Planning, Design and Access Statement Alexandra Drive, Prestatyn June … · 2019. 6. 7. · June...

Planning, Design and Access Statement

Alexandra Drive, Prestatyn

June 2019

Planning, Design and Access Statement

Alexandra Drive, Prestatyn

Project Ref: 29128/A3/LR/SG 29128/A3/LR/SG 29128/A3/LR/SG

Status: Draft Draft Final

Issue/Rev: 01 02 03

Date: 29 April 2019 04 June 2019 06 June 2019

Prepared by: LR LR LR

Checked by: - SG SG

Barton Willmore LLP Tower 12,

18/22 Bridge St, Spinningfields,

Manchester M3 3BZ

Tel: 0161 817 4900 Ref: 29128/A3/LR/SG

Email: [email protected] Date: June 2019

COPYRIGHT

The contents of this document must not be copied or reproduced in whole or in part without

the written consent of Barton Willmore LLP.

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mailto:[email protected]

CONTENTS

Page

1.0 INTRODUCTION 1

2.0 THE SITE AND SURROUNDING AREA 3

3.0 THE PROPOSED DEVELOPMENT 4

4.0 PLANNING POLICY CONTEXT 5

5.0 PLANNING POLICY ASSESSMENT 12

6.0 DESIGN AND ACCESS STATEMENT 20

7.0 CONCLUSIONS 27

Introduction

30326/A3/LR/SG Page 1 June 2019

1.0 INTRODUCTION

1.1 This Planning, Design and Access Statement has been prepared by Barton Willmore, on

behalf of MacBryde Homes (the “Applicant”), in support of a full planning application for

the proposed residential development of land off Alexandra Drive, Prestatyn.

1.2 This Statement should be read in conjunction with the other technical documentation

submitted in support of the planning application (the “Application”) as listed in Table 1

below.

1.3 This Statement sets out why the proposed development is considered to be acceptable,

and provides the justification and rationale for the principle of development, layout and

design, and other pertinent technical considerations.

Summary of Proposed Development

1.4 The Application seeks full planning permission for 114 market and affordable dwellings

with associated roads, open space and infrastructure. 50% of the homes will be open

market tenure, and 50% affordable tenure.

1.5 The proposed development will include a housing mix of two, three and four bedroom

properties; further details are provided in Section 3 of this Statement.

Planning Application Pack

1.6 Table 1 below lists the technical documentation and plans which form part of this

Application:

Plans and Reports Reference/Consultant

Location Plan MacBryde Homes Ref: ALXPR-LP-01

Proposed Site Layout MacBryde Homes Ref: ALXPR-SP-01

Proposed Site Layout (Colour) MacBryde Homes Ref: ALXPR-SP-01 Rev C

Housetypes MacBryde Homes Ref: Various

Planning, Design and Access

Statement

Barton Willmore

Arboricultural Impact Assessment Ascerta

Transport Statement SCP

Phase 1 Habitat Survey (Extended) Cheshire Ecology Services Ltd

Landscape and Visual Impact

Assessment

Ascerta

Introduction


Landscaping Plans (within LVIA) Ascerta

Agricultural Land Classification

Report

Soil Environmental Services Ltd

Drainage Strategy and FCA Details Wheetwood

Table 1 – Application Submission Documents

Pre-Application Consultation

1.7 The Applicant has engaged in pre-application discussions with Denbighshire County

Council (the “Council”) in advance of the submission of this Application .

1.8 In accordance with Welsh Government Guidance, it is necessary to undertake pre -

application consultation for all “major” developments. As this Application is for more

than 10 dwellings, it constitutes “major” development.

1.9 This has been undertaken, a website created (https://planning.macbryde-homes.co.uk/)

and a statutory letter sent to a number of consultees and properties within the

immediate surrounding area. Statutory consultees include:

➢ Local Planning Authority

➢ Local Highway Authority

➢ Denbighshire Council’s Ecology Officer

➢ Denbighshire Council’s Housing Officer

➢ Coal Authority

➢ Welsh Water

➢ National Resources Wales

➢ CPAT

➢ Local Councillors – Councillor Gareth Lloyd Davies and Councillor Bob Murray

➢ Prestatyn Town Council

1.10 The extent of pre-application consultation and engagement undertaken by the Applicant

will be documented within the “Pre-Application Consultation Report” to be submitted

with the Application. This will set out the engagement that has taken place, and where

necessary how the scheme has been amended to reflect the comments received.

https://eur01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fplanning.macbryde-homes.co.uk%2F&data=02%7C01%7C%7Cbd091d97c07942cae63908d6b8f079bd%7Ce131b36d8da14ca9b47a1fa28805f793%7C0%7C0%7C636899740513056699&sdata=5v%2BL9yBOF%2FbmZfk%2F4G9KcBMPv9EBqjS6BReYq1tjLw8%3D&reserved=0

The Site and Surrounding Area


2.0 THE SITE AND SURROUNDING AREA

2.1 This Section provides further details on the Site’s location, surroundings and its key

physical characteristics.

