creative minds safe hands

Land at Cwm Farm, AberdarePlanning Statement (including Design & Access Statement)

September 2019

creative minds safe hands

Land at Cwm Farm, Aberdare Planning Statement (including design and access statement)

September 2019

Document verification Client: Trustees of Cwm Farm EstateProject: Land at Cwm Farm AberdareJob number: A111272Document title: Planning, Design and Access StatementStatus: Version 1Date: Sept 2019

This report is copyright: © WYG Environment Planning Transport Limited, 2019All drawings and photographs are by WYG Environment Planning Transport Limited unless stated otherwiseDrawings based on the Ordnance Survey map are reproduced with the permission of Her Majesty’sStationery Office: © Crown copyrightCover Image: ©2019 Google WYG Environment Planning Transport Limited licence number: AR 1000 17603

WYG Group

WYG GroupFloor 5, Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045 5321 Email: planning.cardiff@wyg.com www.wyg.com

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Table of contents

1 Introduction 2 The site and surroundings 3 The proposals 4 Policy context

5 Materials Considerations

6 Design and Access

7 Conclusions

Contents

Site Location Plan

Supplied by Streetwise Maps Ltdwww.streetwise.net

Licence No: 100047474

AREA 16 HA

CENTRE COORDINATES:SCALE: 1:2500 on A4

299385 202485,

SITE LOCATION PLAN

19:42:37 09/03/2016

1984 - 006

site location plan1:2500 @ A3

-

Rev Date: Action:

Do not scale, use Þgured dimensions only.

Dimensions to be checked on site and any discrepancies reported to the Architect immediately .

This drawing is copyright.

Cwm Farm, AberdareResolve Consultancy Services

Introduction1Introduction 1

The Proposals

On behalf of the Applicant - the Trustees of Cwm Farm Estate, WYG Planning and Environment has prepared this Planning Statement (including Design and Access Statement) in support of an application for Outline Planning Permission for up to 100 dwellings (including access with all other matters reserved) and associated works for residential development at Land at Cwm Farm, Aberdare.

Introduction 1Structure of Statement

This Planning, Design and Access Statement presents the case for the proposed development in relation to the site and its surroundings, the planning history, and policy context. It considers the key issues relative to the proposed development and refers to other detailed supporting reports as required. The statement is structured as follows:

Section 2: provides a description of the site and it surroundings and an overview of the site’s planning history;

Section 3: provides a summary of the development proposed;

Section 4: outlines the relevant planning policy context;

Section 5: sets out the key principal / material considerations associated with the proposed development;

Section 6: provides the Design and Access requirements as set out in TAN 12; and

Section 7: summarises the statement and outlines our conclusions.

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Site & Surroundings 2 Planning History

The Rhondda Cynon Taf County Borough Council online planning history records identified the following historic applications at the proposed development site:

Application Ref Type Date Proposal Decision10/0796/10 Full October 2010 Proposed barn conversion to a three bedroom

dwelling and demolishing of the front sheds to

provide garden amenity space.

Granted

As can be seen above, the historic application relates to the farm buildings rather than the wider site as a whole.

The Site

The proposed development site is located at Cwm Farm in the settlement of Aberdare. Measuring approximately 6.01 Ha, the site currently comprises agricultural land. The site is bound by further agricultural land to the south and west, with residential properties found to east and north. The site is currently accessible via the existing farm access point at the southern boundary from Dare Lane. The Dare River runs parallel to the site’s northern boundary.

There are no listed buildings within the site or nearby the site, nor does it lie within a conservation area. In respect of other statutory/non-statutory designations, the site lies within Flood Zone A on the TAN 15 development advice map.

The Surroundings

The proposed development site is sustainably located a short distance from locally accessible services and facilities and sustainable modes of public transport in Aberdare town centre. These include retail stores, supermarkets, schools, places of worship, public houses, restaurants, healthcare facilities, sports and recreation facilities, community centre and bank. In terms of nearby public transport links, the closest bus stop is located 250m east of the site at Ty Fry, offering access to the number 2 service.

