Velindre Cancer Centre...while Section 4 identifies the planning history of the site and surrounding...

Velindre Cancer Centre Planning Statement

March 2017

This document has been prepared by The Urbanists on behalf of:

UG1602 March 2017

Prepared by: Liam Hopkins [email protected] The Urbanists The Creative Quarter 8a Morgan Arcade Cardiff CF10 1AF

All plans within this document are reproduced from Ordnance Survey with permission of the controller of Her Majesty’s Stationary Office © Crown Copyright.

Licence Number 100054593

VELINDRE PLANNING STATEMENT 1

Contents Page Introduction p. 2 The Site p. 3 The Development p. 6 Health Policy Context p. 8 Planning Policy Context p. 11 Planning History p. 18 Planning Assessment p. 23 Conclusion p. 30


1. Introduction 1.1 This planning statement has been prepared to support an outline planning application for a new

Velindre Cancer Centre in north Cardiff. This statement identifies the relevant national and local health and planning policy context, in which the proposed Velindre Cancer Centre should be considered. This statement should be read alongside, and as an extension to, the Design and Access Statement that is included in the planning application (prepared by Hassell).

1.2 Sections 2 and 3 of this statement briefly describe the site and the proposed development. Section 4 identifies the health policy context that explains the need for the new Velindre Cancer Centre. Section 5 identifies the national and local planning policy against which the development should be assessed, while Section 4 identifies the planning history of the site and surrounding area. Section 5 assesses the development against the planning policy identified in Section 3. Section 6 provides a conclusion to the document.

1.3 The strategy consisted of two stakeholder workshops held in early September and late November and a public exhibition in early December. The form and outcome of these events is fully documented in the consultation report that is included in the planning application.


2. The Site 2.1 The site is situated in North Cardiff approximately 900 metres northwest of the centre of Whitchurch

Village and 6 kilometres north of Cardiff City Centre. Coryton Interchange, which connects the M4, A470 and local highway network, is located approximately 400 metres north of the site. The site is not currently accessible by vehicle from the highway, although Pendwyallt Road and Park Road (A4054) passes in a north-west to south-east direction some 150m to the north-east of the site at its closest point, connecting Whitchurch Village to the Coryton Interchange. Prominent adjacent uses to the site include Whitchurch Hospital to the south-east, the Hollybush Estate (residential) and Coryton Railway Station terminus to the north-east, Asda supermarket and Coryton House / Tŷ Coryton specialist School and residential home to the north and GE Healthcare (industrial) to the north-west.

2.2 The site area is 14.5 hectares. This comprises 7.8 hectares of undeveloped land that will accommodate the new cancer centre and 6.7 hectares of land to deliver the access routes The main site area is undeveloped land which was previously used in part for horse grazing. There are a number of informal paths across the site which have been formed by local users.

2.3 The proposed access routes into the site include land in Asda, the Hollybush Estate, the local highway network and a disused railway cutting that is immediately adjacent to the main site area’s northeast boundary. These are shown in Figures 1 and 2.

2.4 The site is designated as the Whitchurch Green Fields Site of Importance for Nature Conservation. It was designated for its neutral grassland. Part of the site is also part of the Glamorgan Canal Local Nature Reserve which surrounds the main site area in on all boundaries except the southeast boundary towards Whitchurch Hospital. The Glamorgan Canal / Long Wood SSSI is located southwest and northwest of the site. Nearby heritage designations include the Whitchurch Hospital Park and Garden (located to the south east) and Coryton House Historic Park and Garden (located to the north), which are both grade II listed on the Register of Landscape Parks and Gardens of Special Historic Interest in Wales. These are identified on Figures 3 and 4.

2.5 Further site description is provided in the Design and Access Statement and the Environmental Impact Assessment included in the planning application. Figures that illustrate the site location and features referenced above are provided below.


Figure 1: Site location.

Figure 2: Local site location.


Figure 3: Ecology designations.

Figure 4: Cultural heritage designations.


3. THE DEVELOPMENT 3.1 The proposed development consists of the new South Wales Specialist Cancer Centre, Education

Institute, landscape enhancement strategy, access routes, internal site roads, a new pedestrian access, a pedestrian and cycle connection to Coryton Railway Station, vehicle parking areas, internal pedestrian routes, drainage infrastructure, energy centre, utilities and services. A Maggie’s Centre is also proposed. The proposed development is illustrated below.

3.2 The new Velindre Cancer Centre would provide 37,000 sqm of health floorspace. No surgical treatment would be undertaken at the centre, but the following critical services would be provided:

• Radiotherapy; • Chemotherapy; • Pharmacy; • Inpatient beds; • Outpatients services • Support services; and • Imaging.

3.3 The new centre would be designed with the needs of the patient at its core, reinforcing the reputation

of the current Velindre Hospital as a centre of excellence for cancer treatment. The new facility will also aim to make Velindre an international focal point for research & development with an emphasis on expanding clinical trials and improving the translational research links between 'bench' and ‘bed'. A centre of learning, teaching and research and development would therefore be included in the application.

3.4 A key design feature of the centre would be the provision of a patient hub at the centre of the new facility. The patient hub would be the main destination for patients and visitors to the centre, providing facilities that would enable patients to orientate themselves, register for appointments, wait for treatments and consultations and access key amenity facilities (including multi-faith facilities a cafe and restaurant). The waiting areas within the hub would provide a tranquil environment for patients to ensure that the patient experience is as positive as possible. The key services identified above, will be accessed from the hub and will be located within a series of building ‘arms’ or ‘wings’ that would all be interconnected to ensure full accessibility.


Figure 5: Illustrative site masterplan.


4. Health Policy Context 4.1 The key national and local strategies relating to the delivery of cancer care services are set out below.

Figure 6: Summary of health policy relating to cancer care, extract from’ Working Together to transform cancer services in South East Wales’ (VNHST, p.8).