The Site

2.2 The Site is located to the west of the settlement of Prestatyn and is located off Alexandra

Drive. It is currently used as grazing land and extends to approximately 3.46 ha. It is

bound by residential properties to the north and east, with a caravan park located to the

south and Plas Newydd Farm and grazing land to the west. A public right of way is located

along the northern boundary of the Site (Ref: 204-34) and connects the site to a bridleway

located to the south-west and to Ffordd Penrhylfa to the south east.

Public Transport Linkages

2.3 The nearest bus stop is located on Ffordd Penrhwylfa, which is within a 500m walking

distance of the Site. It serves bus routes no. 35, 36 and 40 to Rhyl, Dyserth, and Denbigh.

Accordingly, the Site is considered to benefit from good accessibility and access to public

transport linkages and is sustainable in terms of its location.

Prestatyn Centre

2.4 The Site lies adjacent to the settlement boundary of Prestatyn. Within a 1- mile radius of

the Site, there are a range of facilities which include:

➢ Convenience store and supermarket

➢ ATM

➢ Public House

➢ Barbers

➢ Primary School

2.5 It is considered that the range of facilities within Prestatyn are appropriate to serve both

the existing and future population and are in close proximity to the Site.

Site Planning History

2.6 There is no relevant planning history associated with the Site which is pertinent to this

Application.

The Proposed Development


3.0 THE PROPOSED DEVELOPMENT

3.1 This next Section provides details of the proposed development. As set out in Section 1

of this Statement, the Applicant is seeking full planning permission for 114 open market

and affordable dwellings, with associated roads, open space and infrastructure.

3.2 As a North Wales based housebuilder, Macbryde Homes has extensive experience of the

local housing market, and a strong record of delivery across Denbighshire, Conwy and

Flintshire. Macbryde Homes are in the process of expanding their operations across

North Wales, with a view to increasing their annual housing completions moving forward.

3.3 The proposed housing mix for the Site comprises the following:

House Type Description No. of units

4P2B 2 bed, end and mid terrace 31

5P3B (End) 3 bed end terrace 17

5P3B (Corner) 3 bed, end terrace 6

Oakley 2 bed, end and mid terrace 5

Highfield 3 bed, end terrace 6

Huxley 3 bed, semi-detached 7

Mayfield 3 bed, semi-detached 5

Marlow 3 bed, detached 10

Kingsley 3 bed, detached 4

Kingston 4 bed, detached 8

Ascot 4 bed, detached 7

Wentworth 4 bed, detached 8

Table 2 – Housing Mix

3.4 The proposed development will provide on-site car parking provision for between 2 and

4 car parking spaces depending on plot size, and each proposed dwelling will benefit

from its own private garden.

3.5 A 2m footpath will be provided through the site which will facilitate vehicle, pedestrian

and cycle linkages, with dropped kerbs and tactile paving to aid footpath users and

cyclists. This will ensure that the Site is accessible for all.

3.7 Landscaping is proposed through the development with an area of public open space

located along the western boundary of the site of the Site, which extends to circa 0.19

ha, with a wildlife buffer proposed adjacent to the open space boundary, which extends

to 0.17 ha.

Planning Policy Context


4.0 PLANNING POLICY CONTEXT

Development Plan

4.1 Section 38 (6) of the Planning and Compulsory Purchase Act (2004), and Planning Policy

Wales 10 (“PPW10”), requires that the determination of the Application must be made

in accordance with the Development Plan, unless material considerations indicate

otherwise.

4.2 For the purposes of this Application, the development plan comprises the Denbighshire

Local Development Plan (“LDP”) which was adopted in 2013 and covers the Plan period

2006 - 2021.

4.3 The following policies are of relevance to the Appl ication:

➢ BSC 1- Growth Strategy for Denbighshire

➢ BSC 4 - Affordable Housing

➢ BSC 11 – Recreation and open space

➢ RD 1 – Sustainable development and good standard of design

➢ RD 5 - The Welsh Language and social and cultural fabric of communities

➢ VOE 5 - Conservation of natural resources

➢ VOE 6 – Water Management

➢ ASA 3 - Parking Standards

Site Designation

4.4 Within the adopted Local Plan, Prestatyn is identified as a “Lower Growth Town”, which

functions as a service centre with a wider rural hinterland and make a positive

contribution to the overall housing and employment requirements of the Borough.

4.5 Policy BSC 1 states:

“New housing within the County will be required to meet the needs of

local communities and to meet projected population changes. In order

to meet these needs the Local Development Plan makes provision for

approximately 7,500 new homes to 2021. Developers will be expected

to provide a range of house sizes, types and tenure to reflect local need

and demand and the results of the Local Housing Market Assessment”



Other Material Considerations

Supplementary Planning Guidance

4.6 Relevant Supplementary Planning Guidance (“SPGs”) published by the Council includes:

➢ Residential Development Design Guidance (2016)

➢ Residential Space Standards (2013)

➢ Recreational Public Open Space (2017)

➢ Affordable Housing (2014)

➢ Parking Requirements in New Developments (2014)

➢ Trees and Landscaping SPG (2016)

➢ Planning Obligations (2016)

➢ Conservation and Enhancement of Biodiversity (2016)

➢ Planning for Community Safety (2017)

➢ Planning and the Welsh Language (2014)

Joint Housing Land Availability Study (2018)

4.7 The Council’s Joint Housing Land Availability Study (“JHLAS”) was published in June

2018 and sets out the housing land supply position for the area (at the base date of 1

April 2018). The JHLAS was prepared in accordance with PPW10 and TAN1 (Joint Housing

Land Availability Studies).

