Land at North West Cowbridge

Transcription

North West
Cowbridge
Planning Statement
December 2014
North West Cowbridge
Planning Statement
Commercial Estates Group
December 2014
31131/GW/SW
Nathaniel Lichfield & Partners
Helmont House
Churchill Way
Cardiff CF10 2HE
nlpplanning.com
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North West Cowbridge : Planning Statement
Contents
1.0
Introduction and Context
1
Accompanying Documents............................................................................... 2
Report Structure............................................................................................... 5
2.0
The Site and Context
6
Location and Surrounding Area........................................................................ 6
The Site ........................................................................................................... 7
Planning History ............................................................................................... 8
3.0
The Proposed Development
9
Description of Development ............................................................................. 9
The Outline Part of the Planning Application .................................................... 9
The Detailed Part of the Planning Application ................................................ 10
Further Detail ................................................................................................. 10
4.0
Policy Context
13
Development Plan .......................................................................................... 13
Other Material Considerations........................................................................ 15
Key Policy Considerations ............................................................................. 19
5.0
Housing Need and Sustainable Development
21
Joint Housing Land Availability Study ............................................................. 21
Actual Housing Need ..................................................................................... 22
Proposed Revisions to TAN1 ......................................................................... 23
A Sustainable Location for Growth ................................................................. 23
Prematurity .................................................................................................... 24
Affordable Housing ........................................................................................ 25
6.0
Landscape and Visual Impact
26
Landscape Designation.................................................................................. 26
Landscape Site Assessment .......................................................................... 26
Key Viewpoints .............................................................................................. 27
Landscape Mitigation Measures ..................................................................... 27
7.0
Transport and Access
30
Integration with the Road Network ................................................................. 30
Bus Services .................................................................................................. 32
Lighting Strategy for Roads and Public Places ............................................... 33
Construction Traffic ........................................................................................ 34
8.0
Environment
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35
:
Ecology and Biodiversity ................................................................................ 35
Agricultural Land Classification ...................................................................... 36
Open Space ................................................................................................... 37
Heritage and Archaeology .............................................................................. 38
Noise.............................................................................................................. 39
Air Quality ...................................................................................................... 40
Flooding and Drainage ................................................................................... 40
Sustainable Construction and Climate Change .............................................. 41
9.0
Benefits of the Proposed Development
42
Housing Provision .......................................................................................... 42
Transportation ................................................................................................ 42
Education ....................................................................................................... 43
Economic Benefits ......................................................................................... 43
Sustainability .................................................................................................. 44
10.0
Consultation
45
Engagement with the Council ......................................................................... 45
Engagement with Statutory Consultees.......................................................... 45
Engagement with the Community and Councillors ......................................... 45
11.0
Planning Obligations
46
12.0
Overall Conclusions
47
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1.0
Introduction and Context
1.1
This Planning Statement has been prepared by Nathaniel Lichfield & Partners
("NLP") on behalf of Commercial Estates Group ("CEG"). It accompanies a
hybrid planning application by CEG (the ‘developer’) and Mr JGR Homfray (the
"landowner"") (together referred to as "the applicant") for a mixed use housingled development on land to the north west of Cowbridge ("the Site").
1.2
The Site provides an immediate opportunity to develop a high quality and
sustainable development. It has been identified as a proposed allocation in the
Deposit Local Development Plan ("Deposit LDP") and represents an important
part of the Vale of Glamorgan Council’s ("the Council") strategy to meet a
pressing housing need in the County.
1.3
CEG, acting as the promoter of the development, controls the 38.83 hectare
Site (rounded to 39 hectares) except for land which is public highway for which
the Council is responsible (as local highway authority). In developing the
proposals that form the subject of this planning application, CEG and its
professional team have consulted the Council and other stakeholders,
including local residents.
1.4
The hybrid planning application seeks:
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1
Detailed permission for the construction of a link road connecting the
Cowbridge Bypass (A48) with Llantwit Major Road (B4270) and
associated highway works including footpaths/cycleways, landscaping
and associated engineering/infrastructure works.
2
Outline permission for a mixed use residential-led development,
including:
preparatory works including demolition of existing farm buildings as
necessary;
-
approximately 390 residential units including affordable homes
(Use Class C3);
-
a minimum 2 hectare reserve site for a primary school with playing
fields (Use Class D1);
-
associated car parking, landscaping works and public realm;
-
open space including parks, natural and semi-natural green
spaces, amenity green spaces and facilities for children and young
people;
-
associated infrastructure works including internal access roads,
public realm, footpaths/cycleways and vehicular accesses; and
-
associated engineering, and landscaping works including surface
water drainage, SuDs, a pumping station and levelling/creation of
earth bunds/mounds.
P1
1.5
All details pursuant to the outline element are reserved for subsequent
approval except for the detailed design of the new priority junction on Llantwit
Major Road to the south east of the Site.
1.6
The proposed highway improvements to local roads and junctions will also be
agreed through a separate Section 278 agreement.
Accompanying Documents
1.7
The following documents accompany the planning application:
Illustrative Masterplan and Parameter Plans prepared by NLP
1.8
The illustrative masterplan and parameter plans explain the form of
development and the land use distribution across the Site. The parameter
plans are submitted for approval and define the extent of built development,
land uses, maximum build heights and access of the outline element of the
scheme. These plans will form the framework for detailed (reserved matters)
submissions in the future. The illustrative masterplan demonstrates that a
development which meets policy requirements and addresses technical issues
can be satisfactorily accommodated on the Site. Detailed design issues
relating to matters such as the layout and appearance of the development will
be agreed through reserved matters.
Design and Access Statement prepared by NLP
1.9
The Design and Access Statement ("DAS") outlines the ‘vision’ for the scheme
and explains that the design parameters have been informed by both a
detailed assessment of the wider site and surrounding area and the application
of best practice in urban design. The DAS also outlines the landscape strategy
and addresses sustainability.
Architectural Pattern Book prepared by Civic Studios
1.10
The Pattern Book contains a detailed townscape analysis of Cowbridge and
other local communities. It considers the traditional forms and patterns of
development in the area which have been used to inform the illustrative
masterplan.
Landscape Framework Plan prepared by Tyler Grange
1.11
The Landscape Framework Plan explains the different landscape typologies
and buffer treatments that have been incorporated in the illustrative
masterplan. It will inform detailed proposals to be submitted through reserved
matters.
Service Supply Statement, prepared by Brookbanks
1.12
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This report demonstrates that the additional water, gas, electricity and
telecommunication demand/loads generated by the proposed development can
P2
be met and summarises any works required to support the activity. The report
also sets out details of consultation that has been undertaken with statutory
undertakers.
Waste Assessment, prepared by Brookbanks
1.13
The Waste Assessment demonstrates that appropriate waste management
measures will be implemented at the Site and more specifically considers the
actions to reduce, re use and recycle waste during the Site reclamation,
construction and operation phases.
Agricultural Land Classification and Soil Resources, prepared
by Reading Associates (attached at Appendix 1 of this report)
1.14
The report investigates the agricultural land classification and soil resources of
the Site by means of a detailed survey of soil and site characteristics and
demonstrates that this does not represent a constraint to the proposed
development.
Statement of Community Involvement, prepared by Beattie
Communications
1.15
The Statement of Community Involvement ("SCI") outlines the consultation that
has been undertaken and explains how comments have been taken into
account in developing the application proposal.
Access/Highway Drawings and Proposed Site Sections,
prepared by RPS
1.16
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Detailed highways plans have been prepared for the new link road as well as
the new junctions on the A48 and Llantwit Major Road. The plans demonstrate
how the proposed link road and the new junctions will relate to existing levels
and adjoining land as well as the existing Public Right of Way ("PRoW") that
crosses the Site. The relevant plan references are:
1
Proposed Link Road Sheet 1 (JNY8187-12);
2
Proposed Link Road Sheet 2 (JNY8187-13);
3
B4268 / Llantwit Major Rd Overall Layout (JNY8187-14);
4
Long Sections Sheet 1 (JNY8187-36);
5
Long Sections Sheet 2 (JNY8187-37);
6
Typical Cross Sections (JNY8187-38); and
7
Proposed Improvements at LMR and B2468 (Nash) Junction (JNY818739).
P3
Environmental Statement prepared by NLP, Brookbanks,
Baker Consulting, Tyler Grange and Cotswold Archaeology
1.17
A Scoping Report was submitted to the Council in September 2014. A positive
EIA Scoping Opinion (under Regulation 10 of the Town and Country
(Environmental Impact Assessment) (England and Wales) Regulations 1999)
has been adopted by the Council (13 November 2014) and has informed the
Environmental Statement ("ES").
1.18
The ES is comprehensive and provides all the information specified under
Schedule 4 of the 1999 Regulations that is reasonably required to assess the
likely environmental effects of the following topics arising from the
development:
1.19
1
Socio-economics
2
Biodiversity and ecology
3
Landscape and visual
4
Heritage and archaeology
5
Transportation (appending Transport Assessment and Framework Travel
Plan)
6
Water resources and flood risk (appending Flood Risk Assessment)
7
Ground conditions and contamination
8
Air quality
9
Noise
10
Cumulative and residual
The ES comprises three volumes:
•
Volume 1 – Non-Technical Summary;
•
Volume 2 – Main Technical Assessments; and
•
Volume 3 – Appendices to the Main Technical Assessments.
Draft Heads of Terms prepared by Clyde & Co and NLP
1.20
The detail of proposed planning conditions and a Section 106 Agreement will
be discussed with officers over the course of determination of the planning
application. Heads of Terms for the Section 106 Agreement (Appendix 2) are
attached to this Planning Statement.
Pre-Application Consultation
1.21
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The planning application has been prepared following consultation with
numerous stakeholders including officers, Members at the Council and
members of the public. A public exhibition was held on 12 November 2014 at
Cowbridge Town Hall and on 13 November 2014 at Llandow Village Hall. The
pre-application consultation process is explained in more detail in the
accompanying SCI and summarised in Section 10 of this Planning Statement.
P4
Report Structure
1.22
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This Planning Statement comprises the following sections:
1
Section 2, which describes the Site and surrounding area;
2
Section 3, which details the proposed development for which planning
permission is sought;
3
Section 4, which confirms the planning policy context for determination of
the application;
4
Section 5, which explains that there is an immediate need for housing in
Cowbridge and confirms that the Site is a sustainable location for
development;
5
Section 6, assesses landscape and visual impact;
6
Section 7, explains the transport and access arrangements;
7
Section 8, outlines environmental considerations including
ecology/biodiversity, agricultural land classification, open space
provision, heritage/archaeology, noise, air quality and flooding/drainage;
8
Section 9, confirms the significant benefits that could be realised by the
proposed development;
9
Section 10, details the consultation that has been undertaken in
preparing the application proposals;
10
Section 11: outlines the Planning Obligations that are necessary to make
the development acceptable; and
11
Section 12, provided overall conclusions and summarises the reasons
why planning permission should be granted.
P5
2.0
2.1
The Site is located at the western edge of Cowbridge, approximately 1km from
the town centre (when measured from the centre of the Site).
Figure 2.1
Aerial photo of site
Source:
Google Earth Professional
2.2
The boundary of the Site to the west is an unclassified lane running north south
between the A48 and the B4270 Llantwit Major Road, which provides access
to St Brynach’s Church (Grade II listed). To the north, the Site is bounded by
the A48 Cowbridge Bypass and Darren Hill (A4222) and to the south by
Llantwit Major Road. Existing residential properties are located to the south
east including Darren Farm and detached properties on Darren Close and Tyla
Rhosyr.
2.3
To the south of Llantwit Major Road the ground rises up to the partially wooded
Caer Dynnaf Hill Fort (Llanblethian Hill) which is a Scheduled Ancient
Monument ("SAM"), the edge of which lies approximately 70 metres from the
Site. The DAS explains how the proximity of the SAM and St Brynach’s Church
has influenced the parameter plans and the illustrative masterplan.
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P6
2.4
The Site and much of the surrounding area is within the Lower and Upper
Thaw Valley Special Landscape Area.
Figure 2.2
Site Constraints Summary Plan
Source:
NLP
The Site
2.5
The Site is greenfield and comprises mainly agricultural land divided into 6 field
parcels which include both grassland and arable. The majority of the Site is
classified as moderate agricultural quality (Grade 3b) and/or poor quality
(Grade 4) and/or very poor quality (Grade 5). Grade 3a land of good quality
accounts for only a small proportion (9%) of the Site.
2.6
There are mature hedgerows along the western boundary and running eastwest through the middle of the Site. Other hedgerows are of no conservation
value in terms of age, condition and composition. There are a limited number
of mature and semi-mature trees within the Site or on its boundaries. None are
the subject of a Tree Preservation Order. A derelict stone building previously
used for agricultural purposes is located to the north west.
2.7
Existing accesses into the Site are via field gates:
•
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on Llantwit Major Road to the south (one centrally located and one to the
south-east corner);
•
off Darren Hill in the north eastern corner;
•
off the A48 to the north-west; and
•
on the western boundary from the unclassified lane.
P7
2.8
Levels change across the Site falling from 70m AOD in the north to 50m AOD
in the valley bottom before rising to approximately 60m AOD along Llantwit
Major Road.