4.2 The primary document, which provides the context for the development proposal, is ‘Together for

Health: Cancer Delivery Plan’ (WG, 2012). This was accompanied by ‘Together for Health - Cancer Delivery Plan: Our Vision’ (WG, 2012) which has recently been updated by the ‘Cancer Delivery Plan for Wales 2016 - 2020 - The highest standard of care for everyone with cancer’ (WCN, 2016). This explains that: “We have an enormous challenge ahead of us as our growing and ageing population will eventually see 1 in 2 of us developing cancer. This demand will be set against the finite resources likely to be available for health and care services in Wales, which makes it challenging to simultaneously improve quality and performance and ultimately the health of our population” (p.1).

4.3 The 2012 Delivery Plan set out the objectives and vision for improving cancer services in Wales, and these are continued into the 2016 Delivery Plan. There are, as originally set out in the 2012 plan:


• People of all ages to have a minimised risk of developing cancer and, where it does occur, an excellent chance of surviving, wherever they live in Wales; and,

• Wales to have cancer incidence, mortality and survival rates comparable with the best in Europe. (WG, 2012, p.2)

The key objectives are then:

• Preventing cancer: people to live a healthy lifestyle, make healthy choices and to minimize risk of cancer;

• Detecting cancer quickly: cancer is detected quickly where it does occur or recur;

• Delivering fast, effective treatment and care: people receive fast, effective treatment and care so they have the best chance of cure;

• Meeting people’s needs: people are placed at the heart of cancer care with their individual needs identified and met so they feel well supported and informed, able to manage the effects of cancer;

• Caring at the end of life: people approaching the end of life feel well cared for and pain and symptom free;

• Improving information: providing improved analysis and information which is available at the right time to the right person; and,

• Targeting research: to support improvements in cancer treatment. (pp.3-4)

4.4 The 2016 update sets out that demand for cancer services in Wales is set to rise by at least 2% per annum for the next fifteen years and that “It is an enormous challenge for the health service to absorb anticipated future levels of demand” (p.2). The plan sets out 76 key actions for health boards and trusts, the Wales Cancer Network, and Public Health Wales, under the categories of: preventing cancer; detecting cancer earlier; delivering fast, effective treatment and care; meeting the needs of people with cancer; improving information; caring for people with cancer at the end of life; targeting cancer research; and cancer service performance and delivery.

4.5 The section on delivering fast, effective treatment and care explains that there are three oncology centres in Wales who share similar challenges, and that they need to take a more consistent approach to care where appropriate, and that they need to consider their needs in terms of capital investment and their approaches to the introduction of new treatments in a co-ordinated and cost-effective way. It states that the “The regional service change programmes including the regional collaboration for health in south west Wales and the Transforming Cancer Services Programme in south east Wales are important opportunities to develop better, more integrated regional services” (p.11). These documents then provide the key national Wales context.

4.6 The document ‘Working Together to transform cancer services in South East Wales’ (VNHST, 2015) summarises the Strategic Outline Programme. It details how Velindre NHS Trust will improve the delivery of cancer care in South East Wales and was approved by Welsh Government 2015.


4.7 The vision to achieve the aforementioned objectives includes the provision of specialist hospital cancer care in centres of excellence. This was elaborated in the Working Together document (and as set out in the Strategic Outline Programme) and revolves around:

1. Patient experience and outcomes at the centre of everything we do regarding service design and delivery.

2. Patients taking responsibility for their own health by providing them with the information, support and skills they require to manage their own needs effectively.

3. Equalising relationships between patients, families, carers, clinicians and professionals.

4. Patient safety is paramount and fundamental standards of care will always be met,

5. Services provided as close to home as possible, where safe and appropriate. (p.12)

4.8 A new clinical service model has then been developed to support the delivery of these principles. This comprises “a set of seamlessly integrated cancer services that support patients and families and remove the artificial boundaries between cancer detection and diagnosis, treatment, living with the impact of cancer and palliative care / end of life” (Working Together, p.13.)

4.9 The service model comprises the elements shown in the diagram below forming an integrated service model - the ‘hub and spoke’ model. The patient is at the hub of the process and they could live in one of a number of places (home, a hospice etc.). The formal treatment settings are the ‘spokes’, which comprise the Cancer Village and Radiotherapy Village; Velindre Specialist Cancer Centre; and the Velindre Cancer Research Institute (VNHST, p.14).

Figure 7: The Velindre NHS Trust service model, extract from’ Working Together to transform cancer services in South East Wales’ (VNHST, p.14).


5. PLANNING POLICY CONTEXT 5.1 This section sets out the relevant national and local planning policy context for the project including:

• Planning Policy Wales;

• Technical Advice Notes;

• Statutory Development Plan

National Planning Policy

Planning Policy Wales (Edition 9, November 2016) 5.2 Planning Policy Wales (PPW) is the Welsh Government’s land use planning policy for Wales. It

replaces Edition 8 of PPW. The most substantive changes are in respect of the amended Local Development Plan Regulations, Well-being of Future Generations Act and the incorporation of Minerals Planning Policy.

5.3 PPW establishes that the planning system provides for a presumption in favour of sustainable development to ensure that social, economic and environmental issues are balanced and integrated in decision making. Sustainable development is defined as the process of improving the economic, social, environmental, and cultural well-being of Wales without compromising the ability of future generations to meet their own needs.

5.4 PPW notes that the Welsh Government remains one of the few administrations in the world to have a distinctive statutory duty in relation to sustainable development and cites the Well-being of Future Generations (Wales) Act 2015 as placing a duty on all welsh public bodies to carry out sustainable development. PPW also references the well-being goals which are identified in the Act to ensure that all public bodies are working towards the same vision of a sustainable Wales. Key policy objectives include achieving a resilient Wales, which is defined as a nation that maintains and enhances a biodiverse natural environment, and a healthier Wales, which is defined as a society in which people’s physical and mental well-being is maximised.

