPA as a pre application enquiry. Themain design aims were:

• respecting the edge of countryside location and ensuring that the tree screenbelt on the northern boundary was maintained and reinforced throughlong term management

• keeping the buildings away from the tree screen - in other words, provide abuffer zone to prevent damage to root systems

• respecting the listed farmhouse and barns by reinforcing a dividing line oftrees and planting which would maintain a degree of separation from newaffordable housing

• respecting the privacy and enjoyment of the neighbouring estate and of thefuture occupants of the Phase II development currently underconstruction

• retaining the desire line of the existing footpath and establish clear legibility forthe adjusted footpath route

• connect pedestrian and cycle routes through the current Phase II site to easeconnection to alternative transport networks

• designing the housing layouts to reduce the amount of excavation• arranging housing to enable passive surveillance of the public realm and also

parking areas - create 'active frontages'• making clear definition of public and private realms with appropriate boundary

treatments• making the best use of natural features - particularly the pond to provide

interest and focus• enhancing the sense of place which is unique to the site• providing a buffer to the neighbouring housing at the western end of the site• respecting potential archaeology on site• providing a range of house types to encourage a balanced community• respect and enhance existing habitats particularly at the west end of the site

where there is a small coppice

4.0 Design Evolution and Principles

pond

Preliminary MasterplanNot to scale

4.3 Pre Application Enquiry

The preliminary masterplan was submitted to the LPA as a vehicle for discussion(PA/12/368/DCO). A response from Development Control highlighted several key issueswhich would need to be addressed in the revised masterplan:

- consideration of access widening at site entrance- pedestrian safety along Michaelston Road- relationship of some dwellings with the access drive- ensuring secure parking areas and integration into garden space- reservations about the design of housing proposals to the north of the listed farmhouse- need for investigation of archaeological remains in view of the proximity to suspected medieval village- consider the effect of the development on open countryside and ecology- consider the effect on the trees and suggest management and mitigation measures- consider the impact of surface materials on rural character

The response led to the further analysis of the site and further revision of the proposals, asshown overleaf.Fig 5.3 Traditional village pond - houses providing active frontage

"Public fronts and privatebacks...it is important to getthis right in order to makestreets work as places. Highquality open space is a keycomponent of successfulneighbourhoods."

MfS Para 5

maintain tree screening onnorthern boundary

D R A F T



11

10

91213

1615 14

17

18

Site Entrance

7

65

43

21

8

19

tree exclusion zone

tree canopy

proposed tree planting

pond

7

2no treesremoved

redesigned turning area

redesigned housing

drive pushed north toavoid tree constraints

houses redesigned toface footpath andavoid tree constraints

4.4 Design Feedback

Further site analysis and feedback from the project team, aswell as comments from the LPA were integrated into theproposals.

4.4.1 ArchaeologyOn the recommendation of the Gwent and GlamorganArchaeological Trust (GGAT) an archaeological evaluation ofthe site was carried out. The results and conclusion are fullyreported (refer to Archaeological Appraisals by CardiffArchaeological Consultancy).

The conclusion is that the site is free from significantarchaeological constraints. The remains of the stone wall at thewestern end of the site is to be further investigated but has beenshown to be post mediaeval and therefore without anythingother than intrinsic interest. Therefore there is no need for thedesign to be influenced by this constraint.

4.4.2 Tree ConstraintsSince the site is within a conservation area the trees areprotected. However, the tree protection plan was publishedsome 20 years ago and, whilst it was clear that in the originalproposals some buildings encroached on tree root zones someof these zones were inaccurately laid out.

EDP were engaged to carry out a detailed tree survey (referArboricultural Report) and a new, accurate constraints plan wasdrawn up. The tree canopies and constraint zones are shown onthe plan to the right.

4.4.3 Highways RequirementsConsultation with Corun regarding vehicular movement on siteled to the redesign of the turning head at the west end of thesite.

4.4.4 Planning FeedbackThe response from the planning officer suggested that thehousing on Parcel A be also reconsidered.

4.5 Reworking the Design

The main design strategy was found to be valid -but thedecision was taken to adjust the proposals as follows.