2.9
A PRoW crosses the Site providing access from Llantwit Major Road and Tyla
Rhosyr towards St Brynach’s Church (Grade II Listed). A foul sewer crosses
the Site from east to west and is subject to a 6 metre easement within which
development is restricted. A watercourse runs in an open channel to the west
of the valley bottom.
2.10
Environment Agency Flood Mapping shows that the Site is wholly within Flood
Zone 1, which indicates that it is at little or no risk of fluvial or coastal/tidal
flooding.
2.11
Overall, the Site is seen in the context of the adjacent residential properties at
Darren Close as well as the wider setting of the Cowbridge urban edge.
Planning History
2.12
2.13
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In terms of relevant planning history, the following planning applications have
previously been submitted:
1
2001/00826/OUT – Application for residential development and
associated public open space, to include the provision of a link road
between the A48 and Llantwit Major Road. This application was
submitted by Bellway Homes in July 2001 and was the subject of an
Appeal against non-determination. The appeal was dismissed in 2004
(Appeal Ref: APP/Z6950/A/02/1096305).
2
2002/01617/OUT – Application for residential development and
associated public open space to include the provision of a link road
between the A48 and Llantwit Major Road (with a slightly different
alignment to that which was previously submitted). This application was
submitted by Bellway Homes in November 2002 and was also the
subject of an appeal against non-determination. The appeal was heard at
the same time as 2001/00826/OUT and was also dismissed in 2004
(Appeal Ref: APP/Z6950/A/03/1108352).
The appeal decisions provide useful background information but are
distinguishable from the current application given that they were determined a
decade ago in the context of a very different planning policy context
P8
3.0
The Proposed Development
Description of Development
3.1
The proposals are submitted as a hybrid planning application and are part in
outline and part in full:
1
2
The outline part of the planning application seeks permission with all
matters reserved other than access for a mixed use residential-led
development, including;
i.
Preparatory works including demolition as necessary (i.e. the
existing dilapidated farm buildings);
ii.
Approximately 390 residential units (Use Class C3, including
affordable homes);
iii.
Provision of a reserve site for a new primary school with playing
fields (Use Class D1);
iv.
Provision of open space including: parks, natural and semi natural
green space, amenity green spaces and facilities for children and
young people;
v.
Provision of associated infrastructure including footpaths/
cycleways and vehicular accesses; and
vi.
Provision of associated engineering and landscaping works
(including SUDS and pumping station).
The detailed part of the planning application seeks permission for the
construction of a link road connecting the Cowbridge Bypass (A48) with
Llantwit Major Road (B4270) including footpaths/cycleways, landscaping
and associated engineering works.
The Outline Part of the Planning Application
3.2
3.3
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The outline part of the application is accompanied by parameter plans which
set a framework for the detailed design of the scheme and establish the
following:
1
Development extents
2
Land uses
3
Maximum building heights
4
Principal pedestrian/cycle links
5
Strategic open spaces (green buffer to the west, open space to the north
west, buffers adjacent to the A48 and Llantwit Major Road and the
east/west green corridor)
The parameter plans have been established following an iterative process of
testing different design options/masterplan layouts and analysis of the
P9
associated impacts via the Environmental Impact Assessment process. A full
description of the parameter plans is included in the DAS.
3.4
The DAS explains how the Site’s environment, constraints, opportunities and
other influences have informed the proposals and describes the finalised
parameter plans and illustrative masterplan.
3.5
The detailed highway plans submitted for approval at the outline stage show a
priority junction onto Llantwit Major Road, which will also serve the proposed
primary school site and adjacent residential properties.
The Detailed Part of the Planning Application
3.6
The detailed part of the application comprises the new link road, which will run
north to south providing a link between the A48 and Llantwit Major Road
B4270. The detailed highway drawings, which include site sections,
demonstrate how the new link road and access points will relate to the existing
landscape.
3.7
The junction with the A48 is a three arm roundabout. To the south, the link
road will become the main arm of a priority ghost island junction with Llantwit
Major Road becoming the minor arm.
Further Detail
3.8
The DAS and other accompanying reports explain the proposed development
in detail. Key elements are:
Housing
3.9
This application is for approximately 390 new homes which will include a
variety of dwelling types, sizes and tenures. A proportion will be affordable
housing, the precise quantum of which will be subject to discussions with the
Council during the determination of the application.
3.10
It is envisaged that densities across the Site will range between 20-40
dwellings per hectare, with the highest density areas located centrally and
lower densities as development radiates outwards. It is considered that
providing lower density housing to the Site edges will allow for better
integration with existing residential properties and the rural edge.
3.11
The same pattern is also seen with the proposed unit heights, with up to three
storey properties located centrally and at key nodes with single and two
storeys at the Site edges. This responds to the undulating topography of the
Site.
3.12
Subject to obtaining the necessary planning consents, it is anticipated that
development will start on-site in 2016 and that the build programme will be 5
years.
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P10
Educational Facilities
3.13
The ‘Education Facilities Background Paper’ (September 2013) states that
there is a requirement for a new primary school in Cowbridge to meet the
demand for school places arising from the housing development envisaged in
the Deposit LDP. The proposals include a commitment to provide a 2ha site
for future development as a new primary school. Parameter Plan 1 and the
illustrative masterplan show a reserve site to the south east with a build zone
located to the rear, which is of sufficient size to accommodate a 2-form entry
primary school.
3.14
It is envisaged that the freehold interest in the primary school site (which will be
fully serviced) will be transferred to the Council with the trigger for the transfer
of ownership to be agreed through a Section 106 Agreement.
3.15
The capacity of local schools to accommodate secondary school children will
be explored with the Council during the determination of this application.
Should capacity be constrained, CEG agrees in principle to pay a financial
contribution to accommodate the demand for secondary school places arising
out of the proposed development.
Landscaping and Open Space
3.16
3.17
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The DAS includes a Landscape Framework Plan, which demonstrates that the
landscape strategy for the Site includes a strong network of green spaces. Key
landscape features are:
1
A significant landscape buffer on the western edge, which will integrate
the Site with the wider rural landscape and protect the setting of St
Brynach’s Church;
2
A central greenway running east west through the Site along the valley
bottom, which will incorporate the existing PRoW, trees/hedgerows, open
space and Sustainable Drainage (‘SUDs’) providing a very safe
environment for pedestrians and cyclists to cross the Site and gain
access into Cowbridge; and
3
The incorporation of existing landscape features (trees and hedgerows)
where appropriate with new planting to define spaces and ensure visual
integration with the wider landscape.
The application proposes the incorporation of circa 6.4ha of open space (not
including the western buffer or structural open space adjacent to the link road)
comprising a range of different typologies which will meet the needs of new
residents:
1
Parks and amenity green spaces;
2
Natural and semi natural green space;
3
Provision for children; and
4
Closed amenity green space.
P11
This application does not propose any formal outdoor sports facilities on-site
because there is an existing over-supply within Cowbridge which would be
accessible to future residents of the development.
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P12
4.0
Policy Context
4.1
Section 38(6) of the Planning and Compulsory Purchase Act 2004 (as
amended) requires that planning applications be determined in accordance
with the statutory development plan unless material considerations indicate
otherwise.
4.2
This section of the Planning Statement provides an assessment of the
application against the development plan and other material considerations
(including Planning Policy Wales).
Development Plan
4.3
The statutory development plan comprises the saved policies of the Council's
Unitary Development Plan ("UDP"), which was adopted in 2005. The UDP was
prepared in the context of a 6,079 housing requirement over the period 1996 –
2011. There is, therefore, no ‘development plan’ housing policy of weight to
apply to this proposal. We have not therefore, assessed the application against
UDP policies HOUS1 (Residential Allocations) and HOUS2 (Additional
Residential Development).
4.4
Para 2.7.1 of Planning Policy Wales ("PPW") (2014) confirms that where
development plan policies are outdated (as is the case here) local planning
authorities should give them decreasing weight in favour of other material
considerations, such as national planning policy, in the determination of
applications; this intends to ensure that decisions are based on policies that
have been written with the objective of contributing to the achievement of
sustainable development.
4.5
Paragraph 2.7.2 of PPW confirms that it is for the Council, in the first instance,
to determine through review of the development plan whether policies in an
adopted development plan are out of date or have been superseded by other
material consideration for the purposes of making a decision on planning
applications. This should be done in the light of the presumption in favour of
sustainable development. It is in this context, that weight can be applied to the
UDP policies but only to the extent that they are consistent with PPW and even
then, other material considerations might militate in favour of planning
permission being granted.
4.6
We have identified the UDP policies below as relevant to the determination of
this application. Relevant material considerations to be taken into account in
the determination of this application have also been identified against this
framework and are set out in this section of the Planning Statement.
The Vale of Glamorgan UDP (2005)
4.7
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The Proposals Map to the UDP shows that the Site lies beyond the residential
settlement boundary (i.e. within the open countryside) and within a Special
Landscape Area ("SLA"). Policy ENV1 (Development in the Countryside) does
P13
not support the development of open market housing in the open countryside.
Thus the proposal conflicts with this policy. Policy ENV1 is supported by a
number of other restrictive policies including Policy HOUS3 (Dwellings in the
Countryside), Policy HOUS8 (Residential Development Criteria) and Policy
HOUS13 (Exception Sites for Affordable Housing in the Rural Vale). In
addition, policy ENV4 (SLA) restricts development that adversely affects the
landscape character, features or visual amenities of the SLA. Thus it is
necessary to assess what effect the proposed development would have on this
matter.
4.8
The underlying aims of these restrictive policies are to direct development to
the most sustainable locations and recognise the intrinsic character and beauty
of the countryside. These aims are relevant as they are consistent with advice
in PPW and its overall position in respect of sustainable development.
However, in accordance with paragraph 2.7.1 PPW, these policies will need to
be balanced against other material considerations (including, for example,
housing land supply) in order to determine whether the application proposal is
acceptable.
4.9
Policy ENV2 (Agricultural Land) is also relevant given that the Site is currently
in agricultural use. It seeks to protect the best and most versatile agricultural
land save for where an overriding need can be demonstrated or where nonagricultural or lower quality land has designations which outweigh such
considerations. The following polices are also consistent with PPW and
relevant to the determination of this application:
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1
Strategic Policy 1 – Protection and enhancement of the distinctive
character of the Vale of Glamorgan
2
Strategic Policy 2 – Sustainable Practices
3
Strategic Policy 8: Transportation
4
Policy ENV7 – Water Resources
5
Policy ENV10 – Conservation of the Countryside
6
Policy ENV11 – Protection of Landscape Features
7
Policy ENV 12 - Woodland Management
8
Policy ENV 13 - International Areas of Nature Conservation Importance
9
ENV 14 – Natural Sites of Nature Conservation Importance
10
Policy ENV15 – Local Site of Nature Conservation Significance
11
Policy ENV16 – Protected Species
12
Policy ENV17 – Protection of Built and Historic Environment
13
Policy ENV18 – Archaeological Field Evaluation
14
Policy ENV19 – Preservation of Archaeological Remains
15
Policy ENV27 – Design of New Developments
16
Policy ENV28 - Access for disabled people
17
Policy ENV29 – Protection of Environmental Quality
P14
18
Policy REC3 – Provision of Open Space within New Residential
Developments
19
Policy REC4 – Provision of the Disabled and Elderly
20
Policy REC6 – Children’s Play Facilities
21
Policy REC12 – Public Rights of Way and recreational routes
22
Policy TRAN9 – Cycling Development
23
Policy TRAN10 - Parking
Other Material Considerations
4.10
There are a number of material considerations that should be taken into
account in determining this application, which have been set out below.
Planning Policy Wales
4.11
PPW sets out the land use planning policies of the Welsh Government. Its
central objective is to promote and provide a framework for sustainable
development within Wales.
4.12
PPW outlines that planning can help to reduce the need to travel, especially by
private car, and enhance the access to new development locations by public
transport, bicycle and foot.
4.13
In preparing the Deposit LDP, the Council will have had regard to paragraph
9.2.8 of PPW which advises that in identifying sites to be allocated for housing
in development plans, local planning authorities should follow a search
sequence, starting with the re-use of previously developed land and buildings
within settlements, then settlement extensions and then new development
around settlements with good public transport links. The below criteria (as set
out in paragraph 9.2.9 of PPW) will also have been considered by the Council
in its deliberations regarding which sites to allocate for housing:
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1
The availability of previously developed sites and empty or underused
buildings and their suitability for housing use;
2
The location of potential development sites and their accessibility to jobs,
shops and services by modes other than the car, and the potential for
improving accessibility;
3
The capacity of existing and potential infrastructure, including public
transport, water and sewerage, other utilities and social infrastructure
(such as schools and hospitals), to absorb further development; and the
cost of adding further infrastructure;
4
The scope to build sustainable communities to support new physical and
social infrastructure, including consideration of the effect on the Welsh
language, and to provide sufficient demand to sustain appropriate local
services and facilities;
P15
5
The physical and environmental constraints on development of land,
including, for example, the level of contamination, stability and flood risk,
taking into account the possible increase of such risk as a result of
climate change, and the location of fragile habitats and species,
archaeological and historic sites and landscapes;
6
The compatibility of housing with neighbouring established land uses
which might be adversely affected by encroaching residential
development; and
7
The potential to reduce carbon emissions through co-location with other
uses.