5.5 This policy document sets out Welsh Government’s objectives for: good design; conserving and improving natural heritage; the historic environment; economic development; transport; housing; retail; sport; recreation; infrastructure; tourism; and minimising environmental risk.

Technical Advice Note 12, Design (2016)

5.6 The revised Technical Advice Notes (TAN) aims to equip all those that are involved in the design of development with advice on how sustainability, through good design, may be facilitated through the planning system plus it provides detailed guidance on the content of Design and Access Statements. It sets out the core design principles that any development proposal must follow to help create a sustainable environment and exhibit a high level of design quality.

5.7 It sets out five key objectives of good design as being: Access, Character, Community Safety, Environmental sustainability, and Movement. These are elaborated as follows:

• Access - Ensuring ease of access for all;


• Character - Sustaining of enhancing local character; promoting legible development; promoting a successful relationship between public and private space; promoting quality, choice and variety; and promoting innovative design;

• Community Safety - Ensuring attractive, safe public spaces and security through natural surveillance;

• Environmental sustainability - Achieving efficient use and protection of natural resources and enhancing biodiversity; and,

• Movement - Promoting sustainable means of travel.

Technical Advice Note 5, Nature Conservation and Planning

5.8 The TAN advises on how land use planning should contribute to protecting and enhancing biodiversity. With respect to planning applications the TAN notes that all relevant information should be included and all material considerations should be addressed in the layout and design. Landscaping proposals should also be included with planning proposals together with any measures designed to avoid, mitigate or compensate for, potential adverse effects on nature conservation. Where proposals for enhancement of nature conservation interest are proposed these should also be included. With respect to national designations the TAN notes that public bodies should take reasonable steps to further the conservation and enhancement of the features for which a site is of special interest. This includes taking steps to avoid, or at least minimise, adverse effects.

Technical Advice Note 10, Tree Preservation Orders

5.9 The TAN notes that the effects of planning proposals on protected trees are a material planning consideration.

Technical Advice Note 15, Development and Flood Risk

5.10 The TAN sets out how flood risk should be considered in planning proposals. It sets out an hierarchy of flood risk zones, from least risk, Zone A which is considered to be at little or no risk of fluvial or coastal / tidal flooding, to highest risk, Zone C2 which is a flood zone that is not protected by flood defence infrastructure. It provides Development Advice Maps (DAM) identifying what areas fall into which categories. The application site is located within Zone A, an area considered to be at little or no risk of fluvial or coastal / tidal flooding.


Figure 8: Extract from the TAN 15 Interactive Development Advice Map.

Local Planning Policy Cardiff Local Development Plan 2006-2026

5.11 The plan was adopted on the 28th January 2016 and provides the statutory framework for the development and use of land within Cardiff over the period 2006-2026. The vision underpinning the plan is for Cardiff to be (by 2020) a “world class European capital city with an exceptional quality of life at the heart of a thriving city region”.

5.12 Within the plan Proposals Map the main development site is unallocated land (white land). However, part of the land, where access routes are proposed, is within an area that is allocated as a River Corridor under Policy EN4. The site is also adjacent to land that is allocated as a Sand and Gravel Safeguarding Area under Policy M7.

5.13 Within the LDP Constraints Map the main site area is designated as Site of Importance for Nature Conservation and the area where vehicle access is proposed is designated as a Local Nature Reserve. A Site of Special Scientific Interest is located adjacent to the site’s southwestern boundary, while the Whitchurch Hospital Historic Park and Garden is located adjacent to the site’s southeastern boundary. The Coryton House Historic Park and Garden and Coryton Heronry Site of Importance for Nature Conservation is located north of the site’s northeastern boundary. The Local Nature Reserve Designation separates both designations from the site.


Figure 9: Extract from the development plan proposals map.

Figure 10: Extract from the development plan constraints map.


5.14 Policies in the plan that are relevant to the development are identified below: Table 1: Local planning policy context Policy Policy Content

KP5: Good Quality and Sustainable Design

Requires all new development to be of a high quality, sustainable design and to make a positive contribution to the creation of distinctive communities, places and spaces. The policy therefore identifies key design requirements that include: responding to local character and context of the built and landscape setting; providing legible development; providing a healthy and convenient environment; delivering a resource efficient and climate responsive design that is adaptable to future needs; ensuring no undue effect on the amenity of neighbouring occupiers; and, fostering inclusive design.

KP6: New Infrastructure

Requires new development to make appropriate provision for all essential and necessary infrastructure required as a consequence of the development.

Policy KP7: Planning Obligations

Establishes that planning obligations will be sought to mitigate any impacts directly related to the development and will be assessed on a case-by-case basis.

Policy KP8: Sustainable Transport

Requires development to be integrated with transport infrastructure and services to reduce travel demand by car and achieve a target 50% modal split between journeys by car and journeys by walking, cycling and public transport.

Policy KP12: Waste

Sets out the measures to ensure that sustainable waste management is achieved with development proposals. This includes the provision of sustainable waste management storage and collection arrangements in all appropriate new developments.

Policy KP14: Healthy Living

Aims to make Cardiff a healthier place to live through encouraging healthy lifestyles, addressing the social determinants of health, and providing accessible healthcare facilities.

Policy KP15: Climate Change

Sets out the measures to mitigate against the effects of climate change and adapt to its impacts. This includes promoting energy efficiency, avoiding areas susceptible to flood risk, in accordance with the sequential approach, and preventing development that increases flood risk.

Policy KP16: Green Infrastructure

Seeks to protect and enhance Cardiff’s green infrastructure and requires new development to be considered and integrated into the proposals. Where development results in overall loss of green infrastructure, appropriate compensation will be sought. River corridors and trees, woodlands and hedgerows are included in the plan’s definition of green infrastructure.

Policy KP17: Built Heritage

Seeks to protect Cardiff’s distinctive heritage assets. This includes Listed Buildings and Registered Historic Parks and Gardens.

