Llantarnam Development Framework - Tor-faen

Transcription

Llantarnam Development Framework
November 2011
Nathaniel Lichfield
& Partners
Planning. Design. Economics.
Pegasus
Urban Design
CONTENTS
1Introduction
1
2
Vision & Key Principles
5
3
Planning Policy Context
9
4
Physical Context 13
5
The Sites
17
6
Site Constraints
21
7
Design principles
27
8
Strategic Masterplan
31
9
Masterplan Principles
35
10Delivery
45
© Nathaniel Lichfield & Partners Ltd 2011. Trading as Nathaniel Lichfield and Partners.
All Rights Reserved.
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All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of
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Llantarnam Abbey Gatehouse
LLANTARNAM I deVELOPMENT framework
1.0 INTRODUCTION
1.1
1.2
This document has been prepared on behalf of Redrow
Homes and in conjunction with Torfaen County Borough
Council to establish the land use and design parameters of
the development land parcels at Llantarnam. It is intended
that this brief will guide and inform any future planning
applications on this site
The key objectives of this document are:
1.to establish the development principles,
vision and objectives into a strategic
masterplan;
2. to ensure the Strategic Masterplan is
1.3
These key objectives will be achieved by:
• Setting out a contextual analysis of the site and
surrounding area;
• Defining the broad scale and distribution of the
proposed land uses for each of the land parcels;
• Defining the key masterplanning objectives;
• Producing an illustrative strategic masterplan that
responds to the context analysis; and
• Establishing the delivery mechanism for bringing
the site forward including phasing and headline
planning gain topics.
1.4
This document will be subject to the Council’s protocol for
the preparation of development briefs. Once finally approved
it will form a material consideration in the determination of
any future planning applications for the sites.
1.5
The Development Brief encompasses an area indicated
overleaf. This area extends beyond the land controlled
by Redrow Homes to include adjacent sites that are
important when considering the longer term planning
of Llantarnam. It is not considered that Redrow Homes
would bring these wider sites forward but proposals will be
considered in such a way that their future development
potential is recognised and not prejudiced.
consistent with emerging LDP planning and
design policy; and
3. to produce an outline urban framework that
responds to the development objectives and
context analysis.
1
Aerial photograph of the site with development areas
2
2.0 VISION & KEY PRINCIPLES
2.1
The vision for the proposed development is:
The Key Principles
2.7
“ To unite the fragmented employment and residential areas in
south Llantarnam through the creation of a quality mixed use
community with a new neighbourhood centre providing facilities
for both the existing and future community.”
The key principles which must be considered as part of the
masterplanning process for Llantarnam are:
• A
mix of uses, including residential, employment
and commercial/community uses;
• A
phased development, to ensure that essential
facilities and infrastructure is provided when
required;
• Integration, with the existing community of
Llantarnam and the Llantarnam Industrial Park
2.2
2.3
2.4
New development will provide a choice of where to live
and work for new residents and the existing community.
New development will build upon and enhance the
existing character of Llantarnam and respect the
landscape setting.
The development will not only provide new amenity
space for existing and new residents but also enhance
the profile of the area and increase opportunities for the
local economy.
Given the necessity to promote more sustainable
patterns of development, it is important to seek a closer
alignment between employment uses and residential
communities both in qualitative and quantitative
terms. The development potential of these sites in
Llantarnam provides an opportunity to achieve this whilst
simultaneously creating a development that reflects the
character and unique qualities of the surrounding area.
2.5
2.6
Locating prestigious employment development adjacent to
the existing – and highly successful – Llantarnam Industrial
Park will allow the local economy to grow in a controlled
manner and residential development will support this
growth by providing much needed housing within this
accessible and attractive location.
• A sense of place with an integrated design
approach to buildings and public spaces;
The development proposals set out in this document seek
to provide not only quality residential and prestigious
employment development, but also create a much needed
local neighbourhood centre within an area of Llantarnam
that currently lacks such facilities. This centre would create
a focus for the neighbourhood and would serve both the
new and existing residential and employment areas.
• Design Quality, providing high quality, sustainable
buildings, landscape and public spaces; and
• S
ustainability, incorporating good practice across all
aspects of design, construction, management and
maintenance regimes;
• Movement & accessibility, e.g. cycleways, walking
routes, accessible public transport.
2.8
These key principles inform the masterplanning principles
and proposed design response set out in section 9 of this
development brief.
3
Entrance to Llantarnam Park
4
3.0 PLANNING POLICY CONTEXT
Introduction
3.1
3.2
3.3
This section summarises and interprets planning policy
relevant to the proposed development. It includes strategic
and local planning policy guidance contained within
Planning Policy Wales, the adopted Torfaen Local Plan and
the emerging Local Development Plan. In addition to this,
a brief planning history of the site is detailed.
Wales Spatial Plan Update 2008
3.4
The Wales Spatial Plan identifies Cwmbran (located to the
north of Llantarnam) as a key settlement and states that
as a key settlement it must be successful in its own right.
Indeed it states:
“…key settlements will provide the central
Planning Policy Wales
framework around which high capacity
Planning Policy Wales (PPW) sets out the land use
planning policies of the Welsh Assembly Government. Its
central objective is to promote and provide a framework
for sustainable development within Wales.
sustainable transport links will be developed.
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
on foot. PPW also encourages the creation of sustainable
residential environments and encourages local authorities
to promote:
Technical Advice Note 12: Design
3.5
PPW is supplemented by a series of Technical Advice
Notes (TANs). TAN12 (2009) considers design issues and
sets out the Assembly’s objectives for new development.
3.6
TAN12 notes that the appearance of development and
its relationship to its surroundings are important factors
in considering planning applications. Early consideration
of design issues is seen as being essential and central to
good planning. The following objectives are set out in order
to achieve good design:
A wider range of facilities and services, which
add to employment opportunities, should be
a Achieving sustainable design solutions;
delivered locally within the key settlements to
b Sustaining and enhancing character;
reduce the overall need to travel”.
c Promoting innovative design;
d Promoting a successful relationship between public
and private space;
e Designing attractive, safe public places;
f Ensuring ease of access for all;
a Mixed tenure communities;
g Promoting legible development;
b Easily accessible developments;
h Designing for change;
c Mixed use development;
i
Promoting quality, choice and variety; and
d Attractive landscapes around dwellings;
j
Promoting sustainable means of travel.
e An emphasis upon quality and designing places for
people;
f An efficient use of land; and
g The creation of well designed residential
environments at an appropriate density.
5
3.7
TAN12 highlights the importance of ensuring that new
developments are sensitive to the local context and
requires the design and layout of new developments to
reinforce the distinctiveness of new development, factors
such as scale, density, height, massing, layout, landscape
and access should all be taken into consideration.
Statutory Development Plan
3.8
The existing statutory development plan for the area is the
Torfaen Local Plan 1991-2006 (adopted 2000) and the
Gwent Structure Plan 1991-2006 (adopted 1996).
3.9
Within the Torfaen Local Plan, the majority of the site is
allocated for employment development with the remainder
allocated as ‘green space’ or simply remaining as white
land. Policy ED1 is the key policy for the area and
allocates land at Ty Coch Lane, Cottage Farm, Land north
of Malthouse Lane and Land adjacent to Newport Road
and Ty Coch Lane for prestige industrial development. The
Gwent Structure Plan also identifies Llantarnam as an
important strategic employment area.
“Design is the relationship between all
elements of the natural and built environment.
To create sustainable development, design
must go beyond aesthetics and include the
social, environmental and economic aspects
of the development, including its construction,
3.10
operation and management, and its
relationship to its surroundings”. (para. 2.4,
TAN 12: Design 2009).
3.11
The site has been identified for development for over
20 years. However, whilst the existing allocation is for
employment, it is considered that the proposed mixed use
scheme will better integrate with the existing community,
providing benefits such as areas of public open space and
local shops and services.
3.13
Within the document the Council states that the vision
for the site is to “unite the fragmented employment
and residential areas in South Llantarnam through the
creation of a quality mixed use community with a new
neighbourhood centre providing facilities for both the
existing and future community”.
3.14
The site has therefore been identified as being suitable
for mixed use development. As such, this Development
Framework is intended to support the proposed allocations
and provide additional information in relation to the
site specific policies within the draft LDP. Specifically,
as detailed within the draft LDP, the Framework aims to
detail how the employment, neighbourhood centre and
residential allocations will be brought forward in a holistic
and comprehensive manner, respecting the landscape
setting of South Cwmbran.
Planning History
3.15
In the Torfaen Local Plan (1991-2006) the majority of the
site is allocated for employment development under policy
ED1. There are three main employment areas identified
within this part of Llantarnam: Land north of Malthouse
Lane (ED1/3); Land Adjacent Newport Road / Ty Coch
Lane (ED1/4iii) and; Cottage Farm (ED1/2). As such, the
principle for the development of this land appears to have
been largely established.
