Planning Statement Commodore - Torfaen County Borough Councilplanapps.torfaen.gov.uk/Former_Commodore_Hotel/Docs... · 2015. 5. 12. · Former Commodore Hotel, Mill Lane, Llanyrafon,
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PLANNING
STATEMENT
Former Commodore Hotel,
Mill Lane,
Cwmbran
May 2015
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Summary
Proposal:
Residential development (20 no. units), works to TPO trees, open space,
access, car parking and associated works
Location:
Former Commodore Hotel, Mill Lane, Llanyrafon, Cwmbran, Torfaen
Date:
May 2015
Project Reference:
14.449
Client:
Butler Wall Homes
Product of:
Asbri Planning Limited
Unit 9 Oak Tree Court
Mulberry Drive
Cardiff Gate Business Park
Cardiff CF23 8RS
Prepared by:
Dylan Green – Graduate Planner
Approved by:
Sam Courtney – Associate Director
Disclaimer:
This report has been prepared for the sole and exclusive use of Butler Wall Homes from
whom it was commissioned and has been prepared in response to their particular
requirements and brief. This report may not be relied upon by any other party.
The Contracts (Rights of Third Parties) Act 1999 shall not apply to this report and the
provisions of the said Act are expressly excluded from this report. This report may not be
used for any purpose other than that for which it was commissioned. This report may not
be reproduced and/or made public by print, photocopy, microfilm or any other means
without the prior written permission of Asbri Planning Ltd. The conclusions resulting from
this study and contained in this report are not necessarily indicative of future conditions or
operating practices at or adjacent to the Site. Some of the information presented in this
report is based on information provided by others. That information has neither been
checked nor verified by Asbri Planning Ltd.
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Contents
Section 1
Introduction 4
Section 2
Site description 6
Section 3
Planning context 8
Section 4
Application proposal 9
Section 5
Planning policy context 12
Section 6
Appraisal 18
Section 7
Conclusion 23
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Introduction
1.1 This Planning Statement accompanies the Reserved Matters planning
application submitted on behalf of Butler Wall Homes for the
construction of 20 no. units, works to TPO trees, open space, access,
car parking and associated works at the site of the former
Commodore Hotel, Mill Lane, Llanyravon, Cwmbran.
1.2 The planning application comprises the following set of
drawings/documents, produced by Pembroke Design Ltd, unless
stated otherwise:
Drawing Title Drawing No.
Location Plan 8666 LP01
Proposed Plans Unit 1 8666 PP1-2 01
Proposed Elevations Unit 1 8666 PP1-2 02
Proposed Plans Unit 2 8666 PP1-2 03
Proposed Elevations Unit 2 8666 PP1-2 04
Proposed Plans Units 3 & 4 8666 PP3-4 01
Proposed Elevations Units 3 & 4 (1) 8666 PP3-4 02
Proposed Elevations Units 3 & 4 (2) 8666 PP3-4 03
Proposed Plans Unit 5 8666 PP5 01
Proposed Elevations Unit 5 8666 PP5 02
Proposed Plans Unit 6 & 7 8666 PP6-7 01
Proposed Elevations Units 6 & 7 (1) 8666 PP6-7 02
Proposed Elevations Units 6 & 7 (2) 8666 PP6-7 03
Proposed Plans Unit 8 8666 PP8 01
Proposed Elevations Unit 8 8666 PP8 02
Proposed Plans Unit 9 8666 PP9-10 01
Proposed Elevations Unit 9 8666 PP9-10 02
Proposed Plans Unit 10 8666 PP9-10 03
Proposed Elevations Unit 10 8666 PP9-10 04
Proposed Plans Unit 11 8666 PP11 01
Proposed Elevations Unit 11 8666 PP11 02
Proposed Plans Units 12 & 13 8666 PP12-13 01
Proposed Elevations Unit 12 8666 PP12-13 02
Proposed Elevations Unit 13 8666 PP12-13 03
Proposed Plans Unit 14 8666 PP14 01
Proposed Elevations Unit 14 8666 PP14 02
Proposed Plans Units 15 & 16 8666 PP15-16 01
Proposed Elevations Units 15 & 16 8666 PP15-16 02
Proposed Plans Units 17-20 8666 PP17-20 01
Proposed Elevations Units 17 – 20 8666 PP17-20 02
Proposed Garage 8666 PP G01
Proposed Garage Roof Plan 1 8666 PP R01
Proposed Garage Roof Plan 2 8666 PP R02
Proposed Street Elevations 8666 PP SE01
Existing Site Plan 8666 PP SP01
Proposed Site Plan 8666 PP SP02
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1.3 In addition, the following list comprises the supporting documents
submitted alongside the application:
Document Prepared by
Planning application forms Asbri Planning
Design and Access Statement Asbri Planning
Planning Statement Asbri Planning
Tree Survey Treescene
1.4 The purpose of this Planning Statement is to provide additional and
complementary information to the planning submission. It provides a
description of the application site at section 2, discusses the relevant
planning context of the site at section 3, describes the proposal at
section 4, sets out the planning policy context in section 5, appraises
the development in section 6 and draws together the conclusions at
section 7.