4.8 The JHLAS concludes that based on the residual method set out in TAN1, the Council

has a 1.65 year housing land supply, as repeated in Table 3 below:

A Total Housing Requirement 2006 – 2021 from adopted LDP 7,500

B Completions 2006 – 2017 2,604

C Residual Requirement (A-B) 4,896

D 5 Year Requirement 8,158

E Annual Need 1,179

F Total 5 Year Supply 1,947

G Land Supply in Years (F/E) 1.65 years

Table 3 – Housing Supply Position

Local Housing Needs Assessment (“LHNA”)

4.9 The Council has produced a LHNA which covers the period 2015 – 2017, which will be

updated as part of the emerging LDP evidence base. The LHMA concludes the following:



➢ Denbighshire has an ageing profile, with over 21% of residents over 65 ;

➢ There has been an increase in the amount of households who rent privately;

➢ The housing stock in Denbighshire comprises primarily of detached and

detached houses, with limited terraced housing and flats ;

➢ There are six housing market areas within Denbighshire. Prestatyn is located

within its own housing market area (“HMA”) and is located adjacent to the

Rhyl and Coast Housing Market;

➢ Borough-wide - there is a need for between 445 (low end level) and 769 (high

end level) affordable properties (although not an annual delivery

requirement);

➢ The majority of new housing development should comprise one and two bed

properties, with a focus on social rented. There is scope for larger two and

three bed properties;

➢ Prestatyn is recognised in general as a retirement community, with a high

level of detached bungalows.

➢ The majority of its existing housing stock is detached of semi -detached

housing (85%) due to high levels of ownership with the most common no. of

bedrooms being two and three bedroom properties;

➢ There has been an increase in the amount of privately rented accommodation,

but a low percentage of social rented accommodation;

➢ In terms of social rented backlog, there is a need for 419 properties within

Prestatyn comprising one, two and three bed properties (low end) (with 455

properties within the wider HMA) and 952 properties comprising one, two and

three bed properties (high end) (with 1001 properties within the wider HMA)

using waiting list data from the County Council and housing associations; and

➢ There are 36 applicants with an interest in an SE and intermediate rent within

Prestatyn HMA, with 33 applicants specifically within Prestatyn and a need for

two-bedroom homes.

Emerging Local Development Plan

4.10 The Council has identified a need to review the LDP, and a LDP Review Report was

approved in December 2017 for submission to the Welsh Government which identified a

need to commence a replacement LDP. No timescales for the preparation of the

replacement LDP have yet been published; however, it is envisaged that consultation on

the Pre-Deposit LDP will be published for consultation in Summer 2019 .



National Planning Policy

Planning Policy Wales (10th Edition, December 2018)

4.11 The fundamental purpose of the planning system is to contribute to the achievement of

sustainable development. The Welsh Government has recently published updated national

guidance in the form of the 10 th Edition of Planning Policy Wales (PPW10). The following

key issues and policies set out within PPW10 are considered relevant to the proposed

development.

What is Sustainable Development (Chapter 1)

4.12 PPW10 is clear that up to date development plans are the basis of the planning system

and planning applications must be determined in accordance with the adopted plan, unless

material considerations indicate otherwise.

Planning for Sustainability (throughout)

4.13 The need to promote sustainable patterns of development is evident throughout the PPW.

Design Principles (Chapter 3)

4.14 PPW10 promotes good design and the objectives of good design should be applied in all

development proposals – access, character, movement, environmental sustainability and

community safety.

Agricultural Land Quality (Chapter 3)

4.15 PPW10 seeks to protect best and most versatile ("BMV”) land and identifies that significant

weight should be given to its protection from development1. It states that Grade 1, 2 and

3a should only be developed if there is an overriding need for the development. If grade

1, 2 or 3a land needs to be developed, development should be directed to the lowest

grade.

Welsh Language (Chapter 3)

4.16 PPW10 encourages and supports the use of the Welsh Language and seeks to strengthen

its use in everyday life. Proposals must consider the likely impact on the Welsh Language

and is a material consideration in planning decisions

1 PPW10, Paragraph 3.55



Transport (Chapters 3 and 4)

4.17 A transport hierarchy approach to development is supported by PPW10. It states that

development should, be accessible by walking and cycling and wel l served by public

transport followed by private car. This aim is to ensure that new development is located

and designed in a way that minimises the need to travel, reduces dependency on the

private car and enables sustainable development to employment, lo cal services and

community facilities. It sets out that transport assessments are required for large-scale

developments.

Housing (Chapter 4)

4.18 PPW10 confirms that LPAs must ensure that the supply of land to meet the housing

requirement proposed is deliverable2 and that sufficient land is genuinely available or will

become available to provide a five-year supply of land for housing3. It also confirms that

planning applications which comply with up-to-date development plans should be

assumed to be viable and it should not be necessary for viability issues to be considered

further. It is for the applicant or LPA to demonstrate that particular exceptional

circumstances justify the need for a viability assessment at the application stage and the

weight given to this is a matter for the decision maker 4. It also confirms that affordable

housing is a material consideration in determining relevant applications 5

Infrastructure and Services (Chapter 5)

4.19 PPW10 identifies the targets set out by the Welsh Government and that it is the role of

the planning system to ensure the delivery of these targets. This includes through

sustainable development and design6 and the role of LPAs in helping to move towards a

low carbon economy.

