Candidate Site Assessment Report SITE PLAN NEEDS TO BE … · 2016. 7. 19. · Candidate Site Assessment Report SITE PLAN NEEDS TO BE UPDATED REMOVING WESTERN FIELD Reference UL001

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Candidate Site Assessment Report SITE PLAN NEEDS TO BE UPDATED REMOVING WESTERN FIELD Reference UL001 Name Fields east of Waun Road, Loughor and south west of former Cae Duke Colliery Description Land to the south of the existing settlement of Loughor, located to the rear of frontage development on

the eastern side of Waun Road. The site comprises two fields in agricultural use. It is abutting the south west side of UDP allocation HC1 (104) on which over 100 residential units are currently being built. The central location of playing fields within the adjoining development scheme has landlocked the NW corner of the site which is allocated for development in the UDP. The release of these two fields would facilitate access to the landlocked area whilst ensuring that sufficient distance is maintained to Waun Rd (from which there would be no access). The development would not extend significantly further south than the adjoining development to the east and west.

Size 1.51 Ha Existing Land use Agriculture Proposed Land Use Residential Location Plans OS Plan and Aerial (not to scale)

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

© Crown Copyright, Licence 100023509

Housing Sites - HC1

Green Wedges - -EV23

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Constraints

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Candidate Site Context Candidate Site submissions within buffer

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Candidate Site Public Consultation: Summary of Repr esentations The Candidate Site application was advertised on site in the form of site notices. 49 letters of objection were received which are summarised as follows: • No economic or sustainable gains/ Lack of sufficient employment in area • Unsuitable road infrastructure • Loss of agricultural land • Increased noise • Schools at capacity • Loss of green wedge • Adverse impact on wildlife/habitat • Area subject to flooding • Alternative brownfield sites available • Highway safety • Devaluation of property • Water treatment is insufficient to cope with additional demand • Adverse impact on character and amenity • Common land • Area of historic importance • Inadequate public transport • Encroachment into open countryside • Adverse impact on utilities • Coalescence of communities • Lack of housing demand • Contrary to current policies

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LDP Draft Proposals Map Consultation: Summary of Re presentations 1 letter of support which is summarised as follows: • Delivery of site is a certainty, Barratt Homes has a long term option to develop site and site can be accessed and serviced from

our adjacent site. • Site able to contribute to council's land supply from a very early stage if allocated. As we are developing adjacent site, this

would be a natural progression for pattern of development. • Would ensure continuity between phases, in addition to continued delivery of affordable housing and other community benefits.

We are satisfied all technical matters can be addressed to enable a quick and early delivery. Response to Representations • Upon commencement of preparation of a new development plan all existing policies and previous decisions (e.g. current UDP

designations) are subject of review and moreover the UDP policies will have no status upon expiry of that plan from Nov 2016. Consultation on an initial review of green wedge, open countryside and settlement boundaries has recently been undertaken and will inform the LDP Deposit Plan

• There is a requirement for affordable housing across all areas of Swansea and it will be important to maximise affordable housing delivery wherever possible. The SHMA identifies that around 4,600 homes are needed within this strategic housing policy zone over the LDP period.

• All relevant utility providers have been consulted and no significant utility constraints have been identified • ALC Map = Grade 4. Not part of the best and most versatile Through the Spatial Options Appraisal and site deliverability

assessment the priority has been to deliver development needs on lower grade land and such sites have been identified wherever possible.

• Not common land • The LDP is being prepared in close liaison with the Local Education Authority (LEA) who are fully aware of the potential

additional pupil numbers likely to be generated and have made provision accordingly within the 21st century schools programme. Existing schools will be expanded where possible and new schools built as appropriate to accommodate the projected increase in pupil numbers

• Highways /access improvements would be a condition of any development being brought forward in accordance with schemes agreed with the Highways Authority. Schemes could include road widening, footway provision, junction improvements, speed restrictions, etc and will depend on the specific requirements for each site

• .The LDP seeks to safeguard against coalescence and development must respond to the character of existing settlements. Considerable areas of accessible open space are proposed as part of new development and green barriers are to be incorporated into scheme layouts to mark and ensure separation between existing and planned expanded communities.