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Site description
2.1 The application site is situated off Mill Lane, adjacent to the junction
with Beaumaris Drive, approximately 70 metres to the east of
Lakeside local centre, Llanyravon, Cwmbran. The site, which is located
approximately 1.8km south east of Cwmbran and 6.5km north of
Newport, is located to the west of the A4042 which links the M4
motorway to the heads of the valleys road and Abergavenny.
2.2 The site was formerly occupied by the Commodore Hotel and Bar, a
residential dwelling and car park. Whilst the dwelling was two storey
in height the hotel, which was of modern construction, was a
three/four storey building, built in the 1970’s. The former hotel, which
was recently demolished, was last in use approximately 4 years ago.
2.3 The site is irregular in shape, measuring approximately 1 ha in area.
The site is surrounded by residential properties including those
located on Beaumaris Drive (to the west), Mill Lane (to the north) and
Tudor Woods (to the north and east). There are also a number of
large detached properties located to the south and south east which
benefit from a right of access through the site.
2.4 There is considerable level difference across the site with the levels
rising significantly along Mill Lane and Tudor Woods in a west to east
direction. Levels also fall in a north to south direction.
2.5 The majority of the site was formerly occupied by the footprint of the
buildings associated with the hotel, the access roads which run
through the site and associated car parking areas. Pockets of informal
open space, with establish tree planting, are dispersed within the site.
The trees are protected by a Tree Preservation Order.
2.6 An important urban open space is situated within the north-
easternmost part of the site, whereas the southernmost area
comprises a site of importance for nature conservation, as designated
in Torfaen County Borough Council’s adopted Local Development
Plan. The site, therefore, is constrained in these areas.
2.7 The site is positioned within an established residential area with
convenient pedestrian links to a range of shops, services and
facilities, including public house and restaurant (50m), Lakeside local
centre containing a range of shops, a pharmacy, a dentist, cafe and
post office (80m), Llanyravon Golf Club (200m), Llanyravon Social
Club (350m) Llanyravon Primary School (400m), Doctors’ Surgery
(400m), Llanyravon recreational ground (500m), Cwmbran Retail
Centre (1.8km) and Croesyceiliog Secondary School (1.8km).
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2.8 The site, which is located 150m from Llanfrechfa Way, has convenient
access onto A4042 (1km), which offers links to Cwmbran, the M4
motorway, Newport (to the south) and Abergavenny (top the north).
The site is also located in close proximity to public transport
opportunities including both bus (closest stop being 50m) and rail
(1.8km). Llanfrechfa Way also offers an off-road cycle route which
links national cycle route, including route 49, Abergavenny to
Newport.
2.9 The proposed development has been reviewed in line with TAN 15
and its associated flood maps. The site is established as being in
flood zone A, i.e. that which is not at any immediate flood risk.
