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PLANNING, DESIGN AND ACCESS

STATEMENT

PROPOSAL: DEMOLITION OF EXISTING HOTEL AND STRUCTURES AND

DEVELOPMENT OF 11 DWELLINGS AND ASSOCIATED WORKS

SITE: SOLAR STRAND HOTEL, CROSS KEYS, NP11 7BY

DATE: NOVEMBER 2019

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CONTENTS

1.0 Introduction

2.0 Site Description

3.0 Planning Designations

4.0 Proposal

5.0 Planning History

6.0 Planning Policy Context

7.0 Design and Access Statement

8.0 Planning Appraisal

9.0 Conclusion

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1.0 Introduction

1.1 This Planning, Design and Access Statement has been prepared by LRJ Planning

Ltd on behalf of the Property Index to accompany the outline planning application

for the development of 11 dwellings at the site of the Solar Strand Hotel, Cross

Keys.

1.2 This Statement provides a planning analysis to demonstrate that the submitted

proposal is acceptable in planning terms and in accordance with the relevant policy

and guidance.

1.3 The application is supported by a site layout plan, massing plans, as well as

supporting technical documents, which illustrates that the site is capable of

accommodating the development and its associated works, including access and

landscaping.

2.0 Site Description

2.1 The site comprises a property known as The Solar Strand Hotel that is a two-storey

detached building set within an extensive plot of approximately 0.22 hectares. The

existing hotel is positioned to the north western corner of the site. Access to the

site is currently off High Street, which leads to a parking area. A railway forms the

western boundary while, existing residential development falls to the north and

east.

2.2 The site does not fall within a designated Conservation Area and there are no other

designated heritage assets within the immediate vicinity.

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Figure 1 – Location of Site

3.0 Proposal

3.1 Pre-application advice was initially sought for a scheme for the demolition of the

hotel and the provision of 11 dwellings. The pre-application response notes that

the site occupies a sustainable location within the settlement boundary close to a

railway station and bus stops. The principle of the development was supported,

but it was advised that further revisions be made to the layout to improve the level

of private amenity space and public open space within the site.

Site

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Figure 2 – Pre-application Scheme

3.2 Outline planning permission is sought for the demolition of the existing hotel and

the provision of eleven dwellings and associated works. Apart from access and

layout all other matters are reserved for subsequent approval.

3.3 The layout has been configured to ensure that the site assimilates within the

surrounding pattern of development. The scheme has been designed so the

dwellings all front the access road that leads off High Street. The dwellings will all

be two-storey apart from a single-store dwelling in the southern corner of the site,

and all dwellings will benefit from off-street parking provision. Areas of amenity

space will be provided for all dwellings.

3.4 The dwellings will have the following maximum parameters:

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Two storey house:

• Width-5000mm

• Depth-7400mm

• Height-8000mm

Bungalow:

• Width-7600mm

• Depth-9000mm

• Height-5200mm

Figure 3 – Proposed layout

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3.5 The palette of materials chosen will ensure a high quality finish that will

complement the materials used in the nearby residential development.

3.6 Access to the development will be via a new access off High Street with an internal

access road and turning head.

4.0 Planning Policy Context

4.1 The planning policy framework for the determination of this application is provided

by the content and scope of National Planning Policy, which is contained within the

Wales Spatial Plan, Planning Policy Wales (PPW) and its associated Technical

Advice Notes (TANs), together with the Development Plan for the local area.

Planning Policy Wales (10th Edition)

4.2 Paragraph 9.1.2 of Planning Policy Wales (10th Edition) is particularly relevant to

this application and should be given appropriate weight as it states that:

“Local planning authorities should promote sustainable residential environments,

avoid large housing areas of monotonous character.

Local planning authorities should promote:

• mixed tenure communities;

• development that is easily accessible by walking, cycling and public transport,

although in rural areas required development might not be able to achieve all

accessibility criteria in all circumstances;

• mixed use development so communities have good access to employment, retail

and other services;

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• attractive landscapes around dwellings, with usable open space and regard for

biodiversity, nature conservation and flood risk;

• greater emphasis on quality, good design and the creation of places to live that

are safe and attractive;

• the most efficient use of land;

• well designed living environments, where appropriate at increased densities;

• construction of housing with low environmental impact (see 4.12); reducing the

carbon emissions generated by maximising energy efficiency and minimising the

use of energy from fossil fuel sources, using local renewable and low carbon

energy sources where appropriate; and

• ‘barrier free’ housing developments, for example built to Lifetime Homes

standards.

Technical Advice Notes

4.3 Planning Policy Wales is supplemented by a series of topic-based Technical

Advice Notes (TAN’s) which provide practical guidance relating to various forms of

development and the role of the planning system in dealing with the determination

of planning applications.