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• Vulnerable development such as residential may not be allocated in flood risk zones. All flood risk areas have been identified and excluded from consideration for development purposes. Incidents of localised surface water flooding have also been identified and any sites allocated at or near such areas will be required to incorporate appropriate remedial measures. Sustainable urban drainage scheme (SUDS) will be incorporated into development scheme as necessary. New development must demonstrate greenfield run off - no increase in surface water run-off will be permitted

• Devaluation of property is not a material planning consideration There are no rights of open access or views over the countryside adjoining existing settlements

• 100% priority habitat sites have been filtered out of the site selection process. For all other sites an extended phase1 habitat survey would need to be undertaken to determine the habitat classifications, species lists and for the presence of protected species. Important features highlighted may require further survey at planning application stage, but do not preclude allocation at this stage. For example, most hedgerows will be protected under the Hedgerow Regulations (1997). A hedgerow assessment would need to be undertaken to determine the hedgerow quality and the findings would be taken into account when considering a site’s development capacity. When wider issues need to be taken into account Any impact on European protected sites will be fully assessed as part of the Habitat Regulations Assessment (HRA)Woodland areas and key features, hedgerows, bridleways, etc should be retained as part of any development proposal and form natural defensible boundaries

• The impact of development on adjacent properties would be a matter to be addressed through the detailed site layout at the application stage. Any development would need to respect the density, scale and character of adjoining development and have to have regard to the Places to Live Residential Design Guide SPG which sets out separation distances to ensure there is no detriment to privacy, amenity or any material increase in noise or other sources of pollution. The planning application process would not permit development that would result in harmful levels of pollution. Potential noise/disturbance during construction is not a material planning consideration and is subject of separate legislative control

• The LDP is based on sustainability principles which seek to maximise the use of vacant and underdeveloped land within existing settlements provided satisfactory standards of open space/recreational space are retained within those communities before encroachment of development into rural areas around the urban fringe is considered.

• Whilst adequacy of public transport is primarily a matter for the private sector and is influenced by market demand, the LDP seeks to sustain and encourage improvement of existing services by locating new development at sustainable locations close to existing communities

• A high level of protection is afforded to the preservation and safeguarding of historic features and their settings. This does not preclude development proposals from being brought forward, however significant prior assessment and evaluation must be carried out and appropriate mitigation measures undertaken if development is considered appropriate.

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Stage 1 Summary

Site Ref UL001

Criteria 1st Filter Check No Major

Constraints Deliverability Minimum Size Pass Fail

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Stage 1 pass. Progress to detailed Stage 2 assessment.

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Key Stakeholder Consultations Internal Stakeholder Comments CCS Transportation Means of Access :

Access through the adjacent Cae Duke site may be ok subject to details and further assessment. No access onto Waun Road would be accepted, other than pedestrian/cycle access. Local Highway Conditions : Waun Road is below standard and in need of improvement. There is a push for more traffic calming on Waun Road and certainly with additional development in the area, contributions towards off site highway safety/traffic management will be required and likely that the contribution in part would be put towards work on Waun Road. The other issue is problems at Victoria Road at Swansea Sound as all additional development will add to this issue so it may be that improvements will be required here. Accessibility : There is a 30 min frequency and 1 hour frequency service 500m from the site. Wider Issues / Combined effect : All sites in this Ward will add to existing traffic congestion along the route from Gorseinon up to Penllergaer and M4 J47. Some traffic is also likely to add to congestion at Victoria Road in Gowerton where the Llanelli Link crosses the route. Significant improvements may be required with contributions to major improvements by each of the sites within the Ward. Restrictions : Development cannot be supported without highway improvements. Transport Proposals : There is an aspirational cycle path close to the site.

CCS Housing There is a requirement for affordable housing across all areas of Swansea and it will be important to maximise affordable housing delivery wherever possible. There is a requirement for affordable housing across all areas of Swansea and it will be important to maximise affordable housing delivery wherever possible. The SHMA identifies that around 4,600 homes are needed within this strategic housing policy zone over the LDP period.

CCS Biodiversity This site contains; Species-rich Purple Moor-grass and Rush pasture, Diverse Scrub and important hedgerows.

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CCS Environmental Health Site overlays site 201 Cae Duke/ Jubilee/ Waun Colliery Site. CCS Education Primary = Tre Uchaf Primary. In principle, the local primary schools could accommodate

some additional growth (between Casllwchwr and Tre Uchaf) but not enough to accommodate all pupils if all sites were developed. The cumulative impact of all developments in the catchment area of Penyrheol Comp would need further careful consideration in order to determine if a new primary school in a more central position should be considered. The nearby Welsh medium primary is already over capacity. Secondary = Penyrheol Comprehensive School has recently been rebuilt; however, the cumulative impact of all developments in the catchment area of Penyrheol Comp would need further careful consideration in order to determine increased secondary provision, including a rebuild of the Annex that was not part of the original rebuild.