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Planning context
3.1 In terms of historic applications relating to the site, application
03/P/09546 for the erection of 2 no. residential dwellings and
relocation of the hotel car parking was refused by Torfaen County
Borough Council on the 16th
of March 2014 and was dismissed when
taken to appeal. The main issue being whether the siting of the
proposed dwellings and parking area would be harmful to the
character, appearance and amenity of the locality.
3.2 More recently, an outline application (11/P/00461) for the demolition
of the existing buildings on the site, including the Commodore Hotel
and the residential dwelling and associated parking areas in addition
to the redevelopment of the site was granted by Torfaen County
Borough Council on the 24th
of April 2013 subject to conditions.
3.3 Conditions 1 and 6 which sought the submission of both a
demolition/construction method statement and a photographic
survey to the local planning authority have been issued and
subsequently discharged. The remaining pre-demolition condition
associated with the outline application, number 12, required the
submission of a Code for Sustainable Homes ‘Interim Certificate’. This
has also been dealt with by virtue of its removal via a non-material
amendment (Ref No. 15/P/00016). As such, all pre-demolition
conditions have been discharged.
3.4 Furthermore, a subsequent prior notification application for the
demolition of the former hotel complex and the TPO consent for the
removal of four trees to facilitate the demolition was approved by the
local planning authority on the 9th
and 29th
of January 2015
respectively. As a consequence of all the above, the buildings on site
have been demolished and the site has been cleared, in preparation
for the redevelopment of the site.
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Application Proposal
The proposal
4.1 The applicant seeks consent for the redevelopment of the site to
accommodate 20 no. residential units, works to TPO trees, open
space, access, car parking and associated works. The residential
development proposes a mixture of apartments and houses, as
follows:
House Type Number of bedrooms Number
1A 1 bed flat 4
2A 2 bed house 2
4A, 4C, 4D, 4E 4 bed house 13
5A 5 bed house 1
TOTAL 20
4.2 In accordance with Torfaen County Borough Council’s requirement
for provision of 30% affordable housing on sites within the Cwmbran
east & south housing sub-market areas, 6 of the 20 units (30%) are
affordable.
Layout
4.3 As seen in the accompanying layout plan, the scheme incorporates
an access road which is directed through the site in a north-west to
south-east manner. This ensures that the development is consistent
with the surrounding urban fabric in that the dwellings are orientated
so as to front onto their respective access lanes. Plots 1-5 are
positioned adjacent to the site’s northern boundary and orientated
so as to overlook the existing road network along Mill Lane and
Tudor Woods, respectively. Plots 6-10 and 14-16 are distributed on
either side of the internal access road; whereas two of the 4-bed
properties and the 5-bed property (Plots 11-13) are located along the
site’s eastern boundary. The apartment unit, which contains the 1-
bed apartments, is situated along the south-western site boundary,
adjacent to the rear gardens of the properties along Beaumaris Drive.
4.4 The largest dwellings are generally located within the northernmost
parcel of the site and provide a continuation of the street scene
along Tudor Woods, which successfully integrates the site with the
wider residential context, to the east.
4.5 As with the general scale of development, the layout has been
carefully designed to ensure that it does not impact or sustain any
detrimental impact on the important urban open space, the site of
importance for nature conservation, or any TPO’s on the site.
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Density
4.6 Much of the local vernacular along Mill Lane and Beaumaris Road, to
the north and west comprises of two storey terraced dwellings,
whereas the dwellings at Tudor Woods, to the east consist of more
recently built, larger two-storey detached dwellings. In this respect,
the density of the proposed development is in accordance with the
surrounding area, varying from one bedroom flats to five bedroomed
dwellings, at two storeys in height. The scheme, therefore, sits
comfortably within its immediate and wider residential context.
Design and character
4.7 The local vernacular is of simple form, comprising a variety of
external finishes including brick; render and stone (please refer to
accompanying context photographs contained within the DAS). The
residential dwellings along Beaumaris Drive, Mill Lane and Liswerry
Drive, further north, comprises pebble dash render and red brick
walls under grey slated gabled roofs. The more recently built
dwellings, along Tudor Woods comprises of larger, detached
dwellings, with a black and white mock timber and red brick
appearance under gabled roofs.