The closest train station is Aberdare, approximately 900m east of the site. From here, services are available to Cardiff Central, Penarth, Barry, Pontypridd. Dependency on car-based journeys will be greatly reduced due to the site’s convenient location. This will also promote sustainable and active modes of travel such as walking and cycling to nearby services and facilities.

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The Proposals 3 The Proposed Development

Outline planning permission is sought for residential development of up to 100 dwellings and associated works at Land at Cwm Farm, Aberdare with access to be considered and all other matters reserved. Access into the site will be provided at the existing farm access point from the service road that adjoins the site’s southern boundary. The scheme will also include provision for affordable housing, in accordance with the Council’s published standards.

It is anticipated that the development will provide up to 100 dwellings, comprising 70% open market dwellings and 30% affordable dwellings. The proposals will include: the retention of the existing farmhouse; improvements to the existing access onto Dare Valley Park access road; and reopening the Graig Place/Dare Valley Park access road junction to vehicular traffic.

In order to gain access onto the proposed development it is proposed to:

• Upgrade the existing access to the farm from the lane leading to Dare Valley Country Park; and• Re-open the junction on to Graig Place (to the east), and upgrade the lane between the access to the farm and Graig Place.

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Site Layout Plan

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SURVEY STATIONSNameSTN1STN2

Easting299404.904299516.326

Northing202356.615202323.828

Height168.425169.022

Abbreviations

MH: ManholeGY: Road GulleyFH: Fire Hydrant

LP: Lamp Post

RW: Retaining WallPR: Post & RailBT: British TelecomPW: Post & WireIC: Inspection CoverST: Stop TapGV: Gas ValveWM: Water Meter

BD: BollardER: Earth RodDP: Drain PipeTR: Traffic Lights

RS: Road SignIR: Iron RailingsWL: WallEL: Eaves LevelRL: Ridge LevelTH: ThresholdFL: Floor LevelPB: Post Box

BH: Borehole CB: Crash Barrier BN: Bin

RS

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non-d

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POSPOS

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housing area B

housing area C

housing area D

housing area E

1984 - 105

existing site plan1:500 @ A1

A

Rev Date: Action:

Do not scale, use Þgured dimensions only.

www.cfw-architects.co.uk029 2034 04916 north road, cardiff. cf10 3du

Dimensions to be checked on site and any discrepancies reported to the Architect immediately .

This drawing is copyright.

Cwm Farm, AberdareResolve Consultancy Services

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Planning Policy • A resilient Wales: A nation which maintains and enhances a biodiverse natural environment with healthy functioning ecosystems that support social, economic and ecological resilience and the capacity to adapt to change (for example climate change).

• A healthier Wales: A society in which people’s physical and mental well-being is maximised and in which choices and behaviours that benefit future health are understood.

• A more equal wales: A society that enables people to fulfil their potential no matter what their background or circumstances (including their socio economic background and circumstances).

• A Wales of cohesive communities: Attractive, viable, safe and well-connected communities.

• A Wales of vibrant culture and thriving Welsh language: A society that promotes and protects culture, heritage and the Welsh language, and which encourages people to participate in the arts, and sports and recreation.

• A globally responsive wales: A nation which, when doing anything to improve the economic, social, environmental and cultural well-being of Wales, takes account of whether doing such a thing may make a positive contribution to global well-being.

Within the Act, sustainable development is defined as follows: “the process of improving the economic, social, environmental and cultural well-being of Wales by taking action, in accordance with the sustainable development principle, aimed at achieving the well-being goals”.

The Act sets out that when making decisions, public bodies need to take into account the impact they could have on people living in Wales in the future and must apply the sustainable development principle in all decisions.

Planning Policy Wales (Edition 10, 2018)

At the national level, Planning Policy Wales (PPW) Edition 10 (December 2018) provides

Introduction

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning applications be determined in accordance with the Development Plan unless material considerations indicate otherwise.