3.16
Outline planning permission was subsequently granted in
December 2007 for employment use on the land north
of Malthouse Lane. A renewal of this planning permission
was granted in November 2010 and runs until November
2015.
Both these plans are now time expired and as such
will be replaced in due course by the emerging Local
Development Plan.
Torfaen Local Development Plan
3.12
6
Torfaen County Borough Council published their Deposit
Local Development Plan and Proposals Map for public
consultation on 28 March 2011. The majority of the
site has been identified as a Strategic Action Area (SAA)
for “the construction of 450 dwellings, 8 hectares
of employment land, a neighbourhood centre and
informal recreation provision aided by strategic highway
infrastructure improvements”. Parcel A to the west,
which is owned by the Council, has been identified as a
Regional Employment Allocation for regionally important
employment development.
Office units located at Llantarnam Park
The Three Blackbirds Inn, Llantarnam
8
4.0 PHYSICAL CONTEXT
4.0
Llantarnam is located within the jurisdiction of Torfaen
County Borough Council. The town centre of Cwmbran
is located immediately to the north of Llantarnam and
offers a variety of shops and services. Llantarnam
Industrial Park is a successful employment area located
within Llantarnam.
4.1
Llantarnam is around 6km north of Newport City Centre
along the A4042 and 3.5km north of junction 26 of
the M4 motorway. The A4042 and A4051 (Cwmbran
Drive) are the main roads running north to south through
Llantarnam. Malthouse Road and Pentre Lane run east to
west through Llantarnam.
4.2
Llantarnam has a range of facilities in close proximity
including leisure facilities at Cwmbran Stadium and Best
Western Parkway Hotel. Cwmbran railway station is located
to the north served by trains on the Welsh Marches Line.
There are community facilities at Court Farm & Oakfield
Community Centre, Llantarnam Youth Centre, Cwmbran
Library and education at:
Key:
Existing settlement
Primary movement corridors
Secondary movement corridors
Key junctions/ nodes
Existing road closure along
Ty Coch Lane
• Brookfield Junior and Infant’s School;
• Oakfield Primary, Special Needs Resource Base;
• Our Lady of the Angels R.C. Primary School; and
• L lantarnam School and Special Needs Unit
& Partially Hearing Unit; and Llantarnam
Comprehensive Lower School Hall.
612
North
© Copyright Pegasus Planning Group llp. © Crown copyright. All rights reserved. Ordnance Survey Copyright Licence number 100042093 I Promap Licence number 100020449 . • Pegasus Urban Design is part of Pegasus Planning Group LLP. Drawing prepared for planning. Any queries to be reported to Pegasus for clarification
Llantarnam - Existing Movement
| T 01285 641717 | F 01285 642348 |
www.ppg-llp.co.uk | Team AC/EJT/AM | 13th May 2010 | NTS @A3 | Pegasus Urban Design | drwg. R.0183_10 I Client: Redrow Homes (South Wales) Ltd I
0
Existing Movement Plan
9
4.3
4.4
Within close proximity of the sites is the Three Blackbirds
Public House and the Best Western Parkway Hotel,
which has a leisure club open to members of the public.
Llantarnam High School and Oakfield Primary School
are within walking distance of the sites. It is evident that
there is a significant shortage of local shops. There is a
neighbourhood shop located within the Oakfield Housing
estate although, due to the lack of a direct route, this is
located approximately 2km walk away from the nearest
point of the site. In addition, there is a Marks & Spencer
Simply Food located along approximately 1.1km walk away
along Malpas Road. As such, neither of these shops are
considered to be accessible to the majority by foot.
Key:
Llantarnam Abbey
Historic Core
1930-50s Ribbon development
along main routes
Post 1980s housing development
Existing employment area
Recent residential
development
Opportunity for leisure, recreational walks and cycling
exist along the Brecon and Monmouthshire Canal which
travels through 35 miles of countryside from Brecon to
Cwmbran. A cycleway runs along certain sections of the
canal, including Pontymoile Basin to Solomon’s Bridge
in Cwmbran. South of this the cycle network continues
alongside the canal to Newport, which at this point is
unnavigable. An access way onto the cycle route is located
approximately 1km along Pentre Lane from the Three
Blackbirds public house.
612
North
Llantarnam - Existing Character Assessment
| T 01285 641717 | F 01285 642348 |
0
Existing Assessment Plan
10
www.ppg-llp.co.uk | Team AC/EJT/AM | 13th May 2010 | NTS @A3 | Pegasus Urban Design | drwg. R.0183_10 I Client: Redrow Homes (South Wales) Ltd I
View of south eastern corner of site taken from north east
A
B(i)
B(ii)
D
E
C
F
Aerial photograph of the site with site parcels
12
5.0 THE SITES
5.0
There are six identified sites in Llantarnam which benefit
from being highly accessible to the local, regional and
national road network. Rail and bus interchanges are also
located nearby. New residents to the area would also
benefit from the excellent connections to local, regional
and national infrastructure and the natural amenities that
are available in the immediate surrounding area. See plan
on page 12.
Cottage Site (Parcel C)
5.5
Parcel C benefits from an existing gated access off Ty Coch
Lane, which provides access to Cottage Farm. The site is
approximately 9.6ha and is formed by Cwmbran Drive to
the west, the rear of the existing properties along Pentre
Lane, Ty Coch Lane to the east and the electricity sub
station to the north. There is a natural line of trees that
runs east to west across the middle of the field and splits
the site in two.
5.6
The north eastern part of the site is primarily level,
adjacent to Ty Coch Lane, however, travelling away from Ty
Coch Lane the land undulates and falls by approximately
20 metres in a south westerly direction towards Cwmbran
Drive. This site has easy access to the Brecon and
Monmouthshire Canal and the cyclepath which runs
alongside the canal.
South of Holly Bush Way Site (Parcel A)
5.1
5.3
5.4
This site is approximately 13.7ha and is bounded by
Cwmbran Drive to the east, Holly Bush Way to the north,
Monmouthshire and Brecon Canal to the west and open
land and woodland to the south. The land to the west
of Llantarnam drops away towards the Monmouthshire
and Brecon Canal, before rising again to the west. The
majority of this land is farmland which is designated as
‘green space’ within the adopted Local Plan. The current
site access into this land parcel is from Holly Bush Way in
the north. This parcel contains existing trees, hedgerows
and overhead wires and a pylon. The site is within the
ownership of Torfaen County Borough Council. It is
understood that the site is a former tip.
5.7
The site is within the ownership of Torfaen County Borough
Council and as such, progression of this site will be the
responsibility of the Council.
Ty-Coch Lane, which provides frontage access to this
parcel is only around 3.8 metres wide to the south of
Parkway Hotel and no footways are present along its
entire length. Vehicular access is restricted by traffic
bollards to the south of Cottage Farm to prevent vehicles
from travelling between Pentre Lane in the south and
Llantarnam Park Way in the north. Pentre Lane also has
no footways in the vicinity of this site.
Welsh Government (WG) Site (Parcel D)
North Ty Coch Lane Site (Parcel B(i) and B(ii))
5.8
The site, which is divided into two, is approximately 3.9
ha in total and measuring just 30m at its narrowest
section located to the hotel land. Existing properties
lie outside of the boundary to the centre of the parcel.
Cwmbran Drive forms the western boundary, the electricity
sub station forms the southern boundary, Ty Coch Lane
forms the eastern boundary and an existing office block
on Llantarnam Park Way creates the northern boundary.
This land parcel benefits from four existing farm gate
accesses off Ty Coch Lane. Ty Coch Lane is accessed from
Llantarnam Park Way which has a continuous footway
on its northern side and therefore offers suitable access.
This broadly diamond shaped site is approximately 2.5ha
and does not benefit from any existing accesses. The site
is to the centre of the other parcels and is owned by the
Welsh Government. It is enclosed by Ty Coch Lane to the
west, Pentre Lane to the south, Newport Road to the east
and employment development to the north.
5.9
The land is currently overgrown with dense vegetation
and trees around its southern fringes. To the north the
site opens up falling away from Ty Coch Lane in a north
easterly direction. The popular Three Blackbirds public
house is located adjacent to this site on the corner of
Pentre Lane and Ty Coch Lane.
5.10
Although Newport Road provides a frontage to Parcels D and
E, the vertical alignment and limited development frontage
strongly influences the type of access which can be provided.
Newport Road provides a pedestrian footpath on the eastern
side of the carriageway. Newport Road provides the nearest
public transport corridor to the parcels. This provides local
bus services to Pontypool, Cwmbran, Newport, Ebbw Vale,
Abergavenny and Cardiff. Around 12 bus services per hour
use this corridor.
Malthouse Road Site (Parcel E)
5.11
This approximately 8.9ha parcel benefits from an existing
farm gate with Malthouse Road. The existing crossroad
junction between Newport Road, Pentre Lane and Malthouse
Road has limited visibility from the side roads and has been
subject to a number of personal injury accidents. There
is limited scope to serve additional development from
Malthouse Road (which provides a frontage to Parcel E and
the only frontage to Parcel F) based on its current geometry.