TAN 12: Design

4.4 Technical Advice Note 12 provides advice on design considerations and, in relation

to the design of new development, it states that local planning policies and

guidance should aim to ensure that:

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• “create places with the needs of people in mind, which are distinctive and

respect local character;

• promote layouts and design features which encourage community safety

and accessibility;

• focus on the quality of the places and living environments for pedestrians

rather than the movement and parking of vehicles;

• avoid inflexible planning standards and encourage layouts which manage

vehicle speeds through the geometry of the road and building;

• promote environmental sustainability features, such as energy efficiency, in

new housing and make clear specific commitments to carbon reductions

and/or sustainable building standards;

• secures the most efficient use of land including appropriate densities; and

• consider and balance potential conflicts between these criteria.”

TAN 18 : Transport

4.5 TAN 18 was published in March 2007 and offers national guidance on

transportation related planning policies. It advocates:

• the integration of land use planning and transport in order to promote

resource and travel efficient settlement patterns;

• ensuring that development is located where there is good accessibility by

public transport, cycling and walking. This minimises the need to travel and

promotes social inclusion;

• Managing parking provision.

4.6 Paragraph 3.2 encourages local authorities to maximise relative accessibility.

Accessibility is the relative ability to take up services, markets or facilities. Focusing

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on accessibility is important in addressing social exclusion and for maximising

choice in services, employment and recreational opportunities.

Development Plan

4.7 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states:

“If regard is to be had to the development plan for the purpose of any determination

to be made under the planning Acts the determination must be made in

accordance with the plan unless material considerations indicate otherwise.”

4.8 Part 2 (Sustainable Development) of the Planning (Wales) Act 2015 says the

following:

1. This section applies to the exercise by the Welsh Ministers, a local planning

authority in Wales or any other public body—

(a) of a function under Part 6 of PCPA 2004 in relation to the National

Development Framework for Wales, a strategic development plan or

a local development plan;

(b) of a function under Part 3 of TCPA 1990 in relation to an

application for planning permission made (or proposed to be made)

to the Welsh Ministers or to a local planning authority in Wales.

2. The function must be exercised, as part of carrying out sustainable

development in accordance with the Well-being of Future Generations (Wales)

Act 2015 for the purpose of ensuring that the development and use of land

contribute to improving the economic, social, environmental and cultural well-

being of Wales.

4.9 The Caerphilly Local Development Plan (LDP) was adopted in November 2010

and is the development plan for the purposes of the Planning and Compulsory

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Purchase Act 2004. A Deposit Replacement Plan (up to 2031) was published in

February 2016. This was subsequently withdrawn by the Council in February 2016

July 2016 with no firm timescale for recommencing the Review. The relevant

polices in the LDP are relevant and are referred to below.

SP5: Settlement Boundaries - The Plan defines settlement boundaries in order

to:

A: Define the area within which development would normally be allowed, taking

into account material planning considerations

B: Promote the full and effective use of urban land and thus concentrate

development within settlements...

SP6: Place Making – Requires new development to contribute towards

sustainable places including the following:

• A high standard of design that reinforces attractive qualities of local

distinctiveness.

• Design in accordance with best practice in terms of designing out crime;

• A location and layout that reflects sustainable transport and accessibility

principles and provides full, easy and safe access for all.

• The incorporation of resource efficiency and passive solar gain through

layout, materials, construction techniques, water conservation, and where

appropriate the use of sustainable drainage systems.

• The efficient use of land, including higher densities where development is

close to key transport nodes.

SP15: Affordable Housing - This policy relates to the deliverability of affordable

dwellings throughout the lifetime of the LDP, and that the Council will seek to

deliver through the planning system at least 964 affordable dwellings between

2006 and 2021 in order to contribute to balanced and sustainable communities. In

respect of securing affordable housing, policy CW11 identifies that for sites of 5 or

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more dwellings where there is evidence of need the Council will seek to negotiate

10% affordable housing targets within the area covering the site.

CW1: Sustainable Transport – Requires that all new development proposals

must promote sustainable modes of transport, accessibility, and social inclusion, it

states:

“Development proposals that are likely to generate a significant number of trips will

only be permitted provided:

A. Walking and cycling are modes of travel which have been actively encouraged

for short trips to and within the development and to nearby services and facilities,

including public transport nodes, through the provision of appropriate

infrastructure.

B. Provision has been made for ease of cycling, including secure bike storage and

cyclist facilities.

C. It has been demonstrated that where a significant number of freight trips will be

generated, the least environmentally damaging route will be utilised.