A review of the planning policy context associated with the site and proposed development (at the national and local level) is provided within this section of the Statement.

The key planning policies of relevance to the determination of the application are outlined below. A detailed assessment of the accordance of the proposed development with these policies is provided in Section 4 (Material Considerations) of this Statement.

National Level Planning Policy

The Well-Being of Future Generations (Wales) Act 2015

The Well-Being of Future Generations (Wales) Act 2015 (which came into force on 1st April 2016) requires “public bodies to do things in pursuit of the economic, social, environmental and cultural well-being of Wales in a way that accords with the sustainable development principle”. The Act sets out seven ‘well-being’ goals as follows:

• A prosperous Wales: An innovative, productive and low carbon society which recognises the limits of the global environment and therefore uses resources efficiently and proportionately (including acting on climate change); and which develops a skilled and well-educated population in an economy which generates wealth and provides employment opportunities, allowing people to take advantage of the wealth generated through securing decent work.

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• identify a supply of land to support the delivery of the housing requirement to meet the differing needs of communities across all tenures; • enable provision of a range of well-designed, energy efficient, good quality market and affordable housing that will contribute to the creation of sustainable places; and • focus on the delivery of the identified housing requirement and the related land supply.

Paragraph 4.2.15 highlights that “Planning authorities must ensure that sufficient land is genuinely available or will become available to provide a five-year supply of land for housing”.

Technical Advice Notes (TANs)

The detailed technical advice within the TANs has also been used to inform the proposed development.

TAN 12 (Design) provides advice in terms of seeking to achieve the objectives of good design. It sets out 5 key aspects of good design relating to character; community safety; environmental sustainability; access; and movement.

TAN 18 (Transport) advises that the location of new residential development has a significant influence on travel patterns. Residential development should be positioned at locations with good access to jobs, shops and services by modes of transport other than the car. TAN 18 requires developers to demonstrate that the development “will facilitate access by residents to public transport stops, local shops and facilities by walking and cycling”.

In respect of car parking standards, Paragraph 4.13 of TAN 18 stipulates that “Maximum parking standards should not be applied so rigidly that they become minimum standards. Maximum standards should allow developers the discretion to reduce parking levels”. In regard to site accessibility, Paragraph 4.16 of TAN 18 indicates that “A site’s location and its relative accessibility should inform guidance on maximum standards and the potential lifestyle of occupants should be considered, both at the forward planning and

the following guidance of relevance to the proposal.

It is set out within Section 2 of PPW that in order to maximise well-being and the creation of sustainable places, the concept of ‘placemaking’ is at the heart of the planning system in Wales. It is stated at Paragraph 2.8 that development proposals “must seek to promote sustainable development and support the well-being of people and communities across Wales. This can be done through maximising their contribution to the achievement of the seven well-being goals and by using the five Ways of Working, as required by the Well-being of Future Generations Act. This will include seeking to maximise the social, economic, environmental and cultural benefits, while considering potential impacts when assessing proposals and policies in line with the Act’s Sustainable Development Principle”. Paragraph 2.9 goes on to clarify that “The most appropriate way to implement these requirements through the planning system is to adopt a placemaking approach to plan making, planning policy and decision making”.

PPW defines placemaking as follows:

“’Placemaking’ is a holistic approach to the planning and design of development and spaces, focused on positive outcomes. It draws upon an area’s potential to create high quality development and public spaces that promote people’s prosperity, health, happiness, and well being in the widest sense”.

A set of ‘national sustainable placemaking outcomes’ are outlined within PPW, which should be used to inform the assessment of development proposals – as follows:

• Creating and Sustaining Communities • Making Best Use of Resources • Maximising Environmental Protection and Limiting Environmental Impact • Growing Our Economy in a Sustainable Manner • Facilitating Accessible and Healthy Environments

With regard to the delivery of housing, Paragraph 4.2.2 of PPW states that the planning system must:

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Supplementary Planning Guidance

In developing the proposals, consideration has been given to the guidance contained within a number of Supplementary Planning Guidance documents. These include the following:

Affordable Housing SPG (March 2011) - Confirms the type, size and mix of affordable housing on a particular site will be determined according to local needs identified by the Local Housing Market Assessment.

