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Former MGR Garage, 58 Windsor Road, Penarth Planning, Design & Access Statement November 2018 Visual prepared by Powell Dobson Architects
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creative minds safe handsFormer MGR Garage, 58 Windsor Road, Penarth
Planning, Design & Access Statement
November 2018Visual prepared by Powell Dobson Architects
Site as existing
creative minds safe hands
Former MGR Garage, 58 Windsor Road, Penarth Planning, Design and Access Statement
November 2018
Document verification Client: X-Stream Properties LtdProject: Former MGR Garage, 58 Windsor Road, Penarth Job number: A105163Document title: Planning, Design and Access StatementStatus: Version 2Date: November 2018
This report is copyright: © WYG Environment Planning Transport Limited, 2018All drawings and photographs are by WYG Environment Planning Transport Limited unless stated otherwiseDrawings based on the Ordnance Survey map are reproduced with the permission of Her Majesty’sStationery Office: © Crown copyrightWYG Environment Planning Transport Limited licence number: AR 1000 17603
WYG Group
WYG GroupFloor 5, Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045 5321 Email: [email protected] www.wyg.com
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Table of contents
1 Introduction 2 The site and surroundings 3 Policy context
4 Materials Considerations
5 Design and Access
6 Conclusions
Contents
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LOWER GROUND FLOOR PLAN 1:200
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SITE LOCATION PLAN 1:1250
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X-Stream DevelopmentsFormer Garage Site, Windsor Road, Penarth
Existing Site Plan and Site Location Plan
18098 (05) 100 -
As shown @ A1
November 2018
CHT
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Date:
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Checked:
Rev.Drawing No.
Contract:
Title:
Registered Office: Powell Dobson, Suite 1F, Building One, Eastern Business Park, Wern Fawr Lane, Old St. Mellons, Cardiff CF3 5EA. Powell Dobson is a trading name of Powell Dobson Architects Ltd a company registered in England and Wales No 3873802.
Cardiff Office: Suite 1F, Building One, Eastern Business Park, Wern Fawr Lane, Old St Mellons, Cardiff CF3 5EATel:+44 (0)33 33 201 001 www.powelldobson.com
Figured dimensions and levels to be used.Any inaccuracies must be notified to thearchitect.Detail drawings and large scale drawingstake precedence over smaller drawings.
THIS DRAWING IS COPYRIGHT ©
Chk'd: Rev:
-Chk'd:Rev: PRELIMINARYRev: Chk'd:
PLANNING
DESIGN
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CONSTRUCTION
SURVEY STATIONSNameSTN1STN1ASTN2STN2A
Easting318245.105318271.187318264.335318289.097
Northing171803.928171793.697171847.221171835.731
Height41.70342.70943.30744.496
áNorth
Figure 1
Site Location Plan
Prepared by Powell Dobson
Architects
Introduction1Introduction Introduction 1
Structure of Statement
This Planning, Design & Access Statement presents the case for the proposed development in relation to the site and its surroundings, the planning history, and policy context. It considers the key issues relative to the proposed development and refers to other detailed supporting reports as required.
The statement is structured as follows:
Section 2: provides a description of the site and it surroundings and an overview of the site’s planning history;
Section 3: outlines the relevant planning policy context;
Section 4: sets out the key principal / material considerations associated with the proposed development;
Section 5: provides the Design and Access requirements as set out in TAN 12;
Section 6: summarises the statement and outlines our conclusions.
The Proposals
On behalf of the Applicant (X-Stream Properties Ltd), WYG Planning and Environment has prepared this Planning, Design and Access Statement in support of an application for full planning permission for the erection of a 4 storey building comprising residential units with undercroft parking at the site of the former MGR garage on Windsor Road in Penarth.
The planning application proposes 2 one-bed and 19 two-bed high quality apartments undercroft parking, access and associated works.
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Site & Surroundings 2site lies 40 m away from the various retail, leisure and community facilities which occupy Penarth town centre. Other services and community facilities lie within close proximity including the Penarth Ex-Servicemen’s Club and Institute (opposite) and dentist (120m), a library (390m) and a surgery (500m).
In terms of education, the site lies within the catchment a number of primary and secondary both English and Welsh medium schools.
Planning History
The Vale of Glamorgan’s online planning history records identify the following historic applications. No further / recent planning history has been identified for the site.
