design and access statement wip - W. Griffiths...running to Port Talbot Bus Station (8) and...

17/05/181

DESIGN AND ACCESS STATEMENT- PAC DraftProposed residential Development Afan Lido

1)GENERAL

The Design Statement has been prepared in support of a Full Planning Application for Development on land at at Former Afan Lido and overflow carpark, Princess Margaret's Way, Aberavon, Port Talbot, SA12 6QW Comprising:88 houses (23x2bed, 53x 3bed, 12x4bed) 50 Apartments (26x1bed ,23x2bed and 1x3bed) 200m2 of commercial development and associated works.

The Purpose of the statement is to clearly explain the Applicants approach to Design And access in relation to this site and to evaluatethe development using relevant planning policies.

It's content is to be read in conjunction with the Application Documents and is set out under the following Headings:

1) General2) Vision3) Design Evolution4) Site Analysis5) Planning Policies6) Movement and access7) Conclusion At Pre-App Consultation Stage Welsh Government Best Practice Guidance advises a full suite of Draft Application Documents that would be needed to validate an Application.

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2)VISION

The brief for the project was originally set by NPTCBC in their offer of sale of the Development site following the Council decision to replace the Afan Lido Sports Facility on nearby land and inclusion of the site in LDP for a notional 150 residential units to enhance, complement and sustain the mixed use of the area including recreation and tourism being promoted by the Council.

In designing the development the Applicant has adhered to the design principles of the brief and especially the importance of this development in the context and regeneration of the Seafront

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3)DESIGN EVOLUTION

The Applicant has paid close attention to the development of residential prototypes that suit and evoke a maritime location and identity.

The designers were also seeking a composition and massing that responds to context in terms of building lines height, rhythm pattern and proportion key outlooks and view corridors and vistas

The nearby Hale Homes Bay View Houses were part of this evolution of an Aberavon Beachprototype by the Applicant.

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Having prepared an initial layout meeting the criteria set out above, the Applicant has liased closely with the Local Planning Department in a formal pre-app process to refine and improve the initial layouts in line with detailedConcerns of officers concerning technical aspects, future planning considerations and also their views regarding the impact of the scheme in its context and in relation to adjoining owners and property.

Consideration through several iterations of the scheme have led to the choices made in the Pre-application Consultation scheme.

Initially the intention was to locate apartments in the vicinity of existing seafront apartment buildings to the SE of Site B adjacent to Jersey Quay

Subsequent iterations following pre-app discussions and refinements Distribute apartments across the two sites to improve balance and reduce the impact of the development in identified locations.

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4) SITE ANALYSIS

As indicated in the planning package provided the existing land is a demolition site with little ecological value and -since its function has been provided elsewhere-its earlier uses provide little history or precedent that could inform the design.

Topographic and site investigations and contamination and ecological reports are provided as part of the application and the design response to

Site and context is set out under the section 2)Vision

3d survey information informs the floor levels set and a survey of neighbouring heights and production of site sections have been a determinant of both density and distribution of house/apartment types.

NPTCBC have contributed to the analysis of the site and context in their bid documentation and during the pre-application process of letters drawing development and meetings.

.Site analysis has identified a requirement for an area of public open space and incorporated this in the design and tried to establish and enhance a sense of place in the layout, massing, form and materials and spaces created that reinforce the ideals expressed in the regeneration plan for the seafront area. The entranceway to the two sites has been given particular attention with balancing apartment/commercial buildings providing some symmetry and forming an informal gateway. Form, detail, materials and colour otherwise provide a consistency across the two sites with a deliberate introduction of variation to maintain interest and avoid an overly uniform appearance. LANDSCAPING – The applicant intends to liaise with the Local Authority to introduce new landscaping features where it is felt to be required such as where there is open space.

The new access roads are required and will comprise of a 5.5 meter carriageway and a 2 meter pedestrian footway. The access will be to highways requirements and the Highways Department have been consulted throughout. The Design phase. Auto tracking has been carried out for the largest refuse lorry. Parking levels have been set in accordance with the local authority special planning guidance and a Report provided describing proximities and transport links and consequent parking numbers.

The Applicant is commissioning a Transport Assessment by specialist to accompany the Full Application.

The new access road will also be provided with street lighting and drainage to adoptable standards.

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5) PLANNING POLICIES

The scheme is consistent with the NPTCBC brief which is derived from the policies adopted within the Neath Port Talbot Local Development Plan, and specifically:

Policy SC1 Settlement limits

The scheme is designed to be proportionate in scale and form to the role and function of the settlement.

Policy CCRS1/3 Coastal Corridor Regeneration

The area of land is within Policy SC1 Settlement limits and in accordance with Policy CCRS 1/3-Coastal Corridor Regeneration schemes a proportionate mixed use scheme is proposed including a commercial element to accord with policy. This comprises small A1 unit and A3 use..

Policy H1/18 Housing Allocation

The Applicant has followed the Policy H1/18 Housing allocation for housing on this site but tempered the 150 unit expectation to provide a slightly lower density in order to accommodate quality of provision and space standards concerning individual dwellings and to accommodate perceived concerns of adjoining owners and take account of adjoining development patterns and massing.