Access, Circulation & Parking Requirements (adopted March 2011) - providesguidance on access, circulation and parking in the planning process and looks to ensurea transparent approach to the provision of parking, developer contributions, travel plansand transport assessments is taken and expands on Policies CS 8 and AW 5.

Design and Placemaking SPG (March 2011) - sets out placemaking and designguidance aimed at raising the standards of development to help deliver new sustainablecommunities and to ensure that new development makes a positive contribution toregenerating existing communities in RCT. The SPG expands on the requirements ofadopted Policy AW 6.

Planning Obligations SPG - sets out to clarify the types of obligations developersmay be expected to enter into, their content and the trigger points at which differentobligations will become ‘active’.

development control stages”.

TAN 15 (Development and Flood Risk) sets out that new development should only be permitted within Flood Zones C1 and C2 if determined by the planning authority to be justified in that location. Where development is justified, an assessment must be undertaken to establish whether suitable mitigation measures can be incorporated.

Local Level Planning Policy

Rhondda Cynon Taf Local Development Plan

The adopted Development Plan for the area currently comprises the Rhondda Cynon Taf Local Development Plan (LDP) (adopted March 2011).

The site is subject to the following key policies within the LDP:

• Policy AW1 Supply of New Housing: Residential development proposals will be expected to contribute to meeting local housing needs.• Policy AW2 Sustainable Location: Development proposals will only be supported in sustainable locations i.e. have good accessibility, access to local services and facilities etc.• Policy AW4 Community Infrastructure & Planning Obligations: Obligations may be sought where development proposals require the provision of new, improved or to rely on existing services, facilities and infrastructure.• Policy AW5 New Development: Proposals will be supported where they conform to guidelines related to amenity and accessibility.• Policy AW6 Design and Placemaking: Proposals will be supported were they conform to guidelines relating to design and placemaking, including; high quality design, public art, landscaping, open space, energy efficiency and the efficient use of land.• Policy NSA10 Housing Density: Requires a density of 30 dwellings per ha.• Policy NSA11 Affordable Housing: Seeks the provision of at least 10% affordable housing on schemes of 10 units or more.

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Material Considerations Special Landscape Area under Policy NSA25 of the LDP. The site is therefore considered unconstrained by the immediately joining ecological and landscape constraints, and represents a location where residential development is acceptable in principle.

When considering Policy AW2 – Sustainable Locations, the subject site can be seen to satisfy the vast majority of requirements for development to be considered a ‘sustainable location’. For instance, the proposed residential land use would not unacceptably conflict with surrounding uses, and is considered in keeping with the adjoining residential uses in Aberdare, complying to point 2 of Policy AW2. The subject site demonstrates good accessibility to a range of sustainable transport options, including active travel and bus and train services found locally in Aberdare. The site is also located within close proximity to key services and facilities in the nearby Aberdare town centre. It is therefore proposed that the scheme is compliant to both points 3 and 4 of Policy AW2. With regard to point 5 flood risk, the site is located within Flood Zone A and considered to be at little risk of flooding and will not increase flood risk elsewhere. The development of the site for residential uses can also be seen to support the roles and functions of the principal towns and key settlements, by locating development in close proximity to Aberdare town centre, satisfying point 6. Finally, the subject site is well related to existing water, sewerage, waste electrical, gas and telecommunications infrastructure, satisfying point 8.

In summary, although the site is not within the defined settlement boundary, the proposed development complies with the vast majority of relevant points that indicate whether a site can be considered sustainable. The above points demonstrate how the proposed development can fulfil the majority of sustainability requirements for new development, indicating that residential development at this location is acceptable in principle.