Distinctive and Natural Places (Chapter 6)

4.20 Proposals must take account of the wildlife or landscape value o f an area, and it is

important to balance conservation objectives with the wider economic needs of local

business and communities and should be taken into account at an earl y stage of the

process 7. LPAs should consider and avoid any adverse impacts on the environment.

Statutory designations do not prohibit development, but their effect must be assessed.

2 PPW10, Paragraph 4.2.10 3 PPW10, Paragraph 4.2.15 4 PPW10, Paragraph 4.2.21 5 PPW10, Paragraph 4.2.25 6 PPW10, Paragraph 5.8.3 7 PPW10, Paragraph 6.4.4



Green Infrastructure (Chapter 6)

4.21 The provision of green infrastructure is encouraged, and the quality of the built

environment should be enhanced by integrating green infrastructure into development 8.

Landscape (Chapter 6)

4.22 Landscape value is an intrinsic part of PPW10 and consideration should be given at the

outset to landscape value to ensure that wellbeing needs and an effective and integrated

approach to natural resource management in the long term can be achieved.

Flood Risk and Drainage (Chapter 6)

4.23 PPW10 confirms that development should reduce and must not increase the risk of

flooding9. It also confirms that in determining planning applications, LPAs should work

closely with NRW, drainage bodies, sewerage undertakes and relevant authorities, to

ensure that surface water run-off is controlled as near to the source as possible by the

use of SUDS and to ensure that development does not increase flooding elsewhere by

loss of flood storage / flood flow route; or increase the problem of surface water run -

off10.

Contaminated Land (Chapter 6)

4.24 Planning decisions should take account of the nature, scale and extent of land

contamination and in doing do take account of the potential hazard that contamination

presents to the development itself, its occupants and the local environment and the

results of a specialist investigation and assessment by the developer to determine the

contamination of the ground and identify if any remedial measures required to deal with

any contamination are required11.

Air Quality (Chapter 6)

4.25 PPW10 is clear that the potential for pollution is a material consideration and developers

must ensure that any implications arising from air quality are taken into account.

Proposals should not create areas of poor air quality and should seek to incorporate

measures which reduce overall exposure to air pollution. It is recognised that in some

instances it is necessary for air quality assessments to be undertaken as part of the

planning application process12.

8 PPW10, Paragraph 6.2.5 9 PPW10, Paragraph 6.6.25 10 PPW10, Paragraph 6.6.27 11 PPW10, Paragraph 6.9.18 12 PPW10, Paragraph 6.77



Noise Pollution (Chapter 6)

4.26 Noise is identified as a material planning consideration and LPAs should assess likely noise

levels prior to determining planning applications.

Other material considerations

4.27 Other material considerations include:

➢ Technical Advice Note (TAN 12) – Design;

➢ Technical Advice Note (TAN 15) – Development and Flood Risk;

➢ Technical Advice Note (TAN 16) – Recreation and Open Space;

➢ Technical Advice Note (TAN 18) – Transport;

➢ Technical Advice Note 20 (TAN 20) – Planning and the Welsh Language

(October 2013) and (January 2016);

➢ Wales Spatial Plan Update (2008); and

➢ Active Travel Act (Wales) 2013.

Planning Policy Assessment


5.0 PLANNING POLICY ASSESSMENT

5.1 We now go on to address the planning policy considerations associated with the

proposed development. It is the Applicant’s starting point that the proposed

development is appropriate and policy compliant.

5.2 We set out below our assessment of the following key policy considerations :

➢ Principle of Development;

➢ Landscape and Design Considerations;

➢ Highways Considerations;

➢ Other Considerations; and

➢ Achieving Sustainable Development.

Principle of Development

5.3 The Planning (Wales) Act 2015 and PPW10 (Paragraph 2.1.1) is clear that applications

for planning permission should be determined in accordance with the approved or

adopted development plan for the area, unless material considerations indicate

otherwise. Given that the LDP was adopted in June 2013, it therefore forms the

development plan relevant to this Application.

5.4 The Site is located within the defined development boundary of Prestatyn which is

designated as a Town Centre and Lower Growth Town within the LDP Settlement

hierarchy. The settlement functions as a Local Service Centre with a rural hinterland and

makes an important contribution towards the overall housing and employment

requirement of the County.

5.5 The Site itself is located outwith the settlement boundary of Prestatyn. There are no

policies specifically relating to major development outwith the settlement boundary. It

is also noted that part of the Site is located along the north west boundary is designated

as a location where proposals for community facilities could be provided (Policy BSC12).

Whilst no community facilities are proposed as part of this application, this is not a

prerequisite, rather it states that this is a location which may be appropriate. It is

considered that this element of the policy has been addressed.