Application Ref Description Development Decision Decision Date 2016/01087/PND Demolition of the former petrol
station/garageApproved 4 Oct 2016
2017/00134/LAW A certificate of lawful use of existing car showroom as retail use class A1
Approved 5 April 2017
Table 1: 58 Windsor Road, Penarth – Planning History
The Site
The site comprises a rectangular parcel of land (0.10 ha), fronting Windsor Road and bound by Railway Terrace (west), circa 40 m outside of the district shopping centre of Penarth.
The site comprises the disused former MGR car garage/service centre and includes existing site access/egress arrangement at Windsor Road and hard-surface forecourt. We understand the site has laid vacant and unused for number of years and presently has a negative impact on the character of the area. The garage is bound by the side elevation of the residential dwelling 56 Windsor Road, by Railway Terrace to the west, Windsor Road to the north and a small rear access lane to the south.
Vehicular access into the site is currently provided directly off Windsor Road, the main road which runs through the Penarth, with a secondary access via the lane running through the rear of the site.
The Surroundings
The site sits in a largely residential area with buildings typically formed of 2/3 storey Victorian terraces.
The nearest bus stop is located circa 140 metres to the west, fronting the local police station, whilst several bus stops occupy the town centre (circa 210 metres to the east). The bus stop provides regular services which run to various destinations such as Barry Docks (93), and Cardiff City Centre (92/94). In addition, Dingle Road railway halt lies circa 300 metres to the west and provides regular services into Cardiff city centre. The
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Planning Policy In addition, Paragraph 4.9.1 sets out that “Previously developed (or brownfield) land should, wherever possible, be used in preference to greenfield sites”. Paragraph 4.9.2 goes on to state that any previously developed sites in built-up areas may be considered suitable for development because their re-use will promote sustainability objectives. This includes sites: “in and around existing settlements where there is vacant or under-used land, commercial property or housing”.
Housing
Paragraph 9.2.6 indicates that “Local planning authorities should address the scope and potential for rehabilitation, conversion, clearance and redevelopment when considering suitable sites for housing development. Maximising the use of suitable previously developed land for housing development can assist regeneration and at the same time relieve pressure for development on greenfield sites”. PPW continues to note “In particular, local authorities should consider the contribution to the overall provision of land for housing that can be made by reclaimable or reclaimed urban land and by disused or underused buildings”.
Design
Paragraph 4.11.2 relates to benefits of good design and stipulates “Good design can protect and enhance environmental quality, consider the impact of climate change on generations to come, help to attract business and investment, promote social inclusion and improve the quality of life. Meeting the objectives of good design should be the aim of all those involved in the development process and applied to all development proposals, at all scales, from the construction or alteration of individual buildings to larger development proposals”.
PPW advises at Paragraph 4.11.9 that “the visual appearance of proposed development,
Introduction
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning applications be determined in accordance with the Development Plan unless material considerations indicate otherwise.
A review of the planning policy context associated with the site and proposed development at the national and local level is provided within the following section.
Planning Policy Wales (Edition 9, 2016)
Sustainability
Sustainable development forms a key consideration central to all policies contained within PPW. Paragraph 4.2.2 indicates; “the planning system provides for a presumption in favour of sustainable development to ensure that social, economic and environmental issues are balanced and integrated…”.
Paragraph 4.4.3 of PPW sets out a series of objectives which development proposals should seek to achieve in terms of promoting sustainable development (and contributing to the goals of the ‘Well-being of Future Generations Act 2015’ accordingly). Those objectives of relevance to the application include the following:
•Promote resource-efficient and climate change resilient settlement patterns that minimise land-take and urban sprawl especially through preference for the re-use of suitable previously developed land and buildings, wherever possible avoiding development on greenfield sites.•Locate developments so as to minimise the demand for travel, especially by private car.
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advice on how the promotion of sustainability through good design may be facilitated through the planning system and the preparation and validation of mandatory Design and Access Statements (DAS). The content of the TAN is referred to in more detail in the DAS Section of this report, supplemented by the Powell Dobson Design Statement.
TAN 18 (Transport) advises the location of new residential development has a significant influence on travel patterns as the majority of trips start or finish at home. Residential development should be at locations with good access to jobs, shops and services by modes other than the car, and developers should be able to demonstrate:
• the development will facilitate access by new residents to public transport stops, local shops and facilities by walking and cycling;
• walking and cycling routes to public transport stops, local shops and facilities; • public transport routes through the site are direct are provided; and• walking, cycling, public transport and car routes through or adjacent to the site are
well integrated.