4.8 Accordingly, the proposed building seeks to complement and enrich
this vernacular, through a contemporary interpretation, proposing a
wide palette of materials with a finish of smooth, self-coloured/
painted render, red buff brick with contrasting plinths and buff
reconstituted stone key stones under artificial slate roofs with
terracotta ridges. uPVC windows with concrete cills, composite doors
and dark grey/black/white uPVC rainwater goods and fascias
complete the proposed external materials. Further information in
relation to design is contained within the Design and Access
Statement which also accompanies this submission.
Access & Parking
4.9 As mentioned above, the formal pedestrian and vehicular access into
the site is attained from Mill Lane, to the north of the site. The access
point is situated upon the location of the previous access point which
served the former Commodore Hotel. Once internal, the road runs
parallel to the site’s western boundary, before turning eastwards
approximately 35m into the site. Upon this point, a private parking
area is directed southwards, from the adoptable road, serving plots
17 to 20 with adequate parking, in accordance with national parking
standards.
4.10 Internally, the road will extend in a south-easterly direction before
terminating towards the south-eastern part of the site, adjacent to
Plot 13. Private driveways will extend from this point in a north-east
south-west direction, hereby ensuring that the dwellings at this
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location are sufficiently serviced with adequate parking, as above, in
accordance with national parking standards.
4.11 The important area of urban space, as mentioned above, is to remain;
therefore, could be utilised as informal pedestrian access point into
the site.
4.12 Car parking is proposed entirely on-site. A total of 54 car parking
spaces are proposed (including garages and visitor spaces), which is
in accordance with CSS Wales Parking Standards 2008 which
advocates 1 space per bedroom with a maximum requirement of 3
spaces. The parking is laid out as below:
Number of
bedrooms
Number Number of
parking required
Number of
parking
provided
1 bed flat 4 4 4
2 bed house 2 4 4
4 bed house 13 39 39
5 bed house 1 3 3
TOTAL 50 50
4.13 Cycle storage is able to be provided either in garages or rear
gardens.
Site enclosures
4.14 It is proposed that 1.8m close boarded fencing/walls will form the
site’s western boundary in addition to the rear and side boundary of
the individual plots.
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Planning Policy Framework
Context
5.1 The planning policy framework for the determination of this
application is provided by national planning guidance, together with
the Torfaen County Borough Local Development Plan, which was
adopted on the 3rd
of December 2013.
5.2 National planning policy is contained within the seventh edition of
Planning Policy Wales (PPW), published by the Welsh Government in
July 2014. PPW is supported by 21 topic-based Technical Advice
Notes (TANs), which are also relevant.
Planning Policy Wales (PPW)
5.3 PPW Edition 7 is the principal document for planning considerations
in Wales. PPW provides land use planning policy and should be taken
into account when preparing development plans. The main thrust of
PPW is to promote sustainable development by ensuring that the
planning system provides for an adequate and continuous supply of
land available and suitable for development. It dictates that available
land must meet society’s needs in a way that is consistent with overall
sustainability principles.
5.4 PPW identifies the overall basis on which the planning system is to
operate. It confirms at paragraph 1.2.2 that:
“The planning system must provide for an adequate and
continuous supply of land, available and suitable for
development to meet society’s needs. It must do this in a way
that pays regard to:
overall sustainability principles, outcomes and objectives,
paying particular attention to climate change as the
Assembly Government’s key sustainability concern;
the Wales Spatial Plan; and
detailed policies on the different topic areas set out in this
[PPW] document.”
5.5 In regard to the location of development, PPW advises in terms at
paragraph 4.7.4 that:
“Local authorities should adopt policies to locate major genera-
tors of travel demand such as housing, employment, retailing,
leisure and recreation, and community facilities, including
libraries, schools and hospitals within existing urban areas or in
other locations which are, or can be, well served by public
transport, or can be reached by walking or cycling.”