4.5.1 Housing Parcel AThe houses were reduced in number and arranged in twoterraces of three houses. This arrangement kept thedevelopment outside the zone of constraints for tree protection.It also had the benefit of echoing the gable of the house on theother side of Michaelston Road - creating a sort of gatewayeffect signalling the arrival into the settlement from St Fagans.

4.5.2 Housing Parcel BTo avoid the tree constraints the access drive was moved to thenorth which adjusted the position of all dwellings. This also hasthe effect of widening the footpath margin by the pond whichincreases enjoyment of this key feature.

4.5.3 Turning HeadUsing swept path data from Corun the turning head wasredesigned also. We can be confident that a large refuse vehiclewill be able to enter and leave the site in forward gear withample room to turn.

Key Design Adjustments

• redesign housing on Parcel A torespond to tree constraints

• number of dwellings on Parcel Areduced

• access drive pulled away from pondedge to provide wider margin

• houses nos 17-19 redesigned torespond to tree constraints

• vehicle turning head designed

PARCEL A

PARCEL B

"Early consideration of design well inadvance of a planning application isessential to achieving gooddesign..the development of a visionmust be established and remaincentral to the evolutionary process."

TAN 12 para 3.2

KEY

Phase II

Listedfarmhouse

4.5.4 Detailed DesignDetailed design issues like materials choices are reservedmatters for this application. However, it is acknowledgedthat bad choice of surface materials in particular will have adetrimental effect on the semi rural location.

Therefore, should the application be granted consent,attention will be given to softening the circulation areas, withthe use of tarmac excluded.

Materials of choice will be small unit paviors, gravels, andgrass grids.

Design Evolution and Principles continued

D R A F T



5.1 Preface

SInce this application seeks outline permission with design as areserved matter the information given in this section is indicative only.

However, it is important that certain principles for the development -building height, scale, massing and density, and to a lesser extentmaterials and appearance - are established to provide a referencedocument which will inform and influence the detail design at the nextstage.

This following text describes how the proposed indicative masterplanresponds to the site and its character.

5.2 Size Scale and Massing

The site is given its name and character by the listed farmhouse andbarn which have a live permission for conversion to two dwellings.

The site to the west is flanked on the south side by predominantly 3and 4 bedroomed detached two storey houses set in semi matureplanted streets in the form of cul de sacs and mews style streetpatterns.

5.3 Proposed Density and Mix

The density of the neighbouring development to the south is around30 dwellings per hectare. It would be inappropriate to propose adevelopment which would be any more dense given the number ofprotected trees contained within it.

The number of dwellings proposed in this application is thereforerestricted to 19 on a site of approximately 0.84ha which translates to adensity of around 15 dwellings per hectare.

5.0 Character

Fig 5.2 Residential development on Ffordd y Barcer : two storey development of 3/4 bed houses at a density of around 30 houses perhectare. Ty Mawr is shown top right.

Fig 5.4 Architectural treatment on Phase II development

The architectural design of the neighbouring estate housing succeedsonly in caricaturing perceived stylistic precedents - mock tudor or halftimber framed gables are not convincing. However, the precedent oftwo storey housing with a scattering of single storey garages isappropriate and there is no need to propose anything different interms of scale in the proposed development.

It is important that the new development phase of housing continueswith the established architectural language of Phase II. The design ofthe dwellings will be simple - two storey 3/4 bed units with pitchedroofs - so that the roofscape from a distance will be low key, inkeeping with the surrounding area, and avoid unneighbourlyoverlooking..

This low figure indicates how much the design responds to theconstraints of recognised features, but also is appropriate to its edgeof countryside location - the density (like the building height) willreduce across the site from south to north reducing to a minimum anytendency to visual intrusion into the landscape.

5.4 Site Layout

5.4.1 Orientation

Where possible dwellings have been oriented to optimise passivesolar gain and exposure to roof planes which may in future be fittedwith pv cells and/or solar hot water collectors.

Whilst the Liv Eco Fabric First concept does not rely on south facingbuildings it is desirable for quality of life to have well lit habitablerooms with large south facing windows and smaller north facingwindows.

