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Candidate Site Assessment Report

Reference CO003

Name The former Walkers Factory, Pontardulais Rd, Cadle

Description Former industrial building on eastern side of Pontarddulais Rd/Carmarthen Rd, south of the Pontarddulais Rd Retail Park. Level site elevated above adjoining dual carriageway includes a landmark Listed Building. Surrounded by residential properties and Fforestfach Retail Park to the west on the opposite side of the road, residential properties and Cadle School to the south and urban greenspace to the east.

Size 2 Ha

Existing Land use Industrial & Storage

Proposed Land Use Residential

Location Plans OS Plan and Aerial (not to scale)

© Getmapping Plc.

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Background and History Current UDP Policy http://swansea.devplan.org.uk/map.

© Crown Copyright, Licence 100023509

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Constraints

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Planning History Planning Applications:

App No. App Type Desc

Site Address Proposal Decision Type Code

Date Decision

Legal Agreement

Appeal Lodged

Appeal Decision

Appeal Decision Date

2009/1900 Full Former Walkers Crisp Factory 38 Pontardulais Road Cadle Swansea SA5 4LJ

Redevelopment of the site, including partial demolition of the rear portion of the existing factory building, to provide 107 residential dwellings (comprising 12 detached dwellings, 14 semi-detached dwellings, 3 blocks of 14 no. terraced dwellings, 4 blocks of 67 no. flats) parking and associated works

N N

A00/1212 Full 38 (Walkers Snack Foods Ltd) Pontarddulais Road, Fforestfach Swansea

Erection of 3 no. dual polar antennae on factory rooftop and an equipment cabin on lower roof

HGPC 07/11/2000

N N

2009/1909 Listed Building Consent

Former Walkers Crisp Factory 38 Pontardulais Road Cadle Swansea SA5 4LJ

Partial demolition of the rear portion of the existing factory building (application for Listed Building Consent)

N N

A00/1213 **LBD Listed Building District

38 (Walkers Snack Foods Ltd) Pontarddulais Road, Fforestfach Swansea

Erection of 3 no. dual polar antennae on factory roof and an equipment cabin on lower roof (application for listed building consent)

HGCC 16/11/2000

N N

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Candidate Site Context Candidate Site submissions within buffer

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Candidate Site Public Consultation: Summary of Representations The Candidate Site application was advertised on site in the form of site notices. No representations received. LDP Preferred Strategy Consultation: Summary of Representations No comments were received specifically regarding this site. LDP Draft Proposals Map Consultation: Summary of Representations No comments were received specifically regarding this site. Response to Representations No representations received.

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Stage 1 Summary

Criteria 1st Filter Check

No Major Constraints

Deliverability Minimum Size Pass Fail

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Further Information

Site Ref CO003

Stage 1 pass. Progress to detailed stage 2 assessment.

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Key Stakeholder Consultations

Internal Stakeholder Comments

CCS Transportation Means of Access: The site is suitably accessed. Local Highway Conditions: There are congestion issues at the Pontardulais Road traffic signals. Accessibility: There is a 10 min frequency service past the site. Wider Issues / Combined effect: Issues at the Pontardulais Road traffic signal junction will need consideration. However, there is a current application under consideration which has been assessed as suitable. Transport Proposals: None at present, other than general requirement to improve traffic flow in the area.

CCS Housing There is a requirement for affordable housing across all areas of Swansea and it will be important to maximise affordable housing delivery wherever possible. The SHMA identifies that around 2100 homes are needed within this strategic housing policy zone over the LDP period.

CCS Biodiversity Bat survey requested in connection with planning application. Ecological survey submitted – no constraints identified

CCS Environmental Health No comments

CCS Education Cadle Primary: Our aspiration has always been to bring the Early Years block, which is stand alone to the main school, into the main school building as a new extension. Whilst the site is capable of an extension, any sites in this area would require such an extension to the school. Bishop Gore Comprehensive: All of the secondary schools in the West of Swansea are currently under review as part of the ongoing Secondary Stakeholder Forum. Whilst there is scope to extend the school, careful consideration needs to be given to the impact of not being able to extend the next nearest secondary i.e. Olchfa (see points under Olchfa). There are major concerns over access to the site, particularly as many pupils are transported by bus (costs could increase if some of these sites are brought forward and there is no infrastructure to support any increased vehicles to the site).