“Higher density development, including residential development
should be encouraged, near public transport nodes or near
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corridors well served by public transport (or with the potential to
be served)”
5.6 Also, in terms of the location of development, Section 4.9 of PPW
states that previously developed land should be developed, wherever
possible, in preference to greenfield sites, particularly those of high
agricultural or ecological value. Many 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, including the curtilage area, as defined in Figure 4.3.
5.7 In regard to housing development, chapter 9 of PPW states that
LPA’s should:
“…promote sustainable residential environments, avoid large
housing areas of monotonous character and make appropriate
provision for affordable housing…Local planning authorities
should promote:
mixed tenure communities;
development that is easily accessible by public transport,
cycling and walking, …;
mixed use development so communities have good access
to employment, retail and other services;
attractive landscapes around dwellings, with usable open
space and regard for biodiversity, nature conservation and
flood risk;
greater emphasis on quality, good design and the creation
of places to live that are safe and attractive;
the most efficient use of land;
well-designed living environments, where appropriate at
increased densities;
construction of housing with low environmental impact
(see 4.12);
reducing the carbon emissions generated by maximising
energy efficiency and minimising the use of energy from
fossil fuel sources, using local renewable and low carbon
energy sources where appropriate; and
‘barrier free’ housing developments, for example built to
Lifetime Homes standards.
5.8 The redevelopment of previously developed land is addressed under
paragraph 9.2.6 of PPW, which states:
“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.”
5.9 Paragraph 9.2.8 of the Housing chapter provides specific advice on
the search sequence that should be applied when identifying sites for
housing. Whilst this is most applicable to development plan
preparation, it reinforces the Welsh Government’s preference for the
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development of previously developed land or underused land within
settlements. The advice states that:
“…local planning authorities should follow a search sequence,
starting with the re-use of previously developed land and
buildings within settlements, then settlement extensions and
then new development around settlements with good public
transport links.”
5.10 Paragraph 9.2.14 relates to affordable housing and states:
“A community’s need for affordable housing is a material
planning consideration which must be taken into account in
formulating development plan policies.”
5.11 Paragraph 9.3.1 states that new housing developments should be
well integrated with, and connected to the existing pattern of
settlements.
Technical Advice Notes
5.12 This application has been prepared in deference to the latest version
of TAN 12 (Design), which was updated in July 2014, and TAN 18
(Transport) which was published in March 2007.
Technical Advice Note 12: Design
5.13 TAN 12 (June 2009) provides advice on design considerations and, in
relation to housing design, it states that local planning policies and
guidance should aim to:
“create places with the needs of people in mind, which are
distinctive and respect local character;
promote layouts and design features which encourage
community safety and accessibility;
focus on the quality of the places and living environments
for pedestrians rather than the movement and parking of
vehicles;
avoid inflexible planning standards and encourage layouts
which manage vehicle speeds through the geometry of the
road and building;
promote environmental sustainability features, such as
energy efficiency, in new housing and make clear specific
commitments to carbon reductions and/or sustainable
building standards;
secures the most efficient use of land including appropriate
densities; and
consider and balance potential conflicts between these
criteria.”
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Technical Advice Note 18: Transport
5.14 TAN 18 offers national guidance on transportation related planning
policies and advises that it should be read in conjunction with
Manual for Streets. It advocates:
“the integration of land use planning and transport in order
to promote resource and travel efficient settlement patterns;
ensuring that development is located where there is good
accessibility by public transport, cycling and walking. This
minimises the need to travel and promotes social inclusion;
and
managing parking provision.”
5.15 TAN 18 acknowledges that the availability of parking space is a major
influence on the choice of means of transport and advocates the use
of maximum parking standards. At paragraph 4.13 it states:
“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.”
Torfaen County Borough Council Local Development Plan
(March 2011)
5.16 The LDP for Torfaen County Borough Council was formally adopted
on 3rd
December 2013 and is the principal document for the
assessment and determination of planning applications and appeals
within the County.
5.17 On the LDP Proposals Map, the application site is situated within the
urban boundary but is largely unallocated, apart from a section along
the eastern site boundary which is designated as an important urban
open space. Accordingly, the general principle of development within
the areas outside of this designated urban open space is established,
subject to normal development management criteria.