5.6 Whilst it is acknowledged that the site is located outwith the settlement boundary, it is

the Applicant’s position that there is a significant need for new housing in the Borough



to meet existing and future housing needs which outweighs any conflict with the adopted

LDP which it is noted is in the process of being reviewed in accordance with Regulation

41. It is also acknowledged that the Council is unable to demonstrate a deliverable 5-

year housing land supply (1.65 years) which should be weighed appropriately by the

decision-maker in the planning balance.

5.7 This is a position which has been acknowledged and accepted by the Council in the

determination of other recent applications which include Application Ref: 16/2018/1137

for 38 dwellings which was approved by Members in February 2019. Whilst the site in

this instance was allocated, it was acknowledged within the officer’s report that “with

reference to the development plan and housing need, it is to be noted that the

latest JHLAS has concluded that Denbighshire has just 1.65 years supply of

available housing land against a minimum national requirement of 5 years.

This shortfall is a significant material consideration in determining this

application” [our emphasis].

5.8 Furthermore, there are other recent key decisions on sites outwith settlement

boundaries where significant weight has been given to the need to increase housing

land supply where LPAs have been unable to demonstrate a five year supply based on

their JHLAS. These include Church Road, Caldicot, Monmouthshire (Application Ref:

DM/2018/00880) and Deganwy, Conwy (Ref: APP/T6905/A/17/3188913). As such, it is

our position that an absence of a five year supply of deliverable housing land weighs

heavily in the planning balance and is a significant material consideration in support of

the application.

5.9 It is the Applicant’s position that the delivery of 114 market and affordable homes

comprising two, three and four bedroom properties, in accordance with the 2010 Update

of Housing Need, Demand and Affordability which identified a requirement for this size

of properties within Prestatyn, will make a positive contribution to open market and

affordable housing needs within the Borough, and is a benefit of significant weight in

the planning balance. This demonstrates compliance with Policy BSC4 – Affordable

Housing and Affordable Housing SPG.

5.10 The affordable housing element of the scheme will be funded by Wales and West

Housing, with the Applicant building the homes and transferring the management of the

properties to Wales and West Housing. The exact tenure split at present is not set and

will evolve as dialogue with both the Council and Wales and West Housing progresses



through the planning application process. However, the properties will either comprise

social rent, intermediate rent or shared equity arrangement in accordance with TAN2.

5.11 The Site is also being promoted through the emerging LDP process as a potential housing

allocation suitable for up to 120 dwellings. The Site is bound by urban form on three

sides and is located in a highly accessible location adjacent to the existing settlement

boundary. The provision of 50% open market and 50% affordable housing in this

location will help boost and deliver much needed housing in this location in the short -

term and help ensure that the Council can bring forward a sound LDP.

5.12 The principle of development in this location is therefore accepted, established through

the LDP, and accords with Policies BSC1, BSC4 and RD1; Affordable Housing SPG; TAN2;

and PPW10.

5.13 We now go on to consider other material considerations relevant to the Application.

Landscape and Design Considerations

5.14 MacBryde Homes are an experienced housebuilder and the product that they build is of

an exceptional high-quality. The proposed development is no exception and detailed

consideration has been given to the proposed layout and design of the scheme, to ensure

that it achieves a high standard of design and is in-keeping with the existing character

and appearance of the surrounding area.

5.15 114 new dwellings are proposed as part of the development, comprising a mixture of 2

- 4 bedroom houses. A broad mix of house types and tenures are proposed, including

flats, bungalows and terraced properties. The maximum height of the buildings will be

two storeys, in keeping with the surrounding area and in compl iance with Policy RD1

and TAN12. The orientation of the buildings and plots will ensure that the Site benefits

from natural surveillance and overlooking, and will provide for an inclusive design in

accordance with the Council’s Residential Development Design Guidance.

5.16 The proposed net density across the Site is 37 dph, in accordance with the Council’s

requirement of a minimum of 35 dph within Policy BSC 1 and seeks to ensure that the

development makes the most efficient use of land. The proposed Site area extends to

3.04 ha, of which 0.19 ha is proposed for open space and 0.17 ha as a wildlife buffer,

in compliance with Policy BSC11 and the Council’s Recreation Public Open Space SPG .

Consideration has also been given to the Residential Space Standards SPG which



stipulates the minimum Gross Internal Area (GIA) required for each of the properties13.

The proposed GIA floorspace is substantially above the minimum standards required

within the SPG, ranging from 51 to 95 sqm.

5.17 Landscaping and tree planting are proposed throughout the development, as shown in

the enclosed Landscaping and Management Plan, and over 0.19 ha of private open space

required by the Council’s Residential Development SPG.

5.18 In terms of landscape and visual amenity, this has been assessed with in the

accompanying Landscape and Visual Impact Assessment (“LVIA”). The Site is considered

to be ‘ordinary to poor quality’ and the wider area is considered to be generally “good

to ordinary” and “very attractive” in the higher located areas, which provide more

expansive views over the countryside; accordingly, the impact of the proposed

development on the landscape will be moderate to slight adverse at most. It is not

considered to be an area of natural landscape or biodiversity importance.

5.19 In terms of visual impact, during the construction phase it is expected that there will be

a substantial to moderate adverse effect on two viewpoints (VP1 and V6) due to their

location immediately adjacent to the development, with further viewpoints experiencing

moderate to slight adverse to neutral depending on their locality to the development

site during the construction period. In the long-term this will be reduced to moderate to

slight adverse following the establishment of trees and additional planting. Once the

gardens, trees and open space areas fully establish and mature, this effect will lessen.