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External Stakeholder Comments

Natural Resources Wales Consider MOU. Gowerton STW. Capacity issues and potential to impact on Carmarthen Bay SAC. Further consultation with DCWW strongly recommended. Compensatory surface water removal may be required. Mature hedgerow at the southern boundary of the site, which should be retained for connectivity. The north-eastern boundary of the site lies adjacent to Cadle Heath. WFD moderate. Possible contamination from Historic use.

Dwr Cymru Water Supply: Initial Comments for Candidate Sites in the Ward: For this area, an hydraulic modelling assessment is required to establish the potential impact of the confirmed proposals on our network and to establish the extent of off-site mains required to service the sites. Site Specific Comments on the Draft Proposals Map: A water supply can be made available to service the proposed development site. The site is crossed by a water main for which protection measures, either in the form of an easement and / or diversion may be required. Waste: Initial Comments for Candidate Sites in the Ward: Proposed developments in this ward ultimately drain to our Gowerton Waste Water Treatment Works. Based on the cumulative growth information provided for the residential, employment and the residential element of mixed sites, our assessment equates to a population in excess of circa 35,000 people. If all this growth is to be promoted in its entirety, then we will need to plan for future investment plans at the appropriate time.

Site Specific Comments on the Draft Proposals Map: No problems envisaged with the public sewerage system for domestic foul flows from this proposed development site. Gowerton Waste water treatment works capacity – Limited capacity

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Western Power There is currently spare transformation capacity at each of the substations, which may be able to accommodate future load growth.

Coal Authority No coal mining legacy features identified by the Coal Authority.

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Stage 2: Planning Assessment

Site Description

Reference CO003

Name The former Walkers Factory, Pontardulais Rd, Cadle

Context and Character

Issue Criteria Commentary Notes

Brownfield

Greenfield Classification

Brownfield / Greenfield Mix

Brownfield

In settlement

Edge of settlement

Out of settlement

Relationship to existing settlement pattern and built form

Other

In settlement

Agricultural

Residential

Employment

Leisure

Mixed Commercial

Surrounding land use(s)

Other

Residential Employment Leisure – Local Nature Reserve & Community Farm Mixed Commercial

Water

Sewerage

Electrical

Gas

Utilities infrastructure

Telecommunications

Connections available

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Geological

Habitat

Visual and Sensory

Historical LANDMAP

Cultural

Geological – No information found Habitat – Dry (Relatively) Terrestrial Habitats/ Built Up Areas/Residential/Green Space (Level 3) Visual & Sensory – No information found Historical – Built environment (Level 1) Cultural - Influences/Material expressions/ Urban/Light Industry & Technology (Level 4)

Yes Dominant Landscape functions No

None

Complex

Moderate Key landscape features

Simple

No TPOs Simple

AONB

SLA

Impact on areas designated for landscape value Heritage Coast

None

Ancient Monument

Archaeologically Sensitive Area

Archaeological Site

Historic Park and Garden and Setting

Historic Landscape

Conservation Area

Impact on historic designations

Listed Building

Listed Building

Impact on views and vistas

- Prominent elevated position. Landmark Building

Level

Undulating

Sloping Topography

Mixed

Level

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Yes Natural surveillance

No

Yes

< 400m

< 800m Proximity to public open space

> 800m

< 400m

< 400m

< 800m Proximity to leisure facilities or recreation space > 800m

< 400m Cadle Primary School Penlan Community Leisure Centre – 1.8km Blaenymaes Community Centre – 1km Cockett Community Centre – 1.5km Fforestfach Library – 1.4km Penlan Library – 1.8km

Yes Presence of overhead cables No

No

Yes Opportunities to provide continuity and enclosure

No

Yes

Yes Opportunities to contribute to an active street frontage

No

Yes

Located in an aggregates safeguarding area

Yes/ No N/A

Located in a Primary or Secondary shallow coal resource area

Yes/ No N/A

Regeneration and Community

Issue Criteria Commentary Notes

Significant

Some Opportunities for new job creation

Few

Few

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Significant

Some Opportunities to contribute to vitality and viability of the area Few

Few

< 400m

< 800m Proximity to primary school(s)

> 800m

Cadle Primary - 160m Portmead Primary - 940m Blaenymaes Primary – 1km

< 400m

< 800m Proximity to secondary school(s)

> 800m

Bishop Gore - >800m Dylan Thomas Community – 1.8km Ysgol Gyfun Bryn Tawe – 1.8km Pentrehafod – 3.4km