5.18 The following list of LDP policies are considered relevant and are
expanded upon below where necessary. Note that policies prefixed
with the letters ‘S’ are strategic policies, whilst all other prefixes are
used for development management policies under various more
specific topics:
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5.19 The following policies are the most pertinent to the proposed
development:
5.20 S2 - Sustainable Development
“Development proposals will need to demonstrate they have
taken account of the following principles and where relevant that
they: -
a) Contribute to the regeneration of existing communities;
b) Meet Sustainable transportation and infrastructure priorities
and promotion of a sustainable transport hierarchy, including
reducing the reliance on the private motor car and encouraging
the use of more sustainable modes of transport;
c) Conserve and enhance the natural and built environment;
d) Promote the efficient use of land;
e) Maximise the efficient use of existing community
infrastructure;
f) Utilise Sustainable construction techniques;
g) Promote sustainable Economic and employment growth; and
h) Are located within the Urban Boundary unless it is an
acceptable development in the countryside.”
5.21 S4 - Place Making / Good Design
“Proposals for all new development must have full regard to the
context of the local natural and built environment and its special
features through: -
a) Promotion of local distinctiveness by sympathetic design,
material selection and layout including public art;
b) Delivering a mix of uses to complement existing facilities and
aim to address local deficiencies; and
Policy
reference
Relating to
Strategy Policies
S1 Urban Boundaries
S2 Sustainable Development
S3 Climate Change
S4 Place Making / Good Design
S5 Housing
S8 Planning Obligations
Borough wide policies
BW1 General Policy - Development Proposals
Topic based policies
H4 Affordable Housing
H5Provision for Recreation, Open Space,
Leisure Facilities and Allotments
CF4Protection of Important Urban Open
Space (IUOS)
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c) Ensuring that location and layout integrates and contributes to
local accessibility.”
5.22 CF4 Protection of Important Urban Open Space (IUOS)
“Development proposals, which result in the loss of Important
Urban Open Spaces, as identified on the Proposals Map, will not
be permitted, unless the proposal complements or relates to the
function of the Open Space and would enhance its value, or there
is an overriding community or regeneration need for the proposal
or where its integrity would be maintained.”
Supplementary Planning Guidance
5.23 The Authority has produced a series of Supplementary Planning
Guidance documents that complement and support the policies
within the LDP. Those of relevance are mentioned below.
5.24 Affordable Housing Delivery Statement – This SPG seeks to ensure
that good quality affordable homes are provided within the Borough
and aid in meeting the provisions of policy H4, quoted above.
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Appraisal
6.1 Section 3 discussed the planning history, section 4 outlined the
proposals and section 5 covered the relevant planning policies that
need to be taken into account in the determination of the planning
application. The following section expands on this by appraising the
development against the key issues, which are identified as follows:
The principle of development in terms of land use planning
policy and sustainable development;
The impact of the development on the character and
appearance of the surrounding area;
The impact of the development on the residential amenity of
surrounding properties;
The acceptability of the development in terms of sustainable
travel and car parking;
Any other material considerations.
The principle of development in terms of land use planning
policy
6.2 The site is situated within the urban boundary for the county of
Torfaen, within an established residential area, yet is not allocated for
any specific use, as shown on the adopted LDP Proposals Map. There
are, however, two areas which are designated as an important urban
open space and an area of importance for nature conservation.
Accordingly, the general principle of development within the areas
outside of these designated zones is established, subject to normal
development management criteria. As there is no defined land use
specified for the site, residential development is deemed to be
appropriate.
6.3 As explained, under the Planning Context chapter, an outline
application (11/P/00461) for the redevelopment of the site for
residential purposes was granted by Torfaen County Borough Council
on the 24th
of April 2013 subject to conditions. A subsequent prior
notification application for the demolition of the former hotel
complex and the TPO consent for the removal of four trees to
facilitate the demolition was approved by the local planning authority
on the 9th
and 29th
of January 2015 respectively. The redevelopment
of the site for housing therefore is firmly established.