External Stakeholder Comments Natural Resources Wales No comments Dwr Cymru Water Supply: The local water supply network for this ward is suffice to meet the projected

growth promoted. However, for the large sites in particular, some modest off-site mains will be required to service the sites. Waste: Proposed developments in this ward ultimately drain to our Gowerton Waste Water Treatment Works. Based on the cumulative growth information provided for the residential, employment and the residential element of mixed sites, our assessment equates to a population in excess of circa 35,000 people. If all this growth is to be promoted in its entirety, then we will need to plan for future investment plans at the appropriate time. No site specific comments

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

Coal Authority Secondary shallow coal resource area. Llwchwr Town Council The application site is described as having a current use as undeveloped land. It is in fact

agricultural land. The proposed use is for residential. The land forms part of the green wedge and should be protected from development. The Council and the community would object to the loss of green wedge land.

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Stage 2: Planning Assessment Site Description Reference UL001 Name Fields 0053, 0062 & 1065 east of Waun Road, Loughor Context and Character

Issue Criteria Commentary Notes

Classification

Brownfield Greenfield Greenfield Brownfield /

Greenfield Mix

Relationship to existing settlement pattern and built form

In settlement Out of settlement Edge of settlement Out of settlement

Other

Surrounding land use(s)

Agricultural Agricultural Residential

Residential Employment

Leisure Mixed Commercial

Other

Utilities infrastructure

Water Connectable from adjoining development to NE

Sewerage Electrical

Gas Telecommunications

LANDMAP

Geological Geological – Lowland hills and valleys/Lowland scarp and dip-slope dominated terrain/Lowland escarpment (Level 3) Habitat – Costal & Marine Habitats/ Mosaic/Mosaic (Level 3)

Habitat

Visual and Sensory Historical

Cultural

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Visual & Sensory – Development/Built Land/ Urban (Level 3) Historical – Rural environment/ Agricultural/Irregular Fieldscapes (Level 3) Cultural - Influences/Material expressions/ Urban/Urban Settlement (Level 4)

Dominant Landscape functions

Yes Provides setting, backdrop,

No

Key landscape features

Complex Mature trees including TPO536 around site perimeter

Moderate

Simple Impact on areas designated for landscape value

AONB None SLA

Heritage Coast

Impact on historic designations

Ancient Monument No designations on the site. Archaeologically Sensitive Area

Archaeological Site Historic Park and

Garden and Setting Historic Landscape Conservation Area

Listed Building

Impact on views and vistas

Yes

Site boundary on Waun Rd has thick vegetation and provides important screening. Therefore local views only. Views into the site from adjacent properties. Site provides green setting, backdrop to

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Waun Road.

Topography

Level Gently sloping Undulating Sloping Mixed

Natural surveillance Yes No No

Proximity to public open space

< 400m < 800m Area is deficient in ANGS < 800m > 800m

Proximity to leisure facilities or recreation space

< 400m > 800m Area is deficient on FIT standard Penyrheol Leisure Centre – 1.9km Gorseinon Institute – 1.4km Gorseinon Library – 1.3km Parc Y Werin – 1.6km

< 800m

> 800m

Presence of overhead cables

Yes No No

Opportunities to provide continuity and enclosure

Yes No

No

Opportunities to contribute to an active street frontage

Yes No

No

Located in an aggregates safeguarding area

Yes Category One Safeguarding Area Type of aggregate: High Specification Aggregate – Sandstone and Igneous Rock

Located in a Primary or Secondary shallow coal resource area

Yes Secondary Shallow Coal Resource area

Regeneration and Communit y

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Issue Criteria Commentary Notes

Opportunities for new job creation

Significant Few Some Few

Opportunities to contribute to vitality and viability of the area

Significant Few Some Few

Proximity to primary school(s)

< 400m Tre Uchaf Primary - 830m YGG Pontybrenin - 880m

< 800m > 800m

Proximity to secondary school(s)

< 400m Penyrheol Comprehensive – 1.8km Ysgol Gyfun Gwyr – 1.8km

< 800m > 800m

Proximity to convenience store selling daily living essentials

< 400m > 800m < 800m > 800m

Proximity to Local Centre/District Centre

< 400m Local Centre Sterry Road, Gowerton 1.6km District Centre Gorseinon 1.5km

< 800m

> 800m

Linguistic Impact

> 20% Welsh Speaking Ward

WLSA2 16.8% of people are Welsh Speaking (2011 Census)

16-19% Welsh Speaking Ward

0-15% Welsh Speaking Ward

Environment and Climate Change Mitigation Issue Criteria Commentary Notes

Impact on open space or recreational space -

Site is not open or recreational space

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Impact on Greenspace - Site is not ANGS

Impact on Biodiversity - This site contains; Species-rich Purple Moor-grass and Rush pasture, Diverse Scrub and important hedgerows.