It is interesting to note that the original farmhouse almost certainly wasoriented towards the south. The historic building study (GillardAssociates 2009) provides evidence that the re orientation of itsprincipal elevation towards the north was carried out later in thebuilding's development as a form of 'gentrification' and is highlyunusual in buildings of this type.

In this sense the new dwellings will find a site precedent which ismany centuries old.

5.4.2 Topography

The topography of the whole site is relatively level along the proposedaccess drive, with a gentle fall away to the north. This is reflected inthe site layout, with the dwellings shown with wide frontage andshallow depth running along the level contour parallel to the drive.Dwellings which run at right angles to this are smaller so that theamount of excavation is reduced at level changes.

The rectilinear layout is therefore informed by the site topography andorientation and refects traditional street layouts which followedgenerally similar principles.

It is also worth mentioning that there is documentary evidence(although no archaeological evidence) to support a track leading to theold mediaeval village of Michaelston. The natural course of the trackwould have followed a similar route as that proposed in thisapplication.

Fig 5.1 Line drawing of Listed Farmhouse: vandalism has resulted inbuilding being hoarded pending conservation works

Fig 5.3 Surface design of estate housing on Ffordd y Barcer

D R A F T



5.5 Sequence of Space and Legibility

The development is intended to be a series of housing clusters linkedby the route of an established footpath or byway. These clusters arearranged around spaces and features, either naturally occurring orgenerated by design, which will help to provide identity and reinforcethe special sense of place.

Repetition in housing design is the enemy of identity, and leads toconfusion when navigating the public realm. The neighbouring estateis a good example of how the lack of features or foci and repetitiveuse of cul de sacs results in a sense of faceless housing and endlesssuburbia.

This is easily avoided on the application site since it is modest in size -diversity is not difficult to achieve - but the site benefits from a clearentry and egress, and makes best use of the opportunities alreadyidentified in the context appraisal.

Starting at the eastern end, Michaelston Road, a point of arrival fromthe countryside into the settlement is implied by reflecting the gableend of No1 Court Cottages with a similar gable to the new row ofterraced cottages on the site.

5.6 Design of Houses

The dwellings on Parcel A are shown as small two bed terracedhouses arranged in two clusters. These are narrower frontage anddeeper plan, and reflect the form of workers cottages which mighthave been associated with a working farm.

The dwellings on Parcel B are larger three bed houses with broaderfrontages and shallower plans. In keeping with precedent locally thefacades are fairly close to the access drive, with minimal front gardensenclosed by walls. Parking is arranged at the back of the plots, ingarages or open parking bays. In this way the character of thedevelopment will not be dominated by garage doors and car parkingwhich can spoil the appearance of modern housing estates.Occasionally a dwelling presents its gable to the drive and this helpsto define the cluster and provide some diversity and interest to thegroup by opening up vistas.

5.7 Appearance

"a contextual approach should notprohibit contemporary design"

TAN 12 para 4.9

The design of the individual buildings should reflect their genesis inthe 21st Century and not be over-influenced by the St Fagansconservation area which is sufficiently removed from the site to makethe inclusion of houses with heritage cottage features a pastichearchitectural approach - in our view this would be out of kilter withdesign guidance contained within TAN 12.

The 1990s housing estate to the south, in red concrete brick and tilepseudo-vernacular styling does not have any relevance locally and isnot of sufficient architectural quality to be a precedent.

These factors were considered in the design of the Phase 2development now approaching completion. These buildings will havealready established an architectural identity on the site, with a limitedpallette of sustainable materials - timber, lime renders, and greenroofing. The designs are modern without being incongruous, and donot resort to pastiche.

It is intended that the architecture will follow the lead established byPhase 2.