Policy KP18: Natural Resources

Requires development proposals to minimise their impact on the city’s natural resources and minimise pollution. This includes the need to protect the quality and quantity of water resources (including underground and surface resources), minimising air pollution and remediating contamination.

Policy EN3: Landscape Protection

Prevents development from causing unacceptable harm to the character and quality of the landscape and setting of the city.


Policy EN4: River Corridors

Seeks to protect the character and key features of Cardiff’s river corridors.

Policy EN5: Designated Sites

Prevents development that would cause unacceptable harm to sites of international or national nature conservation importance, and requires development that would affect locally designated sites to maintain or enhance the importance of the designation. Where the latter is not the case, and the need for the development outweighs the conservation importance of the site it should be demonstrated that there is no satisfactory alternative location for the development and compensatory measures be delivered to ensure that there is no reduction in the overall nature conservation value of the designation.

Policy EN6: Ecological Networks and Features of Importance for Biodiversity

States that development would only be permitted if it does not cause unacceptable harm to landscape features of importance for wild flora and fauna, including wildlife corridors, and networks of importance for landscape or nature conservation. The policy notes that particular priority will be given to the protection, enlargement, connectivity and management of the overall nature of semi natural habitats. Where this is not the case the policy again requires evidence that there is no satisfactory alternative location for the development and compensatory provision will be made of comparable ecological value to that lost as a result of the development.

Policy EN7: Priority Habitats and Species

States that development proposals that would have a significant adverse effect on the continued viability of habitats and species which are legally protected or which are identified as priorities in the UK or Local Biodiversity Action Plan will only be permitted where the need for development outweighs the nature conservation importance of the site; the developer demonstrates that there is no satisfactory alternative location for the development which avoids nature conservation impacts; and effective mitigation measures are provided by the developer. Where mitigation is not possible, compensation measures designed to conserve, enhance, manage and, where appropriate, restore natural habitats and species should be provided.

Policy EN8: Trees, Woodland and Hedgerows

Prevents development that would cause unacceptable harm to trees, woodlands and hedgerows of significant public amenity, natural or cultural heritage value, or that contribute significantly to mitigating the effects of climate change.

Policy EN9: Conservation of the Historic Environment

Only permits development relating to heritage assets when it can be demonstrated that the development preserves or enhances the asset’s architectural quality. Assets include Listed Buildings, Scheduled Ancient Monuments and Historic Parks and Gardens.

Policy EN10: Water Sensitive Design

Requires development to apply water sensitive urban design solutions to manage water demand and supply, waste water and pollution, rainfall and run off and flooding.

Policy EN11: Protection of Water Resources

Prevents development that would cause unacceptable harm to the quality or quantity of underground, surface or coastal waters.

Policy EN12: Renewable Energy and Low Carbon Technologies

Requires development to maximise the potential for renewable energy.

Policy EN13: Noise, Air and Pollution

Prevents development that would result in unacceptable harm to health, local amenity because of air, noise, light pollution or the presence of unacceptable levels of land contamination.


Policy EN14: Flood Risk Prevents development within tidal or fluvial flood plains unless it can be demonstrated that the site is justified in line with national guidance and an appropriate technical assessment has been undertaken to ensure the development is designed to alleviate the threat of flood risk. The policy also prevents development that would increase risk of fluvial or tidal flooding.

Policy TN1: Walking and Cycling

Identifies that developments will be supported when they encourage measures to encourage walking and cycling. Favourable measures for developments to incorporate include the incorporation of permeable and legible networks of safe, convenient and attractive walking and cycling routes; the creation of safe, convenient and attractive walking and cycling connections to existing developments, neighbourhoods, jobs and services; implementation of measures to minimise vehicle speed and give priority to pedestrians and cyclists; and, supply of supporting facilities including, signing, secure cycle parking and shower and changing facilities.

Policy T6: Impact on Transport Networks and Services

Makes a presumption against development that would cause unacceptable harm to the safe and efficient operation of the highway, public transport and other movement networks, including pedestrian and cycle routes, public rights of way and bridle routes.

Policy C1: Community Facilities

States that proposals for new community facilities (including health) will be encouraged when the facility would be readily accessible to the local community it is to serve by public transport, walking or cycling; would not unduly prejudice the amenities of neighbouring and nearby residential receptors; would not detract from the character or appearance of the locality; would not lead to unacceptable parking or traffic problems; and the facility is designed to accommodate additional community uses.

Policy C3: Community Safety / Creating Safe Environments

Requires new development to promote a safe and secure environment, through maximising natural surveillance, having well-defined routes, provide good standards of lighting and distinguish between public and private spaces.

Policy C4: Protection of Open Spaces

Makes a presumption against development unless it would not cause or exacerbate a deficiency of open space in accordance with the most recent open space study; the open space has no significant functional or amenity value; the open space is of no significant quality; the developers make satisfactory compensatory provision; and, in all cases; the open space has no significant nature or historic conservation importance.

Policy C6: Health States that priority will be given to reducing health inequalities and encouraging healthy lifestyles through identifying sites for new health facilities, reflecting the spatial distribution of need, ensuring they are accessible and have the potential to be shared by different service providers; and ensuring that they provide a physical and built environment that supports interconnectivity, active travel choices, promotes healthy lifestyles and enhances road safety.

Policy W2: Provision for Waste Management Facilities in Development

Requires the incorporation of facilities for the storage, recycling and management of waste into new development.


6. Planning History

The relevant planning history is set out below comprising the historic permission for the redevelopment of the wider site, a new Maggie’s Centre, and proposed drive-through coffee shop.

Mixed Use Development of Whitchurch Hospital Campus (LPA reference: 95/1195N)

6.1 Planning permission (reference 95/1195N) has been granted for a mixed-use development on the development site and adjacent Whitchurch Hospital Campus. The Planning Decision Committee of the Welsh Assembly Government granted the original permission in July 2001. The original expiry date of the permission was the 30th July 2006, but applications to extend the permission were granted in March 2006, May 2010 and January 2014 (reference 10/02301/DCO). An application to extend the permission by a further five years is currently being considered by Cardiff City Council (reference 16/01530/MJR).