Malthouse Road also has limited facilities for pedestrians,
with no footpaths provided.
5.12
The site has an imposing 2.5 metre high stone wall that runs
continuously along its western and southern boundaries.
The site is bounded by the A4042(T) to the east, the A4051
(Newport Road) to the west, Malthouse Road to the south
and the access road into Llantarnam Abbey to the north.
5.13
The site undulates considerably and is currently used for
grazing. It contains a number of mature trees, together with a
length of regenerating woodland along its western boundary
and there are a number of small watercourses in the field.
A public right of way enters the south-easterly corner of the
site from Malthouse Road and continues through the site
adjacent to the eastern boundary.
The Triangle Site (Parcel F)
5.14
This land parcel is approximately 1.9ha and does not benefit
from any existing accesses. The Triangle Site is located to
the south of Parcel E. The site is bounded by Malthouse
Road to the north, the A4042(T) to the east and residential
development/open space to the south west. The site is
currently used for grazing land and the falls towards the
A4042 to the south.
13
Housing at Cwm Calon by Redrow Homes
14
6.0 SITE CONSTRAINTS
6.0
A number of constraints associated with the proposed
development on the site have been identified. Each of
these constraints has been used to inform the design
concept for the site.
6.4
6.5
6.1Western Power Distribution (WPD) was contacted and
requested to provide details of existing electricity supply
services and apparatus in and around the proposed
development site.
6.2
6.3
WPD provided details of existing electricity supply apparatus
in the vicinity of the proposed development. These details
show that 132kv overhead power lines cross land parcels
C, D, E and F to/from a substation to the northwest of land
parcel C, crossing site diagonally east to west. A 132kV
power line crosses land parcel C in the western corner
of the land parcel. Two 11kV power lines also cross the
northern part of land parcel E in a north easterly bearing. It
is also indicated that overhead and underground power lines
cross land parcel D from north to south from Llantarnam
industrial park to Ty Coch Lane, and other overhead lines
and underground cables are located to the south of the site
serving the houses adjacent to Pentre Lane, Ty Coch Lane
and Malthouse Road.
WPD confirmed that a 15m clearance (measured
horizontally from the outer conductor) from 132kV and
11kV overhead lines should be maintained and that if the
developer intends to alter ground levels, erect buildings
or other structures within 15m of the outside conductors,
WPD should be contacted. It was also stated that a
minimum of 3m clearance is required for low voltage
power lines. Work in the vicinity of underground WPD
apparatus should be undertaken in accordance with
HS(G)47 “Avoiding Danger from Underground Services”.
WPD stated that any excavations or other work within
15m (measured horizontally from the outer conductor) of
66kV and 132kV overhead lines should be undertaken
in accordance with HS(G)6 “Avoidance of Danger from
Overhead Electric Lines”.
Water Main
6.8
Dwr Cymru Welsh Water (DCWW) confirmed that they
have water supply infrastructure inside and within the
vicinity of the proposed development site. DCWW indicated
that a 700mm raw water main crosses land parcels C,
D and E. A 30” (750mm) and 48” (1200mm) trunk/
distribution water main cross land parcels C and D and a
24” (600mm) trunk/distribution watermain crosses land
parcel F and the northeast corner of land parcel E. There
is also a 4” (100mm) water supply main located under Ty
Coch Lane between land parcels C and D and a 90mm
water supply main and 469mm trunk/distribution main are
located beneath Newport Road between land parcels D
and E.
6.9
DCWW stated that due to the strategic nature and size
of the water mains crossing the proposed development,
DCWW would object to any new development on this land.
DCWW stated that diversions can be made at a cost to the
developer. DCWW also advised that their water mains have
a minimum easement of 6m from the centreline of the
water main. However, the easement strip is dependant on
the diameter of the water main and the depth of the water
main which should be verified on site by DCWW.
Electricity Sub Station
Constraints
Pylons and Overhead Wires
The suggested clearance/buffer distances are required
for maintenance rather than safety. Therefore, there is no
health and safety concern by providing public open space
in these areas.
A sub station is located adjacent to Ty Coch Lane between
parcels B(ii) and C. Western Power recommends that
there is a buffer of approximately 10 metres around the
electricity sub-station. There is no statutory requirement to
provide this buffer, however development must be of such
a distance away that the utilities company can access the
sub station boundary and there is a requirement that no
climbing aids can be attached to the sub station boundary
as a result of the development (such as planting trees
directly adjacent to the sub station boundary).
High Pressure Gas Main
6.6
6.7
We have been advised by Wales and West Utilities (W&WU)
that existing gas supply apparatus are located within the
vicinity of the proposed development site. Specifically,
W&WU indicate that a 300mm high pressure gas
pipeline crosses land parcels C, D and E of the proposed
development site with further low pressure gas pipelines of
various materials and diameters located along Pentre Lane
to the south of land parcels C and D, for a short distance
along Ty Coch Lane to the south west of land parcel D,
and along Newport Road to the west of land parcel E.
W&WU have advised that their high pressure gas pipelines
have an easement strip of 18m (9m either side of the
centreline of the pipe) and their low pressure gas pipelines
have an easement strip of 3m (1.5m either side of the
centreline of the pipe), and any development within an
easement strip would require written consent from W&WU.
W&WU have also advised that the recommended Building
Proximity Distance from W&WU high pressure gas pipelines
for normally occupied buildings is 64m (32m either side
of the centre line of the pipeline); however W&WU noted
that this is a recommendation only and that they only have
powers to enforce the easement strips stated above.
Sewerage
6.10
DCWW confirmed that there are public sewers within
and adjacent to the proposed development site. DCWW
confirmed that a 225mm diameter combined gravity sewer
crosses land parcel D from the southwest to the northeast
and then runs through the eastern side of land parcel D
parallel to Newport Road in a north easterly direction. A
150mm diameter combined sewer is shown under Ty Coch
Lane, which connects to the 225mm sewer. The drawing
also indicates that separate foul and surface water sewers
exist to the northeast of the proposed development.
DCWW confirmed that ‘no development (including the
raising or lowering of ground levels) will be permitted by
within 3m either side of the centreline of the safety zone
of the existing public sewers’ (i.e a 6m strip over the
centreline of the sewer).
15
High Winds
45
Beech Cottage
Pembroke House
Issues
Croes-y-mwyalch Farm
Llantarnam
TY COCH LANE / LLWYBR TY COCH
House
55.8m
CWMBRAN DRIVE
MAL
THO
USE
ROA
D/
LON
Y BRA
CTY
Hotel
Pump
Hotel
Ty Gwyn
9
30
5
JO
SEPH
PLAC
E
1
12
13
ABBEY GROVE
S
WILLIAM
ST
The Glen
The Meads
GA
RD
Raglan House
15
Llantarnam Industrial Park
EN
Pond
D
BM
45.66m
NE
W
/ HE PO
RT
OL
RO
CA
AD
SN
EW
YD
wdd
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Cla
BROW
Clawdd-du
Shelter
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OS
LLANTARNAM
SID
KE
LA
Industrial
Park
1
RY
CO
Pond
Lakeside House
5
PA
RK
RC
/ PA
RY
CO
24
7
Pond
PARK WAY
MAGNA
Bungalow
9
28
14
Llantarnam
Clawdd-du
PORTA
E
34.7m
Pond
Do
wla
is
LAKE VIEW
/ GWEL Y
LLYN
20
Br
oo
k
1
Pond
L
ET
8
SM
Usk House
SM
Talgarth House
b
Su
El
LA
NE
/
Subway
Lake View House
Dowlais
Brook
BM
OC
H
2
35
-C
The Oaklands
.1
6m
TY
Weir
Sta
LL
W
YB
R
TY
Dowlais
Bridge
Skenfrith House
CO
CH
El Sub Sta
50.9m
Mast
Magna
Porta
7575
YD
D
Ty Gwent
HE
OL
CA
SN
EW
Kestral House
38.4m
NE
W
PO
RT
RO
AD
/
Gas
Governor
BM 52.66m
Spreads
Collects
Well
Spreads
BM
45
.1
4m
Cottage Farm
55.5m
TL
ETL
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Issue
E
CH
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LA
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Issu
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IVE
Posts
50.3m
Stray
Spreads
Spreads
High Winds
Leaves
Collects
53.3m
ETL
Beech Cottage
TY
CH
CO
BM 56.98m
NE
LA
Issues
MALTH
/
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Ararat
R
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55.8m
CH
CO
/ LON Y BRACTY
MALTHOUSE ROAD
OUS
E ROA
D / LON
Y BRA
CTY
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(P
Bla
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Th
re
bir e
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)
Sinks
LB
Issues
on
Jesm
Grindlewald
ETL
PENTRE
PENTRE LANE / LON
Dan-y-derwen
Windy
ne
d-de
Oakdean
6
The
Llys
49.1m
33
faen
BLACKBIRDS
Brynawelon
Ivory House
CLOSE
39
es
Ridg
e
rew
Inve
ven
Din
ea
okl
Bro
en
Gre
n
Have
d-ha
Tall
Chimneys
Borrowdale
Nirvana
1
Broa
CROES-Y-MWYALCH
Ridge
Hafan
gle
Issues
um
Sar
ll
De
5
Bryn Teilo
St Ives
45
Ardlui
27
Greenacres
The Homestead
Rhiwbina House
d
Re
24
22
Spreads
sh
s
dru
ay
in
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Fa
s
ble
Ga
W
Paddocks
59.1m
Kynmel
Weir
Reservoir
20
6
e
olm
(covered)
19
Collects
20
16
7
1
ft
ro
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Gre
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at
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Site Constraints Plan
Collects
El Sub Sta
4
10
16
Lay-By
El Sub Sta
Newport Road
6.11
Prior to the building of the A4042(T) dual carriageway,
Newport Road (A4051) formed part of the primary route
between Newport and Abergavenny. Despite the new
trunk road, Newport Road provides access to Llantarnam
Industrial Park and forms a barrier between parcels D and
E. This barrier is further emphasised by a 2.5 metre high
stone wall that runs continuously along the western and
southern boundaries of parcel E.