Section 4 of TAN 18 relates to parking and indicates that the availability car parking is a key element in managing car use and a major influence on the choice of means of transport. It is acknowledged that car parking can take up large amounts of space in developments, which decreases density and therefore can represent an inefficient use of land (Paragraph 4.1).
In respect of car parking standards, Paragraph 4.13 of TAN 18 stipulates that “Maximum parking standards should not be applied so rigidly that they become minimum standards. Maximum standards should allow developers the discretion to reduce parking levels”.
Paragraph 4.15 relates to car free development and indicates “Some car free housing development may be appropriate in locations with good walking, cycling and public transport links and in areas where parking is controlled. On-site cycle and parking provision for those with disabilities will be required if such on-street parking cannot be provided”.
its scale and its relationship to its surroundings and context are material planning considerations”. PPW goes on to advise that local planning authorities should reject poor design, however “they should not attempt to impose a particular architectural taste or style arbitrarily”.
PPW sets out 5 key aspects of good design: character; community safety; environmental sustainability; access; and movement. Further detail regarding the objectives of good design is set out within Technical Advice Note 12: Design (2016) – which is considered at Section 6 of this report and the Design Statement prepared by Powell Dobson.
Transport
Paragraph 8.1.5 of PPW indicates a key objective for Welsh Government in land use planning is “reducing the need to travel, especially by private car, by locating development where there is good access by walking, cycling and public transport”.
In regards to car parking, Paragraph 8.4.2 states “Car parking provision is a major influence on the choice of means of transport and the pattern of development. Local authorities should ensure that new developments provide lower levels of parking than have generally been achieved in the past. Minimum parking standards are no longer appropriate”.
Paragraph 8.7.3 relates to site accessibility and states “the proposed access to a development will reflect the likely travel patterns involved. It should ensure that people can reach the development, as far as practicable, by walking, cycling and public transport, as well as by car”.
Technical Advice Notes (TANs)
The detailed technical advice within the TANs has also been used to inform the proposed development.
TAN 12 (Design) seeks to equip all those involved in the design of development with
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function of the service centre settlements (including Penarth); 4. in the case of residential development, support the delivery of affordable hosuing in areas of identified need; 5. have access to or promote the use of sustainable modes of transport.
• Policy MD2 (Design of New Development) - sets out overarching criteria which proposals must meet to ensure high quality development. Policy MD2 states that development proposals should meet a number of criteria which include as follows:—
* be of a high standard of design that positively contributes to the context and character of the surrounding natural and built environment and protects existing features of townscape or landscape interest. * respond appropriately to the local context and character of neighbouring buildings and uses in terms of use, type, form, scale, mix, and density. * where appropriate, provide new or enhanced areas of public realm particularly in key locations such as town centres, major routes and junctions.* promote the creation of healthy and active environments and reduce the opportunity for crime and anti social behaviour. * have no unacceptable impact on highway safety nor cause or exacerbate existing traffic congestion to an unacceptable degree.
• Policy MD4 (Community Infrastructure and Planning Obligations) - states that where appropriate the Council will seek to secure new and improved community infrastructure, facilities and services appropriate to the scale, type and location of proposed developments.
• Policy MD5 (Development Within Settlement Boundaries) - sets out detailed criteria which proposed development within settlement boundaries should meet. Policy MD5 sets out that new development within settlements will be permitted where the proposed development accords with a number of criteria which include:
* makes efficient use of land or buildings * is of a scale, form, layout and character that is sympathetic to and respects its immediate setting and the wider surroundings and does not unacceptably impact upon the character and appearance of the locality * the proposal would not result in the loss of natural or built features that individually or cumulatively contribute to the character of the settlement or its setting
In regard to site accessibility, Paragraph 4.16 indicates that “A site’s location and its relative accessibility should inform guidance on maximum standards and the potential lifestyle of occupants should be considered, both at the forward planning and development control stages”.
In respect of the location of development, Paragraph 6.2 advises that “local authorities should promote walking as the main mode of transport for shorter trips through the use of their planning and transport powers”. It continues to note; “…in determining planning applications authorities should ensure that new development encourages walking as a prime means for local journeys by giving careful consideration to location, access arrangements and design, including the siting of buildings close to the main footway, public transport stops and pedestrian desire lines”.