6.2 The content of the approved scheme is identified in the below table and plan.

• Area A - None, grazing

• Area B - None, landscape buffer

• Area D - 85 houses

• Area E - 65 houses

• Area F - None, reserved as playing fields (cricket, hockey, football x2 and bowls)

• Area G - 800 sqm residential

• Area H - None, landscape

• Area J - 26,000 sqm mixed use (180 flats (14,400 sqm); office 2,600 sqm; community (3,000 sqm); pub/restaurant 1,000 sqm; retail 1,500 sqm and community health (3,500 sqm)).

• Area K - 200 bed hospital


Figure 11: Development framework plan.

6.3 A section 106 agreement that was completed on the 9th January 2014 is attached to the planning permission. The agreement protects the hospital’s bowls, cricket, rugby and football pitches, as well as providing a wildlife corridor and agricultural land. The section 106 includes covenants whereby the owner will grant options to the Council (free of charge) on the agricultural open space, the recreational open space and the wildlife corridor. The options are triggered and would be granted upon the occupation of 25% of the dwelling houses (the agricultural open space), upon the occupation of the first dwelling house (the recreational open space) and the occupation of 75% of the dwelling houses (the wildlife corridor). The location of the recreational pitches, agricultural land and wildlife corridor are identified below.


Figure 12: Figure from the Section 106 Agreement.

Maggie’s Centre (LPA reference: 14/00584/DCO)

6.4 Planning permission for a Maggie’s Centre was granted in April 2015 on the site to the west of Whitchurch Hospital. The ambition of the development is to deliver a world-class building with a world-class landscape that would provide unrivalled care for cancer sufferers in south east Wales. The consented development consists of a building with domestic scale rooms that have a clear relationship to one another and to their surrounding landscape. The principle accommodation consists of a kitchen, with a table to seat twelve; a large room for bigger groups for yoga etc, two medium sized rooms for smaller groups; a consulting room; a computer area; a small place to lie down; a small staff office; two w.c.s; a plant room; a garden; and, ten parking spaces. The location of the Maggie’s Centre and a visual of how it would look are provided below.


Figure 13: Location of the Maggie’s Centre.

Figure 14: Visualisation of the Maggie’s Centre and surrounding landscape.


Erection of drive-through coffee shop with associated parking and landscaping (LPA reference: 16/02186/MNR)

6.5 A Starbucks Drive Through is proposed on land adjacent to the ASDA petrol filling station off Longwood Drive. The Starbucks would be 169m2, and include 20 parking spaces, 8 cycle parking spaces, and a drive through vehicle route that can accommodate 6 waiting vehicles. Planning permission was granted in November 2016.


7. Planning Assessment 7.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 and Section 70(2) of the Town and

Country Planning Act 1990 state that where a determination is to be made under the planning Acts the determination must be made in accordance with the development plan unless material considerations indicate otherwise. This replaced the earlier wording under Section 54A of the Town and Country Planning Act 1990 (as amended). The adopted plan for the local development site is the Cardiff Local Development Plan, 2006-2026.

7.2 The table below demonstrates how the proposed development conforms to the relevant policies of the Cardiff Local Development Plan and also the key national planning policy that informs the policies in the Plan.

Table 2: National planning policy assessment.

Policy

Development Compliance

Planning Policy Wales

Planning Policy Wales requires the planning system to make a presumption in favour of sustainable development; that is development that improves the economic, social, environmental and cultural well being of Wales without compromising the ability of future generations to meet their own needs. The development is an essential health facility that would help to improve health care, in particular, cancer for existing and future generations. Moreover it would do this without having an unacceptable impact on the environment. It is therefore considered that the development satisfies Planning Policy Wales’ definition of sustainable development and is suitable to be granted planning permission. Further information on how the development addresses environmental considerations is provided below in the analysis of the development against policies of the development plan. The development is also considered to comply with the aim of the Well-being of Future Generations (Wales) Act 2015, and the key policy objectives. In particular the objectives requiring a resilient Wales and a healthier Wales.

TAN 12, Design

The planning application is outline only meaning that all matters of design detail are reserved to be determined at a future date. The key design principles of the TAN have, however, been considered in the layout, which is considered to provide the basis for a development that is highly accessible; responds to local site character where possible; safe for users; environmentally sustainable and encourages arrival by sustainable travel modes. The development is therefore considered to comply with the guidance set out in the TAN. Further detail on how the development satisfies each of these design principles is provided below in the analysis of the development against the development plan policies relating to access; community safety; travel; access and the environment.

TAN 5, Nature Conservation and Planning

Given the nature of the proposed site the development would have an impact on the ecology of the site, part of which is designated as a Site of Importance for Nature Conservation and a Local Nature Reserve and would have an indirect impact on the setting of a Site of Special Scientific Interest. The full impact of the development on these designations and the ecology within them is detailed in the planning application as required by the TAN. The planning application also addresses the TAN’s requirement to detail the design measures taken to reduce the impact of the development on these features and the compensation and mitigation that would be offered to account for the ecological loss. Further detail on this approach is identified in the below analysis of the


development against the development plan policies relating to ecology and nature conservation. It is considered that the development satisfies the guidance set out in the TAN. Furthermore, when the residual ecological impact of the development is considered against the need for its essential need it is considered that the development is justified.

TAN 10, Tree Preservation Orders

The development layout has been designed to minimise impact on TPOs where possible. The northern access would be required to pass through an area of woodland that is subject to a group TPO, but the impact of this has been minimised by the chosen alignment of the route. A Preliminary Arboricultural Implications Assessment is included in the planning application and identifies protection measures to be undertaken to inform detailed design and the construction process. Replacement tree planting is also proposed as part of the site landscape strategy.