Wales Spatial Plan
4.14
The Wales Spatial Plan (WSP) sets out the Welsh Assembly Government’s
vision for spatial planning in Wales and sets out a strategic framework to guide
future development and policy interventions. It advocates that development
should be sustainable.
4.15
The WSP identifies five key themes under which the key issues and challenges
facing Wales are investigated, namely:
1
Building sustainable communities;
2
Promoting a sustainable economy;
3
Valuing our environment;
4
Achieving sustainable accessibility; and
5
Respecting distinctiveness
Technical Advice Notes (TANs)
4.16
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TANs which are relevant to the proposal and should therefore be given weight
are:
1
TAN 1 – Joint Housing Land Availability Studies (2006);
2
TAN 2 – Planning and Affordable Housing (2006);
3
TAN 5 – Nature Conservation and Planning (1999);
4
TAN 11 – Noise (1997);
5
TAN 12 – Design (2009);
6
TAN 15 – Development and Flood Risk (2004);
7
TAN 16 – Sport, Recreation and Open Space (2009);
8
TAN 18 – Transport (2007); and
9
TAN 22 – Sustainable Rural Buildings (2010).
P16
Draft TANs
4.17
The Welsh Government has recently consulted on Draft TAN1: Joint Housing
Land Availability Studies (July 2014) ("Draft TAN1") which proposes a
fundamental change in the assessment of housing supply in order to
incentivise plan production and deliver more housing.
Draft TAN 1, and its potential impact in determining the planning application, is
discussed further at the 'Proposed Revisions to TAN1' section of this Planning
Statement.
Cabinet and Ministerial Statements
4.18
Cabinet and Ministerial Statements are material considerations. We note the
following:
1
Written Statement - Positive Planning: Planning for a better Wales –
December 2013;
2
Delivering More Homes for Wales : Report of the Housing Supply Task
Force (January 2014); and
3
Increasing the Housing Supply : Minister for Housing and Regeneration
Oral Statement (March 2014)
Deposit LDP
4.19
The first version of the Deposit LDP was published for public consultation in
January 2012. Only a limited amount of new housing was proposed in
Cowbridge and the Site was not identified as a proposed allocation for
development.
4.20
In March 2012 the Welsh Government lodged a Category B objection to the
Deposit LDP because national policy had not been satisfactorily translated into
policy in respect of a number of issues including the spatial distribution of
housing growth. The objection questioned why, in some cases, sustainable
service centre settlements such as Cowbridge had limited housing numbers
compared to some minor rural villages. It was suggested that a more realistic
assessment of settlements and their ability to accommodate sustainable
development was required.
4.21
In January 2013, the Council resolved not to progress any further with the first
version of the Deposit LDP and to commence work on a replacement Deposit
LDP with a new spatial strategy.
4.22
The current Deposit LDP was published in November 2013 and takes account
of comments from the Welsh Government about the distribution of growth..
Notably:
1
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The development strategy responds to a clear evidenced need to make
provision for new homes and jobs. Policy SP3 (Residential Requirement)
proposes that, to meet the identified residential requirement, the Council
P17
will promote development in sustainable locations to deliver 9,950 new
dwellings between 2011 and 2016;
2
The framework for delivering this increased growth is provided by Policy
MG1 (Housing Supply in the Vale of Glamorgan), which sets out how the
9,950 new dwellings (plus a 5% flexibility buffer for allocations) could be
delivered within the Deposit LDP period;
3
Policy MG2 (Housing Allocations) assumes that 7,829 dwellings (75% of
the total requirement) will come forward on sites allocated for housing;
4
Policy MG2(20) (Housing Allocations) is specific to the Site and allocates
land at north west Cowbridge for 390 dwellings including a link road and
a site for a new primary school; and
5
The Deposit LDP trajectory anticipates that development of the Site will
commence ahead of its adoption; the phasing schedule suggests that 90
units could come forward on the Site in the period 2011 – 2016 (namely,
before the Deposit LDP has been through Examination and prior to
adoption).
4.23
The extent of development in this application extends beyond the boundary of
the proposed allocation. This is because the 17ha allocation could not
accommodate 390 dwellings at a reasonable density plus a link road that
meets design standards and a site for a new primary school whilst also being
set within a framework based upon sound urban design principles.
4.24
The documents that accompany this application demonstrate that the extent of
development proposed is appropriate and based on a detailed understanding
of capacity in the context of site constraints and policy/technical requirements.
These include:
1
Topography which restricts the scale of development in certain parts of
the Site;
2
The need to protect views across the Site and into Cowbridge (which has
influenced the location of the link road junctions and resulted in areas of
no/limited development);
3
Highway design standards and objectives which have determined the
location of the link road; and
4
The need to accommodate the foul sewer easement, buffers to main
roads, SuDs and a pumping station on the Site.
4.25
Representations to the Deposit LDP were submitted by the landowner, which
assert that the extent of the allocation should be increased.
4.26
In terms of other emerging policies, we have also identified the following as
being relevant:
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1
SP4 – Affordable Housing Provision;
2
SP10 – Built and Natural Environment;
3
MG4 – Affordable Housing;
P18
4
MG6 – Provision of Education Facilities;
5
MG16 – Transport Proposals;
6
MD2 – Place Making;
7
MD4 - Community Infrastructure and Planning Obligations;
8
MD7 - Housing Densities;
9
MD8 - Environmental Protection;
10
MD9 - Historic Environment; and
11
MD10 - Promoting Biodiversity.
Supplementary Planning Guidance
4.27
There are a number of supplementary planning documents that have been
adopted by the Council and have been taken into consideration during the
preparation of this application, specifically:
1
Amenity Standards;
2
Biodiversity and Development;
3
Design in the Landscape;
4
Planning Obligations;
5
Public Art; and
6
Trees and Development.
Key Policy Considerations
4.28
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Our review of the policy framework has identified key themes that need to be
considered in the determination of this planning application:
1
The need for housing development and whether the Site represents a
sustainable location for growth;
2
Whether the development of the Site would have an unacceptable
landscape and visual impact;
3
Whether satisfactory transport and access arrangements can be
achieved in accordance with policy requirements and relevant standards
including the need to promote sustainable travel patterns;
4
Whether environmental issues can be satisfactorily addressed including:
the impact on ecology and biodiversity;
-
the loss of agricultural land;
-
impacts on heritage/archeological assets;
-
the provision of open space;
-
noise and air quality impacts; and
-
flooding and drainage.
P19
4.29
The benefits of the development and whether they would outweigh any
adverse impacts.
4.30
Our assessment of the proposed development against these key policy themes
is set out in the following sections of this Statement.
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5.0
Housing Need and Sustainable Development
5.1
The importance of delivering housing has clearly been set out in Statements
from the Welsh Government. Carl Sargeant, Minister for Housing &
Regeneration, confirmed in his Written Statement on “Stimulating Home
Building in Wales” (22 July 2013), that “the private and public sectors must be
enabled and supported to play a full role in building more homes.” In his Oral
Statement on “Increasing the Housing Supply” (4 March 2014), the Minister
reiterated the point that “there is an acute need for more homes across Wales”
and that “[his] priority is to increase the supply of much-needed homes - both
affordable homes and market homes”.
5.2
This application has to be considered in the context of a national housing
shortage. Wales has a growing population, which is one of several factors that
evidence the need for housing. There is also significant market pressure
because of net migration, people living longer, household sizes getting smaller
and more couples having children later. Furthermore, the challenges in
accessing mortgages and the lack of affordable housing means that the
national average age of a first time buyer is 38.Yet,recent years have delivered
the lowest levels of UK house building since the Second World War. Indeed,
very few houses have been built in Cowbridge in recent years, which has
contributed to why house prices are the highest in the Vale and unaffordable to
people on lower income.
Joint Housing Land Availability Study
5.3
TAN1 provides guidance on the preparation of Joint Housing Land Availability
Studies (JHLAS) the purposes of which is to monitor the provision of housing,
confirm land availability and establish actions to remedy insufficient supply. It
states that the results of the JHLAS should be treated as a material
consideration in determining planning applications for housing. Where the
JHLAS shows a land supply below the 5 year requirement, the need to
increase supply should be given considerable weight when dealing with
planning applications, provided that the development would otherwise comply
with national planning policies.
5.4
The Council’s JHLAS for 2014 has a base date of 1 April 2014. In line with the
‘Guidance Note on the JHLAS Process’ (September 2012) which supplements
TAN1, and because the UDP is time expired, it assesses housing land supply
by comparing available land with past build rates over the preceding 10 years
(which equates to an average annual completion rate of 238). Given that the
total supply of housing is stated as being 1,761 units, the past build rates
approach results in a 7.3 year supply.
5.5
However, it is important to consider this figure in context; in particular, that
historic build rates in the Vale of Glamorgan have been very low, particularly
during the recession. In this way, the current JHLAS methodology based on
past build rates permits local authorities to rely upon under delivery of housing
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in evidencing a housing land supply which exceeds 5 years. Indeed, a lower
(previous) delivery of housing results in a higher land supply. This distortion is
in direct contrast to the Minister’s statements seeking a step change in housing
delivery and Draft TAN1.
Actual Housing Need
5.6
The Council has carried out an objective assessment of housing need which is
reflected in the Deposit LDP and requires the provision of 9,950 dwellings over
the period 2011 – 2026. The housing land supply position looks much less
healthy if calculated on the basis of the Deposit LDP annual requirement for
663 dwellings amounting to just 2.7 years supply. This falls well short of the 5
year land supply required by PPW (para 9.2.3):
Table 5.1
Year
Housing Land Supply Analysis
Total 5 Year
Supply
(Units)
JHLAS
(2014) Land
Supply
(Years)*
UDP Land
Supply**
(Years)
2009
2,266
4.6
4.8
2010
1,859
3.3
4.0
2011
1,584
7.8
3.4
2012
1,103
3.3
2.4
2013
1,230
4.4
2.6
2014
1,761
7.3
3.8
* Based on PBR over previous 10 year period
** Assuming 468 dwellings are delivered per year
*** Assuming 663 dwellings are delivered per year
5.7
In reality, actual build rates over the last 6 years have been significantly less
than annual requirements:
Table 5.2
Year
Annual Building Requirements and Completions
Total 5 Year
Annual
Requirement Requirement
(Units)
Annual
Completions
2009*
2,486
497
118
2010*
2,836
567
125
2011**
3,315
663
178
2012**
3,800
760
156
2013**
4,404
881
115
2014**
5,170
1,034
* Requirement as per UDP (Time Expired in 2011)
** Requirement as per LDP (663 annual requirement)
5.8
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Deposit LDP
Land
Supply ***
(Years)
3.4
2.8
2.4
1.7
1.9
2.7
Shortfall /
Oversupply
-379
-442
-485
-604
-766
-
Furthermore, in the first 3 years of the Deposit LDP period (2011 – 2014) it is
clear that housing delivery (which equates to only 449 dwellings) has fallen
considerably short of meeting the annualised requirement for 1,989 new
homes by some 1,540 dwellings i.e. only 23% of this requirement.
P22
5.9
In this context, the benefits of providing much needed (and increasingly so)
housing, including affordable housing, in Cowbridge is a material consideration
to which significant weight should be attached. This also has regard to the
position that the proposed development complies with national planning
policies, could be carried out without delay and there are no obstacles to timely
implementation.
Proposed Revisions to TAN1
5.10
The Welsh Government has issued Draft TAN1. It proposes to amend the way
in which housing supply is calculated such that:
1
Only local planning authorities with an adopted LDP (or an adopted UDP
which is still within the plan period) will be able to undertake a JHLAS
calculation and thus be able to demonstrate whether they have a 5 year
housing land supply.
2
The residual methodology based on an adopted LDP (or UDP) will be the
only methodology allowed for calculating housing land supply.
5.11
It is anticipated that Draft TAN1 will be finalised so as to be operational for the
2015 JHLAS process i.e. before April next year. The Council will not have an
adopted LDP at this point. If this application is determined following publication
of the final version of revised TAN1 (assuming it remains substantially the
same), and in advance of adoption of the Deposit LDP , the Council is unlikely
to have a demonstrable 5 year housing supply.
5.12
Whilst significant weight cannot yet be attached to Draft TAN 1 it is clearly
aligned with the Welsh Government’s objectives to increase house building
and arguably undermines the weight that should be attached to the latest
JHLAS.
A Sustainable Location for Growth
5.13
The UDP housing strategy is time expired but, at a general level, one of its
objectives is “to favour residential developments that are well related to public
transport, shopping and leisure facilities, and employment opportunities”
(paragraph 4.3.1, bullet point 2).
5.14
The Council’s ‘Sustainable Settlements Appraisal’ (September 2013) confirms
that Cowbridge ranks highly as a sustainable settlement. This is reflected in the
Deposit LDP Settlement Hierarchy, which identifies sustainable settlements
that are considered to be capable of accommodating additional development
during the Deposit LDP period. The settlements are grouped according to their
size, role and characteristics as set out below:
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•
Key Settlement, which is Barry
•
Service Centre Settlements, which include Cowbridge
•
Primary Settlements
•
Minor Rural Settlements
P23
5.15
The Service Centre Settlements serve the daily needs of their local residents
and also act as important hubs for those living in nearby smaller settlements.