On this basis, the proposed development is found to be in accordance with Policy RD1

and PPW10 and the Council’s Trees and Landscaping SPG.

5.20 Matters of design are discussed further in the Design and Access section of this

Statement.

Highways Considerations

5.21 A Transport Assessment and Transport Implementation Strategy has been prepared in

support of this Application alongside detailed access drawings and should be rea d in

conjunction with this Statement.

13 Minimum GIA requirements – 1 bed – 50 sqm; 2 bed – 65 sqm; 3 bed – 80 sqm; and 4+ bed – 100 sqm



Sustainability

5.22 As demonstrated in Section 2 of the Statement, the Site lies within an accessible

location, with the nearest bus stop located on Ffordd Penrhwylfa, which is within a 500m

walking distance of the Site. It serves bus routes no. 35, 36 and 40 to Rhyl, Dyserth ,

and Denbigh. Accordingly, the Site is considered to benefit from good accessibility and

access to public transport linkages and is sustainable in terms of its location

demonstrating compliance with the Active Travel Act (Wales) 2013.

5.23 The Transport Implementation Strategy sets out the Applicant’s proposals and role in

this process, and the designation of a Travel Plan Co-ordinator. This includes liaising

with public transport operators, encouraging walking as a mode of transport through

maps and promotional materials, ensuring that footways on the Site are well maintained

and safely lit, the potential for bike groups to encourage residential to cycle to work,

and car sharing schemes. The proposed development is therefore compliant with Policies

RD1 and Active Travel Act (Wales) 2013.

Access Arrangements

5.24 Access to the Site will be via an extension to Ffordd Cae Felin, as shown on Plan Ref:

ALXPR-SP01. Dropped kerbs and tactile paving will be provided where the road crosses

PROW 204/34. Pedestrian and cycle access to the Site will be via the vehicular access

alongside an additional pedestrian/ cycle access onto the PROW 204/34 to the northeast

of the Site.

Highway Capacity Assessment

5.25 The impact of the traffic arising from the proposed development has been assessed at

the following junctions, as agreed with the Council during pre-application engagement:

➢ Ffordd Penrhwylfa/Ffordd Pant Y Celyn

➢ Ffordd Penrhwylfa/Ffordd Flynnon/Fforddisa

➢ A548 Victoria Road/Ceg Y Ffordd

5.26 These junctions have been tested in detail, and it has been demonstrated that there is

sufficient spare capacity at all junctions to accommodate the proposed development.

Queue lengths are not predicted to increase when compared to exist ing “non-

development” levels, and as such the residual cumulative impact cannot be considered

material.



Car Parking Provision

5.27 As part of the proposed development, up to 4 car parking spaces per dwelling are

proposed, in accordance with the Council’s maximum car parking standards set out in

the Parking Requirements in new developments SPG and Policy ASA3.

Summary

5.28 On the basis of the above, it is considered that the proposed scheme and accompanying

Transport Assessment and Transport Implementation Strategy and associated proposed

layout and access plans, demonstrate scheme compliance with Policies RD1 and ASA3;

Parking Standards SPG; TAN18, PPW10 (Paragraph 3.1.4); and Active Travel Act (Wales)

2013.

Other Considerations

Flood Risk and Drainage

5.29 A Flood Consequences Report and Drainage Assessment has been prepared as part of

the Application. It has been identified within the Assessment that the Site is located

within Flood Zone A and at very low to low risk of flooding.

5.30 During the preparation of the proposed drainage strategy, the Applicant has taken

account of TAN15 and latest Welsh Government guidance in relation to SUDS. It is

proposed that the finished floor levels will be set to 0.15m above ground flood level.

These proposed works are considered acceptable and will ensure that the scheme will

not increase flood risk elsewhere and that surface water runoff can be sustainably

managed and compliant with Policy VOE6 and TAN15, NRW guidance and Welsh

Government guidance in relation to SUDS.

Ecology

5.31 The Application is accompanied by an Extended Phase 1 Ecology Report. The Report

demonstrates that the Site is not designated with any statutory or non-statutory

designations for nature consideration, nor are there any sites located immediately

adjacent to the Site. The Report concludes that the nearest SSSI is Graig Fawr, which

is located 1.3km from the site. However, it is not considered that the proposed

development will impact on this. Additionally, the Site is of low ecological interest,

comprising three grassland fields, amenity grassland, hedges and poor quality semi-

improved grassland but there are opportunities for this to be improved through the

development of the Site, including bird boxes and native species shrub planting and a

lighting scheme.



5.32 Whilst no ponds have been identified on the Site, data suggests that the Site is located

within a potential area for great crested newts, and that a scheme of reasonable

avoidance should be prepared as part of any planning permission. The proposed

development is therefore considered to be compliant with Policy VOE5 and Conservation

and Enhancement of Biodiversity SPG.

Trees

5.33 An Arboricultural Impact Assessment (“AIA”) has been prepared in support of the

Application due to the presence of existing trees on the S ite.

5.34 The AIA confirms that none of the trees located on the Site are subject to a Tree

Preservation Order (“TPO”).