Vale of Glamorgan Local Development Plan
The statutory development plan for the Penarth area is the Vale of Glamorgan Local Development Plan (LDP), adopted on 28th June 2017. The key LDP policies of relevance to the proposed development are set out below:
• Policy SP1 (Delivering the Strategy) – indicates delivery of the strategy will be achieved by, inter alia, (1) providing a range and choice of housing to meet the needs of all sectors of the community; (3) reinforcing the role of service centre settlements (including Penarth) as providers of cultural, commercial and community services, (4) promoting sustainable transport use; (6) protecting and enhancing the built, natural and coastal environment; (8) favouring development that promotes healthy living;
• Policy MG1 (Housing Supply) – notes that in order to meet the housing land requirement of 9,460 new dwellings provision will be made for the development of up to 10,408 new dwellings during the plan period. This will be met through: inter alia; 3. development of unallocated windfall sites in sustainable locations. The table at paragraph 6.9 identifies that 840 homes are to be provided on unallocated windfall sites - such as the application site;
• Policy MD1 (Location of New Development): outlines criteria which development on unallocated sites should meet, including the following: 2. reinforce the role and
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* would not result in the unacceptable loss of public open space, community or tourism buildings or facilities* has no unacceptable impact on the amenity and character of the locality by way of noise, traffic congestion and parking* makes appropriate provision for community infrastructure to meet the needs of future occupiers.
• Policy MD6 (Housing Densities) - sets out that residential development proposals within key settlements will be permitted where the net residential density is a minimum of 30 dwellings per hectare.
• Policy MD 7 (Environmental Protection) - outlines that development proposals will be required to demonstrate that they will not result in unacceptable impact on people, residential amenity, property, and the natural environment.
Supplementary Planning Guidance
Consideration has also been given to the content and guidance set out within the following Supplementary Planning Guidance (SPG) adopted by the Vale of Glamorgan Council:
• Amenity Standards (2006)• Parking Standards (2015)
Day time courtyard visuals - Prepared by Powell Dobson Architects
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Figure 2
Site Layout Plan
Prepared by Powell Dobson
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facing brickwork wall withpainted steel railings andmatching entrance gates
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0 5m 10m
- red line denotes site boundaryPROPOSED SITE PLAN 1:200
Scale:
Date:
Drawn:
Checked:
Rev.Drawing No.
Contract:
Title:
Registered Office: Powell Dobson, Suite 1F, Building One, Eastern Business Park, Wern Fawr Lane, Old St. Mellons, Cardiff CF3 5EA. Powell Dobson is a trading name of Powell Dobson Architects Ltd a company registered in England and Wales No 3873802.
Cardiff Office: Suite 1F, Building One, Eastern Business Park, Wern Fawr Lane, Old St Mellons, Cardiff CF3 5EATel:+44 (0)33 33 201 001 www.powelldobson.com
Figured dimensions and levels to be used.Any inaccuracies must be notified to thearchitect.Detail drawings and large scale drawingstake precedence over smaller drawings.
THIS DRAWING IS COPYRIGHT ©
Chk'd: Rev:
-Chk'd:Rev: PRELIMINARYRev: Chk'd:
PLANNING
DESIGN
TENDER
CONSTRUCTION
--
X-Stream DevelopmentsFormer Garage Site, Windsor Road, Penarth
Proposed Site Plan
18098 (05) 110 -
1:200 @ A1
November 2018
CHT
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Figure 3
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Proposed Upper Ground Floor Proposed Lower Ground Floor
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Material Considerations considered.Housing Need
One of the key objectives of planning policy at the national level is to ensure that all local communities have sufficient good quality housing for their needs.
PPW advises that local authorities should maximise the use of suitable previously developed land for housing development which can assist regeneration and at the same time relieve pressure for development on greenfield sites. It is widely accepted that there is significant local demand for new homes in Penarth, especially 1-2 bedroom apartments which would favourable contribute to divesity of the existing local housing market. Given the notable lack of suitable sites available for development within the settlement of Penarth, the proposals are deemed to make beneficial use of a prime site.