Flood-risk and drainage -

Surface water flooding highlighted in areas close to the site boundary. Visible surface water flooding on the adjacent Waun Rd during site visit.

Impact on agricultural land

No loss of agricultural land

ALC Map = Grade 4

Grade 3 and below

Grade 1/2

Proximity to existing potential nuisance and/or sources of pollution

Odour No issues highlighted by Environmental Health. Possible noise pollution from bypass to the south.

Noise Light Air

Waste

Potential impact of future use on existing neighbouring development

Odour No issues highlighted by Environmental Health.

Noise Light Air

Waste

Land contamination - Environmental Health Officer has stated that the site overlays site 201 Cae Duke/ Jubilee/ Waun Colliery Site

Land stability - No issues highlighted

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Transport and Ac cessibility

Issue Criteria Commentary Notes

Vehicular access to public highway

Yes Access through the adjacent Cae Duke site may be ok subject to details and further assessment. No access onto Waun Road would be accepted, other than pedestrian/cycle access. The other issue is problems at Victoria Road at Swansea Sound as all additional development will add to this issue so it may be that improvements will be required here. There is an aspirational cycle path close to the site.

Yes, but

improvement required

No

Ransom Strip Yes No No

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

< 400m Bus Stops: - all >400m away and up a hill 600m - Gorseinon, Belgrave Road (NE-bound), Loughor 700m - Loughor, Cross Keys (NW-bound), Loughor 650m - Gorseinon, Belgrave Road (S-bound), Loughor

< 800m

> 800m

Traffic conditions on nearby highway network

Regularly congested

All sites in this Ward will add to existing traffic congestion along the route from Gorseinon up to Penllergaer and M4 J47. Some traffic is also likely to add to congestion at Victoria Road in Gowerton where the Llanelli Link crosses the route. Significant improvements may be required with contributions to major

Congested at times

No significant congestion

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improvements by each of the sites within the Ward.

Potential to access community facilities and services via active transport

High Low Medium

Low

Deliverability Issue Criteria Commentary Notes

Supply and Demand Need Identified There is an identified need to deliver

4600 new homes within this Zone over the Plan period.

No identified need

Availability

Immediately available

Site is under ownership of the submitter Some indication of availability No indication of availability

Constraints Physical

Highways issues - Access through the adjacent Cae Duke site may be ok subject to details and further assessment. No access onto Waun Road would be accepted, other than pedestrian/cycle access.

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Environmental

The other issue is problems at Victoria Road at Swansea Sound as all additional development will add to this issue so it may be that improvements will be required here. This site contains; Species-rich Purple Moor-grass and Rush pasture, Diverse Scrub and important hedgerows Surface water flooding highlighted in areas close to the site boundary. Former coal mine Sustainability issues regarding access to community facilities and bus travel.

Legal

Viability - Affordable Housing Viability Assessment required

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Stage 2 Summary

Key Issues

Part of adjoining development would be landlocked without this This site contains; Species-rich Purple Moor-grass and Rush pasture, Diverse Scrub and important hedgerows. Deficient on ANGS and FIT standard Highways issues - Access through the adjacent Cae Duke site may be ok subject to details and further assessment. No access onto Waun Road would be accepted, other than pedestrian/cycle access. Surface water flooding highlighted in areas close to the site boundary. Former coal mine WLSA2. The cumulative impact of candidate sites within and adjacent to the ward on the Welsh Language will be assessed

Are there opportunities for development to occur on adjoining land? Yes

If yes, provide details Land to the north which is currently landlocked Is there an alternative land use considered more suitable for the site? No

If Yes, specify land use considered appropriate N/A Should site progress to Preferred Strategy Appraisal?

Yes

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Stage 3A: Assessment Against LDP Objectives Score =

Objective Score

Soc

ial

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

+1

2 Encourage development of town and district centres as focal areas for regeneration n/a 3 Improve access to healthcare, lifelong learning, leisure, recreation, and other community facilities n/a 4 Create environments that support and promote walking, cycling and public transport as integral elements of a

sustainable transport system -1

5 Facilitate the provision of appropriate utility and transport infrastructure to support communities and businesses n/a 6 Encourage appropriate development of low carbon and renewable energy resources and energy infrastructure ? 7 Support the safeguarding and sustainable use of natural resources where appropriate -2 8 Facilitate the sustainable management of waste n/a