6.15
An initial broad level appraisal was completed on the
majority of the site in 2009. This survey identified that
three existing trees have potential to support roosting
bats and that there is an active Badger sett located
within a woodland that would need to be retained.
6.16
However, the report concluded that there are no
ecological constraints for the development of the site.
In addition, through a series of recommendations,
the report identifies significant potential to promote
ecological enhancements and increase the site’s
floristic diversity.
Ecology
6.12
6.13
6.14
The Environment Agency (EA) was contacted in order to
establish the environmental constraints relating to the
proposed development.
The EA confirmed that there are watercourses/culverts
on the site and that any works affecting the flow of
watercourses requires prior written consent from the EA,
and a minimum clear width of 5m “either side of the
watercourses must be provided for wildlife and be free
of development”.
The EA advised that appropriate ecological surveys will
be required and all wetland habitats must be identified
and evaluated.
6.17
In 2011 extensive habitat and protected species
survey work has been undertaken at the site during
the optimum survey periods. The results show that
the site is relatively unconstrained from an ecological
perspective, and with sensitive mitigation and ecological
management, a net increase in biodiversity can be
achieved.
6.19
The Council have identified Parcels E and F as having
archaeological potential. However, Parcel E is subject to an
outline planning permission for employment development
(December 2007) and no archaeological issues were
identified. Furthermore, an archaeological assessment
undertaken by Cotsworld Archaeology did not identify
any significant archaeological features which would be
adversely affected by development.
6.20
It is therefore not considered that there are any
archaeological features on the site which would limit the
development potential.
Historic Environment
6.21
Archaeology
6.18
The Grade II listed Llantarnam Abbey Park is located close
to the east of Parcel E. There is no evidence that the
medieval settlement of Llanvihangel Llantarnam extended
into the development area and no finds or features have
been recorded in the immediate vicinity of the site.
No listed buildings or Scheduled Ancient Monuments
are readily visible from the parcels. Only the lodge of
Llantarnam Abbey is visible from Parcel E and this is well
screened by vegetation and only visible from the northwestern corner of the site.
The site is located within close proximity to a number of
historic features including the Grade II listed Llantarnam
Abbey and historic park. As such, full consideration will
be given to how the proposals can preserve the visual,
architectural and historic character of the area and will be
respectful in terms of scale, layout and character.
Topography
6.22
Parcels A, C, E and F have undulating topography within
at least part of the parcel. This is important and needs to
be carefully considered in the development proposals. The
topography also represents an opportunity through the
creation of interesting and varied streetscapes. Buildings
placed on higher parts of the site need to be considered
for their visual impact on the surrounding open land.
Existing Residents
6.23
Existing properties along Pentre Lane, Ty Coch Lane and
Lansdowne Gardens front or back onto the development
parcels. It is important to minimise the impact of the
development on these existing residential properties,
particularly immediately adjacent to the site.
Existing Access
6.24
Whilst potentially acceptable on an individual parcel
by parcel basis, the existing transport infrastructure is
inappropriate to accommodate the likely numbers of trips
made by all modes of transport, when considered as part
of a comprehensive development.
17
18
7.0 DESIGN PRINCIPLES
Access
7.0
7.1
7.2
7.3
7.4
Opportunities for accessing the site by all forms of
transport will be maximised including those for people
arriving on foot, by cycle, train, bus or car. The needs
of disabled people and those with pushchairs will
also be taken into account when developing the site’s
accessibility strategy.
All access points will be safe, secure and legible, thus
enabling efficient, direct and convenient movement
between existing areas of Llantarnam and also the
constituent parts of the site. All access points will be
integrated within the movement framework and hierarchy
established within and between the site parcels. Key
access points will herald a sense of arrival at the
development, and be of appropriate scale, nature and
form, given the local context.
The creation of key arrival points into the site will
require the enhancement of existing access points
and additional new access points. Opportunities for
improving both the level and quality of pedestrian and
cycle access will be maximised, and a full review of
the opportunities for the potential for improvement
within the existing urban form adjoining the site will be
assessed and where practical implemented.
It is understood that there are existing issues in relation
to traffic along Pentre Lane. The proposal is accessed
via a new roundabout on Newport Road and will not link
directly to Pentre Lane. As a result it is not anticipated
that the development will significantly affect existing
traffic flows on Pentre Lane. This issue will be explored
in more detail through the full planning application.
However, as part of the S106 agreement, there may be
opportunity to explore the possibility of providing some
highway mitigation measures in order to help alleviate
these existing problems for local residents.
Movement
7.5
“Ensuring ease of access for all”
• Realignment of Malthouse Road to integrate development
into the existing vehicular movement network;
• Convenient, safe and direct access for all residents to
the existing local services and facilities including retail,
community uses and employment opportunities; and
• Maximisation of the connections to the ‘Village Core’ and
surrounding areas via sustainable routes for pedestrians,
cyclists and public transport users.
All streets within and between the site parcels will be part
of a clear hierarchy in terms of being primary, secondary
and tertiary. All of which will be legible for drivers,
pedestrians and cyclists and will offer a safe environment
for pedestrians, cyclists and vehicles.
“Promoting sustainable means of
travel”
• Provision of, and easy access to, a range of
types of community green spaces encompassing
various forms of recreational activities for
different age groups;
• Creation of a clear movement hierarchy providing
easily recognisable routes which balances the
street as a space alongside its function as a
movement corridor;
• Consideration of the proposals in relation to the
location of the buildings on the site, gradients
and the relationship between various uses and
transport infrastructure, particularly for those
with disabilities;
• M
aintain a human dimension in terms of the
scale of the built form for ease of orientation; and
• Provision of landmark and keynote buildings that
assist in navigation through the development.
Vehicular access to the site will make good use of existing
roads and links such as Newport Road and Malthouse
Road. A full Transport Assessment will inform the need for
improvements to the existing highway network to cater for
the demands of the new development.
19
Character
7.6
The physical characteristics of a neighbourhood
influences the way in which it functions. Whilst a
comprehensive approach will be taken to the overall
site design, due to the fragmented nature of the
site, opportunity exists to create a number of distinct
character areas through variations in key elements of the
built form.
7.7
Basic design principles will be applied in each area. The
purpose is to achieve areas with separate identities and
in which residents and visitors will take pride. This will
apply to residential and employment areas as well as
public spaces. Each area will be designed as a place for
people being safe, secure and of high design quality.
7.8
Each parcel will be defined in terms of the following:
• Use and Mix
• Layout and Urban Form
• Scale, Height and Massing
• Appearance, Materials and Design Features
• Public Realm and Public Open Space
“Sustaining or enhancing local character.
Promoting legible development.
Promoting a successful relationship
between public and private space.
Promoting quality, choice and variety.
Promoting innovative design.”
• Integration of the development into the existing built
fabric of Llantarnam in terms of scale, height and
massing;
• R
etention of the existing landscape to create an attractive
landscaped backdrop;
• Respond to the built context of Llantarnam through the
use of materials within the residential element which
reflect those found locally;
• Minimise the impact of the development on the
surrounding context through the setback of upper
storeys and positioning of buildings away from sensitive
boundaries.
• Integration of existing and proposed landscape features
in order to soften the built form, particularly towards the
open edge of the development; and
• New development provides the opportunity to establish
a distinct identity to a place which, whilst having its own
character, integrates with the surrounding built form and
landscape context.
20
Environmental Sustainability
7.9
7.10
Sustainability principles will be at the heart of the
development, and a full Sustainability Statement will be
required as part of any future planning application.
Regard will need to be given to the UK Government
definition of sustainability which identifies the following
four priority areas:
• Sustainable Consumption and Production;
• Climate Change and Energy;
• Natural Resource Protection and Environmental
Enhancement; and
• Sustainable Communities.