Policy SP3 of the Vale of Glamorgan LDP sets out the need to deliver 9,460 new residential developments are required over the plan period to 2026. The LDP confirms that Penarth forms a primary settlement and is identified as being capable of accommodating a considerable proportion of additional residential development and has an important role to play in the successful delivery of the Strategy (para 5.17). Para 7.34 of the adopted LDP states; “It is recognised that these settlements are likely to contain unallocated or “windfall” sites (either previously developed or infill sites) which could accommodate new development over and above those sites that have been allocated in Policy MG2 and which can make an important contribution to the housing land bank and the objectives of the LDP. Such developments will be expected to accord with Policy MD6 in respect of housing density and achieving best use of available land”.
Policy MG1 indicates that the requirement to deliver 9,460 new homes which will be met through, alongside allocations and existing permissions, on unallocated windfall sites in sustainable locations and small sites, including infill. The Table at Para 6.9 confirms the intention to bring forward 840 homes on windfall sites over the plan period. The current proposals would contribute 21 units towards this target.
It is clear from the above that there is significant need for the provision of housing within the settlement of Penarth.
Overview
The key planning considerations associated with the proposed development are as follows:
• Principle of Development • Housing Need• Design • Highways & Parking• Other Matters
Principle of Development/Sustainability
The application proposal will re-use existing brownfield land which is supported by bothplanning policies at the national and local level.
In general planning policy terms, the principle of the re-use of the previously developedland is supported, at both local and national levels, whilst the residential use of the site is arguably preferable over the existing in terms of the predominantly residential context. The application seeks to make the most efficient use of the prominent and locally important site - which is promoted in both PPW and within the existing local plan policies.
In addition, the site is located within a highly sustainable location, within approximately 40m of the town centre of Penarth. The site is therefore located within easy and convenient walking distance of a wide variety of local services and facilities. The site is also highly accessible by public transport, being located within approximately close bus stops and the Dingle Road railway halt. In accordance with planning policy, the development will promote a resource efficient settlement pattern and reduce the demand for travel, especially by private car.
It is within this context of general acceptability that the application should therefore be
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where relevant, a lower level of car parking is justifiable. This is particularly the case for sites such as the former MGR garage which occupies a highly sustainable location. In view of this, 21 car parking spaces have been provided. As the existing car ownership for flats in Penarth is considerably lower than the Vale of Glamorgan average at 0.68 cars per household, the provision is deemed more the sufficient provision for the future residents and encourages use of the existing public transport systems.
Further coverage of the parking position are outlined within the Lime Transport Assessment (October 2018) which forms part of the application submission. It also concludes that the proposed development will have a minimal impact on the surrounding transport networks and the proposals can be accomodated within the existing highway and public transport networks.
Other Matters
The following other matters have been considered as planning application:
Bats - The submitted Ecology Addendum Note confirms that no bat roosts were confirmed for the building during the survey, with no emergence noted from key features assessed as having potential to support a number of bats by virtue of their size and suitability for crevice dwelling species. As such, a derogationlicence will not be required to permit its proposed demolition.
Noise - The submitted Environmental Noise Assessment confirms that with the proposed noise mitigation measures set out in the report (including methods of external wall, roof and window construction and ventilation provisions) acceptable noise levels can be achieved within the habitable rooms of the development and, as such, the site is considered suitable for residential use.
Design
In accordance with Policy MD2 of the Vale of Glamorgan LDP, the proposed development is of a high standard of design. It is clear, the proposals positively contribute to the character of the surrounding environment and add to the street scene of Windsor Road, which forms a key route into / out of Penarth. The height of the proposed building is considered to be appropriate insofar as it helps create a gateway at this point into the town centre. The front elevation provides visual interest to the street frontage and ensures the building is not over-bearing upon the street, whilst the character of the local area.
In general terms, the development will increase natural surveillance levels along Windsor Road and Railway Terrace reducing the possibility for antisocial behaviour in this area. The proposals will improve the general appearance and integration of the site with the surrounding area. A sensitive albeit modern approach to architectural styles and materials has been implemented to ensure that the visual appearance is sensitive to the surrounding context.
Further detailed coverage of the design evolution of the project is provided within Powell Dobson Design Statement which forms part of the application submission.