TAN 15, Development and Flood Risk

On the Development Advice Map the site is located within Zone A, an area considered to be at little or no risk of fluvial or coastal / tidal flooding. The development would also include a sustainable urban drainage system (SuDS) that would ensure the existing hydrological regime off the site is continued and flood risk is not increased offsite. The development therefore satisfies the requirements of the TAN.

Table 3: Local planning policy assessment. Policy Development Compliance

KP5: Good Quality and Sustainable Design

The DAS and landscape strategy demonstrate that the proposed development layout has been designed to respond where possible to the character of the site and surrounding area, and would provide the basis for the creation of a legible and highly accessible development that provides staff and patients with a pleasant and healthy environment. Indeed a key aim of the development is to improve the patient experience by creating a physical environment that is functional but also attractive and relaxing. The DAS identifies design guidelines for the main hospital building that would ensure it is functional but also high in aesthetic quality and appropriate to the site setting. The EIA and supporting technical reports demonstrate that the development would not result in unacceptable impacts on adjacent users.

KP6: New Infrastructure

The development includes the delivery of two new access roads that include upgrades to existing highway infrastructure and the delivery of new pedestrian routes to the local highway network and Coryton Railway Station. The latter would include the improvement of adopted highway adjacent to the development site. The development would therefore provide suitable new infrastructure to ensure its delivery and mitigate its impact.

Policy KP7: Planning Obligations

Planning obligations are required on a case-by-case basis. The application of obligations to the development will be agreed with the Local Planning Authority following the submission of the planning application following its review of the EIA and supporting technical reports.

Policy KP8: Sustainable Transport

The unique nature of the development as a centre for cancer care means that it would not be able to achieve the 50% target for modal split between journeys by car and journeys by walking, cycling and public transport, since the majority of patients will need to arrive by car for health reasons and staff are travelling to the site from throughout the South Wales region and in some cases even further afield. Sustainable Transport will however, be encouraged by the


development and a Green Travel Plan will be adopted. Furthermore the development would include new pedestrian and cycling links to Coryton Railway Station and bus stops on Park Road and Pendwyallt Road.

Policy KP12: Waste

The development would operate in accordance with a Site Waste Management Plan that would be informed by best practice sustainable waste management principles and objectives. The site would also include a highly accessible refuse storage area and appropriate collection arrangements would be in place. Further information on waste management is included in the Waste Statement.

Policy KP14: Healthy Living

The development is an essential healthcare facility for Cardiff and the wider South East Wales region. It would therefore help to achieve the policy’s ambition to make Cardiff a healthier place to live.

Policy KP15: Climate Change

The new hospital building would be constructed in accordance with the contemporary building regulations and best practice so it would be energy efficient. The development would also not be located in an area susceptible to flood risk and would not increase flood risk elsewhere since it would be served by a drainage strategy that would replicate the existing green field run off rate.

Policy KP16: Green Infrastructure

As the site is a greenfield, the proposed development would inevitably result in the loss of green infrastructure. However, this has been minimised through limiting the development footprint as much as possible while still delivering the essential development components and requirements; progressing a northern access route that is least disruptive to green infrastructure. A landscape strategy would also be implemented that would seek to merge the development into the surrounding landscape by bringing the surrounding landscape into the site. This would include retaining and enhancing the site boundaries and incorporating areas of grassland and replacement tree planting into the layout. Finally, it is proposed to enhance and improve the habitat of adjacent meadow fields located in the LNR to provide compensation for the loss of grassland required in the main site area to deliver the development.

Policy KP17: Built Heritage

The Coryton House and Whitchurch Hospital Campus grade II Registered Historic Parks and Gardens are located adjacent to the development, but the development would not directly impact on either feature. Given the proximity of these features to the development there would be some impact on the setting of the designations, but this is not considered unacceptable. Where possible the impact on setting has sought to be avoided through the design of the access roads, restricting the height of the hospital building where possible and using planting to screen the proposed development. The development would not have a direct impact on listed buildings, scheduled ancient monuments or undesignated assets.

Policy KP18: Natural Resources

The development would minimise its impact on the city’s natural resources. The development would have no impact on the quantity or quality of the surface and ground water resources (refer below to policy EN10 and E11); and would include appropriate mitigation measures to minimise its impact on existing air quality levels. Finally, no contamination is expected given the nature of the development site, however, if contamination were encountered during construction the contamination would be appropriately remediated in accord with best practice and the requirements of the Local Planning Authority.

Policy EN3: Landscape Protection

The development would inevitably have an impact on the site landscape. A landscape strategy would therefore be implemented as part of the development. This would be ecology-led and would enhance exiting boundaries, retain areas of grassland (the reason the main site are is designated as a SINC) in the final layout and screen views of the development, in particular the access road, from


the surrounding area. The height of the development has also been restricted as much as possible to limit its visibility above the tree line. Combined, these measures would limit the development’s impact on the quality of the city’s landscape and the setting of the city.

Policy EN4: River Corridors

In local landscape studies and LANDMAP data the site would be part of the River Taff Corridor Character Area. However, while the site exhibits some of the key landscape characteristics of this area it does not exhibit all or most, since it is elevated over the river floodplain, lacks inter-visibility with the river and interfaces with the adjacent high-rise Hollybush residential towers and the Whitchurch Hospital tower. Nevertheless, the development would include appropriate landscape works and enhancements that would integrate the development into the site landscape and surrounding landscape as much as possible which would limit its impact on the river corridor.

Policy EN5: Designated Sites

An ecology assessment is included in the Environmental Statement and identifies the impact on local designated sites. The assessment identifies that subject to recommended mitigation the development would have a low magnitude impact on the Glamorgan Canal / Long Wood SSSI during construction (at local level) and low magnitude impact during operation (at site level); a medium magnitude impact on the Glamorgan Canal LNR during construction and during operation (at County level); and, a high magnitude impact on the Whitchurch Green Fields SINC during construction operation (at County level). In light of the development’s importance, it is considered that these impacts are acceptable and the benefits of the development would outweigh the impacts. Where this is considered to be the case, the policy requires applications for development to demonstrate that there are no satisfactory alternatives. The alternative site assessment included in the Environmental Statement provides this evidence. Mitigation recommended in the ecology assessment to minimise impacts includes provision of a Construction Environment Management Plan to guide construction; provision of a 15 metre buffer around the SSSI; incorporation of green infrastructure on the site to prevent over-use of the surrounding area by visitors; incorporation of replacement tree planting; incorporation of sensitive lighting; incorporation of grassland into the site layout; and ongoing management of that grassland and grassland located adjacent to the site.