They have been designated because of their “significant resident populations,
good public transport provision, local employment opportunities, established
town centres and a wide range of cultural, educational and community services
and facilities” (para 5.16). As such, the Deposit LDP Strategy envisages that
these settlements will act as focal points for growth in the Vale of Glamorgan
over the plan period. This approach is entirely consistent with section 4.7 of
PPW.
5.16
The Site is located within easy access of the full range of services and facilities
in Cowbridge town centre and we explain in Section 7 of this Planning
Statement that the proposal will encourage sustainable travel behaviour.
Furthermore, the size of the Site means that a scale of housing development
can be achieved to ensure the delivery of significant infrastructure, including a
link road and a site for a new primary school, which would not otherwise be
provided in smaller piecemeal development.
5.17
The suitability of the Site as a sustainable location to support the future growth
of Cowbridge is acknowledged by the Council given its own decision to
allocate the Site for housing development in the Deposit LDP. In so doing, the
Council would have had regard to PPW in respect of the search sequence
(paragraph 9.2.8 of PPW) and the criteria for allocating sites (paragraph 9.2.9
of PPW).
Prematurity
5.18
PPW provides advice on prematurity at para 2.6.3. It states that “refusal will
therefore not usually be justified except in cases where a development
proposal goes to the heart of a plan…a refusal might be justifiable where a
proposal would have a significant impact on an important settlement, or on a
substantial area, with an identifiable character, but is rarely justifiable if a
development proposal is likely to impact upon only a small area”.
5.19
The application proposes 390 dwellings which is equivalent to only 5% of the
total housing allocations proposed under Policy MG2 of the Deposit LDP. On
this basis, it cannot be concluded that the proposal goes to the heart of the
Plan. Furthermore, the Deposit LDP identifies ‘strategic housing sites’ reflective
of the strategic importance of Barry and the St Athan area which does not
include this Site. We also conclude below that the impact of the development
from a landscape and visual impact perspective would be localised. The
proposal would not, therefore, have a significant impact a strategically
important settlement or a substantial area. Taking all of this in to account,
granting planning permission would not pre-determine decisions that that ought
properly be taken in the LDP context and prematurity would not be a reason for
refusal.
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P24
Affordable Housing
5.20
Mr Sergeant’s Oral statement of 4 March 2014 confirms the significant
importance that the Welsh Government attaches to increasing affordable
housing. It explains that a revised target of 10,000 new affordable dwellings
has been set for this term of Government (an increase of 25% from a target of
7,500).
5.21
The Council’s ‘Local Housing Market Assessment Update Report’ (November
2010) calculates that there is an annual requirement for 915 affordable homes
across the County. This represents a significant increase (40%) relative to the
previous 2007 study, which assumed a need for 652 affordable houses per
year (the increase being attributable to overall affordability levels worsening
and reduced supply from the current stock).
5.22
The affordable housing need is most acute in the Rural Vale, which includes
Cowbridge. For example, the ‘Rural Affordable Housing Need Survey’ (2010)
concludes that Cowbridge alone has a gross need for 22 social rented units
per annum. Moreover, this position is likely to have worsened given the low
level of housing supply since 2010.
5.23
The affordable housing requirement outlined in UDP Policy HOUS 12
(Affordable Housing) is based on historic housing need data and, as such, is
time expired. This application has, therefore, been prepared in the context of
Deposit LDP Policy MG2(20), and proposes that up to 35% of new homes on
the Site are affordable. This is reflective of pre-application advice from the
Council.
5.24
Assuming the delivery of 390 units and 35% provision, the proposal could
deliver 137 affordable homes. This is a significant contribution representing at
least a 6 years supply relative to the need in Cowbridge identified through the
Rural Affordable Housing Need Survey.
5.25
The type and tenure of the affordable housing and the mix of on-site provision
will be the subject of discussions with the Council and established over the
course of determination of this application. However, it is noted that the
Council’s pre-application advice references a ratio of 80/20 for socialrented/intermediate.
5.26
In summary, the application proposal is a comprehensively planned housingled development which will provide a mix of housing types and tenures to meet
the varying needs of the community and will contribute to the creation of high
quality homes set within an attractive environment. The proposals are fully in
accordance with the PPW requirement for sustainable development in the
context of residential development. The development will also support
significant investment including the provision of a new link road and a site for a
new primary school.
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P25
6.0
6.1
Landscape and Visual Impact
Chapter E of the ES comprises a Landscape and Visual Impact Assessment
("LVIA") which is the key document for assessing the visual impact of
development on the Site. A summary of the key landscape issues are
considered within this Section.
Landscape Designation
6.2
The LVIA recognises that under the UDP, the Site is situated within the ‘Upper
Thaw Valley’ Special Landscape Area (SLA). Policy ENV4 states that new
development within or closely related to the SLA will be permitted where it can
be demonstrated that it would not adversely affect landscape character,
landscape features or visual amenity.
6.3
The Council proposes to amend the SLA designation through the Deposit LDP
(referenced as the ‘Upper and Lower Thaw Valley’ SLA) to reflect the proposed
allocation of part of the Site for housing led development. The western part of
the Site (beyond the proposed allocation) remains within the SLA. Policy MG17
(Special Landscape Areas) states that within the SLA, development proposals
will be permitted where it is demonstrated they would cause no unacceptable
harm to the important landscape character of the area.
6.4
The SLA is a non-statutory landscape designation which recognised landscape
value in a local context. PPW and emerging LDP policy are permissive and
acknowledge that SLA designations should not unduly restrict acceptable
development, with the purpose of SLAs not being to prevent development, but
to ensure that the special qualities and characteristics for which the SLA is
designated are protected.
Landscape Site Assessment
6.5
In landscape terms, the Site comprises medium and large sized fields on the
edge of Cowbridge, situated at the transition between the wider Lias Plateau
landscape to the west and the settlement on the edges of the Thaw Valley to
the east. Whilst trees and woodland bounding and adjacent to the Site provide
containment within the landscape to the southwest, the removal of hedgerows
and trees to field boundaries due to agricultural intensification has eroded the
historic field pattern and character across the Site.
6.6
Houses at Darren Close and Tyla Rhosyr adjoining the Site form an abrupt and
prominent built edge in views across the Site when approaching Cowbridge
along Llantwit Major Road and the A48 as well as views from PRoWs within
and adjacent to the Site.
6.7
The Site is situated between the rising landform of Llanblethian Hill to the south
and the ridge at Penllyn beyond the A48 to the north. The wooded slopes and
hill tops associated with the landform of the hills and ridges are identified by
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P26
LANDMAP as being distinctive and important features within the landscape.
The landform of Llanblethian Hill and the ridge at Penllyn contain the Site
within the wider landscape and views from the north and south, form distinctive
features in both wider and local views, as well as a backdrop to views across
and towards the Site.
6.8
Overall, the Site is situated within a landscape identified by LANDMAP as
being of moderate local importance due to the typical character of the
landscape within the wider Vale. However, the historic field pattern (which has
been lost on site), long views across the plateau and distinctive landform of
Llanblethian Hill and the wooded valley sides are identified as being of a high
and regional importance.
Key Viewpoints
6.9
6.10
A number of local views have been identified from:
1
Residential properties adjoining and overlooking the Site;
2
Users of the A48 and Llantwit Major Road;
3
Users of footpaths within the Site and adjacent landscape; and
4
Users of local footpaths beyond the Site including from Llanblethian Hill
to the south, the plateau landscape to the west and from the parkland by
Penllyn Castle to the north.
Views towards the Site from within the wider landscape are limited due to the
rising land on the slopes and ridges beyond the Thaw Valley to the northeast
and east.
Landscape Mitigation Measures
6.11
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The proposed development is the result of an iterative design process which
has taken into account constraints and policy requirements. Whilst detailed
design is a matter for the reserved matters stage, the following mitigation
measures are fixed in the parameter plan at this stage :
1
Retention of open space to the north-west of the Site to retain views
across the Site from the A48 towards Llanblethian Hill and views across
the Site to the wider landscape from the west;
2
Significant green buffer to the west which will integrate with the historic
field pattern to the west of the Site whilst providing new tree and
woodland planting to screen and soften views to the link road and built
edge;
3
Retention of existing hedgerows and trees within areas of open space;
4
Provision of a central green corridor connecting the development with
Cowbridge and the wider landscape; and
5
Limiting development heights to southern boundary, with low density
development in this area to ensure limited views of development on the
skyline as seen from the south-east.
P27
6.12
Any Locally adverse landscape effects arising from the development are
limited to the loss of the agricultural land across the Site and the resulting
change to the approach to Cowbridge when passing the Site on Llantwit Major
Road. This includes the change associated with the link road junction and loss
of openness and views across the Site and to the wider landscape of the
plateau to the west and Thaw Valley to the east.
6.13
The LVIA establishes that these visual effects are limited to the following
receptors:
1
Residents of properties of Darren Close and Tyla Rhosyr adjacent to and
overlooking the Site;
2
Users of PRoW within the Site;
3
Users of PRoW adjacent to the western site boundary; and
4
Users of Llantwit Major Road approaching Cowbridge adjacent to the
Site.
6.14
The edge treatment of the proposed development, including the retention of
open areas, hedgerow/tree planting and the setting back of buildings from
existing properties where possible, will serve to lessen the impacts on the
visual amenity of adjacent residents.
6.15
Impacts on the visual amenity of users of PRoW within and adjacent to the site
relate to the loss of views across the Site and the wider landscape. The
proposals incorporate areas from which views towards local landmarks
including Penllyn Castle and St Brynach's Church can be experienced from
PRoW and footpaths within the Site.
6.16
Cross valley views towards Llanblethian Hill and Penllyn Castle from local
footpaths will not be significantly affected. By restricting development to the
northwest of the Site, characteristic long views across the plateau to the wider
landscape and hills beyond the Thaw Valley from PRoW to the west will be
retained.
6.17
The LVIA demonstrates that the proposed development would only directly
affect the Site and its immediate surroundings i.e. of a local nature. The Site
would become part of the urban area but would not come into view much
earlier than at present as one approaches Cowbridge. Through the careful
application of urban design principles and landscaping mitigation measures,
the effect on the SLA would be minimal and there would be no material harm to
the character of the immediate area or the setting of Cowbridge. In addition,
visual impacts are limited to within the Site and land immediately adjacent and
can be mitigated through the retention of key views.
6.18
In summary, the DAS explains that the illustrative masterplan has given careful
consideration to layout and landscaping to ensure that the special qualities and
characteristics for which the SLAs have been designated are protected. The
impact on the SLA has been fully considered through the LVIA which explains
that the proposal has been designed to reduce any unacceptable impacts on
SLA.
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P28
6.19
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This approach is entirely in accordance with UDP policy ENV4 Deposit LDP
policy MG17.
P29
7.0
7.1
Transport and Access
Section 8 of PPW recognises that land use planning can help achieve a range
of sustainable transport objectives, including:
•
reducing the need to travel, especially by private car, by locating
development near other related uses to encourage multi-purpose trips
and reduce the length of journeys;
•
promoting accessibility by walking, cycling and public transport; and
•
supporting necessary infrastructure improvements.
7.2
UDP policies on transportation are time expired and many relate to specific
proposals that are not relevant to this Site. The general objectives at paragraph
6.3.1of the UDP are aligned with national planning policy in terms of promoting
access to development by means other than the private car and ensuring a
safe and efficient transport network.
7.3
Deposit LDP Policy SP7 (Transportation) confirms that:
•
•
priority will be given to schemes that improve highway safety and
accessibility, public transport, walking and cycling; and
all new developments that have a direct impact on strategic
transportation infrastructure will be required to deliver appropriate
improvements to the network.
7.4
This proposal fully accords with Deposit LDP Policies MG 16 (Transport
Proposals) and MG2 (20) (Housing Allocations) which require the provision of
a link road on the Site between the A48 and Llantwit Major Road. It is required
to mitigate the impacts of the development on the highway network and will
effectively provide a bypass to Cowbridge and Llynsworthy serving to remove
some of the through traffic in these communities. Irrespective of this emerging
policy requirement, this is a significant benefit of this proposal.
7.5
The planning application is accompanied by a comprehensive Transport
Assessment ("TA") and Framework Travel Plans for both the residential and
school elements of the proposal (appended to the ES). These documents
include an analysis of existing conditions, the proposed development and
associated travel patterns (including traffic impacts) and opportunities to
promote sustainable travel. A summary of the scheme’s compliance with the
key national and local planning policy requirements is provided below.
Integration with the Road Network
7.6
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Following discussions with the Council, it has been agreed that the link road
and its junctions should meet requirements set out in the ‘Design Manual for
Roads and Bridges’ ("DRMB") and Tan 18 (Transport) parameters. It is
designed to a 40mph standard and has a slight curve which serves as a speed
P30
reducing feature. There are 3 priority junctions on the link road serving the
development.
7.7
The link road junction to the north (shown on drawing no. JNY8187/13) will be
a 3 arm roundabout which will assist in formalising the transition of the A48
from a dual carriageway to a single carriageway.