Highways and Parking
As previously mentioned, the site is well located in terms of access to regular and convenient public transport. Windsor Road forms a main bus route serving surrounding areas and further afield to Cardiff. Direct pedestrian and cycle routes to, and from the site ensure that walking and cycling will be encouraged to the development particularly to the local facilities.In terms of car parking, the Council’s parking standards are set out within the ‘Parking Standards’ SPG (adopted 2015). The SPG indicates that the site lies within Zone 3 ‘urban’ where 1 car parking space per bedroom is sought. National guidance however indicates that new developments should provide lower levels of parking than have generally been achieved in the past and minimum parking standards are no longer appropriate. It is acknowledged that the parking guidelines are a ‘maximum’ and,
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RAILWAY TERRACE
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vmzinc standing seam claddingfacing brickwork - grey / cream multiprecast concrete panels - creamceramic vertical louvres -green wallpowder coated aluminium windows and doors - dark greypowder coated aluminium windows with aluminum blank panels - dark greypowder coated aluminum oriel windows - dark greyframeless glass balustrade / juliette balconiespainted steel railings - dark greypainted metal sliding gate and personnel door - dark grey
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Registered Office: Powell Dobson, Suite 1F, Building One, Eastern Business Park, Wern Fawr Lane, Old St. Mellons, Cardiff CF3 5EA. Powell Dobson is a trading name of Powell Dobson Architects Ltd a company registered in England and Wales No 3873802.
Cardiff Office: Suite 1F, Building One, Eastern Business Park, Wern Fawr Lane, Old St Mellons, Cardiff CF3 5EATel:+44 (0)33 33 201 001 www.powelldobson.com
Figured dimensions and levels to be used.Any inaccuracies must be notified to thearchitect.Detail drawings and large scale drawingstake precedence over smaller drawings.
THIS DRAWING IS COPYRIGHT ©
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X-Stream DevelopmentsFormer Garage Site, Windsor Road, Penarth
Proposed Elevations - Sheet 1
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Elevations Sheet 1 - Prepared by Powell Dobson
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Design & Access Statement 6Objectives of good design
This section of the report describes the proposal and fulfils the statutory requirements for an application for planning permission to be accompanied by a design and access statement, as required by the 2016 Order. Article 7 of the Order sets out those matters that must be covered in a design and access statement.
Specifically, those matters that must be addressed by a DAS are set out in the Town and Country Planning (Development Management Procedure) (Wales) (Amendment) Order 2016 within Paragraph 9(4) as follows:
A design and access statement must:
(a) explain the design principles and concepts that have been applied to the development; (b) demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account; (c) explain the policy or approach adopted as to access, and how policies relating to access in the development plan have been taken into account; and (d) explain how any specific issues which might affect access to the development have been addressed.
Character UseThe extant use of the application site is a former car sales garage (Class Sui Generis). Notwithstanding this, the property has been predominantly vacant and non-operational for a number of years and therefore is no longer of benefit to the surrounding community. The proposed residential use (Class C3) of this prominent site is considered appropriate in view of its location in an existing residential area within Penarth.
Layout The layout of the proposal has been configured to ensure the most efficient use of the site. The apartment block will have a positive interface with Windsor Road with pedestrian access creating an active frontage.
In site layout terms, vehicular access is to be provided from Railway Terrace via the rear access lane which leads to 21 car parking spaces located within an undercroft to the rear of the building which is 1.7 lower than street level. Pedestrian access is also provided into the site off both Windsor Road and Railway Terrace. When accessed via Windsor Road on-foot, a gated passage is provided into an open courtyard - which will form the main landscaped communal amenity area for residents. The proposed layout makes the most efficient use of the site, whilst also creating a high-quality living environment with safe and secure access and movement.
In terms of the site’s relationship with Windsor Road, the scheme has been designed so as to ensure that proposed design remains in-keeping with the surrounding architectural context of the neighbouring residential use.
The proposed layout provides sufficient amenity space within the communal courtyard. The proposal is also considered to be acceptable in terms of separation distances and will ensure the privacy and amenity of the proposed, and existing, dwellings are protected. Appropriate separation distances have been maintained between the proposed dwellings and those existing on Railway Terrace to the rear.
Density/Amount/ScaleThe level of development - 21 is considered to be acceptable and appropriate and has been set in consideration of the size of the site, the viability of the scheme and density suitable for this highly sustainable location. The proposed site plan demonstrates that the four storey scale of the proposals and the stepping back of the 4th floor ensures the block does not appear dominating over the road, whilst still also utilising the site to its full potential.