Policy EN6: Ecological Networks and Features of Importance for Biodiversity

The development would require the loss of ecological features, however as per the above analysis, it is considered that there are no satisfactory alternative locations for the development, and that the impacts are considered to be acceptable subject to the implementation of the recommended mitigation (as referenced above).

Policy EN7: Priority Habitats and Species

The ecology assessment included in the Environmental Statement identifies the impact on priority Biodiversity Action Plan habitats. It identifies that following recommended mitigation there would be medium magnitude impact on lowland meadows during construction (at County level) and medium magnitude impact during operation (at local level); and, medium magnitude impact on broad-leaved woodland during construction and operation (at site level). The ecology assessment also identifies impact on site species. It identifies that following mitigation there would be a low magnitude impact on birds and bats during construction and operation (at a local level); a medium magnitude impact on reptiles during construction and operation (at local level); and a negligible impact on dormouse. As per the above analysis there are no satisfactory alternative sites for the development, and the residual impacts are not considered unacceptable when considered against the fundamental need for the development and the positive human health impacts that it would deliver.


Mitigation recommended is referenced above, but also includes the following species specific actions: avoidance of vegetation clearance during the bird breeding season; incorporation of appropriate habitat for breeding birds into the site layout; restrict lighting on site to low luminance to prevent disturbance to bats; install bat features on site buildings; incorporate plants into the site landscape that can be utilised by foraging bats; and, the translocation of reptiles to an offsite receptor.

Policy EN8: Trees, Woodland and Hedgerows

Some loss of trees and shrubs would be required in order to facilitate the development, in particular to create the site access routes. The proposed development layout has sought to minimise loss by proposing direct routes from currently developed land and incorporate appropriate mitigation via the provision of replacement tree planting in the layout. To further reduce the impact the Preliminary Arboricultural Implications Assessment included with the application recommends that the detailed design of the access routes should be undertaken in accordance with a detailed Arboricultural Implications Assessment and that an Aboricultural Method Statement should inform the construction of the routes.

Policy EN10: Water Sensitive Design

The site’s ground conditions make the provision of soakaways unviable, and connecting to a watercourse would require drainage infrastructure to be delivered through the SSSI, which would increase the development’s ecological impact. The surface water drainage strategy for the main site area would therefore rely on discharge to two Dŵr Cymru Welsh Water (DCWW) surface water sewers, which are located adjacent to the site. Flows into these sewers would be controlled to Greenfield run off rates. This arrangement has been confirmed with DCWW, but applies to surface water run off only and excludes land drainage. This prevents open and ground level SuDS features such as swales, ponds and detention basins, on the basis that land drainage could enter the surface water sewer via these features. It is therefore necessary for the surface water sewer to consist of road gullies with carrier drains that connect to a closed buried cellular attenuation system with a vortex flow control to limit the flows. However, SuDS features (green roofs; bio-retention planters and tree pits) would be accommodated as part of the site strategy.

Policy EN11: Protection of Water Resources

The development would not impact on any surface water resources. There is a protected groundwater waterbody underlying the site. An assessment is being completed at a high level to determine the potential for the development site to impact upon this waterbody. However, given that ground investigation to date has indicated that groundwater levels are approximately 21m below ground level and that excavations associated with the development are likely to be relatively shallow in comparison the risks to the waterbody are considered minimal and can be appropriate managed through appropriate construction practice. Refer to the Geology, Hydrology and Hydrogeology Statement for further information.

Policy EN12: Renewable Energy and Low Carbon Technologies

The development would be designed to Breeam Excellent. Opportunities to deliver renewable and low carbon technologies would be explored at the detailed design phase.

Policy EN13: Noise, Air and Pollution

The likely noise and air quality effects that would arise from the development are identified in the noise and air quality assessment included in the Environmental Statement. The assessments identify that both noise and air quality effects during the construction and operational phase would be minimal and could be controlled through the implementation of mitigation. For example, dust and noise from construction would be minimised through the implementation of best practice methods during construction; the air quality impact of operational traffic would be minimised where possible through the


implementation of a green travel plan; and, noise levels from traffic moving through the site would be minimised by restricting vehicles to low speeds. Finally, the noise and air quality impact of the energy centre has been minimised by locating it as far away from residential receptors as possible (while also not locating it to close to the SSSI) and identifying an appropriate height flue to ensure appropriate dispersion. The development is therefore considered to satisfy the policy.

Policy EN14: Flood Risk

The development is not within a tidal or fluvial flood plain and would not increase risk of tidal or fluvial flooding elsewhere, since the existing green field run off rates will be retained through the implementation of the proposed drainage strategy.

Policy TN1: Walking and Cycling

The development layout includes measures to encourage walking and cycling. An adopted highway will be upgraded to provide pedestrian and cycling access into the site from Pendwyallt Road and Park Road into the site. This would connect to the main site access road that would provide access through the site. The pedestrian and cycle lane on the main access would also interface with existing pedestrian routes around the site and new internal pedestrian routes within the site that would in turn connect to the footpath network located in the local area. Access into the site will also still be possible from the existing pedestrian access points in the southeast corner and northwest corner, which would be safeguarded in the development layout. Finally, the proposed embankments that would be required in the disused railway cutting would be designed to ensure through movement so that pedestrians and cyclists could walk up and down the railway cutting as per the current situation. All the routes created and retained in the development layout will be legible for all users.