The houses on this part of the site have been designed to maximisethe benefit from the open views and space (waterbodies are wellknown to have health giving benefits) by their wide frontages andsouth facing aspect. (see sketch)

The site entrance itself is clearly identifiable, and a sense of history isquickly established by the stone walls and sight of the listedfarmhouse and barn. Opposite, a new row of terraced cottages isalmost concealed by an island of trees and shrubs. These have beensited to address one of the points at the pre application

Progress into the site is prompted by a view of the Phase 2 ecohousing scheme (seen under construction above), which could beseen as the core of the development. This large building, with its turfroof and timber clad walls, acts as an anchor for the rest of the site.

The perambulation continues past the old duck pond, which providesa large open space and the main focus on the site - visually, spatially,and with its care and maintenance, as a community activity.

As the visitor continues towards open countryside along the footpathroute, the density of building reduces and there is a sense of arrival -or departure - at the western site entrance, with a feature located atthe turning area. The footpath continues out of the site, signalled by atree which serendipitously overhangs the path to form a sort of naturalgateway.

..housing design should aim to focus onthe quality of the places and livingenvironments for pedestrians ratherthan the movement and parking ofvehicles"

TAN 12 para 5.11.2

In describing the sequence of spaces emphasis has been placed onthe pedestrian experience but practicality requires the consideration ofvehicular movement also.

These subjects are considered in more detail in another section (8Access and Movement).

Examples of eco housing

Character continued

D R A F T



car parking enclosedand overlooked

footpathoverlookeddwelling raisedabove footpath

marginal frontgarden to

provide bufferzone onto street

treesmanaged tomaintainvisibility

densethornplanting onboundaryedges

clearlydefinedprivategardens

overlookedparking andaccess

6.2 Secured By Design

Community Safety should be inbuilt into a design from conceptualstages. Liv Eco housing projects are designed to meet Code 4 of theCode for Sustainable Homes without resorting to the installation ofonsite renewables.

LivEco undertakes that all homes comply with Secured By Design(SBD) requirements and the SBD badge of approval is a reassuranceto all LivEco Home owners that their neighbourhood has beendesigned with community safety as a pre requisite.

LivEco designers are experienced in providing SBD compliant projectsand great care is taken to collaborate with the Police ArchitecturalLiaison Officers in the preparation of design masterplans.

Problems of safety can occur in residential areas ifa) there is no clear boundary between private and public realmsb) all parts of all public areas are not adequately visible from dwellings

Therefore:• individual plot boundaries need to be designated by clear

means of enclosure• publicly accessible spaces need to be overlooked• car parking areas need to be enclosed or overlooked• pedestrian routes need to be well lit• planting needs to be controlled to provide visibility• there should be no re entrants in features which could

provide concealment

6.3 Water Safety

The existing pond will become a central focus for the development -therefore measures will be taken to ensure that the pond margins aredefined, signalled, and provided with safety equipment.

6.0 Community SafetyCOMMUNITY SAFETY MEASURES:

• clearly defined private rear gardens

• parking areas are overlooked orsecure and enclosed to reduce carcrime

• public footpath is overlooked at allpoints in site

• planting managed to ensure visibility

• safety precautions taken at pond edge

• adequate lighting

"It is desirable for the security of allhousing developments to achievemeasurable and recognisablestandards to reduce crime and theimpact of crime uponneighbourhoods."

6.1 Crime and Anti Social Behaviour

The effects of crime and anti social behaviour have already beenreferred to in Section 3. Community Safety has therefore been anintegral part of the design of this proposal.

Numerous events have been recorded by the Police since the sitecame into the applicant's ownership. The previous occupant of thefarmhouse maintained a site presence solely because of the amountof crime in the location - apparently this is common in areas that arepublicly accessible, somewhat remote, and on the urban fringe.

Whilst crime should not be seen as a motive for development, it has ineffect ensured that the application site is not a safe place for theoccupants of the farmhouse and attached barn which have been givenconsent for conversion to two dwellings. Development of the site forhousing will improve the community safety for all users of the publicfootpath but will also make tenable the purchase and much neededconservation of the listed farmhouse and barn.

All LivEcohouses areawarded theSBD badge ofapproval asstandard.