7.11
In terms of environmental building technical standards,
all residential units will be developed to meet the
required Code for Sustainable Homes level and all
commercial units will be developed to meet the
appropriate BREEAM level at the time of construction.
“Achieving efficient use and protection
of natural resources. Enhancing
biodiversity. Designing for change.”
• Encouragement of walking, cycling and public transport
use through the creation of a traffic calmed environment
with full width footways and shared surfaces within the
quieter residential parts of the development;
• Retention of the existing landscape features and habitats
on the site and promotion of increased biodiversity;
• Use of energy efficient building techniques; and
• Achievement of high levels of passive solar gain through
the careful orientation of buildings.
Community Safety
“Ensuring attractive, safe public
spaces. Security through natural
surveillance.”
• Provision of private and/or communal amenity
space for all new residents including gardens,
patio areas and balconies;
• Providing good natural surveillance particularly
where there is access to private areas and
parking courts;
• Creation of a clearly defined public realm through
the provision of strong building frontage lines and
variations in enclosure of private spaces;
• Control of access to private areas, particularly
rear gardens and parking courts; and
• Provision of a variety of accessible public open
spaces and recreation areas to meet the needs
of the local community whilst encouraging
social activity.
Example of play equipment
21
Strategic Masterplan
W
YD
D
Ty Gwent
HE
OL
CA
SN
E
Kestral House
38.4m
W
PO
RT
RO
AD
/
Gas
Governor
NE
BM 52.66m
Spreads
8.0 STRATEGIC MASTERPLAN
Collects
Well
45
.1
4m
NE
This employment development located along the Cwmbran
Drive corridor will supplement the large existing employment
area around Llantarnam Park Way and provide new jobs for
the area as well as the new development. A range of jobs
associated with the retailing and community employment
within the neighbourhood centre are expected to come
forward as a result of the development.
/
LL
R
YB
W
TY
CH
CO
The variety of housing provided will create lifetime
neighbourhoods where different generations of people will
be able to live, work and play together without needing
to leave the area to find alternative accommodation and
thereby minimising the potential of social exclusion.
Posts
50.3m
Stray
High Winds
The new development will achieve an appropriate
density to ensure a balanced approach to housing and
greenspace. This density will be supplemented by higher
density accommodation in the form of a small number of
flats over shops in the neighbourhood centre around the
mixed use areas and lower density areas to the northern
and eastern edge of the Malthouse Road parcel which
is adjacent to existing woodland and views to and from
Llantarnam Abbey.
Leaves
Potential flats
above shops
CH
CO
BM 56.98m
NE
LA
/
LL
W
R
YB
Ararat
TY
CH
CO
55.8m
H
ac
Th
r
kb ee
ird
s
)
8.9
(P
Bl
Green infrastructure
/ LON Y BRACTY
MALTHOUSE ROAD
LB
PENTRE
PENTRE LANE / LON
Neighbourhood Centre Inset
Windy
Dan-y-derwen
Ridge
Oakdean
Hafan
6
The
hav
adBro
Hav
8.6
Borrowdale
Nirvana
Lly
en
49.1m
en
sfa
en
we
ere
BLACKBIR
8.10
ll
De
5
Bryn Teilo
Ardlui
8.11
The Homestead
Rhiwbina House
d
Re
24
s
Spreads
Paddocks
an
dl
oa
Br
ds
7
1
ft
ro
hc
at
He
(covered)
19
Reservoir
6
e
m
ol
20
Kynmel
20
nh
ee
Gr
59.1m
Collects
22
s
ble
sh
u
dr
ay
irw
in
W
Fa
Ga
El Sub Sta
Using these ratios and based on a proposal of 450
dwellings and a household size of 2.4 persons the
requirement will be Children’s Playing Space of 0.85ha
and Outdoor Sports provision of 1.7ha. To be accessible to
children on the development, the play areas will be located
within appropriate distances of dwellings, 240m to a LEAP
and 60m to a LAP. All dwellings are also within 600m
walking distance of formal sports pitch provision. If there is
a shortfall in on-site POS provision, a commuted sum will be
provided, subject to scheme viability.
27
Greenacres
45
The neighbourhood centre is located within 600m of all new
dwellings and the employment area of the Cottage parcel.
The neighbourhood centre should therefore be accessible
on foot from the new and existing residential areas.
The amount of open space provided has been designed
in order to cater for the recreational needs of the existing
and new community. The open space has been calculated
based on the Fields in Trust (formerly National Playing
Fields Association) standard equating to 2.4ha per 1,000
population, of which 1.6 to 1.8ha should be for outdoor
sport and 0.6 to 0.8ha for children’s playing space.
33
Ivory House
DS CLOSE
39
gle
St Ives
Brynawelon
The neighbourhood centre will serve as a physical and
functional integration element between the existing and
new residents. At this stage, it is envisaged that it will be
anchored by a convenience store with other appropriate
uses which could include a surgery or dentist which would
serve the local community. These uses will be subject to
market demand and community needs.
The site is formed by parcels of private land, which are not
currently accessible to the public. As such, development
of the site creates significant opportunity to provide high
quality areas of public open space to the benefit of both the
existing and future community of Llantarnam.
CROES-Y-MWYALCH
El Sub Sta
10
4
Inv
s
ge
Rid
en
Gre
ea
okl
Bro
Din
rum
Sa
There is a need for an increased level of convenience
shopping provision to meet the day to day needs of the
new community, the new residential development and the
surrounding areas. The proposed neighbourhood centre
will be developed in order to ‘design out crime’ and will
be an attractive courtyard development which will act as a
community hub.
Tall
Chimneys
1
e
den
ndmo
Jes
Grindlewald
Neighbourhood Centre – 0.9 hectares
ETL
TY
Issues
Potential
neighbourhood
centre access
53.3m
Sinks
8.5
8.8
GP
Issues
8.4
New employment land for B1 uses will be proposed across
all four land parcels. The intention is to create a high
quality office development. Whilst there are some short
term vacancies within the existing Llantarnam Business
Park as a result of current economic conditions, overall
it is very successful as a cheaper alternative to those
occupiers looking to locate along the M4 corridor. The
Council’s Employment Land Study (April 2011) identifies a
need for additional quality employment sites within South
Torfaen over the LDP Period.
Potential
neighbourhood
centre access
ETL
LA
8.3
The new development will deliver high quality, sustainable,
open market and affordable homes. A mix of housing types
and tenures will be provided that enable an integrated and
balanced community and that meet the future housing
needs in the area.
CH
CO
8.2
8.7
16
Residential – up to 450 dwellings
8.1
Employment Areas – Up to 15 hectares
55.5m
TY
s
Issue
Spreads
The strategic masterplan shows capacity for
accommodating:
BM
8.0
23
Weir
8.12
In addition to the formal greenspace, a network of
greenspaces will be provided that promote more natural
areas. These could include parkland, incidental open space,
ornamental areas and accessible natural green space.
8.17
Approximately three new ‘all movement’ accesses will be
provided to Parcel B with Ty-Coch Lane. Pedestrian and
cycle facilities will be enhanced on Ty-Coch Lane between
Llantarnam Park Way and the northern (emergency)
access to Parcel C.
8.13
Sustainable urban drainage systems (SUDS) will also be
incorporated into the green infrastructure and will relate to
the existing watercourses on the site. A range of SUDS will
be explored including pervious surfaces, swales, basins,
soakaways and water bodies. The present mix of SUDS
options suitable within the development will require a
detailed geotechnical investigation of the whole site.
8.18
It is understood that there are existing congestion
problems along the A4042. The Transport Assessment will
look to consider the existing flows and congestion levels,
calculate the proposed impact of the development and
consider ways in which these impacts arising from this
development can be mitigated.
Proposed Transport Strategy
8.19
The following access strategy is proposed and this will
be considered in further detail as part of the detailed
Transportation Assessment which will be required to
consider the transportation aspects of the development
proposals, assess the impact and identify mitigation
measures where appropriate.
It is noted that a significant amount of new development
proposed in the LDP will also add to pressure on this
route. As a result it will be necessary to assess the
impacts of these developments for contributions to be
sought towards transport/highway improvements where
appropriate.
8.14
8.20
In terms of the wider network, the proposed pedestrian
and cycle improvements will tie in to existing facilities in
the vicinity of the site, such as the Monmouthshire and
Brecon Canal to encourage travel to and from the site on
foot and by cycle.
8.15
The proposed Access Strategy is illustrated on the
strategic masterplan.
8.16
Malthouse Road will be realigned to the north through
Parcel E. Its existing junction with Pentre Lane and
Newport Road will be closed to through traffic and provide
access to Malthouse Farm only. This route will be a single
carriageway road with footpaths and facilities for cyclists.
It will also provide access for all modes of transport
to Parcel F. Malthouse Road will form a new four-arm
roundabout with Newport Road and a new link road
providing access to Parcels C and D. This road will also
be a single carriageway road with footways and facilities
for cyclists. The new link road will provide an access to Ty
Coch Lane to the north of the bollards preventing access
to Pentre Lane, which will remain. Ty Coch Lane will be
locally widened in the vicinity of the southern part of Parcel
B and the northern part of Parcel C in order to provide
enhanced facilities for pedestrians, cycles and vehicles.