6.4 From a policy perspective, policy S2 seeks to promote appropriate
development within the urban boundaries. Policy S5 set out the
housing requirements in the Authority over the plan period for
general housing and affordable housing respectively. The
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development of this site for 20 no. dwellings would assist in meeting
this provision.
6.5 Furthermore, the site, which was previously used as a hotel in
addition to for an individual residential purpose, is located within a
sustainable location, in close proximity to shops, schools, services and
public transport opportunities. As such, the proposal accords with
guiding principles of both PPW and the LDP which seeks to promote
the efficient reuse of previously developed land within sustainable
locations.
The impact of the development on the character and
appearance of the surrounding area
6.6 The proposal has been designed in an overall contemporary style,
broadly reflecting the general form and scale of the residential
context and taking design cues from the character and appearance of
development within the wider residential area. Whilst successfully
incorporating the above, the proposal also takes into consideration
the site constraints and caters for the needs of the future occupiers.
6.7 Rather than attempting to directly mimic the post-war suburban
terraced form, which is the predominant dwelling type within the
Llanyrafon ward, a more contemporary approach was instead
favoured, which would be sensitive to the general scale, design and
form of development in the area.
6.8 The form of the development has been dictated by the site
constraints and opportunities; therefore, the proposed development
generally follows the building line of the previous hotel building
which formerly accommodated the now vacant plot. Residential
development is restricted from the southernmost area, which is
designated within the LDP as a site of importance for nature
conservation. Similarly, the north-easternmost area is retained as an
urban area of importance. In considering the limited activity within
these areas, the proposed development is considered to be
acceptable and in line with the most pertinent local policies, in
particular HF5 Provision for Recreation, Open Space, Leisure Facilities
and Allotments and CF4 Protection of Important Urban Open Space
(IUOS).
6.9 In terms of scale, massing and density it should be noted that the
outline scheme, which was approved by Torfaen County Borough
Council, was for the redevelopment of the scheme to include 20
dwellings and associated works, thus establishing the provision
proposed as part of this reserved matters application. Furthermore,
the proposed development has also been restricted to two storeys in
height (with accommodation within the roof space of the 5-bedroom
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dwelling), to reflect the general character of development in the area.
6.10 In terms of facing materials, a mixture of materials has been chosen
which will not only reflect the vernacular of the area but complement
these with some choice additions which will help support the
introduction of a more contemporary approach and assimilate the
building into the more established contemporary fabric, in particular
at Tudor Woods, to the east.
6.11 In light of the above, it is considered that the development
represents design solution which successfully reflects and enhances
the form and scale the character and appearance of the development
within the wider area, offering a contemporary design which will add
some interest within the immediate streetscape and meet the needs
of the future occupiers.
The impact of the development on the residential amenity of
surrounding properties
6.12 As mentioned above, in arriving at the proposed design solution
careful consideration was given to the site constraints so as to avoid
any significant impact upon the amenity considerations of the
adjoining occupiers.
6.13 With regards to the site’s adjoining use, which largely comprises
residential dwellings, it is considered that the layout and orientation
of the proposed 20 dwellings has been sufficiently set from the
boundaries and orientated so as to provide satisfactory relationship
with adjoining dwellings. The proposed redevelopment therefore
offers no significant amenity impact, in terms of privacy, overlooking,
overbearing, loss of daylight and loss of sunlight. As such, the
scheme represents an acceptable relationship, both internally and
externally on the neighbouring residential context.
6.14 It is accordingly considered that the proposal accords with principles
of good design and will not result in any significant adverse amenity
impact, in terms of loss of privacy, overbearing, loss of daylight or
loss of sunlight. In fact, the improvements within the street scene, in
considering the site’s previous use as a hotel building and the added
natural surveillance, are considered to be of benefit to both the visual
and residential amenities of the area.