KEY: overlooking from habitable rooms

pedestrian routes

TAN 12 para 5.17.2

Effects of scrap metaltheft on Listed building

wide margins atpond edge

and life savingequipment

D R A F T


Design and Access StatementLand to North and West of Ty Mawr, Michaelston7.0 Environmental Sustainability

7.1 LivEco and Sustainability

The Welsh Assembly Government has established ambitiousenvironmental targets for all new developments by making compliancewith the Code for Sustainable Homes mandatory. Currently CodeLevel 3 is the legal minimum requirement but higher standards will beimposed over the coming years.

LivEco was established in 2012 to deliver homes which exceedcustomer expectations as well as government targets.

LivEco's architects have been leading exponents of ecological and lowenergy house building, refurbishments and retro fits for many yearsand have a portfolio of high quality homes and satisfied customers.LivEco developments are designed to be future proof and providetomorrow’s standards today.

LivEco's core business is to build Sustainable homes at affordableprices and create communities where people want to live and grow.

7.2 Fabric First - Energy Efficiency

LivEco developments exceed Code 4 as a minimum which meansnearly 50% carbon emission reductions compared to the 2006regulations. Where possible this is achieved without resorting to fittingsolar panels or wind turbines, which reduces costs, but moreimportantly, allows the homeowner to opt for panels at purchase or asa retrofit, meaning that even higher energy savings are possible. Thisis called the Fabric First concept.

7.3 Aims of Sustainable Planning Legislation

The Welsh Assembly Government has embedded its aims intoplanning legislation, policy and documents and TANs.

It can be understood from the above that the aims of WAG and thecore values of LivEco are congruent.

7.4 Inherent Sustainabilty of the Site

The development of the application site presents an opportunity toaccommodate 19 dwellings in a sustainable way to meet proven localdemand (the adjacent Phase II site has already sold units beforecompletion).

The location is accessible by sustainable means of transport, meaningthat a good quality of life can be sustained without reliance on privatemotor transport (refer to section 3). The east west orientation ensuresmaximum solar exposure. The height above the valley ensures noflood risk.

The site itself is shown to have nil value (refer to planning statementpara 2.12).

live well

7.5 Code for Sustainable Homes PreAssessment

The Code is a well established tool formeasuring and ensuring sustainabilty.

A pre assessment analysis has beencarried out by an accredited CfSH assessorand has confirmed that Code 4 complianceis achievable for the development proposedon this site.

The phase II project currently underconstruction achieves Code 4.

We are confident that a similar approach tothe design of phase III will achieve evenbetter performance.

"LivEco dwellingsrespond to climatechanges yet to come.Our dwellings are builtto tomorrowsstandards - today."

D R A F T


Design and Access StatementLand to North and West of Ty Mawr, Michaelston8.0 Landscape Ecology and Open Space

8.1 Importance of a Landscape Led Masterplan

The Context Appraisal (Section 3 of this DAS) showed that whilst the sitelies on the periphery of the draft St Fagans Lowlands and Ely Valley SLAand St Fagans Conservation Area the site would not seem to be anintrinsic part of the landscape which contributes to these designations.Despite this, it is recognised that the acceptability of this application fordevelopment depends upon minimising or eliminating any detrimentaleffects of the proposals as far as the aims and purposes of thedesignation are concerned.

It is also recognised that:

a) the site is bordered by listed buildings, and that a number of trees onthe site are subject to protection by TPO, and

b) the ecological appraisal identified that the site is home to a smallnumber of reptiles, and that some trees may offer potential roosting sitesfor bats.

The design of the development must therefore demonstrate that it will aimto be sympathetic to these landscape, heritage, and ecologicaldesignations and constraints.

The landscape appraisal has led the design of the preliminary masterplan,and describes the landscape structure, public open space and visualamenity, as well as links to the wider pedestrian and cycleway network.

8.2 Proposals in Relation to Landscape Context

EDP conclude that development of the site would not harm the characterand quality of the SLA or Conservation Area mainly because of the limitedintervisibility between them. Indeed it is suggested that the site beremoved from the SLA designation altogether.

Furthermore the site is not sensitive to change since so much change hasalready occurred to the immediate landscape context (residentialdevelopment).