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It is also considered that the proposed amount of development is suitable in the context of the site’s inherent sustainability – i.e. the site encompasses brownfield previously developed land located in a highly sustainable location (being located within easy walking distance of a range of services and facilities in Penarth town centre).
The majority of surrounding residential development is of two/three storeys in height and consists primarily of terraced dwellings. As such, the proposed scheme has been designed so as to be sympathetic to the site context - glazed facades will be provided on the penthouse floor (3rd Floor) to lessen the mass of the building when viewed from street level.
Appearance The appearance of the proposals take design cues from the surrounding Victorian terraces by comprising brick facades. Balconies and bay windows are proposed to emulate the bay windows within the wider streetscene.
Landscaping The proposed central amenity space courtyard will accord with the materials palette detail present in the surrounding area.
Environmental Sustainability
TAN 12 notes the need to provide environmentally sustainable design solutions, recognising both site constraints and site opportunities.
For the purposes of considering the environmental sustainability, the site appraisal is summarised in the following table.
Summary of site appraisal
Factors Appraisal
Slope/topography The site is slopes by 2.5 m from north to south
Hydrology The site is largely within Zone A at little or no risk of flooding on the development advice maps.
Ground Conditions The site comprises previously developed brownfield land in an established urban residential area.
Cultural Heritage There are no listed building on or near the site, nor is it located in a conservation area, nor does not contain any scheduled monuments.
Natural habitats The site is not located in an area that has been identified for its natures conservation value.
Trees There are no tree preservation orders on site.
Land use The sites former use was car sales garage (sui generis).
The proposed benifical re-use of the site is considered to respond favourably to the objectives of environmental sustainability and all aspects of the redevelopment is considered to be highly sustainable. The development is easily reversible and flexible allowing the building to be adapted if required in the future.
The use of previously developed land removes pressure on residential development of Greenfield land.
Community safetyCommunity safety is a vital ingredient of a safe and sustainable community and is promoted by the Welsh Government through TAN 12: Design and the Manual for Streets.
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The proposed layout for the site incorporates design features to deter criminal activity and anti-social behaviour by minimising opportunities to commit crime to impact negatively on the quality of life of those using the development, and living / working in close priximity. The following principles from TAN 12 have been adopted:
• the creation of high-quality amenity area; • the promotion of a sense of ownership and responsibility throughout the various uses within the development;• an environment where neighbours interact regularly ensuring high levels of natural surveillance.
The design proposals respond to the local circumstances of existing crime and anti-social behaviour levels, the fear of crime and other safety and security issues. Residential windows overlook the amenity area which will ensure a high level of natural surveillance at both day and night.
Access and movement
Access & Parking As previously mentioned, the site will be served by a pedestrian resident access point on Windsor Road, which leads through the amenity area into the site. Vehicular access into the undercroft parking will be gained via Railway Terrace.
We once again indicate that the sustainable location provides a number of public transport nodes and facilities within easy walking distance of the application site. The proposed 21 car parking spaces within the undercroft are therefore considered sufficient to serve the needs of the residents of the apartments. Secure cycle parking will be provided at the site.
Inclusive accessThe proposed development has been designed to ensure it remains Equalities Act (2010) compliant throughout. The proposed access ramp to the front of the apartments offer safe and level access into and out of the site for residents and visitors.
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The proposed redevelopment of the MGR car garage site on Windsor Road in Penarth to provide high-quality residential apartments is deemed to be both appropriate and acceptable, as demonstrated within this Planning, Design & Access Statement and supporting reports.
There are a number of material considerations in support of the application, which include the following:
• the application site is located in the town of Penarth, which forms an important settlement within the Vale of Glamorgan;
• the proposal will deliver much needed new homes to meet an identified need in the Penarth locality - at a density which respects the prominent and importance of the site;
• the site forms previously developed land and is well served by existing infrastructure/facilities and in close proximity to public transport, in a highly sustainable location;
• the proposed design in terms of appearance, height, scale and massing, is deemed acceptable in terms of prevailing local policy for development in the Vale of Glamorgan
Having regard to the above material considerations, the proposed development represents an appropriate and policy compliant scheme. Accordingly, we would respectfully request that the application is approved.
Conclusions 7
Night time courtyard visuals - Prepared by Powell Dobson Architects