5.35 The AIA confirms the need to remove 5 trees (T2, T8, T9, T10, T11) and Tree Groups

G3, G4, G5, G6 and G10. The removal of these hedges are acceptable in principle

because they do not make a significant contribution to the character of the area and

replacement planting is proposed to compensate for their loss.

5.36 Further details of the proposed landscaping is provided within the accompanying LVIA,

demonstrating compliance with the Council’s Trees and Landscaping SPG.

Welsh Language

5.37 Policy RD5 requires the needs and interests of the welsh language to be taken into

account when determining planning applications. The Applicant is agreeable to the

provision of bilingual signage within the development. Accordingly, the proposed

development is compliant with Policy RD5 and the Planning and Welsh Language SPG.

Agricultural Land Quality

5.38 An Agricultural Land Quality Assessment has been prepared in support of this

Application; this concludes that the soil is Grade 3a which is considered good quality

agricultural land. However, it is considered that on balance, the need for housing in this

locality is required and will outweigh any loss of agricultural land.

Developer Contributions

5.39 The need for developer contributions will be discussed as part of the planning application

process. The Applicant is agreeable in principle to the provision of developer

contributions; however, this is only where it accords with Policy BSC3; Planning



Obligations SPG and Regulation 122 of the Community Infrastructure Levy Regulations

which seek to ensure the following:

➢ The obligation must be necessary to make the proposed development acceptable

in planning terms;

➢ The obligation must be directly related to the proposed development; and

➢ The obligation must be fairly and reasonably related in scale and kind to the

proposed development.

Achieving Sustainable Development

5.40 PPW10 seeks to ensure that any proposed development contributes to the achievement

of sustainable development. The Applicant has clearly demonstrated that the proposed

development achieves the economic, social and environmental principles of sustainable

development, as outlined below:

➢ The scheme will provide much needed market and affordable housing, providing

an opportunity to address the existing deficit in housing housing provision for 2

– 4 bed homes within Prestatyn;

➢ The Site is located within a sustainable and accessible location, benefiting from

its close proximity to public transport linkages and surrounding commercial and

residential properties;

➢ The proposed development will deliver the following economic benefits:

• Gross Value Added generated by residents of the proposed development;

• Increased commercial expenditure (convenience, comparison, leisure

goods and services) to help support and sustain the local community;

• Direct Construction Jobs (on and off-site) over the lifetime of the build

programme;

• Indirect Jobs through the local supply chain via the purchase of goods and

services; and

• Annual Council Tax contributions; and

➢ The proposed development has been carefully designed to ensure that it does

not negatively impact or harm the residential amenity or character of the area.

5.41 Overall, the proposed development will achieve the economic, social and environmental

objectives expressed in PPW10 to deliver a high-quality, sustainable development.

Design and Access Statement


6.0 DESIGN AND ACCESS STATEMENT

6.1 A Design and Access Statement (“DAS”) has been prepared on behalf of the Applicant

in support of the Application, taking into account guidance set out within the Town and

Country Planning (Development Management Procedure) (Wales) Order 2012 (as

amended) and PPW10 and TAN12.

6.2 A DAS has been prepared because the proposed development constitu tes “major

development (over 10 dwellings), and the Site area exceeds 1 ha. This was also

requested by the Council as part of the pre-application engagement.

6.3 The Development Management Procedure Order is clear; as a minimum, the DAS must

explain:

➢ How design principles and concepts have been applied to the proposed

development; and

➢ How issues relating to access to the proposed development have been dealt with.

6.4 We address these matters in detail below.

Summary of the Proposed Development

6.5 Full planning permission is sought for the construction of 114 open market and

affordable homes, along with associated access, open space, landscaping and

infrastructure. This is discussed in further detail in Section 2 of this Statement.

The Brief and Vision

6.6 To deliver a new housing development which meets the Applicant’s aspirations for the

Site.

Site and Context Analysis

The Site and Surrounding Area

6.7 The Site comprises greenfield land which is currently used for grazing . Existing access

to the site is obtained via Ffordd Cae Felin (Figure 2) Views of the Site can be seen

from Ffordd Pantcelyn, Ffordd Hirwaun and Ffordd Cae Felin (Figure 4).



Figure 1 – View from Ffordd Pantcelyn Figure 2 – View from Ffordd Hirwaun

Figure 3 – PROW locations Figure 4 – View from Ffordd Cae Felin

The Proposed Development

6.8 Following initial pre-application dialogue with the Council, and the Applicant’s

subsequent internal review process, the following site layout is now proposed as part of

this Application:



Figure 5 – Proposed Site Layout

6.9 Accordingly, we set out below how this responds to the five objectives of good design

set out in PPW10 and TAN12.

Character and Appearance

6.10 The proposed development seeks to enhance the local character of the area. The

proposed density of the Site will help to create a sustainable and suitable development;

the proposed density of 37 dph is in-keeping with the density of the surrounding

environment and will provide housing within suitable plot sizes and gardens.



6.11 A large proportion of the Site (0.19ha) is proposed to be designated as open space and

includes a landscape buffer. This is reflective of the character of the local area.

6.12 A mix of flats, terraced and detached dormer bungalow properties are proposed and the

maximum height of the dwellings will be two storeys, reflecting the existing properties

with the settlement.