The acceptability of the development in terms of sustainable
travel and car parking
6.15 As mentioned above and discussed in detail within the Design and
Access Statement, the site is considered to be located within a
sustainable location within close proximity to a number of shops,
schools, services, recreational facilities and employment
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opportunities. Furthermore, the site is located with close proximity to
a number of public transport modes, with bus services particularly
well serviced within the immediate and wider site context, as
depicted in the Movement Map within the Design and Access
Statement). Moreover, Cwmbran rail station is located approximately
1.8km to the east, and is easily accessed via the aforementioned bus
service, providing regular connections to settlements along the
marches line. The site also benefits from convenient access to the
National Cycle Route.
6.16 Car parking is proposed entirely on-site with a total of 54 spaces
proposed as part of the redevelopment of the site (including garages
and visitor spaces). This provision is in accordance with CSS Wales
Parking Standards 2008 which advocates 1 space per bedroom with a
maximum requirement of 3 spaces. It is demonstrated therefore that
the proposed development can accommodate the necessary amount
of parking spaces for each dwelling, without needing to reduce the
provision. As such, it is considered that the development accords with
related policies of the LDP.
Other material considerations
6.17 As previously mentioned, 30% of the units proposed as part of the
development are to be made available for social rent, to meet the
needs of the local community and to accord with LDP policy H4,
which requires proposed development within the Cwmbran East &
South to deliver 30% affordable provision. In regards to the
redevelopment of the Commodore Hotel site, this equates to a total
of 6 units, delivered in the form of plots 15-20.
6.18 The proposed layout demonstrates that the future needs of intended
occupiers has been carefully considered through the provision of
conveniently located refuse/recycling and sufficient cycle store
provision within the curtilage of each property. Furthermore, each
dwelling is provided with landscaped private and semi-private
amenity space for the enjoyment of the future occupiers.
6.19 The risk of flood has been considered and the TAN 15 flood map
identifies the site not considered to be at risk of flooding.
6.20 In terms of landscaping proposals, the proposed site plan sets out
the design principles, highlighting the opportunities which exist to
supplement the existing retained trees with additional planting and
distinguishing between public amenity space and private gardens.
6.21 Finally, in terms of trees and landscaping, the existing site has been
assessed through the accompanying arboricultural assessment which
identifies the main tree constraints which have been considered in
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the final design. It should be noted that the demolition of the former
hotel was completed in accordance with the bat method statement
and demolition protection plan which supported the prior
notification submission.
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Conclusion
7.1 This Planning Statement accompanies the Reserved Matters planning
application submitted on behalf of Butler Wall Homes for the
construction of 20 no. units, works to TPO trees, open space, access,
car parking and associated works at the site of the former
Commodore Hotel, Mill Lane, Llanyravon, Cwmbran.
7.2 The site, which is regarded as previously developed land, is located
within a sustainable location situated within the defined urban
boundaries for the county of Torfaen and as such, in land use policy
terms is supported by both National Planning Policy together with
the Policies of the LDP.
7.3 The scale, form, massing, layout and design are considered to be
appropriate to the local setting. In this respect the design assimilates
into the streetscene and successfully assimilates the dwellings at
Tudor Woods with the older dwellings, to the west, along Mill lane
and Beaumaris Drive.
7.4 The density and massing is not greater than some of its immediate
neighbours, in fact, is subservient to the adjoining three storey
dwelling, located adjacent to the site access, and is designed in a
manner that the development fits within the townscape. Despite not
reflecting a high density scheme, it must be noted that higher density
on sites in sustainable locations, similarly to the former Commodore
Hotel, is encouraged under the provisions of PPW and supported by
policies of the LDP.
7.5 The development has also carefully considered both the needs of
future occupiers together with the amenity considerations of its
existing neighbours. It is considered that the development will
provide an attractive and pleasant living environment for future
inhabitants, whilst the development will not give rise to any
significant impacts upon the amenity considerations of nearby
properties.
7.6 In view of the above, it is considered that the proposed development
has suitably addressed the key material considerations for this site
and would provide a quality development that would complement
and enhance the existing residential context. It would make use of a
vacant and redundant site in a good location in terms of
sustainability. It is for these reasons that Torfaen County Borough
Council is respectfully requested to support this planning application.
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