Eco

nom

ic

9 Direct new housing to economically viable and deliverable sites at sustainable locations +1 10 Support development that positions Swansea as an economically competitive place and an economic driver for

the City Region +1

11 Facilitate growth and diversification of the local economy and an increase in high value, skilled employment 0 12 Reinforce and improve the City Centre as a vibrant regional destination for shopping, culture, leisure, learning

and business n/a

+2 Will fully meet LDP objective +1 Will have positive impact on LDP

objective 0 Neutral effect on LDP objective -1 Will have a negative impact on LDP

objective -2 Will not meet LDP objective

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

14 Ensure that communities have a sufficient range and choice of good quality housing to meet a variety of needs and support economic growth +2

15 Promote and enhance a diverse and sustainable rural economy -1 16 Improve, expand and diversify appropriate sustainable tourism facilities and infrastructure n/a

Env

ironm

enta

l

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

-1

18 Preserve and enhance the County’s high quality cultural and historic environments -1 19 Conserve and enhance the County’s natural heritage -1 20 Maintain and enhance green infrastructure networks -1 21 Support measures to minimise the causes and consequences of climate change n/a 22 Promote good design that is locally distinct, sustainable, innovative and sensitive to location ? 23 Support the development of safe, accessible and vibrant places and spaces -1 24 Create environments that encourage and support good health, well-being and equality -1

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Stage 3B: Assessment Against SEA/SA Objectives

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

1. Promotion of sustainable development +/- 2. Maintain and enhance biodiversity resource and protected habitats and species. -- 3. Increase community safety and sense of security ? 4. Enable people to meet their housing needs and provide good quality housing + 5. Provide high quality, accessible lifelong learning opportunities which meet future needs 0 6. Encourage an inclusive society and promote equality + 7. Support the development of Swansea as a competitive place and contribute to Swansea’s role as a regional

economic driver +

8. Promote and enhance the rural economy - 9. Support the development of the environmental goods and services sector. ? 10. Create social and physical environments that encourage and support health and well-being. - 11. Protect soil resources - 12. Improve the quality of inland coastal water (surf zone) and rivers -- 13. Promote the efficient use of water resources ? 14. Ensure development respects constraints such as floodplains and unstable land ? 15. Promote an integrated transport system and encourage sustainable travel and development patterns that do not

cause significant harm to air quality -

16. Support adaptation and mitigation measures due to climate change ? 17. Improvement in prudent and efficient use of energy - 18. Development of appropriate types of renewable energy resources ? 19. Promote the sustainable management of waste in an integrated manner, aiming towards zero waste by 2050 ? 20. Efficient use of minerals that safeguard existing resources and promote the use of secondary aggregates over

primary resources where appropriate. --

21. Protect and enhance the quality of the cultural and historic environment - 22. Maintain and enhance the quality and distinctiveness of the landscape, townscape and seascape. ?

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Comment: #2: Priority species recorded on the site. Extended Phase 1 Habitat Survey required. Site close to SSSI and MSAC – appropriate survey and mitigation required if necessary. #7: The proposal supports the plans economic strategy on a non-strategic scale. #8: Would result in the loss of grade 4 agricultural land. #10: The area is detached from sustainable travel opportunities and is not readily accessible to local services and amenities. Aspirational cycle path to the south. Potential noise nuisance from by-pass road. ANGS and FIT deficient area so provision would be required. Potential to improve FIT provision and sustainable travel opportunities if developed in conjunction with adjacent site. #11: Result in the loss of grade 4 agricultural land. Would require an agricultural land survey to assess grade (BMV value). Potential contaminated land. #12: Drains to Gowerton WWTW – limited capacity. Bury Inlet MOU issues. Must ensure greenfield run-off is obtained and no negative impact on Bury Inlet via run-off contamination. #14: Not within a flood risk area but some surface water flooding identified. Site overlays site 201 Cae Duke/ Jubilee/ Waun Colliery Site so ground survey required and appropriate mitigation implemented if necessary. #15: Proposal is not well located in relation to non-car based transport opportunities. District/Local Centres not close by. Public transport network >400m away. Opportunities may improve if developed in conjunction with adjoining site. #16: Possible surface water flooding identified. #17: Site has limited access to services and facilities which meet daily needs and limited public transport opportunities. #20: Cat 1 safeguarding area. #21: Welsh Language: WLSA 2. #22: Mature wooded tree belt around field boundaries – try and maintain as much as possible as important visually in landscape. LVIA required.

Rescored 13/07/15. Smaller site area taken in to account but no change to scores as no specific comments relating to smaller site. No longer need for access from Waun Road noted.