7.8
The southern link road junction (shown on drawing no. JNY8187/12) provides a
change of priority so that the link road becomes the priority route for vehicles
travelling along Llantwit Major Road from the west. This will result in a
reduction in traffic flows and speeds along Llantwit Major Road.
7.9
The gradient of the link road to the south of the Site will be 6% which exceeds
the maximum acceptable limits for footways/cycleways. As such, there is no
footway/cycleway alongside the link road albeit provision for pedestrians and
cyclists to travel north/south will be made within the development itself.
7.10
The TA confirms that the link road will deliver significant community benefits,
notably:
1
It will result in around 1,000 vehicles being removed from Cowbridge
every day and around 300 vehicles from Llysworthy, which will generally
assist in improving the environment within which to live, shop and work;
and
2
It will redistribute traffic from Llantwit Major Road on to the A48 via the
link road, which will result in road safety improvements.
7.11
A priority junction will also be provided on Llantwit Major Road to the south
east of the Site which will serve the primary school site and residential
development.
7.12
Junction improvements are proposed to the Llantwit Major Road/B4268
junction because it is at capacity. The proposed works are shown on drawing
no. JNY8187/14 and include:
1
Widening of the western arm and formalisation of the eastern arm to
remove the left turn split road; and
2
Signage improvements including promoting the link road to the A48.
7.13
An application (ref 2014/01000/FUL) has been submitted to the Council for a
new junction (ingress only) on the north side of the A48 directly opposite
Llanfrynych Lane, which will link to a proposed hard-core track providing
access to Llwynhelig Farm. The roundabout junction to the north of the link
road has been positioned so as not to prejudice the implementation of the
Llwynhelig Farm access should it be granted planning permission.
7.14
It is anticipated that the proposed highway works will be agreed through a
S278 Agreement.
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Internal Routes
7.15
The DAS demonstrates that the masterplan provides direct and efficient
pedestrian and cycles routes throughout the development and into Cowbridge.
The existing PRoWs through the Site are retained and integrated within the
layout of the scheme. In particular, the ‘green corridor’ that runs east/west will
provide an attractive and safe environment for pedestrians and cyclists
crossing the Site.
Integration with Existing Facilities and Communities
7.16
The development will provide well connected and walkable neighbourhoods
with high quality, safe and direct walking, cycling and public transport routes
that provide direct and convenient links to a range of facilities and services in
Cowbridge Town Centre. The DAS demonstrates that the pattern of streets
and spaces provides a permeable network connecting the various residential
areas with the existing urban area and open spaces which in turn provides
opportunities to travel by modes other than the private car.
7.17
A number of connections are proposed to link the development with Cowbridge
and the surrounding area:
7.18
1
A pedestrian/ cycle link to the north east, which will provide a direct link
to Darren Hill leading to Cowbridge town centre.
2
An informal crossing on the link road with a central refuge, tactile paving
and slopped access to ensure that the PRoW is not diverted or
obstructed.
3
The junction to the north of the link road will connect into the existing
pavement on the south side of the A48.
4
Retention of the existing PRoW on to Tyla Rhosyr.
5
A zebra crossing to the south east across Llantwit Major Road and a link
to the existing pedestrian footpath on the south side of Llantwit Major
Road, which will provide a key and safe linkage to Cowbridge from the
primary school site.
The zebra crossing across Llantwit Major Road is not the most desirable route
for pedestrians. CEG’s transportation consultants, in consultation with the
Council, have investigated the potential to provide a direct link to a new
pavement on the north side of Llantwit Major Road but there is uncertainty
about the ownership of the grass verge to the west of Darren Close. It is
possible this land could be adopted by the highway authority by means of a
Section 228 Adoption by Notice. If this proves to be the case, then the
proposed pedestrian link will be provided to the north of Llantwit Major Road.
Bus Services
7.19
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The closest existing bus stops are within Cowbridge Town Centre (outside the
Police Station) approximately 1km from the Site, which are served by service
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X2 running between Porthcawl and Cardiff and operating twice per hour. An
‘on demand’ service where local residents can telephone to request drop-off
and pick-up along a specified route also serves Cowbridge linking 17 rural
villages, Llantwit Major and Bridgend and operates Monday – Friday during
daytime hours. The route is known as G1 and is run by Green Links Rural
Community Transport.
7.20
The TA concludes that it is likely that the X2 service will re-route along the link
road once it is operational and notes that discussions will be held with the
operator to ascertain the potential for including an additional bus stop along its
route. In addition, CEG agrees in principle to the payment of a financial
contribution towards the on-going operation of the Green Links Community
Rural Transport G1 service, should it be deemed necessary as a result of the
potential increase in patronage arising from this development. These proposals
are in accordance with policy requirements and have been informed by
discussions with the Council.
7.21
All new junctions have been designed so that buses can satisfactorily
manoeuvre through them and the DAS explains that the illustrative masterplan
is future proofed so that bus services could loop through the Site. This means
that school bus drop off/pick up can be satisfactorily accommodated.
7.22
The pre application advice from the Council confirms that a new bus service
(service 320/321) will come into existence from January 2015 with potential to
offer two new bus stops at the proposed site entrance from Llantwit Major
Road. It is understood that this new service will provide an hourly service
Monday-Friday between Cardiff and Llantwit Major, via Cowbridge and Talbot
Green, and once operational will further improve the sustainable transport
credentials of the site.
Lighting Strategy for Roads and Public Places
7.23
The Lighting Strategy explains that the careful selection of lighting (luminaire
types and optical attachments) and the control strategy will ensure that the
development is not a significant source of light pollution. In particular, the
lighting scheme will ensure that a network of dark corridors and navigable
routes is maintained so that bats can continue to utilise habitats across the
Site. The lighting strategy will be worked up into a detailed lighting scheme
which would be the requirement of a condition attached to the grant of any
planning permission.
7.24
Overall, the development provides the framework for the use of sustainable
transport modes and gives people real choice about how they travel. The
linkages to the surrounding areas, as well as the provision of good quality
access points and attractive route/connections to Cowbridge, have all been
carefully developed. The national and emerging local policy requirements for
transport and travel have been met by the scheme.
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Construction Traffic
7.25
7.26
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It is anticipated that development across the Site will be serviced from a
construction compound in the north east with access from the A48. CEG
suggests that the requirement of a Construction Environmental Management
Plan ("CEMP") is secured by condition attached to the grant of any planning
permission. The principal aim of a CEMP would be to ensure that construction
works are organised and delivered in a manner that safeguards highway
impact, highway safety and the amenity of the area surrounding the Site. It
would specify:
1
construction duration and hours of operation;
2
agreed routeing plan for the excavation and construction vehicles, which
would utilise the A48, and avoid the residential areas of Cowbridge.
3
the use of wheel washing facilities and debris covers for vehicles prior to
exiting on to the highway;
4
actions to reduce the number of heavy construction vehicles entering and
exiting the Site, including:
balancing the earthworks as far as possible to minimise the import
and export of spoil material;
-
‘backloading’ vehicle operation, where site delivery vehicles are
utilised to remove waste materials from the Site as part of the same
trip; and
-
practical re-use of any aggregates on site and recycling of
materials.
Any adverse effects associated with construction traffic would be temporary
and would be mitigated through the implementation of the measures set out
briefly above and substantially in the TA appended to the ES.
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8.0
8.1
Environment
National and local planning policies seek to conserve and enhance the
character, diversity and local distinctiveness or the natural environment whilst
ensuring that flood risk is taken into account and climate change is planned for
over the lifetime of the development.
Ecology and Biodiversity
8.2
PPW confirms that the objectives for the conservation and improvement of
natural heritage include the following:
1
Promote the conservation of landscape and biodiversity, in particular the
conservation of native wildlife and habitats;
2
Ensure that action in Wales contributes to meeting international
responsibilities and obligations for the natural environment;
3
Ensure that statutorily designated sites are properly protected and
managed;
4
Safeguard protected species; and
5
Promote the functions and benefits of soils, and in particular their
function as a carbon store.
8.3
A number of policies in the UDP remain relevant, including Strategic Policy 1,
Strategic Policy 2 (i), Policy ENV 12 (Woodland Management), Policy ENV 13
(International Areas of Nature Conservation Importance), Policy ENV 14
(National Sites of Nature Conservation importance), Policy ENV 15 (Local
Sites of Nature Conservation Significance) and Policy ENV 16 (Protected
Species).
8.4
Policies within the Deposit LDP that are relevant to biodiversity and ecology
include Policy SP 10 (Built and Natural Environment), Policy MG 19 (Sites of
Importance for Nature Conservation) and Policy MD 10 (Promoting
Biodiversity). Generally, these policies seek to ensure the preservation and
enhancement of important landscape, biodiversity/ecology and wildlife assets.
8.5
There are no statutory designations within or immediately adjacent to the Site.
The nearest non-statutory designation is a SINC (referred to as Land North of
Limefield House) adjacent to the Site boundary to the south west, which will be
protected from the impacts of development and can be fenced off to prevent
public access.
8.6
The ES assesses ecology and biodiversity and is based on the results of
extensive survey data. It demonstrates that the Site is of limited ecological
importance, although some mature trees and species rich hedgerows (to the
western boundary and in the south east) have value in a local context and will
be retained/ enhanced within the development. There is no evidence of
roosting bats on the Site but there have been records of foraging/commuting
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along marginal habitats such as the western boundary and the central scrub
hedgerow corridor. The Site also supports a number of locally common
breeding birds. There is no specific evidence of any other protected species
including badgers, dormice, reptiles, water voles, otters and amphibians.
8.7
1.2
There are significant opportunities to introduce ecological improvements and
mitigation measures across the Site, including:
1
Retention of mature trees and hedgerows;
2
Extensive additional planting across the Site including trees and
hedgerows which will create new habitats, particularly within the western
buffer and the green link;
3
Landscape design and species planting that will create a range of
habitats for different specifies including amphibians and breeding birds;
4
The incorporation of existing field boundaries within the western buffer
which will provide linked habitats;
5
Retention of the watercourse to the west of the Site; and
6
Installation of bat hibernation boxes within the western buffer area.
Overall, and with the implementation of mitigation measures, there are no
ecological constraints that militate against the grant of planning permission for
the development. The change of land use will result in the loss of farmland and
some connecting hedgerows. However, as part of the proposed development,
new habitats are proposed which will be of ecological benefit and will also
encourage an increase in the numbers or new species in the long term.
Agricultural Land Classification
8.8
An Agricultural Land Classification and Soil Resources report has been
prepared (Appendix 1) which considers the land quality of the Site and its
value as an agricultural asset.
8.9
In terms of soil quality, the assessment demonstrates that the Site comprises
just 9% of best and most versatile agricultural land, falling within grade 3a
("good quality"). This area is located to the north of the Site, running adjacent
to the A48. The remainder of the Site comprises a mix of grade 3b ("moderate
quality"), grade 4 ("poor quality") and grade 5 ("very poor quality").
8.10
Paragraph 4.10 of PPW, as well Policy ENV4 of the UDP, seek to retain the
best and most versatile agricultural land unless there is an overriding need for
the development. However, as prescribed by TAN 6, only a loss of 20 hectares
or more of grades 1, 2 or 3a agricultural land would be regarded as an issue of
national importance.
8.11
Whilst the Site itself is over 20ha, the proposal will only lead to a loss of
approximately 3.2ha of the best and most versatile land which would not be
viable to farm in isolation due to its scale and location.
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8.12
Generally, the Site forms part of an extensive area of predominantly poorer
quality agricultural land. This, coupled with the limited scale of the best and
most versatile land and the urbanised location of the Site, means that there are
no economic benefits attached to its retention for agricultural use. The Council
acknowledges this in proposing the allocation of the Site for housing led
development in the Deposit LDP.
Open Space
8.13
UDP Policy REC3 requires that residential developments provide open space
to a minimum standard of 2.43 ha per 1,000 population, which will be sought in
accordance with the following guidelines:
•
0.6 – 0.8 ha per 1,000 population for children’s play space.
•
1.6 – 1.8 ha per 1,000 population for outdoor sport.
8.14
Assuming 390 dwellings (and an average household size of 2.32 for the Vale
of Glamorgan), this would equate to a requirement for 2.20 ha of open space
comprising 0.54 – 0.72 ha of children’s play space and 1.44 – 1.62 ha of
outdoor sport.
8.15
The Council’s Open Space Background Paper (September 2013) analyses the
likely demand for open space during the LDP period. It confirms what the
Council would expect an application on the Site to deliver (on the basis of 390
dwellings). This is as follows:
1
Children’s play space – requirement for 2,262 m2 (0.23 ha), equating to 5
Local Areas for Play, 2 Local Equipped Areas for Play; and 1
Neighbourhood Equipped Area for Play or equivalent, which would be
expected to be provided for on Site; and
2
Outdoor sport space – requirement for 14,477 m2 (1.45 ha) which the
Background Paper states can be met by the existing 4.92 ha overprovision with Cowbridge.
8.16
The DAS explains how children’s play space could be accommodated across
the Site. This application does not propose any outdoor sports facilities given
the over provision in Cowbridge.