However, Ty Coch Lane will remain closed to vehicular
traffic travelling north.
24
Strategic Masterplan - North Ty Coch Lane Site (Parcels Bi and Bii)
8.22
New bus stops are proposed to be provided on the
Newport Road corridor in the vicinity of Parcel D (the
proposed neighbourhood centre). Liaison with the local
bus operator will be carried out to determine the viability
of increasing service provision in the vicinity of the site,
for example via Ty Coch Lane and Llantarnam Park
Way, to increase the potential for travel to and from the
development by bus.
Key:
ETL
45
0.25ha
.14m
Spreads
BM
8.21
Neighbourhood Centre 0.9ha
0.86haResidential 10.6ha (425 dwellings @40dph excl children's playspace)
(Potential for additional 25 dwellings in Neighbourhood Centre totaling overall
450 dwellings, this area includes the existing building on the Cottage site)
Employment 15.0ha
1.12ha
8.63ha
A Framework Overarching Travel Plan will be prepared for
the entire site which will provide measures and initiatives
to promote sustainable travel and to minimise the need to
travel by private car.
1.97ha
3.31ha
0.25ha
3.46ha
5.01ha
0.86ha
0.35ha
1.50ha
North
Strategic Masterplan Land Budget
Llantarnam - Strategic Masterplan Land Budget
| T 01285 641717 | F 01285 642348 |
www.ppg-llp.co.uk | Team AC/EJT | 19th August 2010 | 1:5000 @A3 | Pegasus Urban Design | drwg. R.0183_07A I Client: Redrow Homes (South Wales) Ltd I
0
25
26
9.0 MASTERPLAN PRINCIPLES
The key design principles of the
site are to:
• Create a new village core through the
formation of new community facilities within a
neighbourhood centre that is centred around a
new green to the north of Pentre Lane;
Structuring Element 01: Focal Greenspace
9.1
The creation of a new focal greenspace, triangular in
shape is proposed bounded by Ty Coch Lane to the west,
Pentre Lane to the south, Newport Road to the east and
the neighbourhood centre to the north. The position of
this green is at the convergence of primary vehicular and
pedestrian routes and adjacent to the exiting public house.
9.2
The ‘Green’ will be formal in character and contain a focal
point, marker or piece of public art that will define its
position and contribute to the legibility of the development.
The focal green space will also contain seating and
ornamental planting and provide a meeting point for
existing and new residents within the village.
• Closure and realignment of part of Malthouse
Road adjacent to the existing farm through the
Malthouse Road site connecting with a new four
arm roundabout on Newport Road;
• Creation of a new multi functional movement
corridor through the WG site and into the Cottage
site;
• Creation of a 10 to 15m wide structural planting
buffer to the eastern boundary of the Malthouse
Road site and the Triangle site;
• C
reation of a series of linked greenspaces within
an overall green infrastructure strategy;
• Creation of areas of new residential served by
new infrastructure; and
• C
reation of new employment areas served by
new infrastructure.
Masterplan structuring elements
9.0
The identified sites in Llantarnam provide an opportunity
to create a development that will unify the separate areas
in Llantarnam and provide quality housing, complementary
employment use and a much-needed small neighbourhood
centre that could provide local facilities such as a local
shop, a crèche, a gym and other community facilities.
There is also the potential to create a number of live-work
units within the area to encourage new business start ups.
A set of elements or masterplan components are proposed
that will help form a well connected, structured, distinctive
and sustainable development. These structuring elements
are as follows:
Focal Greenspace Plan
27
Structuring Element 02: Green Infrastructure
9.3
An interconnected series of spaces are located around
the development that aid in legibility, add variety to the
urban grain and create an experience as you travel through
the area. The main space and structuring element of the
development is the ‘Green’ that acts as the focus for the
development. Connecting to the ‘Green’ are linear areas of
greenspace and smaller keynote spaces that interconnect
with the system of streets. These public spaces are seen
as areas of high activity and vitality.
9.4
Landscape design is an integral part of the design of
the development proposals through integration of a
strong landscape structure across the site. Through the
considered location and use of open space across the
development, the landscape structure also provides a clear
definition to public and private spaces whilst adding colour
and seasonal interest to the residential environment. The
development will look to sensitively integrate the existing
landscape structure and will seek to preserve the visual
setting of the existing village and create an environment
where biodiversity is protected and enhanced.
9.5
The green infrastructure will provide recreational
opportunities for the existing and new population of
Llantarnam. A range of open space types are proposed
across the site. Amenity space, enhanced ecological
habitats and semi-natural open space.
9.6
Existing landscape features such as the important
hedgerows and trees are to be retained and protected,
wherever possible, to form an integral part of the
landscape framework within the proposed development.
The setting of Llantarnam Abbey will be visually protected
from development by a 10 to 15m planted buffer
alongside the eastern site boundary of the Malthouse
Road and the Triangle site, providing a buffer between the
built form and open land.
9.7
28
The proposed green infrastructure area will accommodate
variations in the depth of planting. The proposed northern
development parcels within the Malthouse Road site
will offer opportunity for a more landscape dominated
environment that can provide green links to the existing
New Landscape/Green Infrastructure Plan
woodland framework to the north of the site. The southern
edge of the development parcels within the Malthouse
Road site and the northern edge of the development
parcels in the triangle site will enclose a new greenspace
that could be planted as common land with long grass and
wildflower areas. This would utilise the existing corridor
of the overhead wires and create a strong green link and
landscape edge to the proposed road. The residential
and employment within the Cottage site will integrate the
existing groupings of trees and hedgerows. The future
employment site to the west of Cwmbran Drive will also
integrate the existing trees and hedgerows wherever
possible. There is also potential in this site to integrate
the canal corridor by providing new frontage and walking/
cycling routes to this route alongside the canal.
9.8
Particular care will be required in the treatment of
the interface with the existing urban edge to ensure a
satisfactory transition. The scale and massing of the
planting will aim to create a natural new urban edge to
the site, accommodating both areas of thick and denser
planting suitable for screening developing and thinner
areas allowing for framed and glimpsed views into and out
of the site. Where possible, the larger and more dense
areas of planting will connect into a larger landscape
structure of open spaces, trees and verge.
Structuring Element 03: Balanced Mix of Uses
9.9
The broad disposition of land use needs to respond to the
needs of existing and new residents alongside provision
of a robust setting within Llantarnam. The Strategic
Masterplan proposes a mix of residential and employment
that will provide new jobs and new housing within a
balanced approach.
9.10
The new development parcels are formed around strong
desire lines across the site linking key spaces and the
retained existing hedgerow field pattern. Many of the key
routes radiate out from the neighbourhood centre and
recreation areas providing direct pedestrian routes to
these key facilities. These key routes and existing field
boundaries create perimeter blocks that provide a strong
frontage to the public realm.
9.11
The continuity of the street pattern assists in defining the
public realm, promotes an active street scene and helps
to create a safe and attractive environment. This will not
only increase the variety of place experience possible but
will also help focus social activity and interaction in public
spaces.
Mix of Uses - Structuring Elements Plan
29
Structuring Element 04: New Street Hierarchy
9.12
A well connected movement network, accessible by all
users, is proposed which helps ensure that all areas of the
development are easy to navigate, safe and secure. The
development is laid out around a permeable system of
streets and spaces that recognise the need to combine the
function of the street as a movement corridor alongside its
place function.
9.13
A hierarchy of streets not only provides for the necessary
vehicle circulation but also allows for footpath and cycleway
connections with the wider area in order to assist in the
creation of an integrated movement network. Within the
hierarchy a variety of street types are proposed which
represent a site specific approach to the development,
these include:
9.14
Proposed primary road – this new road defines the main
vehicular access through the development from the
realigned Malthouse Road in the east through the Stark
site to Newport Road and then west through to the Cottage
site. This road will be more direct than the other street types
allowing efficient use of land and maximising connections
through the development, better serving pedestrians who
prefer direct routes.
9.15
Village Streets – these streets provide access around the
development once off the primary road and direct access
to plots. They are designed to promote low vehicle speed to
allow spaces to be shared by a number of users and create
a sense of greater enclosure due to their decreased corridor
width. These streets will benefit from on street parking, tree
planting and traffic calming measures thereby aiming to
strike a balance between vehicles and other street users.
9.16
30
Limited access roads – this type of route is limited to the
closed part of Malthouse Road off Newport Road. This
closed section of road will provide limited access to the farm
and existing bungalow as well as providing a pedestrian/
cycle and emergency link. Limited access will be retained to
the few properties along Ty Coch Lane, accessing from the
south of Pentre Lane. The northern section of Ty Coch Lane
will provide pedestrian/cycle links and emergency access to
the Cottage Site. Employment access will be taken from Ty
Coch Lane to the two most northern parcels.