This also applies to the setting of the Listed building which effectively lostits historic setting following the development of the adjacent housingestate.

8.3 Proposals in Relation to Ecology

Wildwood Ecology are confident that development can proceed so long assuitable mitigation measures are put in place in relation to wildlife habitat.

Under the Code for Sustainable Homes some enhancement of the site'secology will also be desirable to increase the score. Advice will be soughtduring the detail design phase and implemented as part of the detailedplanning submission.

8.4 Outline Proposals

The application hopes to realise the aspirations of a landscape ledmasterplan as follows:

Site screening: maintain reinforce and enhance existing vegetation alongthe site boundaries by implementing a programme laid down by a qualifiedarboriculturalist.

Visual amenity: enhance existing views within the site, particularly inrelation to the listed building, by maintaining tree screening and retainingsignificant mature growth.

"Landscape should be the startingpoint from which the design of thedevelopment evolves. The aim is toachieve good design solutionswhich maximise natural assets andminimise environmental impact."

Open space: retain and enhance the existing pond and margins toprovide a visual and physical amenity and focus for the development -most of the houses planned for the western parcel face on this feature,which also provides a key view on the PROW.

Woodland: a small area of woodland to the west has been identified asbeing a valuable resource, visually and also as a wildlife habitat. It alsoprovides a screen to the adjacent housing development.

8.5 Lighting

Lighting will be considered as part of the detailed design submission butits importance as part of the landscape, for visibility, safety and security, isacknowledged, as are the needs of bats whose habitat will be respected.8.6 Flood Risk and Surface Water Drainage

TAN 15 requires that the location of the development can be justified interms of flood risk and surface water drainage. The site is not in a zone offlood risk. However it is acknowledged that built development tends toincrease the surface area of impermeable ground, reducing percolationand increasing rapid surface water run off.

Under the Code for Sustainable Homes, the amount of sw run off from adevelopment must not exceed the previous use of the site. It is thereforeintended to implement, at detail design stage, a design programmeemphasising:a) the use of permeable pavings such as porous blocks, gravel and grassgrids which are appropriate to a semi rural location, andb) the use of SUDs to manage surface water run off

TAN 12 5.5.2

Ty Mawr - a low densityhigh quality sustainable

development inserted intoa landscape led

masterplan

D R A F T



TREE REMOVALNOT COVERED BYTPO

9.0 Access and Movement9.1 Inclusive Design

Access for All must be considered in the design of anydevelopment from the outset.

LivEco houses achieve Code 4 in the Code for SustainableHomes without needing to resort to onsite renewable energygeneration. All homes therefore will comply with the LifetimeHomes standards laid down by the Joseph Rowntree Foundation.

Lifetime Homes standards not only govern the design ofindividual houses which is outside the scope of this statement,but also parking layouts (and proximity of car parking todwellings) and the approach to dwellings.

Therefore by compliance with Lifetime Homes by definition allhouses on this development site will be accessible.

All LivEcohouses aredesigned toLifetimeHomesstandards.

9.2 Reducing Reliance on Private Cars

The LivEco concept will attract occupants who are committed to asustainable lifestyle. It is hoped that LivEco sites will encouragehomeowners to be less reliant on cars and make use of publictransport and be self powered as much as possible.

The application site is within easy walking distance of a busservice.

It is also close to established cycle ways. The development of theadjacent sit by Charles Church will also provide improved accessfor pedestrians and cyclists to the wider network of paths andtracks and in particular the Ely Trail.

9.3 Local facilities

The site's convenient location on the fringe of a capital cityensures that all necessary and desirable facilities are close by.

Quality of life is enhanced by choice - in this sense, futureresidents on the application site could look forward to easy accessto local, national, and even international, destinations, which initself will result in fewer and shorter car journeys.

A full transport assessment has been carried out by Corun and isattached to this application for detailed reference.

9.4 Proposed Site Access and Site Movement

This planning application seeks permission for the stategicimprovement of the existing site access off Michaelston Roadalthough access is to be considered as a reserved matter.

Nevertheless it is important to demonstrate that access andmovement within the site has been considered and that adequatestandards can be achieved.