8.17
There will also be a need to provide for a range of other open space typologies
including accessible natural green space and amenity green space. The UDP
does not define standards but we note reference in the Background Paper to:
•
•
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The Countryside Council for Wales’s (CCW) toolkit for accessible natural
greenspace, which recommends that the provision of natural and semi
natural greenspace should be at least 2 hectares per 1000 head of
population (equating to a requirement of 1.81ha); and
The Fields In Trust standard, which suggests that amenity green space is
provided at a level of 0.55 ha per 1,000 population (equating to a
requirement of 0.5ha).
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8.18
Overall, the development will deliver circa 6.31ha of open space/play space,
which significantly exceeds the level of provision required under both UDP and
emerging LDP policy. The draft Heads of Terms for the S106 Agreement at
Appendix 2 envisage that the detail will be agreed through the submission of
an open space and play provision scheme, which will fix the location/minimum
quantum of provision and management/maintenance arrangements.
Heritage and Archaeology
8.19
Policies ENV17 and ENV18 of the UDP relate to the protection of the historic
environment and preclude development which would have a detrimental impact
upon existing heritage assets. Full regard has been had to these policies in the
formulation and evolution of the application proposals.
8.20
The Heritage & Archaeology chapter of the ES fully addresses cultural heritage
resources both within the Site and the surrounding area. Extensive field work
(geophysical survey) has been carried out on the Site to inform the
environmental assessment and the development scheme as a whole. The work
completed also supplements previous archaeological field investigation
undertaken between 1998 and 2002 by other parties. CEG acknowledges that
trial trenching will be required prior to the determination of this application and
has committed to a programme of works which will be undertaken early in the
new year.
8.21
The assessment has identified that the Site has potential for below ground
remains spanning the Late Bronze Age to modern periods, including a Late
Bronze Age/ Early Iron Age enclosure, possible Romano-British farmstead and
associated features including the line of a Roman road, a potential deserted
medieval settlement, with a potential mill and trackway, post-medieval
agricultural features, quarrying and evidence of modern agriculture.
8.22
The majority of the significant features detailed above, in particular RomanoBritish and medieval settlement, lie within areas of low impact and thus
mitigation will not be necessary. Development activity on the Site of the
prehistoric enclosure would require mitigation, most likely to be in the form of
excavation, recording and publication to a level commensurate with the
heritage significance of the feature (to be agreed in advance with GGAT).
8.23
However, subject to the implementation of the mitigation strategy the
assessment has shown that the proposed development would not lead to
significant impact upon any archaeological remains within the Site or
designated historic assets within the area.
8.24
A detailed assessment of the potential impacts of the scheme, on the
significance of designated heritage assets in the area, has been undertaken.
This has included impact on identified features such as four Scheduled Ancient
Monuments, the two Conservation Areas of Llanblethian and Cowbridge and a
large number of identified listed buildings.
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8.25
The design of the scheme and its associated landscaping has taken account of
the location of these designated heritage assets and has been designed to
ensure that there will be no significant adverse impact upon their settings.
8.26
Subject to the findings of the additional trial trenching investigations, there are
no archaeological or heritage reasons which would prevent the positive
determination of the planning application.
Noise
8.27
UDP Policy ENV29 seeks to protect environmental quality and thus seeks to
ensure that development will have no unacceptable impact on people’s health;
this includes noise.
8.28
A noise assessment has been completed as part of the ES and assesses the
effects of the proposed development on noise and vibration during both the
construction and post-completion stages.
8.29
Following the completion of baseline noise monitoring, which was undertaken
adjacent to the A48 and Llantwit Major Road over a 24 hour period, road traffic
noise was identified as the key noise source. Noise during the construction
phase of the development also needs to be managed.
8.30
In order to mitigate against these noise levels and bring them within ‘desirable
levels’, the following mitigation measures will be adhered to in the design of the
development:
8.31
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1
15 metre buffer between properties and the A48 and Llantwit Major
Road;
2
Passive ventilation systems and double glazing for only those residential
properties falling within Noise Exposure Category ‘C’ (as defined by TAN
11 – Noise) and fronting onto the A48 (subject to design);
3
Internal layout of properties to consider the location of lounge and
bedroom areas for those properties fronting onto the A48 (subject to
design); and
4
Site layout to consider the orientation of residential buildings to reduce
sight lines towards the A48.
To minimise the impact on receptors during the construction process,
mitigation measures will include the following:
1
Limiting hours of construction (Monday-Friday 0730-1800; Saturday
0730-1400; and only occasional working on Sundays and Bank Holidays
for essential works only);
2
Careful selection of plant, construction methods and programming;
3
Consideration of construction plant location and use of noise enclosures
where practicable; and
4
Agreement on construction vehicle routes and methods of work to
minimise noise and vibration impact.
P39
8.32
Full details will be provided within a Construction Environmental Management
Plan which it is anticipated will be a condition to any planning permission.
Air Quality
8.33
The air quality impacts associated with the scheme are considered within the
accompanying ES as per guidance provided by the NPPF and European
Directives.
8.34
Following pre-application discussions with the Council, it was established that
the Council’s primary concern with regard to air quality is the impact of odour
emissions from the existing Cowbridge composting facility (located 200m to the
north of the site), which is a source of ongoing nuisance complaints in the local
area.
8.35
However, consultation with NRW who regulate the facility has confirmed that
recent odour control measures implemented at the site have been effective in
reducing the number of odour nuisance complaints over the past 12 months.
Furthermore, ongoing improvement works are planned which will further
reduce odour emissions from the facility and therefore complaints.
During construction it was recognised that the risk of dust soiling at
neighbouring properties is high due to proximity (particularly at Darren Close).
However, importantly any associated health impacts were identified as being
low due to existing background particular matter concentrations being low in
the area. A number of mitigation measures are proposed within the ES such as
barrier fencing, which will limit dust soiling as much as possible.
8.36
Any predicted air quality impacts associated with increased traffic from the
development was also found to be negligible,
8.37
The overall conclusions regarding air quality is that it will not constrain the
development of the Site as proposed.
Flooding and Drainage
8.38
A Flood Risk Assessment (FRA) has been prepared to accompany this
application and is appended to the ES. This document comprehensively sets
out the relevant planning policy and mitigation measures proposed.
8.39
Natural Resources Wales are the statutory consultee with regards to flood risk
and drainage but flood zone mapping is, at present, provided by the
Environment Agency (EA). Reference to the EA Flood Zone Plans shows that
the Site lies within Flood Zone 1, which is an area of low flood risk and is thus
suitable for residential development.
8.40
For foul flows, discussion with Welsh Water confirmed that the existing foul
water network conveys flows towards the Cowbridge Sewage Treatment
Works, approximately 3km from the Site boundary. Additional modelling work
is currently being undertaken to establish if there is existing capacity within this
system to accommodate the proposed development. Once development is
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complete, the network conveying flows from the Site will be adopted by Welsh
Water and be maintained as part of their statutory duties.
8.41
Storm water discharged from the development will be directed to the
underlying geology by way of a SuDS management system which will ensure
peak discharges from the developed land are reduced to the baseline rates.
Sustainable Construction and Climate Change
8.42
Strategic Policy 2 of the UDP encourages that sustainable practices be
adopted in proposed development schemes. In particular the policy highlights
the need for proposals to be located in sustainable locations, thus reducing the
need to travel, to contribute to energy efficiency including the reduction of
waste and to utilise high standards of design to improve environmental quality.
8.43
As discussed above, a key benefit of the proposal, is its location within close
proximity to the centre of Cowbridge making it truly sustainable. The high
quality of design and the use of sustainable construction methods, are set out
in the DAS and accompanying Waste Strategy. These documents explain that
energy requirements established through building regulations will be met
through sustainable design and construction.
8.44
The Waste Strategy sets out the sustainable approach to both construction and
operational phase waste management and specifies that a Site Waste
Management Plan will be prepared for the development at the reserved
matters stage.
8.45
Waste management proposals are to be implemented during the construction
phase that will reduce waste across the waste hierarchy. During the
operational phase, waste management will focus on recycling. As such, the
development will incorporate measures that provide for the ready recycling of
both dry recyclable materials and garden waste through kerbside collections by
the Council. Space will be provided with properties for the various bins and
recycling boxes that are necessary to implement the scheme. It is therefore
expected that the residents of the proposed development will be able fully to
assist in achieving local and national waste targets.
8.46
Overall, the development responds effectively to environmental considerations
and accords with relevant national and local policy, including in relation to
ecology and biodiversity, green infrastructure and accessible open space,
heritage and archaeology and climate change.
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9.0
9.1
Benefits of the Proposed Development
The proposed development will offer a wide package of benefits to the local
area which would not otherwise be achieved.
Housing Provision
9.2
Section 5 demonstrates that there are concerns regarding the supply of
housing relative to an objective assessment of need such that there is an
actual shortfall in provision. This Site could materially assist in addressing the
shortfall as it is immediately available for development and houses (including
affordable houses) could be ready for occupation by 2016 (as is envisaged in
the Deposit LDP phasing schedule). This will assist the Council in fulfilling its
obligations in respect of a 5 year housing supply.
9.3
The development will deliver up to 35% affordable housing and provide a mix
of house types and sizes including family homes and starter homes. This is
significant given the demonstrable need for affordable housing in the Rural
Vale.
Transportation
9.4
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The development of the link road is a significant financial investment which will
deliver community benefits. Notably:
1
Some of the existing traffic which currently passes through Cowbridge
town centre (i.e. through traffic rather than destination trips) will use the
link road to avoid existing congestion and delay;
2
Traffic generated by the development will also use the link road;
3
This will result in about 1,000 fewer vehicles passing through Cowbridge
town centre every day, including over 50 HGV movements;
4
In addition, the link road will remove over 300 vehicles from Llysworney
every day;
5
The reduction in through traffic, and especially HGVs, from Cowbridge
and Llysworney will have a substantial beneficial effect in terms of
reductions in driver and pedestrian delay, pedestrian severance and the
perceived/actual fear of accidents as well as improvements to the
general environment as a place to shop, live and work; and
6
There would be a reduction in traffic speeds along Llantwit Major Road
into Cowbridge as a result of the change in priority at the southern
junction of the link road which will improve road safety.
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Education
9.5
The delivery of a fully serviced 2ha site will facilitate the development of a new
primary school and, in so doing, address any capacity issues in Cowbridge
thus ensuring that planned growth is achieved in a sustainable way.
9.6
The Council’s Education Facilities Assessment Background Paper (September
2013) suggests that a primary school on the Site will be a relocated Welsh
Medium School with increased capacity. The Council’s proposal could,
therefore, free up the existing school site (Ysgol Iolo Morganwg located off
Broadway in Cowbridge) for development, which could in itself deliver further
benefits in terms of investment.
Economic Benefits
9.7
9.8
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The ES Socio Economics chapter assesses how the proposed development is
likely to affect the local and regional economies, social outcomes and
community facilities. It demonstrates that the proposal will have positive
impacts through the creation of new jobs and increased spending in the local
economy. Notably, the development will result in:
1
A capital investment of approximately £49 million over a 5 year build
period creating 58 FTE direct construction jobs plus an additional 87 FTE
indirect and induced jobs per annum;
2
Up to 575 person-years of temporary construction work over the 5 year
build period, generating tax revenue of £810,000 per annum which is
significant given that TAN 23 (Economic Development) emphasises the
need to recognise the job creation opportunities associated with all
development, including house building;
3
A total of £7.4 million expenditure per annum by residents living within
the development;
4
An additional £2 million expenditure by residents within the first 18
months of occupation;
5
Provision of up to 15ha of open space including a green buffer, a green
corridor and children’s play space;
6
Provision of up to 137 affordable dwellings; and
7
Provision of a 2ha site for a new primary school.
These benefits would not be achieved if development does not come forward.
Furthermore, there would likely be a further deterioration of the affordability of
housing in the Vale of Glamorgan and a reduction in the local workforce as a
result of the ageing population. This would have significant adverse impacts in
social and economic terms.
P43
Sustainability
9.9
9.10
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The application would deliver a development that is highly sustainable. The
location of the Site and its accessibility to a number of nearby services and
facilities has already been recognised by the Council in its decision to identify it
as a proposed allocation in the Deposit LDP. Other key sustainability measures
include:
1
contributing to building a strong economy through the provision of jobs,
the delivery of infrastructure and the development of homes which will
help retain/ increase the labour force;
2
supporting strong, vibrant and healthy communities, by providing the
supply of housing required to meet the needs of present and future
generations;
3
creating a high quality built environment, which is accessible to local
services;
4
protecting and enhancing the natural, built and historic environment
through good urban design;
5
improving biodiversity through the protection and enhancement of
valuable ecological features on the Site (such as hedgerows and trees)
and the improvement of habitats;
6
minimising waste and pollution through sustainable transport measures
and the implementation of a Site Waste Management Plan; and
7
mitigating and adapting to climate change through sustainable design
and construction methods.
In summary, this development will deliver significant community benefits and is
highly sustainable, in securing economic, social and environmental gains.
P44
10.0
10.1
Consultation
The Statement of Community Involvement demonstrates that a thorough
consultation exercise has been undertaken during the preparation of this
application; this has included pre-application meetings with the Council, a
public exhibition and engagement with statutory consultees.
Engagement with the Council
10.2
There have been two pre-application meetings with Council officers to discuss
the emerging proposals. These discussions have helped to define the design
of the link road and the layout shown on the illustrative masterplan. Meetings
have also been held with Ward Councillors.