D. The use of Green Travel Plans has been encouraged, where appropriate.”

CW2: Amenity – Identifies that development proposals must have regard for all

relevant material planning considerations in order to satisfy the following

requirements:

A. There is no unacceptable impact on the amenity of adjacent properties

or land;

B. The proposal would not result in over development of the site and/or its

surroundings;

C. The proposed use is compatible with surrounding land-uses and would not

constrain the development of neighbouring sites for their identified land-use;

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D. Where applicable, the viability of existing neighbouring land uses would not

be compromised by virtue of their potential impact upon the amenity of

proposed new residential development.

Supplementary Planning Guidance (SPG)

4.10 The following SPG is relevant to this policy:

• LDP1 – Affordable Housing Obligations;

• LDP5 - Parking Standards; and

• LDP6 – Better places to live.

Community Infrastructure Levy (CIL)

4.11 The Community Infrastructure Levy (CIL) allows LPAs to raise funds from

developers who are undertaking new building projects in their area. The LPA’s CIL

Charging Schedule came into effect on the 1 July 2014 and applies to all eligible

development approved after this date.

5.0 Design and Access Statement

5.1 The purpose of a Design and Access Statement (DAS) is to provide a clear and

logical document to demonstrate and explain the various facets of design and

access in relation to the site. The DAS also acts as a method of demonstrating the

details of a planning application in a way that can be read both by professionals

and the public. The diagram below, extracted from the Welsh Government

guidance on preparing a DAS, illustrates the various considerations that need to

be taken into account when preparing such a document.

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Figure 4 – Objectives of Good Design

5.2 The circular nature of the diagram represents the equal weightings that need to be

given to each of the 5 Objectives of Good Design: Access; Movement; Character;

Environmental Sustainability and Community Safety.

i) Access

5.3 The site occupies a sustainable location in close proximity to Cross Keys and the

nearby railway station. As such a range of amenities, services, transport links and

employment are easily accessible by different forms of transport. The position of

the site therefore offers no barriers for those accessing the site by foot or car. A

level threshold will be provided into all dwellings.

5.4 As part of the developing package of management measures, those responsible

for the completed project will be made aware of their responsibilities. Under the

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Equality Act 2010 the need to maintain facilities providing for an accessible

environment are important issues to be considered including:

• Ensuring that a suitable Access Strategy has been developed identifying

design detailing and the management of the Equality Act process from the

inception of the complex through its whole life. This document along with

the proposed building plans and Building Regulation consultation / approval

are also important in this respect.

• Ensuring suitable management and personnel policies in respect of

disability, both for residents and visitors.

• Communication issues such as information, signage / wayfinding are all-

important and need to be maintained.

• Management of the building e.g. ensuring where possible that the facilities

are suitable to allow wheelchair user suitable space, updating and

improving wayfinding systems, as appropriate.

• Maintenance – it is vitally important that all aspects of accessibility are

maintained (e.g. keeping access routes clear, maintaining doors, keeping

floor, external surfaces and sanitary facilities clear, replacing blown light

bulbs).

• Awareness – where a service is provided, ensuring there is information

available on the facilities and access available for disabled people. This can

be via publicity material (adverts, website), or in arranging to visit the

building.

• Future work – ensuring future work does not compromise access issues.

ii) Character

5.5 An opportunity exists to provide a suitable beneficial re-use of the site and provide

much needed housing. The proposal has responded to the advice offered at pre-

application stage. The layout has been redesigned to ensure that the parking

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spaces are of a sufficient size and that an adequate level of private amenity space

is provided for all dwellings. The layout fully respects the surrounding pattern of

development and offers a vibrant frontage on to High Street.

5.6 Accordingly, it is advanced that the proposal will result in significant enhancements

to the character and appearance of the existing street scape.

iii) Movement

5.7 The site occupies a sustainable location within the settlement boundary of Cross

Keys that has a raft of services and amenities, as well as access to modes of

sustainable forms of transport including a regular rail and bus service. In respect

of movement, the proposal will embrace and promote the use of sustainable forms

of transport.

iv) Community Safety

5.8 Ultimately, the proposal through creating a residential use will provide a vibrant

and active frontage on to High Street that would significantly improve the natural

surveillance of the area.

v) Environmental Sustainability

5.9 As touched upon above, the site occupies a sustainable location with easy access

to a range of amenities. The proposal intends to re-use an existing site, so

therefore minimises the need to use natural resources. Materials and labour force

will be sourced locally. With regards waste the following approach will be utilised:

1. Waste mininmisation/avoidance;

2. Reuse materials;

3. Recycle;

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4. Lastly disposal.

6.0 Planning Appraisal

6.1 This section seeks to highlight the main issues relevant to the determination of the

application and assess the scheme against the local and national planning policies

referenced in section 4.0 above.