< 400m

< 800m

Proximity to convenience store selling daily living essentials > 800m

< 400m

< 400m

< 800m

Proximity to Local Centre/District Centre

> 800m

< 400m District Centre Fforestfach /Pontarddulais Rd Retail Parks < 800m Local Centre Broughton Avenue, Blaenymaes Ravenhill Cross, Ravenhill Carmarthen Road, Fforestfach

> 20% Welsh Speaking Ward

16-19% Welsh Speaking Ward

Linguistic Impact

0-15% Welsh Speaking Ward

9.8% of people are Welsh Speaking (2011

Census)

Environment and Climate Change Mitigation

Issue Criteria Commentary Notes

Impact on open space or recreational space

- No impact

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Impact on Greenspace - No impact

Impact on Biodiversity - No issues

Flood-risk and drainage

- No issues

No loss of agricultural land

Grade 3 and above Impact on agricultural land

Grade 1/2

No loss of agricultural land Provisional ALC Information – Welsh Government (February 2015) Provisional Grade: Urban Other Information: Formerly Developed Land Probable BMV: Not BMV

Odour

Noise

Light

Air

Proximity to existing potential nuisance and/or sources of pollution

Waste

No issues

Odour

Noise

Light

Air

Potential impact of future use on existing neighbouring development

Waste

No issues

Land contamination - No issues

Land stability - No issues

Transport and Accessibility

Issue Criteria Commentary Notes

Yes

Yes, but improvement

required

Vehicular access to public highway

No

The site is suitably accessed.

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Yes Ransom Strip

No

No

< 400m

< 800m

Accessibility to high frequency public transport access point, i.e. train station or bus stop

> 800m

Accessibility: There is a 10 min frequency service past the site. Bus Stops:- 700m - Fforestfach, Tesco (NW-bound), 400m - Fforestfach, Ivorites (NW-bound), Fforestfach 400m - Fforestfach, Ivorites Arms (SE-bound), Fforestfach, 400m - Fforestfach, Tesco (SE-bound), Fforestfach

Regularly congested

Congested at times

Traffic conditions on nearby highway network

No significant congestion

Local Highway Conditions: There are congestion issues at the Pontardulais Road traffic signals. Wider Issues / Combined effect: Issues at the Pontardulais Road traffic signal junction will need consideration. Restrictions: Improvements to traffic flow at the Pontardulais Road traffic signals will need to be made to accommodate any significant additional traffic attraction.

High

Medium

Potential to access community facilities and services via active transport

Low

High

Deliverability

Issue Criteria Commentary Notes

Need Identified Supply and Demand

No identified need

Need Identified AH requirement to be established

Current undetermined planning application

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Immediately available

Some indication of availability

Availability

No indication of availability

Some indication of availability Site is believed to have been sold recently - new landowner’s intentions unknown

Physical

Environmental

Constraints

Legal

Listed building Burry Inlet sewerage capacity but scope for betterment given existing run off from this Brownfield site

DMC have advised in respect of current planning application that Burry Inlet issues can be overcome. There are some matters of concern relating to the detailed layout , however there is no objection in principle to the release of this land for housing

Viability - AH Viability to be assessed

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Stage 2 Summary

Key Issues

• Potential commitment if current P/a approved

• Listed building constraint

• Wider highway congestion to be addressed

• Drainage issues to address

• Affordable housing viability assessment required This is a Brownfield site in a sustainable location where the principle of redevelopment is supported by national and local planning policy guidance. The primary objective of the adopted LDP Preferred Growth Strategy is to maximise the use of appropriate Brownfield land in order to minimise the take of Greenfield land elsewhere. This land is appropriate for redevelopment and matters of detail, such as associated open space provision, traffic management, etc, are issues for consideration at any future planning application stage.

Are there opportunities for development to occur on adjoining land?

Yes No

If yes, provide details Adj land to north

Is there an alternative land use considered more suitable for the site?

Yes No N/A

If Yes, specify land use considered appropriate Expansion of retail park not acceptable in policy or land use terms

Should site progress to Preferred Strategy Appraisal?