Policy NSA10 – Housing Density indicates the requirement for a net residential density at a minimum of 30 dwellings per Ha, however lower density levels may be permitted where it can be demonstrated that:

1. They are necessary to protect the character of the site or the surrounding area;

Overview

This section of the Planning Statement considers the key consideations arising from the proposed development, drawing on the statutory development plan and other material considerations.

The key planning considerations arising from the proposed development (in light of the nature and form of the proposed development and the planning policy context outlined within the preceding section of the Statement) are considered to be as follows:

• Principle of Development • Housing Land Supply • Sustainability • Highways Accessibility & Parking • Ecology• Trees & Hedgerows • Drainage• Site Investigation• Flood Risk • Heritage

Principle of Development

Although located outside of settlement boundary, the site occupies a highly sustainable location, in close proximity to the settlement boundary of Aberdare to the north and west and a wide range of services and facilities within Aberdare which are accessible via sustainable modes of public transport.

It must be stressed that within the RCT LDP the site lies outside of the surrounding Site of Important Nature Conservation under Policy AW8 of the LDP, and is situated north of the

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In summary, the proposed development benefits from a highly sustainable location and will contribute towards the National Sustainable Placemaking Outcomes set out in PPW 10, including:

• Creating and Sustaining Communities – offering much needed housing options at an appropriate development density;• Maximising Environmental Protection and Limiting Environmental Impact – the scheme will retain resilient biodiversity features including existing hedgerows and trees, and provide integrated green infrastructure; and• Facilitating Accessible and Healthy Environments – by providing accessible and high-quality green space, by being located in an accessible location by means of active travel and public transport, reducing the dependency on cars, creating a safe and inclusive environment, minimising the need to travel given its sustainable location, convenient access to goods and services, supporting a diverse population through a range of dwelling sizes and tenures and providing

Highways, Accessibility and Parking

A Transport Assessment undertaken by Lime Transport indicates that it is considered that the impact of the proposed development will be minimal. The junction capacity analysis carried indicates that the existing highway network has sufficient capacity to accommodate the proposed development without significantly increasing queues and delays for existing users.

It is anticipated that the proposed development could generate up to 75 vehicle movements (two-way) during the am peak period, 82 vehicle movements (two-way) during the pm peak and 700 vehicle movements (two-way) between 7am and 7pm.

The results of the analysis indicate that the proposed access on to Graig Place and the four existing off-site junctions have sufficient capacity to accommodate the proposed development of 100 dwellings up to and including the ‘2030 with development’ scenario.

In addition, it is considered that re-opening the junction of Graig Place/ Dare Valley Park access road, to access the proposed development and Dare Valley Country Park, would remove through traffic through Highland Place/Unity Street. Which would improve

or2. They are necessary to protect the amenity of existing or future residents; and3. They still make adequately efficient use of the site.

In this case, a lower density is proposed in order to respect the landscape designation (SLA) immediately south of the site and the surrounding ecological designation (SINC). It is considered an intensive, high density use in this location that border such designations would be inappropriate. The proposed lower density can viewed as more in keeping, and marks the transition from the fringe of Aberdare towards the higher density urban setting of central Aberdare to the north and east. Housing Land Supply

The Rhondda Cynon Taf Joint Housing Land Availability Study 2019 indicates that RCT has a 1.3 years housing land supply. This represent a shortfall of 3.6 years against the requirement of a 5-year housing land supply as set out in PPW10. In light of the above, it is considered that this pre-application submission for a deliverable housing scheme in a sustainable location, should be viewed in the context of the need to identify additional housing land to address the housing land supply shortfall in RCT.

Sustainability

It is a key objective of planning policy at all levels that new development is located so as to minimise the demand for travel, especially by private car. The site is well located in terms of its proximity, and ease of access, to a wide range of existing services and facilities (by means of transport other than the car) in Aberdare.

The site is accessible by walking, cycling and public transport and is located 800m south west of Aberdare town centre. The site has access to a number of local facilities and frequent public transport. The proposed development is within 600m of existing bus stops that provide regular scheduled bus services throughout Aberdare, Merthyr Tydfil and surrounding areas. Additionally, the site is located approximately 900m west of Aberdare train station, which provides frequent services to destinations including Cardiff and Pontypridd.