New Street Hierachy Plan
Structuring Element 05: Walkable Development
9.17
New routes are created linking key destinations with the
proposed employment and housing and the surrounding
context. The development will provide attractive and
direct pedestrian and cycle routes to reduce the need to
travel and promote the use of more sustainable transport
modes.
9.18
The green infrastructure provides direct walking/cycling
routes that encourage residents to use them. Pedestrians
are led into the site from well-lit links created between
existing and proposed residential areas including a
direct pedestrian/cycle only link from Ty Coch Lane and
Malthouse Road.
9.19
The main walking and cycle routes that are envisaged to
have higher pedestrian densities are:
• East/West along Malthouse Road connecting
neighbourhood centre, new residential and
employment areas and Pentre Lane;
• East/west along new primary road from Malthouse
Road to Newport Road;
• North/south along Newport Road; and
• North/south along Ty Coch Lane.
9.20
9.21
The location of the parcels close to established community
and long-established neighbourhoods with links to public
transport nodes are positive characteristics that need
to be maximised through the provision of safe, direct,
convenient and interesting pedestrian routes. In order to
achieve this, safe and convenient routes through the site,
particularly for those people with disabilities, require a
fundamental understanding of the elements required to
achieve inclusive access and should be used to inform the
detailed design proposals.
Walking Distances Plan
A bus stop will be proposed adjacent to the new village
green on Newport Road providing public transport within
400m of the most of the dwellings and employment on the
Cottage site and within 600m of all of the dwellings and all
of the employment on the Cottage site. The aspiration is for
all people living and working in the new development to be
within easy walking distance of a bus stop.
31
Structuring Element 06: Character Areas
9.22
9.23
9.24
9.25
32
A network of streets, squares, open and incidental
spaces will shape people’s view of the development. The
development will provide for a coherent sense of place and
the foundation for the creation of a legible environment in
combination with a hierarchy of street types that provide
an extensive choice of routes. This will be achieved
through defining a number of character areas within the
development. Proposed character areas are:
9.26
CA1 Village Core: This area will provide integration
between the new development and the existing area. It will
incorporate the neighbourhood centre and residential at a
higher density. The building materials will incorporate grey
stone effect and pale coloured render which reflects the
existing building materials around Pentre Lane and Ty Coch
Lane. The buildings will be 2 to 2.5 storey with flats and
community uses above the shops at ground floor.
9.27
CA2 Northern Employment: This area will provide B1
uses. The areas are well screened by existing planting and
will utilise green strips of planting through the development
to break up any views to the buildings and also address
the canal with a building frontage set within a landscaped
environment. Particular attention will be paid to the
relationship of the proposed development to the Parkway
Hotel in terms of height, scale, massing and visibility. The
development scheme will potentially provide a number of
economic benefits to the hotel and therefore its sensitive
integration with the rest of the scheme will be promoted.
CA3 Cottage Employment: This area will provide B1
uses. The site is at the same level as Cwmbran Drive and
screened by existing planting with a glimpses through
the hedgerow to the site. There is opportunity here for
2 storey employment buildings to be laid out within
separate courtyards, similar in character to converted farm
outbuildings. This more domestic scaled approach will
relate to the proposed residential area to the south and
also reflect the existing character of the village.
CA4 Cottage Residential: This area will be more
informal with meandering village streets. Existing tree
and hedgerows will be incorporated within the area
where possible. The existing hedgerow will form a natural
boundary between the residential and the employment.
Buildings will be predominantly 2 storey and the materials
will be a mixture of red brick and rough cast render in
white or ivory to create an informal character.
9.30
• The landscape character of the site and the
surrounding area including existing features and
topography;
• The provision of a sustainable development built
around a community focus and well defined street
hierarchy;
CA5 Common Frontage: This area will be more linear
with development fronting the new road and area of open
space reflecting the linear ribbon development of Pentre
Lane and Newport Road. Buildings will be predominantly
2 storeys with the opportunity for 2.5 storey nearer to
Newport Road. The area will use grey stone effect to
dwellings with render to key buildings and buildings at
junctions that turn the corner to link into the village core
materials.
9.28
CA6 Woodland Frontage: This area will be integrated with
the woodland to the north. Woodland planting will wrap
around the northern part of the new development parcels.
The buildings will be predominately 2 storey with grey
stone effect and rendered dwellings.
9.29
CA7 Malthouse Road Residential: This area will create
interesting streetscapes due to the undulating topography
in this parcel. Planting will be incorporated along the
eastern development parcels to minimise views of the
development from the east. The buildings will be 2 storey
and predominantly consist of red brick with render to
key elevations. Village streets will be informal with tree
planting and on-street parking.
The designation of the 7 character areas has taken into
account a range of factors relating to the site itself, the
local context and the proposed distribution of land uses.
These specifically include:
• Existing patterns of development coupled with the aim
of creating a development with subtle contemporary
characteristics; and
• The relationship between the proposed movement
network, built form and existing/retained features on
the site.
9.31
Each character area will contain its own individual design
elements which aid in making it distinct from other
areas. The approach to character areas is a framework
only at this stage and will naturally evolve as the design
progresses.
Character Areas Plan
33
10.0 DELIVERY
Delivery
10.1
10.2
The site is located within a strong housing market area
and is immediately available for development. The scheme
is also considered to be viable, subject to the requested
level of Section 106 contribution.
Through the preparation of this development framework,
Redrow Homes has shown a clear commitment to the
delivery of this site, which they intend to bring forward for
development in the early part of the LDP period.
Phasing and Flexibility
10.3
Development will be undertaken in phases and the
masterplan will need flexibility to adapt to changing
circumstances and market demands. Infrastructure
provision and facilities will be phased in accordance with
the rate of development. Such an approach will allow
the creation of a sustainable community resulting in the
provision of facilities and services when they are needed.
It will be essential to ensure that unnecessary front loading
is avoided so that the scheme’s viability is not jeopardised.
10.4
The key consideration for the phasing will be to ensure that
the large up-front infrastructure costs (e.g. the realignment
of the new road and implementation of a roundabout) are
offset by residential release. At this stage, it is likely that
development would consist of three key phases:
10.5
Phase 1: Highway improvements and implementation of
site access including off site works. Development of the
Malthouse Road site (Parcel E) for residential.
10.6
Phase 2: Development of the site owned by WG
(Parcel D) for community uses, retail units, sports
pitch, residential units over the shops and associated
infrastructure. Work on this phase could overlap with the
Malthouse Road site, given that the majority of units on
this parcel will be affordable. In terms of marketing the
retail units, it will be in the developer’s best interest to
undertake this at the earliest opportunity.
10.7
Phase 3: Development of residential infrastructure, and
spine road to employment area of the Cottage site (Parcel
C). The residential element would be built at the same
time as work on employment is carried out.
Section 106 Contributions
10.8
It is considered that residential build rate is likely to be in
the region of 60 dwellings per annum.
10.9
Overall, it is considered that the proposed phasing of
the scheme will allow for the creation of a sustainable
community resulting in the provision of facilities and
services when they are needed.
10.10 It should also be noted that the above assumes that no
grant funding will come forward from either Torfaen County
Borough Council or the Welsh Government. However, if
funding is made available there is scope for earlier release
of the employment elements of the scheme.
Llantarnam SPG
10.11 It is intended that this Development Brief will be adopted
as supplementary planning guidance and will therefore
be an important material consideration in determining
planning applications on this site.
Planning Application Requirements
10.12 Although the likely s106 contributions will be largely
dependent on the mix of the development and the degree
to which the scheme is able to incorporate the required
quantum of public open space, public art etc, it is
anticipated that s106 negotiations between the developer
and the Council will include discussion on the following
topics in accordance with national guidance set out in
PPW and Circular 13/97 as well as adopted local plan
policies and SPG:
a Affordable housing;
bEducation;
c Public open space;
d Community facilities;
eTransport;
f Leisure; and
g Waste and recycling facilities.
10.10 A single outline planning application should be submitted
for the whole site within Redrow’s ownership/control. This
will ensure a comprehensive approach to the delivery of
the development.
10.11 Any outline application must be accompanied by a:
a Plan showing the site boundary;
b Information on use, amount of development,
indicative layout, scale parameters and indicative
access points;
c Environmental Statement (including technical
appendices);
d Design and Access Statement (in accordance with
TAN12);
e Sustainability Statement; and
f Planning Statement.
35
Estimated Phasing Plan
36
Annex 1
Issue
Summary of Representations
How the Development Framework Responds to the Concerns
Loss of Green
Space/Loss of View
Local residents are concerned over the loss of open green space and views.
•
•
•
•
•
Ecology
Concern over the loss of wildlife. Residents refer to the following species: dormice,
nesting birds, birds of prey, bats, voles, squirrels, rabbits, woodpecker, butterflies,
badger, hedgehogs, field mice, owl, foxes and pheasants.