Policy T6: Impact on Transport Networks and Services

The access routes proposed in the development would facilitate the development while ensuring that it is does not result in unacceptable harm to the safe and efficient operation of the highway network. Indeed in the case of Longwood drive the development would improve its operation. The development would also not impact on any of the Public Rights of Way located in and adjacent to the site, nor would it impact on any bridleways. The development also proposes to retain prominent informal pedestrian routes through the disused railway cutting and main site area. Finally, the development proposes to upgrade the adopted highway located on the site’s southeast boundary, which would connect the site to Park Road / Pendwyallt Road and create a new pedestrian connection to Coryton Railway Station.

Policy C1: Community Facilities

The development is considered a community facility by the policy. As required by the policy the development would be readily accessible to the local community it is to serve by public transport, walking or cycling (as described above); would not unduly prejudice the amenities of neighbouring and nearby residential receptors in terms of noise, lighting or air quality impact (refer to the Environmental Statement); would not detract from the character or appearance of the locality; and, would not lead to unacceptable parking or traffic problems since sufficient infrastructure in the form of appropriate access and parking arrangements would be provided.

Policy C3: Community Safety / Creating Safe Environments

The development layout provides opportunities for natural surveillance from the main site area, parking areas and main access road; incorporates clear and legible routes that are overlooked by surrounding development; and would incorporate good levels of lighting on key routes. A landscape maintenance programme would also be implemented during the operation of the development to further enhance safety.


Policy C4: Protection of Open Spaces

The main development site area is currently used for recreation, although this is limited to local walkers passing through the site on the network of informal and statutory routes located on and adjacent to the site. The proposed layout has sought to ensure that local walkers are able to continue using the site in this fashion by replicating the prominent movement corridors so that walkers can continue to move through the site and access the wider network of green infrastructure. The areas of grassland that would be incorporated into the layout and subject to enhancement would also be accessible to the walkers moving through the site.

Policy C6: Health

The development would create a key health facility in Cardiff and southeast Wales that would provide essential health care to the local and regional population. The development would therefore help to improve health in the local area.

Policy W2: Provision for Waste Management Facilities in Development

The development layout includes a service yard from where waste associated with the development would be stored and collected for removal. The development would also operate in accordance with a Site Waste Management Plan that would employ best practice principles to avoid the creation of waste and promote reuse and recycling. Further information on waste management in the development is provided in the Waste Statement included in the planning application.


8. Conclusion 8.1 This report has set out the relevant national and local health and planning policies, which set the

context for the proposed development. It has also examined the proposals against these policies having regard to the development parameters, site conditions, and predicted impacts.

8.2 The need for the development is set by the Welsh Governemt health strategy ‘Transforming Cancer Services in South East Wales,’ of which the new Specialist Cancer Centre and education institute are central to addressing the predicted future increase in incidences of cancer. The existing facility cannot achieve the key requirements for future provision and hence it is necessary to replace it on an alternative site, which is constructed whilst the existing facility remains operational. The purpose built and integrated replacement facility is proposed to be of exceptional design quality in a landscape setting, which contribute fundamentally to patient well-being, health, and healing.

8.3 The scale of the proposed development is necessary to accommodate future predicted demand, in terms of patients, to increase potential operational efficiency, and also to allow flexibility to take into account future technological advances. These requirements combined with the environment limits of the site (height, boundaries etc.) set the footprint parameters of the building. Similarly, the space requirements for car parking have been minimised as far as possible having regard to the needs of patients and staff, and sustainable transport requirements.

8.4 Health policy also identifies that it is an enormous challenge to ensure that health service is able to adapt and improve to provide the necessary level of health care, especially as resources become more restricted.

8.5 The site was selected following a rigorous examination of alternative forms of health care provision, space requirements, and suitable alternative locations. The proposed site is considered to be the optimum location taking all future operational requirements into account for this vital facility. The proposed development site is strategically located in close proximity to the M4 and A470, which are the key transport corridors in South East Wales. It is also highly accessible from within Cardiff. Whilst the proposed access to the site requires development of part of a locally designated nature reserve, that impact is minimised through the EIA process by mitigation, compensation and enhancement. Furthermore the proposed access would provide a short connection to the main highway network, as opposed to using the local highway network, which would have resulted from an alternative access route from Park Road to the site.

8.6 The principle of development of the south-eastern half of the main site area is accepted by the repeated granting of planning permission for residential development. Whilst the scheme will require additional land, for the facility and access to it, this has been shown to be fundamental to achieving its many aims.

8.7 The planning application for the development is in outline form only with all matters of detail reserved for future determination. It has been subject to rigorous and comprehensive evaluation through the formal EIA process, which has resulted in a broad range of recommended mitigation and enhancement measures to offset the predicted impacts. The Design and Access Statement and the Environmental Statement that accompany this Planning Statement demonstrate that the development has been designed appropriately to respond to the character of the site and surrounding area, and to minimise, as far as possible, the impact on the site, its ecology and surrounding ecological and cultural designations. The development would be highly accessible by vehicle, foot and bicycle; would be legible and permeable; would interface with the existing footpath network surrounding the site; would provide a safe and secure environment; would include a sustainable drainage system that


prevents offsite flooding; would be limited in its height and scale to reduce its landscape and visual impact and its impact on the setting of the adjacent heritage designations; and, would deliver an ecology and landscape strategy that would screen views of the development from the surrounding local area and incorporate areas of grassland and replacement tree planting; and, deliver enhancement to offsite retained habitat.

8.8 It is considered then that, whilst it will clearly have inevitable environmental impacts, these will be reduced to acceptable levels through mitigation and enhancement. Overall it is considered, having regard to the level of compliance of the scheme with planning policy, the EIA evaluation of the impacts / mitigation, the benefits of the location, and the overwhelming wider health need for the project, that on balance outline planning permission should be granted.

Velindre Cancer Centre...while Section 4 identifies the planning history of the site and surrounding...

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