The drawing below indicates how the entrance is proposed to bealtered should consent be granted.

REQUIRED VISIBILITYSPLAYS OF 2.4M X 45M TONORTH AND 2.4M X 49M TOSOUTH CALCULATEDFROM SPEED SURVEY

9.5 Access for Larger Vehicles

Care has been taken in the design of the site layout to ensure thatrefuse vehicles are able to maneouvre safely on site and that longdistances in reverse gear are unnecessary.

A turning head will be created at the end of the access drive for thispurpose.

9.6 Car Parking

The density of the dwellings will leave ample room on site for parkingprovision. The outline proposals indicate that 35 spaces for 19 housesis easily achievable which is well within the range required to satisfy tostandards contained in the Addendum to South Wales ParkingGuidelines (January 2008).

Top: sketch of turning requirements for refusecollection vehiclesAbove: section of site layout insetLeft: Use will be made of porous pavings andrecycled plastic grids to hold gravels to controlsurface water run off and create more pleasantdrives suitable for the rural location.

"For a successful residentialarea ...the needs ofpedestrians and children inparticular are given as muchconsideration as vehiclemovement in residentialstreet design." TAN 12 para 5.11.1

D R A F T



passing place

turning headcar parking enclosedand overlooked

car parking enclosedand overlooked

key gable

passing place

no vehicular access toPhase II

'active frontages'

• simple and legible navigation alongPROW and to all houses

• safe means of access and egress atsite entrance

• minimum access drive width andrestricted forward visibility to reducevehicle speeds/ enhance public safety

• passing places at key points• emphasis on pedestrian experience• pedestrians and vehicles share the

same surface to cancel driversimagined 'right of way'

• permeable surfacing using naturalmaterials

Access and Movement continued

pedestrian and cyclistaccess to Fford yBarcer and bus stop

view of trees

9.7 Manual for Streets

In laying out the site for this application the designers havecollaborated with the applicant's appointed highways consultantsand, through a pre application enquiry, with the planning authority'shighways department.

The location of the site on the edge of countryside has alsoinformed the design, and appropriate proposals at detailed designstage would reflect the choice of materials for surfacing andlandscaping.

Uppermost also in the designer's mind are the changes to theconventional approach to highways design set out in the Manualfor Streets.

The relevant points are as follows:• applying a user hierarchy to the design process with

pedestrians at the top;• recognising the importance of the community function of

streets as spaces for social interaction• promoting an inclusive environment that recognises the needs

of people of all ages and abilities;• reflecting and supporting pedestrian desire lines in networks

and detailed designs;• creating connectivity to main destinations and a choice of

routes;• moving away from hierarchies of standard road types based

on traffic flows and/or the number of buildings served;• developing street character types on a location-specific basis• encouraging innovation with a flexible approach to street

layouts and the use of locally distinctive, durable andmaintainable materials and street furniture;

• designing to keep vehicle speeds at or below 20 mph

The detailed design of any road layout would be a reserved matterbut the illustrative masterplan will provide a framework by whichthe key guidelines can be applied.

9.8 Pedestrian Experience

The existing Public Right of Way (PROW) route has beennominally adjusted by following the natural desire line introducedby the new access drive. The drive is simple, direct and has aseries of spatial events along its length, including a clearly definedentrance and egress.

It is intended that this new route will provide a safe visibleconnection between all dwellings - but also improve the experienceof PROW users. The plan indicates the key features of the route.

SITE ENTRANCE

KEY

viewpoints

pedestrians/cyclists

vehicles

9.9 Sense of Place

The access road will be a meandering lane which reflects its ruralsense of place - lined by mature trees and a village pond the routewill link the settlement in a way which harks back to the plansshown on historic plans (although archaeological excavtions haveshown that there are no mediaeval remains on site).

9.10 Cycle Parking

Cycle storage for each dwelling will be necessary for the dwellings tomeet LivEco standards (ie Code 4 CfSH).

9.11 Shared Routes

The access routes will be shared by pedestrians cyclists and vehicles,as encouraged by the Manual for Streets, for residential areas.