•
•
•
•
•
Historic Context
Parcel F
Residents identify that part of the site along Malthouse Road has a boundary of
the original stone wall of Llantarnam Abbey and that the walls are Grade II Listed.
Residents are concerned that these walls will be demolished or damaged to support the new road infrastructure. Residents state that part of the site is classified as
‘outstanding’ in the Cultural Landscape layer on LANDMAP.
Residents consider that this site was added as an afterthought and is not paramount
to the scheme. Residents highlight that the site is constrained for development with
2 mature oak trees, a pylon and a phone mast and question the viability of the site.
•
•
•
•
•
•
•
Given the nature of the development, it is inevitable that there will be a loss of open agricultural land and a loss of view for some residents.
The development of this land has been earmarked for many years with the allocation of the site for employment uses and the extant planning permission on the Malthouse Road site.
The existing agricultural land is private and not accessible to the general public except for the public rights of
way.
The proposals will bring forward extensive areas of public open space for the benefit of both the existing and
future communities.
The design of the proposed development will minimise landscape and visual impacts where possible.
In 2011, extensive habitat and protected species survey work has been undertaken at the site during the optimum survey periods.
The results of the surveys show that the site is relatively unconstrained from an ecological perspective.
A limited abundance of protected species have been recorded and the masterplan allows for the provision of
suitable mitigation measures.
A number of enhancements are to be provided which will improve existing habitats and create a number of new
habitats that are not currently present.
The Countryside Council for Wales and Torfaen County Borough Council have been consulted and agree with the
approach that has been taken to date.
It is acknowledged that the site is located within close proximity to a number of historic features including the
Grade II Listed Llantarnam Abbey and historic park.
Full consideration is being given to how the proposals can preserve the visual, architectural and historic character of the area. The proposals will be respectful in terms of scale, layout and character.
The boundary walls will be retained with only slight adjustments for access. Parcel E has an extant planning permission for major employment uses until 2015. The impact of the mixed use
framework proposals will be far less than the employment scheme
The site constraints have been considered within the strategic masterplan.
This site remains suitable and viable for development.
The development of this site is logical for residential development given its location adjacent to the properties at
Lansdowne Gardens and the strong physical boundary of the A4042.
37
Neighbourhood
Centre
Residents are concerned that the development will encourage anti-social behaviour
•
as seen in other areas (g. Malpas Road), with the centre’s proximity to the pub a key
concern. There are already shops within a 1 mile radius and concerns were highlight- •
ed that units will remain unoccupied for long periods. The development could have
a negative impact on Cwmbran Town Centre. Residents are further concerned that
•
there are no clear satisfactory plans for pedestrian access to the shops for existing
residents.
•
•
Coalesence
This area is the last thin wedge of green land between Cwmbran and Newport and its •
development will lead to the coalescence of the two settlements.
•
•
Traffic & Congestion
38
Pentre Lane is used as a back route ‘rat run’ which traffic calming measures have
not improved and residents have concerns that this issue will worsen with more
housing. Resident’s highlight that the Woodlands roundabout and Newport Road are
both already congested at rush hour and that any proposed widening of road will
be impeded by the road bridge. Residents are concerned that Ty Coch Lane will be
opened up to traffic.
•
•
The design of the neighbourhood centre will be carefully considered in order to minimise crime and anti-social
behaviour including consultation with the Crime Prevention Design Advisor.
Safe pedestrian links from both the existing and proposed properties will be provided as the uses will serve the
existing and future residents.
There is an existing neighbourhood shop located within the Oakfield Housing estate although, due to the lack
of a direct route, this is located approximately 2km walk away from the nearest point of the site. In addition,
there is a Marks & Spencer Simply Food located approximately 1.1km walk away along Malpas Road. Neither of
these facilities is accessible to the majority by foot.
The proposed units will be well marketed in order to attract suitable tenants and the finalised design will be sub
ject to detailed discussions with TCBC.
The development is of a local scale and will not impact upon Cwmbran Town Centre.
These issues have already been considered through the historic employment allocations in the existing Local
Plan and the extant planning permission for employment development on Parcel E which runs to 2015.
The existing road network (particularly the A4051 and A4042) acts as strong, defensible and logical barriers
between the built area and the green space to the east and west.
The development would not take the settlement limit any closer to Newport than the adjacent existing
development.
Redrow Homes has commissioned a transport consultancy to examine these issues in detail and to suggest
appropriate mitigation to minimise any impacts as well as considering ways to tackle existing problems eg.
highway safety.
Ty Coch Lane will remain closed to vehicular traffic travelling north.
Issue
Summary of Representations
How the scheme seeks to address concerns
Industry/Offices
Residents consider that there are already more than enough empty industrial units in •
the local area and therefore there is no need to provide more in this location.
•
•
Safety
Residents are concerned that developing residential properties close to substations
and power lines is a health risk. Also question whether it is safe to build a play area
on a main gas line.
•
•
•
Parkway Hotel
Both the residents and the owner of the Parkway Hotel are concerned that the
development will affect tourism and force the business to close. Specifically, there is
concern that the Ty Coch Lane employment sites will impact on views and outlook.
•
•
•
•
Llantarnam Abbey
Residents are concerned that development will have a negative effect on the Abbey
which is an important historical and archaeological site. There is also concern that
the development could increase rates of trespass and anti-social behaviour within
the Abbey grounds.
•
•
•
•
Pressure on Existing
Facilities
There is concern as to what effect an influx of new residents will have on existing
services such as GP Practices, Schools, Dentists, Emergency Services etc.
•
•
•
Provision of a
Community Centre
Some residents have highlighted concern that a new community centre is to be
•
provided at the site which will lead to traffic congestion and anti-social behaviour and
will also impact on Llantarnam Town Hall.
The intention is to create a high quality office development.
Whilst there are some short term vacancies within the existing Llantarnam Business Park as a result of current
economic conditions, it is very successful as a cheaper alternative to those occupiers looking to locate along the
M4 corridor.
The Council’s Employment Land Study (April 2011) identifies a need for additional quality employment sites
within South Torfaen over the LDP Period and the allocated Llantarnam site will meet this demand.
Redrow Homes will fully comply will all national guidance and the guidance provided by the utility companies in
relation to building distances.
It also must be noted that the suggested clearance/buffer distances in relation to the gas line on the proposed
open space are required for maintenance rather than safety.
There are no health and safety concerns with the proposed development.
The design of the proposed scheme will be fundamental and particular attention will need to be paid to the relationship of the proposed development to the Parkway Hotel in terms of height, scale, massing and visibility.
Landscape treatment will be important in minimising any environmental and visual effects.
The development scheme will potentially provide a number of economic benefits to the hotel, with new
businesses and homes locating to the area.
The sensitive integration of the employment proposals with the existing hotel will be examined.
The nearest part of the site to the Abbey is Parcel E which benefits from extant planning permission for
employment development.
Residential uses in this location will be more sympathetic to the Abbey.
There is significant screening between this part of the site and the Abbey which will be maintained and enhanced
as part of the development.
The proposed dwellings will be designed and orientated to minimise impact.
As part of a future planning application a Section 106 legal agreement will be negotiated with the local planning
authority.
Appropriate contributions towards local services eg. education will be made based on the impact of the
development and the availability of existing local services.
There will be opportunity for health services to be provided within the Neighbourhood Centre subject to demand.
There are no plans to provide a community centre within the development scheme at the current time.
39
Affordable Housing
Residents are concerned that the provision of affordable housing is not in-keeping
with the area and will encourage anti-social behaviour.
•
•
•
Alternative Sites
Residents consider that brownfield land should be considered before the
development of this site.
•
•
•
Location of Play
Area/Open Space
40
Residents have concerns in relation to the provision of play areas towards the rear of
the housing development which they consider to be unsafe with limited surveillance.
Residents are also concerned that the POS/Play Areas within close proximity of the
existing pub could have implications for anti-social behaviour.
•
•
•
The level of affordable housing within the development scheme will be guided by Torfaen County Borough Council
(TCBC) and site viability.
The purpose of providing affordable housing is to create sustainable, mixed communities and is a requirement in
national planning policy.
The design of the affordable housing will not be distinguishable from the open market units and will be entirely in
keeping with the local area.
TCBC undertook an extensive ‘call for sites’ and ‘alternative sites’ consultation within which this site was
rigorously assessed against an extensive criteria and put forward for allocation accordingly.
The site has already been considered appropriate for development through its overall employment allocation and
extant planning permission.
The site will make an important contribution to meeting TCBC housing land requirements. The detailed layout of the development has not been finalised.
Redrow Homes will ensure that all play areas are designed so that they benefit from natural surveillance and do
not encourage anti-social behaviour.
It is in Redrow Homes’ interests to design safe play areas which have good surveillance and will be well used by
existing and future residents
Helmont House
Churchill Way
Cardiff
CF10 2HE
Please contact Gareth Williams for further information
T: E: 029 2043 5880
[email protected]
www.nlpplanning.com

Llantarnam Development Framework - Tor-faen

Transcription

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