Yes, whole site Yes, part of site No

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Stage 3A: Assessment Against LDP Objectives Scores =

Objective Score

1 Ensure that communities have a mix of uses and facilities to create sustainable, inclusive neighbourhoods that help to bring about wider social benefits and allow community life to flourish

+1

2 Encourage development of town and district centres as focal areas for regeneration n/a

3 Improve access to healthcare, lifelong learning, leisure, recreation, and other community facilities n/a

4 Create environments that support and promote walking, cycling and public transport as integral elements of a sustainable transport system

+1

5 Facilitate the provision of appropriate utility and transport infrastructure to support communities and businesses n/a

6 Encourage appropriate development of low carbon and renewable energy resources and energy infrastructure ?

7 Support the safeguarding and sustainable use of natural resources where appropriate +1

Social

8 Facilitate the sustainable management of waste n/a

9 Direct new housing to economically viable and deliverable sites at sustainable locations +2

10 Support development that positions Swansea as an economically competitive place and an economic driver for the City Region

n/a

11 Facilitate growth and diversification of the local economy and an increase in high value, skilled employment n/a

12 Reinforce and improve the City Centre as a vibrant regional destination for shopping, culture, leisure, learning and business

n/a

13 Ensure Swansea represents a strong commercial investment opportunity for developers and other partners to deliver the Council’s priority regeneration schemes

n/a

14 Ensure that communities have a sufficient range and choice of good quality housing to meet a variety of needs and support economic growth

+1

Economic

15 Promote and enhance a diverse and sustainable rural economy 0

+2 will fully meet LDP objective

+1 will have positive impact on LDP objective

0 neutral effect on LDP objective

-1 will have a negative impact on LDP objective

-2 will not meet LDP objective

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16 Improve, expand and diversify appropriate sustainable tourism facilities and infrastructure n/a

17 Promote a sustainable development strategy that prioritises the re-use of appropriate previously developed land, avoids significant adverse environmental impacts and respects environmental assets

+2

18 Preserve and enhance the County’s high quality cultural and historic environments +1

19 Conserve and enhance the County’s natural heritage +1

20 Maintain and enhance green infrastructure networks +1

21 Support measures to minimise the causes and consequences of climate change n/a

22 Promote good design that is locally distinct, sustainable, innovative and sensitive to location ?

23 Support the development of safe, accessible and vibrant places and spaces +1

Environmental

24 Create environments that encourage and support good health, well-being and equality +2

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Stage 3B: Assessment Against SEA/SA Objectives

Key:

1. Promotion of sustainable development +/-

2. Maintain and enhance biodiversity resource and protected habitats and species. +

3. Increase community safety and sense of security ?

4. Enable people to meet their housing needs and provide good quality housing +

5. Provide high quality, accessible lifelong learning opportunities which meet future needs 0

6. Encourage an inclusive society and promote equality +

7. Support the development of Swansea as a competitive place and contribute to Swansea’s role as a regional economic driver

+

8. Promote and enhance the rural economy 0

9. Support the development of the environmental goods and services sector. ?

10. Create social and physical environments that encourage and support health and well-being. ++

11. Protect soil resources 0

12. Improve the quality of inland coastal water (surf zone) and rivers +/-

13. Promote the efficient use of water resources ?

14. Ensure development respects constraints such as floodplains and unstable land ++

15. Promote an integrated transport system and encourage sustainable travel and development patterns that do not cause significant harm to air quality

++

16. Support adaptation and mitigation measures due to climate change x

17. Improvement in prudent and efficient use of energy +

18. Development of appropriate types of renewable energy resources ?

19. Promote the sustainable management of waste in an integrated manner, aiming towards zero waste by 2050 ?

20. Efficient use of minerals that safeguard existing resources and promote the use of secondary aggregates over primary resources where appropriate.

0

21. Protect and enhance the quality of the cultural and historic environment ?

22. Maintain and enhance the quality and distinctiveness of the landscape, townscape and seascape. ?

++ Will contribute to sustainability +/- Range of positive and negative effects + Will result in some positive effects 0 Neutral effects - Will have some negative/non-sustainable effects ? Uncertain effects -- Will have a negative/non-sustainable effect X Not applicable to policy

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Comment #2 No identified significant effects. Potential for impact on bats. #7 Contribution of residential on a non-strategic scale. #10 Sustainable location close to facilties at Fforestfach and frequent bus service providing access to higher level city centre services and facilities. No air or noise issues identified. #11 Brownfield site has neutral effect on soil quality # 12 Possible contamination from historic use. Potential for opportunities for land remediation not yet known. Drains to Gowerton catchment. Score reflects MOU and arrangements for reduction of surface water run off. #14 No flood risk issues identified. # 15 Sustainable transport location. No land stability issues. Limited opportunities to improve PROW network. #20 Brownfield sites have neutral effect on sterilisation of resources. #21 & 22: uncertain effects on a landmark listed building which has important role in local townscape