6.13 It is anticipated that the main wall materials would be facing brickwork with contrasting

brickwork details and render. The roofing material would be slate coloured concrete

tiles. The exact specification of the materials can be dealt with through condition.

6.14 Examples of the proposed housetypes are set out below in Figures 6 and 7 below.

Figure 6 – Marlow



Figure 7 – 4P2B Terraced

Layout

6.15 The proposed layout takes into account the character of the development and is

sensitively designed to ensure that the Site is not overdeveloped , and to ensure the

creation of a high-quality living environment. The scheme accords with Policy RD1 due

to the siting, layout and form of the Site; its compliance with Council standards in

relation to GIA (ranging from 51 – 95 sqm); the requirement for a minimum of 40 sqm

of outdoor space; and the stand-off distances between properties are generally in excess

of 21m. In addition, landscaping is proposed throughout the development, most notably

within the car parking areas, in order to break-up and soften areas of hard landscaping.

Access

6.16 Policy compliant roads and footpaths will be provided through the Site, with a separate

pedestrian and cycle path linking through from the PROW 204/34 to the north east of

the site. The use of dropped kerbs and tactile paving will aid footpath users and cyclists,

and will ensure that the Site is accessible for all.



6.17 The internal roads throughout the Site are sufficiently wide enough to accommodate all

users to ensure that equal and convenience access both into and within the Site are

provided. The scheme is therefore compliant with the Council’s highways requirements.

The proposed access arrangements are shown in Figures 8 and 9.

Figures 8 and 9– Access Arrangements

Movement

6.18 The proposed development supports sustainable means of transport . The Site is located

within 500m of a bus stop which serves both the immediate and wider area. A Transport

Implementation Strategy has also been prepared which sets out the Applicant’s

proposals and role in this process, and the designation of a Travel Plan Co-Ordinators.

This includes liaising with public transport operators, encouraging walking as a mode of

transport through maps and promotional materials, safely lit paths, and making provision

for bike groups and car sharing schemes. It has been demonstrated within the

accompanying technical reports that the Site is accessible.

Environmental Sustainability

6.19 The proposed development provides an opportunity to enhance the existing landscaping

and biodiversity of the Site from what is an existing low-quality environment.

Landscaping is proposed throughout the development, to ensure that the Site comprises

a high-quality development, and which in turn encourages and improves the biodiversity

value of the Site. The Ecology Report also suggests the inclusion of bird boxes; this is

supported by the Applicant and can be secured by way of planning condition.

6.20 MacBryde Homes also seek to promote energy efficiency within their homes, and these

are typically six times more energy efficient and generate over 60% fewer carbon



emissions than older properties. Installed as standard within the properties are efficient

heating systems, double glazed doors and windows, insulated floors and high -levels of

roof and wall insulation. This seeks to ensure that the proposed development responds

to the impact of current and future climate change issues and Residential Development

Design Guidance SPG.

Community Safety

6.21 Safety and security have been considered by the Applicant to shape the layout and

design of the proposed development.

6.22 The buildings and the internal roads have been orientated in such a way to ensure that

it provides natural surveillance and through the proposed house types, to ensure there

is overlooking from the elevations which face the internal roads, and to ensure

compliance with the Secured by Design Principles.

6.23 The Applicant is agreeable to a condition relating to lighting, thus ensuring that the

proposed development contributes towards the creation of a safe living environment.

6.24 The scale of the proposed development, the mixture of house types, the orientation of

the buildings and the proximity to Prestatyn will ensure that residents of the Site feel

safe, and ensures that the Application is compliant with the Council’s Planning for

Community Safety SPG.

Response to Planning Policy

6.25 As set out in Section 5 of this Statement, the proposed development is compliant with

Policies RD1, BSC3, BSC4 and BSC11; TAN12 and TAN 15; Residential Development

design, residential space standards, recreational public open space, affordable housing,

parking, and trees and landscaping and planning for community safety SPGs; and

PPW10.

Conclusions


7.0 CONCLUSIONS

7.1 This Planning, Design and Access Statement is submitted in support of a full planning

application for the proposed development of 114 market and affordable homes, with

associated open space, access and landscaping.

7.2 Whilst the Site is located outwith the settlement boundary, there is a clear need for

market and affordable housing within Prestatyn, a position acknowledged and accepted

by the Council in recent applications which conclude that a lack of five year housing land

supply is a significant material consideration in the determination of the application.

This has also been re-enforced through Appeal decisions referenced within this

Statemen.t

7.3 This Statement has clearly demonstrated that the proposed development will be of a

high-quality design, in-keeping and reflective of the local character, and will not impact

negatively on residential amenity nor the local highway network. The proposed

development will not give cause to any harm to the local landscape and ecological value.

7.4 The proposed development demonstrates full compliance with the objectives of the

PPW10 and will deliver social, economic and environmental benefits for the local area.

Crucially, it will deliver new housing in the short-term, helping to address the significant

housing land supply shortfall identified within this Statement.

7.5 Having assessed the proposed development against the relevant planning policy context,

we therefore respectfully request that planning permission be granted for this

sustainable development.

Planning, Design and Access Statement Alexandra Drive, Prestatyn June … · 2019. 6. 7. · June...

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