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residential amenity for existing residents.

As part of the re-development of the site, it is proposed to upgrade the existing farm access (on to the lane leading to Dare Valley Country Park) to include:

• 6m kerb radii on both sides of the access• A minor road c/way width of 5.5m;• A 2.0m wide footway on both sides of the carriageway; and,• Tactile paving and dropped kerbs across the site access.

The development proposals include the re-provision of an access on to Graig Place, at the eastern end of the lane leading to Dare Valley Country Park, together with some improvements to the lane, including:

• Provision of vehicle passing places;• Formalised pedestrian facilities;• Carriageway surfacing.

Furthermore, the site is accessible by walking, cycling and public transport and is located 800m south west of Aberdare town centre. The site has access to a number of local facilities and frequent public transport. The proposed development is within 600m of existing bus stops that provide regular scheduled bus services throughout Aberdare, Merthyr Tydfil and surrounding areas.

As set out above, the site is highly accessible by means of sustainable public transport. Pavements align the surrounding highway network, allowing comfortable pedestrian access and a safe walking route into the town centre. In terms of accessibility via car, the site is well connected to the surrounding highways network.

The development will provide a suitable level of car parking provision. Car parking will be set out adjoining the dwelling frontage, in order to create high levels of natural surveillance, increasing safety around parking areas.

Drainage

Surface water shall be managed throughout the scheme utilising appropriate methods in accordance to the SUDS Approval Body (SAB) guidelines and to the approval of theRCTCBC SAB. All surface water shall be managed on site, up to the 100 year event plus 30% climate change, and shall discharge to an existing watercourse at an equivalent existing greenfield run off rate.

Site Investigation

Terrafirma undertook a Phase 1 geotechnical & geo-environmental desk study of the site. The report recommends that an intrusive site investigation should be undertaken to achieve the following objectives:

1. Investigate the risk from historical unrecorded mine workings beneath the site;2. Identify the potential environmental liabilities at the site associated with any soil, gas and groundwater contamination from past site uses;3. Provide a summary of the environmental conditions at the site, together with any necessary remediation works to render the site fit for its intended use; and4. Provide recommendations with regard to any relevant geotechnical aspects pertaining to the development.

Ecology

Hawkeswood Ecology carried a review and an update of an earlier Preliminary Ecological Appraisal at Cwm Farm Aberdare in 2017. The protected species surveys showed that the main parts of the Site, the agricultural fields were not well used by either bats or birds and that even after dark there was little bat foraging across the Site. The surroundings of the Site which were largely wooded appeared to be of more significance. There was no evidence of badgers or badger activity on or near the Site.

A number of recommendations are made in relation to the proposed development of the Site. It is considered that if these are properly implemented, the development can

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proceed with only minimal local short term ecological impacts.

Trees & Hedgerows

The proposed site plan has been designed to protect and enhance trees and hedgerows located on site. These features will be considered in depth at the reserved matters stage, however it is not considered that on site trees and hedgerows will constrain development. Future green infrastructure provision on site will be utilised to enhance these existing features.

Flood Risk

The Natural Resources Wales long term flood risk map identifies the site within Flood Zone A – Considered to be at little or no risk of fluvial or costal/tidal flooding.

Heritage Assets

The Cadw National Historic Assets of Wales map indicates that there appear to be no designated historic assets within or surrounding the site boundary including listed buildings and scheduled ancient monuments. Therefore, it is anticipated that heritage assets will not constrain the development of the site for residential uses.

Summary & Conclusions

The application proposals are considered to be policy compliant and both appropriate and acceptable, providing much needed affordable homes to the wider benefit of Aberdare.

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Design & Access Statement 6Objectives of good design

This section of the report describes the proposal and fulfils the statutory requirements for an application for planning permission to be accompanied by a design and access statement, as required by the 2016 Order.