Engagement with Statutory Consultees
10.3
CEG has engaged with a range of specialists at the Council and, during preapplication meetings, feedback has been received on a range of matters which
have subsequently informed the design development process. The
methodological approach taken with the ES has been agreed in advance with
the Council’s specialists to ensure a robust approach which is in accordance
with the Council’s requirements. In addition, meetings/discussions have been
held with GGAT, CADW and Welsh Water and others to address particular
aspects of the proposal.
Engagement with the Community and Councillors
10.4
CEG held a public consultation event on 12 and 13 November 2014 which
provided an opportunity for visitors to provide comments on the general
development principles. Feedback from this event is detailed in the Statement
of Community Involvement and the DAS demonstrates how comments have
informed amendments to the illustrative masterplan.
10.5
CEG will continue to engage with interested parties during the Council’s
determination of the application proposal and the subsequent detailed design
stages of the development.
7792062v7
P45
11.0
Planning Obligations
11.1
The PPW states that "contributions from developers may be used to offset
negative consequences of development, to help meet local needs, or to secure
benefits which will make development more sustainable"(paragraph 3.7 PPW).
11.2
Draft Heads of Terms for a Section 106 Agreement are set out in Appendix 2
to this Planning Statement. The exact scope and content of any legal
agreement will be discussed and finalised with the Council during the
application process.
7792062v7
P46
12.0
12.1
Overall Conclusions
The proposal accords with the majority of policies in the UDP but, when the
UDP is considered as a whole, it would be a departure. There are however,
other material considerations which should be afforded significant weight and
which indicate that the application can be determined otherwise than in
accordance with the development plan. Notably:
1
the proposal accords with PPW;
2
the proposal accords with emerging LDP development management
policies;
3
the benefits that the proposed development will bring to the area are
significant and greatly outweigh any adverse impacts arising; and
4
our analysis demonstrates that the proposal amounts to sustainable
development and the scheme is acceptable in all other respects.
12.2
This Planning Statement and the documents that accompany the planning
application demonstrate that the proposed development has been informed by
a thorough analysis of the Site and its context. This analysis demonstrates that
the Site is a suitable location for residential-led development (as acknowledged
by the Council).
12.3
The development will:
7792062v7
1
Provide a quality place through integration with the surrounding area/
communities, respecting local character, providing a comprehensively
planned green infrastructure network and the required infrastructure.
2
Ensure that regard is had to the environment by protecting biodiversity
and creating new habitats, promoting green living through energy
efficient, sustainable and resilient building design and sustainable
transport and managing waste and resources efficiently.
3
Address transport and movement by focusing on travel by foot and bike,
optimizing opportunities for public transport, creating/maintaining
sustainable links with the surrounding area and enhancing highways
connections.
4
Deliver high quality housing, with distinctive neighbourhoods of varying
characters, informed by the surrounding area and provide a mix of
housing sizes, types and tenures to meet the range of needs and
demands within the local area.
5
Facilitate a sustainable development where employment opportunities
are available within walking/cycling distance of where people live.
6
Ensure social, community and cultural benefits by supporting social
inclusion in a place that is safe and welcoming by delivering a fully
serviced site for a new primary school, integrating the development with
existing community facilities in the area and ensuring the open space is
managed/maintained in the long term.
P47
12.4
Key benefits include:
1
A significant number and range of new homes including affordable
housing and associated facilities for the benefit of the community
including extensive open space;
2
A site for the development of a new primary school to serve the new and
existing communities;
3
Delivery of a link road which will effectively provide a western bypass to
Cowbridge and improve road safety;
4
Provision of appropriate and safe access without causing unacceptable
impacts on the highway network;
5
Sustainable connections to Cowbridge whilst protecting amenity and
setting; and
6
Enhancements to ecology, biodiversity and the green infrastructure
network.
12.5
The ES that accompanies this application considers the likely environmental
effects arising during the construction and operation of the scheme. Where
adverse effects on the environment are identified, the assessment process
establishes mitigation measures to prevent, reduce, and where possible, offset the effects. The ES does not identify any significant residual impact, which
is likely to arise out of the development.
12.6
In summary, the application needs to be considered in the context of a time
expired UDP, the sustainable nature of the development and the inclusion of
the Site as a housing allocation within the Deposit LDP. Moreover, given that
the benefits of the development would significantly and demonstrably outweigh
any adverse impacts, it is plain that that the scheme should be approved
without delay.
7792062v7
P48
Appendix 1 Agricultural Land Classification
Report
7792062v7
CEG Land Promotions Ltd
Land North West of Cowbridge,
Vale of Glamorgan
Agricultural Land Classification
And
Soil Resources
October 2014
Reading Agricultural Consultants Ltd
Beechwood Court, Long Toll, Woodcote, RG8 0RR
www.readingagricultural.co.uk
Contents
1.
Introduction .................................................................................................................... 1
1.1.
2.
3.
Instruction ............................................................................................................... 1
Site and Climatic Conditions .......................................................................................... 1
2.1.
General Features, Land Form and Drainage........................................................... 1
2.2.
Agro-Climatic Factors ............................................................................................. 1
2.3.
Soil Parent Materials and Soil Type ........................................................................ 2
Agricultural Land Quality ................................................................................................ 2
3.1.
Soil Survey Methods ............................................................................................... 2
3.2.
Agricultural Land Classification and Soil Resources................................................ 3
Appendix 1: Laboratory Data................................................................................................. 5
Soil Texture by Particle Size Analysis ................................................................................... 6
Organic Matter Class ............................................................................................................ 7
Appendix 2: Example Profile Summaries and Droughtiness Calculations.............................. 8
1.
Introduction
1.1.
Instruction
1.1.1.
Reading Agricultural Consultants Ltd (RAC) is instructed by CEG Land Promotions
Ltd to investigate the Agricultural Land Classification (ALC) and soil resources of
land north-west of Cowbridge, Vale of Glamorgan, by means of a detailed survey of
soil and site characteristics.
2.
Site and Climatic Conditions
2.1.
General Features, Land Form and Drainage
2.1.1.
The site extends to around 39ha, of which around 35ha is in agricultural use,
comprising both grassland and arable. The site is outlined in Figure RAC6136-1.
2.1.2.
The site is bounded to the north by the Cowbridge Bypass, to the east and south
east by the settlement of Cowbridge and to the south by Llantwit Major Road. To
the west is other agricultural land.
2.1.3.
The area has variable microtopography, centred on a valley. From the lowest point
of around 55m above Ordnance Datum (AOD), land rises gently to the south, but
very steeply upward in the north-east of the site at a gradient of around 20°. The
remainder of the site is generally on a moderate to shallow slope, and reaches
approximately 75m AOD.
2.2.
Agro-Climatic Factors
2.2.1.
Agro-climatic data for the site have been interpolated from the Meteorological
Office’s standard 5km grid point data set at a representative altitude of 60m AOD.
The data are given in Table 1. The site is warm and very wet, with moderately small
moisture deficits. The number of Field Capacity Days is high and very unfavourable
for providing opportunities for agricultural field work.
Table 1: Local climatic conditions
RAC6136
Average Annual Rainfall
1214mm
Accumulated Temperature >0°C
1500 day°
Field Capacity Days
241 days
Average Moisture Deficit, wheat
73mm
Average Moisture Deficit, potatoes
57mm
1
2.3.
Soil Parent Materials and Soil Type
2.3.1.
Two geological units are mapped as being present at the site. The first is that of the
Blue Lias Formation which comprises interbedded limestone and calcareous
mudstone or siltstone. To the south west, the Porthkerry Member is mapped and
also consists of interbedded limestone and mudstone.
2.3.2.
The Soil Survey of England and Wales soil association mapping shows the Ston
Easton association present at this site. These soils are characterised by fine silty
topsoils overlying clayey subsoils. Profiles are stony and seldom deeper than 60cm
before limestone is reached. Profiles are well drained and of Wetness Class (WC) I.
2.3.3.
To the south of the site, the Denchworth association is mapped. These soils are
typically clayey throughout the profiles and are poorly drained, commonly of WC IV.
3.
Agricultural Land Quality
3.1.
Soil Survey Methods
3.1.1.
Thirty-three soil profiles were examined using an Edelman (Dutch) auger. One trial
pit was excavated with a spade. At each observation the following characteristics
were assessed for each soil horizon up to a maximum of 120cm or any
impenetrable layer:
x
x
x
x
x
x
x
soil texture;
significant stoniness;
colour (including local gley and mottle colours);
consistency;
structural condition;
free carbonate; and
depth.
3.1.2.
Two soil samples were submitted for laboratory analysis of particle size distribution,
organic matter content, pH and the nutrients P, K and Mg. Results are given in
Appendix 1. Soil Wetness Class (WC) was inferred from the matrix colour, presence or
absence of, and depth to, greyish and ochreous gley mottling and/or poorly permeable
subsoil layers at least 15cm thick.
3.1.3.
Soil droughtiness was investigated by the calculation of moisture balance equations
(examples are given in Appendix 2). Crop-adjusted Available Profile Water (AP) is
estimated from texture, stoniness and depth, and then compared to a calculated
moisture deficit (MD) for the standard crops wheat and potatoes. The MD is a function
of potential evapotranspiration and rainfall. Grading of the land can be affected if the
AP is insufficient to balance the MD and droughtiness occurs. When a profile is found
with significant stoniness, sufficient to prevent penetration of a hand auger, then it is
RAC6136
2
assumed, for the purposes of calculating droughtiness, that similar levels of stoniness
continue to the full 1.2m depth considered.
3.2.
Agricultural Land Classification and Soil Resources
3.2.1.
Assessment of quality has been carried out according to the MAFF revised guidelines
(19881). Soil profiles have been described according to Hodgson (19972).
3.2.2.
The main factors affecting the quality of land at this site are depth and droughtiness,
caused by shallow profile depth, and soil wetness, with stoniness and slope also
causing limitations across the site.
3.2.3.
Topsoil comprises clay loam or clay textures, with an average depth of around
22cm and which is organic across the areas of permanent grassland. Where a
subsoil layer is present, this is of clay loam or clay which is commonly mottled.
3.2.4.
Profiles of Subgrade 3a in the north of the site have medium clay loam topsoil and a
total profile depth of around 28cm. This results in a moderate limitation to the
amount of water that can be stored within a profile, which is likely to create a water
deficit when compared with crop needs. These profiles are affected by droughtiness
and are limited to Subgrade 3a. There also exists a simultaneous limitation by soil
wetness and workability to the same grade, due to the combination of medium
topsoil texture and the number of Field Capacity Days (241).
3.2.5.
Most of the site is of Subgrade 3b quality. Topsoil is of heavy clay loam or clay and
subsoil is of permeable clay of restricted depth, reaching an average of around
40cm total depth before a stony layer is encountered. As with land of Subgrade 3a
quality, although mostly well drained, heavier topsoil textures have a limitation to
Subgrade 3b by wetness and workability. This is due to the large number of Field
Capacity Days applicable at the site, which means soils will often be in an
unworkable state throughout the year.
3.2.6.
Occasionally the subsoil is poorly permeable and of WC IV, resulting in a limitation
to Grade 4 due to the heavy topsoils.
3.2.7.
Toward the centre of the site, profiles are very shallow, reaching just 15cm depth.
Soil depth affects water capacity and workability such that these profiles are also
limited to Grade 4.
3.2.8.
To the west and centre of the site, areas of the land are very stony, with many large
hard rocks also limiting land quality to Subgrade 3b. The excavated observation pit
confirmed that profiles are shallow and above stones.
3.2.9.
In the south-westernmost field, there is a contrasting variation of soil type which is
limited to Subgrade 3b. The soil has few stones and a subsoil which reaches the full
depth of 120cm. Subsoil is of heavy clay loam which is permeable. Occasionally,
1
MAFF (1988) Agricultural Land Classification of England and Wales. Revised guidelines and criteria for grading
the quality of agricultural land. MAFF Publications.
2
Hodgson, J. M. (Ed.) (1997). Soil survey field handbook. Soil Survey Technical Monograph No. 5, Silsoe.
RAC6136
3
very few, fine, faint ochreous mottles can be distinguished, but the soil is
considered to be of WC I.
3.2.10. In the east of the site, steep gradients of up to around 20° place a limitation on the
land to no better than Grade 5. Where slightly shallower, the gradient limitation
remains severe, to Grade 4, as agricultural machinery could not be used safely on
slopes of these magnitudes.
3.2.11. The areas of different ALC grades are given in Table 2 and are shown in Figure
RAC6136-2.