6.2 The main issues that are considered to be relevant in this case include the

following:

• The principle of development in relation to land use planning policy and

sustainable development;

• The effect the redevelopment of this site will have on the character and

appearance of the area;

• The impact on the amenity of neighbouring properties;

• The impact on highway and pedestrian safety in respect of access and traffic

generation; and

• Biodiversity

i) Principle of Development

6.3 Both local and national planning policy supports the provision of sustainable

development and promotes the provision of development within the defined

settlement boundary. The site has no specific allocations, therefore subject to an

appropriate design, is acceptable for residential purposes.

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6.4 The applicant has had positive engagement with the local planning authority at pre

application stage has established that the principle of development is acceptable

subject to compliance with policies set out in the plan.

6.5 Additionally, the Council’s housing land supply, as agreed in the latest 2016 Joint

Housing Land Availability Schedule, is only at 2.1 years, compared with the

requirement in Planning Policy Wales and TAN 1 to maintain a 5 year supply.

6.6 There is consequently an over-riding need for additional housing in Caerphilly

County Borough, which can be developed in the short term. Consequently, there

is a presumption in favour of accepting the principle of residential development at

this location, and accords with national and local planning policies.

ii) Character and Appearance

6.7 The proposed density of the development is in keeping with the existing urban and

with a proposed development of 11 units, whilst also providing a critical mass of

dwellings to ensure the efficient use of the land. This is in accordance with the

principles of PPW as set out in Chapter 4 and the requirements of the LDP,

particularly Policy CW2.

6.8 The proposed building dimensions are comparable to existing scale of residential

dwellings in the area and are acceptable in accordance with Policy CW2 of the

LDP.

6.9 The amount and scale of dwellings proposed enables a spacious and varied layout

to be achieved which remains in keeping with the urban nature of the site whilst

meeting all relevant guidance in terms of highway provision, amenity standards

and parking provision.

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6.10 The layout is also considered to be acceptable, following an iterative pre-

application process with the local planning authority. Accordingly, the development

of the site, as proposed allows sufficient amenity areas for future occupiers and is

considered to reflect the surrounding residential character.

6.11 The development of the site is fully compatible with surrounding pattern of

residential development. The development is of a high quality design that respects

the character of the surrounding residential development and will significantly

enhance the character and appearance of this site.

6.12 Overall the proposed scale, form and design of the development would enhance

the character of the surrounding area. The proposal is therefore compliant with

Planning Policy Wales, TAN 12: Design and Policies CW5 of the LDP.

iii) Neighbour Amenity

6.13 Given the separation distances maintained from the surrounding residential

development there will be no issue in respect of loss of privacy and overlooking.

Further to this the development of the site will have no detrimental impact, in terms

of overshadowing or overbearing impact. The layout has been devised to ensure

its compatibility with the surrounding residential development. Furthermore, it will

provide a safe, secure and pleasant environment for future occupiers and adjacent

residents.

6.14 The development has been designed to a high standard ensuring a positive

relationship between private and public space. The orientation of all the dwellings

enables enhanced natural surveillance of the wider surroundings, which will be

beneficial for the safety and welfare of the prospective residents as well as the

neighbours.

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6.15 Overall, given the sensitive siting of the development, and the separation

distances achieved, as well as the fact that the dwellings will be restricted to two-

storey, the proposal would not result in any significant adverse effect on the

amenity of neighbouring properties. The proposal therefore accords with Policy

CW2 of the LDP.

iv) Access and Parking

6.16 Access is proposed off High Street, and due the relatively low speed limits

appropriate visibility splays can be achieved in both directions. Access to the Site

can be safely achieved and the access arrangements at the site are in accordance

with policy CW3 and policy CW5 criterion A. The layout has been designed to

ensure that adequate access is provided.

6.17 The development is compatible with LDP objectives, particularly policy CW1, which

seeks to promote resource efficient settlement patterns through the provision of an

efficient transport system, a more sustainable form of transport and improvements

to the road networks. This is an important part of moving towards a more

sustainable, resource-efficient settlement pattern across the whole County

Borough.

6.18 It has been clearly demonstrated the development of the site will not impact

adversely on the existing highway network and can be safely accessed in

accordance with planning policy. The proposals are therefore compatible with

established Transportation guidance in PPW and TAN18 as well as LDP policies.

vi) Noise

6.19 A Noise Assessment has been carried out and it is identified that following

consideration of good acoustic design principles, it is anticipated that with an

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appropriate scheme of mitigation, the proposed site is suitable for residential

development.

7.0 Conclusion

7.1 This statement has identified that the proposed development complies with

national and local planning policy. The Councils’ decision on the planning

application must be taken in accordance with the development plan unless material

considerations indicate otherwise. In light of the schemes accordance with the

development plan, and the significant benefit that it will deliver by transforming this

site that will provide much needed housing, it is respectfully requested that

planning permission is granted.