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Policy BE1

The scheme demonstrates high quality design based on the vision described in the DAS and has been developed in a pre-app process with NPT Planning Department to address residential and visual amenity Highway and pedestrian safety and compliance with other relevant policies set out within the LPA regarding energy RE2, ecology drainage EN8,open space provision OS1,waste management W3 and demonstrated in the drawings and reports making up the detailed application including:

Ecological Assessment

Drainage Strategy

SPG parking assessment

Site Investigation

Waste Management Plan

Energy Assessment

Street scene views

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6) MOVEMENT AND ACCESS

At a very early stage consideration was given to movement and access in and around the proposed development to ensure the dwellings were easily accessible to the occupants should they arrive by foot, public transport or car. The Applicant has applied the sustainability calculator (included in the planning application documents) demonstrating that 10points can be achieved against the NPTCBC criteria of accessibility and proximity to transport links and facilities. This indicates that the parking requirement can be reduced by a notional 2 spaces per dwelling.

In practice the Applicant is improving on the number of parking spaces permitted under the special planning guidance. Houses will not utilise the permitted reduction although apartments will be restricted to one space per apartment. Visitor parking for houses is allowed for by not adopting the spg reduction.

The Applicant and Architect have considered the need for visitor parking for the flats and have provided 4 dedicated spaces on site B and 5 spaces on Site A accordingly.

The new access roads have been designed in discussion with the LPA and will comprise a 5.5 meter carriageway and a 2 meter pedestrian footway. The access will be to highways requirements and the Highways Department have been consulted throughout. the Design phase. Auto tracking has been carried out for the largest refuse lorry. Parking levels have been set in accordance with the local authority special planning guidance and a Report provided describing proximities and transport links.

Means of escape will comply with Building Regulations Approved Document Part B whilst switches and controls etc will be at heights specified in Building Regulations Approved Document Part M.

Criteria for visibility requirements are met with the correct width of entrance door (min 900mm door set), maximum threshold of 26mm, level approach to principal entrances, 300mm clear wall space to opening edge of doors and non slip surfaces to external pathways.

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Local Facilities – The site is located within a built up residential area already served by existing shops, schools and community facilities. Details of these good facilities and details of public transport are set out below.

Bus Routes – Local service 82 serves Princess Margaret Way with a service every 30 mins there are various other services running to Port Talbot Bus Station (8) and Porthcawl (85)National Express run a bus service every 25 minutes from PortTalbot Bus Station to Swansea and every hour to Cardiff and the East.

Train Stations – Port Talbot Parkway is approximately 4 miles from the siteprovides access West to destinations such as Swansea and Carmarthen and East towards Cardiff and London.

Facilities – These include within close proximity of the site:

Coop foodstoreWells PharmacyTywyn Primary SchoolLeisure CentreBowls ClubFootball ClubRestaurantsLibraryDoctors SurgeryCinemaPlayground

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CONCLUSION

The site is located within the settlement boundaries as defined by NPTCBC LDP. The proposal conforms to the relevant policies set out in the LDP and also conforms to Welsh Assembly Government guidance contained in both Welsh Government policy documents and the relevant Technical Advice Notes. The development would not have any adverse effect on the character and appearance of the area, the amenity of existing residents or highway safety and conforms with the Council's vision for the area. The proposal accords with objectives of good design.

Movement and access

The application site is located within an existing established residential area served by existing shops and community facilities. The site also has good access to local public transport which satisfies the advice given by Welsh Government in terms of sustainability and Highways and accessibility.

Character

Building forms are appropriate and straightforward with pitched roofs. The massing form and materials as well as the relationship between buildings and neighbours and the spaces in between as well as the pattern of fenestration has been carefully considered before and during LPA pre-app. The buildings will be simply detailed and finished with commonly used materials which will be consistent with the existing and emerging character of the locality.

We believe the proposed dwellings represent an appropriate form of development of a brownfield site in a sustainable location. The site will make a contribution towards housing targets set by the Local Authority. We believe we have demonstrated that the development will not have any adverse effect on the amenities of the existing residential properties, the built environment or highway safety.

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COMMUNITY SAFETY

The development has been designed ensuring the dwellings, outdoor space and car parking meet the latest requirements in terms of security whilst also ensuring to minimise the opportunity for crime and disorder. The development will be registered with Secured By Design.

ENVIRONMENTAL SUSTAINABILITY

The Applicant will appoint a specialist assessor to ensure the dwellings are Environmentally Sustainable and will adopt high insulation standards consistent with Building Regs part L. An energy assessment will be provided as part of the Application investigating the potential for low carbon equipment to be utilised where viable in accordance with s17 of the Planning (Wales)Act 2015. Energy efficient lighting will be provided within the dwellings to a level of greater or equal to 75% of all light fittings. Water use will also be controlled with set targets of less than 105 litres / person / day being used for each dwelling. This will be implemented by use of flow restrictors fitted to taps and dual flush cisterns for the w.c's (2 litres / 4 litres). Recycling facilities will be provided within the kitchens of each dwelling. Drying areas will also be provided.

design and access statement wip - W. Griffiths...running to Port Talbot Bus Station (8) and...

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