Surface textures will be porous to reduce surface water run off but willbe designed to provide tactile differences for visually disabledpersons.

9.12 Road Safety

The access drive width will be kept to 3.5m and forward visibility toless than 50m. This will help to ensure that road speeds are kept tobelow 20mph without the need for signage and enforcement.

"Kerbs confer animplicit priority tovehicles on thecarriageway. "Manual for Streets 6.3.18

view of pond

glimpse of houses

view of Listed farmhouse

view Phase II

view Phase II

D R A F T



Plot Width (m) Depth (m) No Storeys Max Height (m) Type

1 5 7 2 8.5 Terrace

2 5 7 2 8.5 Terrace

3 5 7 2 8.5 Terrace

4 5 7 2 8.5 Terrace

5 5 7 2 8.5 Terrace

6 5 7 2 8.5 Terrace

7 6 12 1 6 Bungalow

8 10 6.5 2 8.5 Detached

9 8.5 7 2 8.5 Detached

10 8.5 7 2 8.5 Detached

11 8.5 7 2 8.5 Detached

12 8 5.5 2 8.5 Semi detached `

13 8 5.5 2 8.5 Semi detached

14 8 7 2 8.5 Detached

15 8 6 2 8.5 Semi detached

16 8 5.5 2 8.5 Semi detached

17 8 6 2 8.5 Detached

18 C 7.5 7 8.5 Detached

19 K 7.5 7 8.5 Detached

G 9 5.5 1 5 Garage

reinforce tree screen


pedestrian and cycle access

greenhouse


10 ConclusionThis outline proposal for the application site at TyMawr is the result of a collaborative designprocess which has been influenced and informedfrom the outset by the special qualities andcharacteristics of this unique site.

These properties were identified in a contextappraisal, which showed that the sense of placeexperienced on site is of special note - naturalspaces formed from tree enclosure on parcels ofland next to the open countryside - andparadoxically, the enclosure caused by thenearness of the urban fringe. There is a tensionbetween city and countryside which currentlymanifests itself negatively, as identified in thesection on Community Safety, but which can andshould be harnessed and protected by sensitivedevelopment which responds to the site and theopportunities it presents.

Care was taken by the project team to analyse theconstraints imposed, so that the special qualitiesidentified are not lost. On a site so close to opencountryside potential conflict between buildings andwildlife can be anticipated, but the reportscommissioned have shown that these conflicts canbe managed - even that the ecology can beimproved upon, to benefit the development andenhance the quality of life for its residents andvisitors.

This also holds true for the site's heritage - theListed building will form a timeless part of a newneighbourhood, and add gravitas and weight to ascheme designed to respect its setting and history.

As the design was developed, it became clear thatthe proposals could insert a model sustainabledevelopment into a sensitive landscape and domore than just retain its inherent sense of place. Asthe landscape led masterplan shows, the proposeddevelopment at Ty Mawr will capture for the longterm a sought after quality of life which this Designand Access Statement has shown is realistic andachievable.

The core values of LivEco are the same as theaspirations of the WAG and it is intended that thissite will become an exemplar project and create atruly sustainable and vibrant community.

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9

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1213141516

17

1819

GG

G P

P

P

P

P

PP

P

pond

Ty Mawr

Phase IIhousing

Phase Iconversion

Parcel A

Parcel B

Mic

hael

ston

Roa

d

Ffor

dd y

Barc

er

Pp

Pp

Schedule of Building's Parameters

ILLUSTRATIVE MASTERPLAN

Legibility AccessibilityActive frontages

P

P

private amenityHeritage

Landscape led design

Sustainable

Natural surveillance

Community

Urban fringe

Open spaceTimelessHabitat

Tree screeningCycleway

south orientation

feeling of enclosure

sense ofplace

new lease of lifeaffordable

homes

Glimpses village pondbalance

designfeedback

developmentof a vision

optimise opportunities

identity

P = parkingG = garage

Pp = passing place

corevalues

Word cloud - concepts and principles which havedriven the design

N

D R A F T

Documents

Great House Farm: Phase III