Table 2: ALC Areas
RAC6136
Grade
Description
Area (ha)
Area (% of agric.
land)
3a
Good quality
3.1
9
3b
Moderate quality
19.4
56
4
Poor quality
11.8
34
5
Very poor quality
0.3
1
Total Agricultural
34.6
100
Non-Agricultural
4.4
-
4
Appendix 1: Laboratory Data
Determinand
Sample 1
Sample 2
Units
Sand 2.00-0.063 mm
36
14
% w/w
Silt 0.063-0.002 mm
34
33
%w/w
Clay <0.002 mm
30
53
% w/w
11.8
14.1
% w/w
Heavy Clay
Clay
% w/w
Sample 1
Sample 2
Units
Soil pH
5.4
5.0
Phosphorus (P)
26
27
mg/l (av)
Potassium (K)
449
703
mg/l (av)
Magnesium (Mg)
209
298
mg/l (av)
Organic Matter WB
Texture
Loam
Determinand
Determinand
RAC6136
Sample 1
Sample 2
Units
Phosphorus (P)
3
3
ADAS Index
Potassium (K)
4
5
ADAS Index
Magnesium (Mg)
4
5
ADAS Index
5
Soil Texture by Particle Size Analysis
RAC6136
6
Organic Matter Class
RAC6136
7
Appendix 2: Example Profile Summaries and Droughtiness Calculations
RAC6136
8
Droughtiness calculations are made according to the methodology given in Appendix 4 of the ALC guidelines, MAFF 1988.
The following grades represent the extent of the limitation posed by droughtiness only. Other factors will also influence the final grading.
MDw=
73
MDp=
57
Wheat Calculation
Site No.
7
Depth (cm)
Texture
Colour
Mottle
stones %
Potato Calculation
TAv or EAv
(stones) %
TAv or EAv
(soil) %
AP (wheat)
mm
TAv (stones)
%
TAv (soil) %
AP (potatoes)
mm
0
21
MCL
10YR4/3
1
18
37.8
1
18
37.8
21
50
C
10YR4/4
very faint och
0.5
16
46.4
0.5
16
46.4
50
70
C
10YR4/4
very faint och
0.5
8
16.0
0.5
16
32.0
70
120
C
10YR4/4
very faint och
0.5
8
40.0
Total (mm) =
140.2
Total (mm) =
116.2
MBw=
67.2
MBp=
59.2
Grade =
1
Grade =
Wheat Calculation
Site No.
8
Depth (cm)
Texture
Colour
Mottle
stones %
Potato Calculation
TAv or EAv
(stones) %
TAv or EAv
(soil) %
AP (wheat)
mm
TAv (stones)
%
TAv (soil) %
AP (potatoes)
mm
0
28
HCL
10YR4/3
1
18
50.4
1
18
50.4
28
50
HCL
10YR4/4
very faint och
0.5
16
35.2
0.5
16
35.2
50
70
HCL
10YR4/4
very faint och
0.5
10
20.0
0.5
16
32.0
70
120
HCL
10YR4/4
very faint och
0.5
10
50.0
Total (mm) =
155.6
Total (mm) =
117.6
MBw=
82.6
MBp=
60.6
Grade =
RAC6136
1
9
1
Grade =
1
Wheat Calculation
Site No.
9
Depth (cm)
Texture
Colour
Mottle
stones %
Potato Calculation
TAv or EAv
(stones) %
TAv or EAv
(soil) %
AP (wheat)
mm
TAv (stones)
%
TAv (soil) %
AP (potatoes)
mm
0
22
HCL
10YR4/3
fh femn
1
18
39.6
1
18
39.6
22
50
HCL
10YR4/4
fff och
0.5
16
44.8
0.5
16
44.8
50
70
HCL
10YR4/4
fff och
0.5
10
20.0
0.5
16
32.0
70
120
HCL
10YR4/4
fff och
0.5
10
50.0
Total (mm) =
154.4
Total (mm) =
116.4
MBw=
81.4
MBp=
59.4
Grade =
1
Grade =
Wheat Calculation
Site No.
10
Depth (cm)
Texture
Colour
Mottle
stones %
Potato Calculation
TAv or EAv
(stones) %
TAv or EAv
(soil) %
AP (wheat)
mm
TAv (stones)
%
TAv (soil) %
AP (potatoes)
mm
0
20
HCL
10YR4/3
fh femn
1
18
36.0
1
18
36.0
20
50
HCL
10YR4/4
fff och
0.5
16
48.0
0.5
16
48.0
50
70
HCL
10YR4/4
fff och
0.5
10
20.0
0.5
16
32.0
70
120
HCL
10YR4/4
fff och
0.5
10
50.0
Total (mm) =
154.0
Total (mm) =
116.0
MBw=
81.0
MBp=
59.0
Grade =
RAC6136
1
10
1
Grade =
1
Wheat Calculation
Site No.
18
Depth (cm)
Texture
Colour
Mottle
stones %
Potato Calculation
TAv or EAv
(stones) %
TAv or EAv
(soil) %
AP (wheat)
mm
TAv (stones)
%
TAv (soil) %
AP (potatoes)
mm
0
24
HCL
10YR4/2
10
1
18
39.1
1
18
39.1
24
38
C
10YR4/4
10
0.5
16
20.2
0.5
16
20.2
Total (mm) =
59.4
Total (mm) =
59.4
MBw=
-13.7
MBp=
2.4
Grade =
3a
Grade =
Wheat Calculation
Site No.
19
Depth (cm)
0
38
38
45
Texture
Colour
HCL
10YR4/3
C
10YR5/6
Mottle
f-cmf
och+femn
Potato Calculation
stones %
TAv or EAv
(stones) %
TAv or EAv
(soil) %
AP (wheat)
mm
TAv (stones)
%
TAv (soil) %
AP (potatoes)
mm
1
1
18
67.8
1
18
67.8
1
0.5
16
11.1
0.5
16
11.1
Total (mm) =
78.8
Total (mm) =
78.8
MBw=
5.8
MBp=
21.8
Grade =
2
Grade =
Wheat Calculation
Site No.
20
Depth (cm)
0
24
Texture
Colour
HCL
10YR4/3
Mottle
11
1
Potato Calculation
stones %
TAv or EAv
(stones) %
TAv or EAv
(soil) %
AP (wheat)
mm
TAv (stones)
%
TAv (soil) %
AP (potatoes)
mm
1
1
18
42.8
1
18
42.8
Total (mm) =
42.8
Total (mm) =
42.8
MBw=
-30.2
MBp=
-14.2
Grade =
RAC6136
2
3b
Grade =
3a
Wheat Calculation
Site No.
23
Depth (cm)
Texture
stones %
TAv or EAv
(stones) %
TAv or EAv (soil)
%
Potato Calculation
AP (wheat) mm
TAv (stones) %
TAv (soil) %
AP (potatoes) mm
0
30
HCL
5
1
18
54.0
1
18
54.0
30
50
fSC
0
0.5
15
30.0
0.5
15
30.0
Total (mm) =
84.0
Total (mm) =
84.0
MBw=
11.0
MBp=
27.0
Grade =
2
Grade =
Wheat Calculation
Site No.
24
Depth (cm)
0
15
Texture
stones %
TAv or EAv
(stones) %
HCL
10
1
Potato Calculation
TAv or EAv (soil)
%
AP (wheat) mm
TAv (stones) %
TAv (soil) %
AP (potatoes) mm
18
24.5
1
18
24.5
Total (mm) =
24.5
Total (mm) =
24.5
MBw=
-48.6
MBp=
-32.6
Grade =
3b
Grade =
Wheat Calculation
Site No.
25
Potato Calculation
Texture
stones %
AP (wheat) mm
TAv (stones) %
TAv (soil) %
AP (potatoes) mm
0
20
HCL
10
1
18
32.6
1
18
32.6
20
40
C
5
0.5
13
24.8
0.5
13
24.8
Depth (cm)
TAv or EAv (soil)
%
3b
TAv or EAv
(stones) %
Total (mm) =
57.4
Total (mm) =
57.4
MBw=
-15.7
MBp=
0.4
Grade =
RAC6136
1
12
3a
Grade =
2
Appendix 2 Draft Heads of Terms
7792062v7
S106 Agreement: Draft Heads of Terms
WITHOUT PREJUDICE AND SUBJECT TO CONTRACT
SUBJECT TO VIABILITY AND DEMONSTRATING COMPLIANCE WITH
REGULATION 122 OF THE CIL REGULATIONS 2010 (AS AMENDED)
Affordable Housing
1.1
1.2
1.3
To submit for approval an affordable housing scheme which shall make
provision for:
1
up to 35% of all residential units to be constructed as affordable housing
units;
2
the size, tenure mix, location and quantum of the affordable housing
units;
3
the mechanism (including timings) by which the affordable housing units
shall be offered for transfer to an affordable housing provider; and.
4
the timings for the practical completion of the affordable housing units
relative to the occupation of open market dwellings.
The affordable housing scheme will be informed by:
1
consultation between the Council, the applicant and registered providers
operating in the County;
2
up to date housing needs surveys; and
3
take account of current market conditions and the economics of
provision.
Fall back clauses to be included to take account of changing circumstances
such as lack of take up by a Registered Social Landlord within specified
timescales.
Education Contributions
1.4
To make financial contributions where justified by evidence of need, and in the
context of the transfer of the primary school site, towards pre-school, primary,
secondary and post-16 education. Sum to be agreed through discussions with
the Council during the determination of this application and to be informed by:
1
the existing and projected capacity of schools within the catchment areas
of the site; and
2
the number of school places generated by the development.
1.5
Timings for payment of the contributions relative to the occupation of
residential units to be agreed. Payment may be made by instalments
depending upon the amount sought.
1.6
Any unexpended portion of the education contribution shall be returned to the
developer within an agreed period after the final instalment.
7792062v7
Primary School Site
1.7
Freehold interest in the primary school site (being a minimum area of 2ha and
full serviced) to be transferred to the Council. Timing for transfer to be agreed.
1.8
If, after an agreed period of time from the transfer of the primary school site: (i)
the Council has not begun construction of the primary school, the Council will
transfer the primary school site back to the developer on the same terms as
the original transfer; or (ii) the Council has begun construction of the primary
school, then it shall complete such construction (such that the school is
complete and ready for occupation) within a further specified period.
Highway Works
1.9
To construct the link road between the A48 Cowbridge Bypass and Llantwit
Major Road in accordance with an agreed programme of works. Completion of
the link road and its opening to traffic to be phased relative to the occupation of
residential units.
1.10
[Note: Alternatively, highway works could be secured by way of an
appropriately worded condition(s)]
Travel Plan
1.11
To submit for approval by the Council, a Travel Plan in respect of the
residential development.
1.12
To:
1.13
1
restrict the occupation of the first residential unit unless and until the
Travel Plan has been submitted to and approved in writing by the
Council; and
2
restrict the occupation of the residential development otherwise than in
accordance with the approved Travel Plan.
To pay a Travel Plan contribution towards monitoring. Sum to be agreed
through discussions with the Council during the determination of this
application.
School Transport Contribution
1.14
To pay a school transport contribution where justified by evidence of need
towards subsidised transport for secondary pupils travelling by bus to school
for a period of 3 years from a date to be agreed. Sum and timing for payment
relative to the occupation of residential units to be agreed through discussions
with the Council during the determination of this application.
1.15
Any unexpended portion of the school transport contribution shall be returned
to the developer within an agreed period after the final instalment.
7792062v7
Sustainable Transport Contribution
1.16
To pay a sustainable transport contribution where justified by evidence of need
towards enhanced facilities for sustainable transport (e.g. for pedestrians,
cyclists and public transport patrons). Sum and timing for payment relative to
the occupation of residential units to be agreed through discussions with the
Council during the determination of this application.
1.17
Any unexpended portion of the sustainable transport contribution shall be
returned to the developer within an agreed period after the final instalment.
Community Facilities Contribution
1.18
To pay a community facilities contribution where justified by evidence of need
to support existing community facilities in Cowbridge that are likely to be used
by the residents of this development. Sum and timing for payment relative to
the occupation of residential units to be agreed through discussions with the
Council during the determination of this application.
1.19
Any unexpended portion of the community facilities contribution shall be
returned to the developer within an agreed period after the final instalment.
Open Space and Play Provision
1.20
1.21
To submit an open space and play provision scheme, which shall include:
1
an open space and play space phasing plan;
2
the location and minimum quantum of provision;
3
the management and ownership method(s) for securing the long-term
ownership and management of the open space and play provision; and
4
the maintenance of the open space and play provision including any
necessary payments (and their phasing) to cover the costs of maintaining
the public open space and play provision for an agreed period from the
date of provision.
No dwellings shall be occupied prior to the approval of the open space and
play provision scheme by the Council.
Legal Costs
1.22
To pay the Council’s reasonable legal costs properly incurred in preparing and
completing the agreement.
Welsh Water
1.23
7792062v7
Welsh Water is currently running a model which assesses the impact of the
development on the waste water network. This might result in the need for a
financial contribution towards new/improved facilities at the Cowbridge
pumping station.
Nathaniel Lichfield & Partners
Planning Consultant, Urban Design,
Environmental Impact Assessment
Co-ordination, Socio-Economic Assessment
and Graphic Design
Hawksmoor
Project Management/Administration
Civic Studio
Urban Morphology and Design
Tyler Grange
Visual Impact, Landscape, Green
Infrastructure and Arboricultural Assessment
Beattie Communications Group
Community and Stakeholder Engagement
RPS Group Plc
Transport and Lighting Strategy
Baker Consultants Ltd
Ecology
Brookbanks Consulting Ltd
Hydrology, Air Quality, Noise, Waste, Ground
Conditions and Contamination
Cotswold Archaeology Ltd
Archaeology and Heritage
Reading Agricultural Consultants
Agricultural Land
Clyde & Co LLP
Legal Advisor

Land at North West Cowbridge

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