Specifically, those matters that must be addressed by a DAS are set out in the Town and Country Planning (Development Management Procedure) (Wales) (Amendment) Order 2016 within Paragraph 9(4) as follows:

A design and access statement must -

(a) explain the design principles and concepts that have been applied to the development;(b) demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account;(c) explain the policy or approach adopted as to access, and how policies relating to access in the development plan have been taken into account; and(d) explain how any specific issues which might affect access to the development have been addressed.

This is further expanded by the 2016 TAN 12 and associated guidance. In relation to design, a design and access statement should explain the design principles and concepts that have been applied to the following aspects of the development:

• Environmental sustainability;• Movement to, from and within the development;• Character, which includes any landscaping comprised in the development and the amount, layout, scale and appearance of the development; and • Community safety

Character

UseThe proposed residential use (Class C3) forms an entirely appropriate use for the site in view of its location, adjoining the residential areas of Aberdare to the north and east.

LayoutThe proposed layout has been designed to integrate with the wider settlement of Aberdare, whilst delivering a pleasant living environment for future occupants. The development is sympathetic to its predominantly residential surroundings and responds to the area’s traditional context by providing a range of house types in a similar manner to that already found in the area. The proposed layout will make the most efficient use of the site, whilst also creating a high-quality living environment with safe and secure access and movement.

The proposal is also considered to be acceptable in terms of separation distances and will ensure the privacy and amenity of the proposed, and existing dwellings are protected.

Density/Amount/ScaleThe level of development is considered to be acceptable, appropriate and has been set in consideration of the size of the site, the viability of the scheme and density of the existing context. The proposed site plan demonstrates that the properties work well in the context of the site, providing adequate amenity space and ensuring privacy, whilst also utilising the site to its full potential.

It is also considered that the proposed amount of development is suitable in the context of the site’s inherent sustainability – i.e. the site is located in a highly sustainable location (being located within easy walking distance of a range of services and facilities).

The development will provide up tp 100 dwellings on a site area of approximately 6.01 Ha providing a site density of c.17 dwellings per ha. This density is considered appropriate given the site context. The layout allows for a variety of housing types, sizes and settings to enable choice.

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The urban form responds to the topography and physical context of the site. There is a relatively regular disposition of development following the contours of the land. The majority of surrounding residential development is of two storeys in height. As such, the proposed scheme has been designed so as to be sympathetic to the site context, is similar in height to the surroundings.

The scale, density and massing of the development is considered to broadly reflect the prevailing suburban built character of the surrounding area.

Appearance The architectural appearance will take influence from the local area and deliver a scheme that fits seamlessly into the established character of Aberdare.

Height - Building ParametersIt is proposed the height of eaves will be of a minimum of 4.8 metres and a maximum of 5.5 metres. The proposed ridge height will be a minimum of 8.5 metres and a maximum of 9.5 metres.

Landscaping and Open SpaceOpportunities for landscaping have been realised through the creation of green space that aligns the frontage and rear of dwellings. New planting will consist of trees and shrubbery, strategically placed to soften corners, whilst adding depth and colour. Green space in the west of the site will assist the sustainable drainage strategy, whilst also providing valuable recreation and amenity space.

WasteSuitable storage facilities for bins and recycling will be provided to ensure that they do not have detrimental visual effect on the quality and character of the scheme, whilst still

being accessible for refuse collection.

Access and movement

Access In accordance with Article 7 of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 (as amended) the following section outlines the design proposals in terms of access. In relation to access the requirement is to explain:

• the policy or approach adopted as to access and how policies relating to access in the development plan have been taken into account; • how any specific issues which might affect access to the development have been addressed; and • how features which ensure access to the development will be maintained.

As part of the re-development of the site, it is proposed to upgrade the existing farm access (on to the lane leading to Dare Valley Country Park) to include:

• 6m kerb radii on both sides of the access• A minor road c/way width of 5.5m;• A 2.0m wide footway on both sides of the carriageway; and,• Tactile paving and dropped kerbs across the site access.

The development proposals include the re-provision of an access on to Graig Place, at the eastern end of the lane leading to Dare Valley Country Park, together with some improvements to the lane, including:

• Provision of vehicle passing places;• Formalised pedestrian facilities;• Carriageway surfacing.

Inclusive AccessThe site is located in Aberdare, where access on foot, cycle and by public transport is good.

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The proposed development aims to creates streets that are not dominated by the needs of the vehicles, rather they feel safe and comfortable for place to navigate by non-car means. The new development will be Equalities Act 2010 complliant in design.

MovementThe subject site will be accessed at the existing access point onto Dare Valley Park access road at the site’s southern border. Internal highways will provide access to individual dwellings whilst pedestrian footpaths will be provided alongside the vehicular routes.

Car ParkingThe provision for vehicles respects the built form of development and has been incorporated in an unobtrusive manner. The indicative layout provided demonstrates car parking spaces that will be located in front of and adjacent to the side elevation of dwellings.

In conclusion, the development’s highly sustainable and accessible location, proximity to numerous modes of public transport and anticipated lower levels of car ownership associated with affordable housing negate demand for extensive car parking provision.

Cycle RoutesThe bicycle routes will utilise the same movement networks as vehicles and pedestrians. This is deemed suitable given the low vehicle speeds promoted through the design layout.

Summary The proposed layout of the residential development has been designated to promote inclusive access for all users by foot, cycle and private vehicle, whilst encouraging lower vehicular speeds through road orientation. The proposed design accords with the relevant national and local highway design guidance in respect of parking and cycle provision and is favourably located in close proximity to and existing public transport

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Environmental Sustainability

TAN 12 notes the need to provide environmentally sustainable design solutions, recognising both site constraints and site opportunities. For the purposes of considering the environmental sustainability, the site appraisal is summarised in the following table.

Summary of site appraisal

Factors Appraisal

Slope/topography The site is generally flat. Hydrology The site is largely within Zone A at little or no risk of

flooding on the development advice maps.Ground Conditions The site comprises agricultural land. Cultural Heritage The site is not located in a conservation area and does not

contain any heritage assets.Natural habitats The site is not located in an area that has been identified

for its nature conservation value.Trees Trees and hedgerows are found on site, however will not

constrain development. Land use Agriculture

and footpath network. In this regard, the proposals ensure high levels of connectivity with the surrounding locality.

Community Safety

Community safety is a vital ingredient of a safe and sustainable community and is promoted by the Welsh Government through TAN 12: Design and the Manual for Streets.

The proposed layout for the site incorporates design features to deter criminal activity and anti-social behaviour by minimising opportunities to commit crime to impact negatively on the quality of life of those using the development, and living / working in close priximity. The following principles from TAN 12 have been adopted:

• the creation of high-quality amenity area; • the promotion of a sense of ownership and responsibility throughout the various uses within the development;• an environment where neighbours interact regularly ensuring high levels of natural surveillance – particaulry for the rear access lane.

The design proposals respond to the local circumstances of existing crime and anti-social behaviour levels, the fear of crime and other safety and security issues. Residential windows will overlook the amenity areas which will ensure a high level of natural surveillance at both day and night.

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The proposed development of land at Cwm Farm, Aberdare for residential dwellings is policy compliant and both appropriate and acceptable, as demonstrated within this Planning Statement and supporting reports. There are a number of material considerations in support of the application, which include the following:

• The proposed development is well served by existing infrastructure/facilities and in close proximity to public transport. The site is in a sustainable location;

• The site is unconstrainted by ecological, landscape, flood risk and heritage constraints;

• The proposal will deliver much needed housing to meet an identified need, as set out in the most recent RCTCBC JHLAS;

• Improved levels of natural surveillance in the area benefiting the safety and security of the area.

Having regard to the above material considerations, the proposed development represents an appropriate and policy compliant scheme. Accordingly, we would respectfully request that the application is approved.

Conclusions 7