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Candidate Site Assessment Report Reference CO018 Name Land off Penrhos Place Description Irregular backland site, mainly scrub, sloping from NW to SE and extending from Penrhos Place

through to Gendros Ave East. Current UDP allocation. Surrounded by residential development and adjoins community facility/play area to southern boundary

Size 3.703 Ha Existing Land use Undeveloped Land and Informal Recreation Proposed Land Use Residential (Affordable Housing ) and Community Use Location Plans OS Plan and Aerial (not to scale)

© Getmapping Plc.

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

© Crown Copyright, Licence 100023509

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Constraints

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Planning History Planning Applications:

App No. App Type Desc

Site Address Proposal Decision Type Code

Date Decision

Legal Agreement

Appeal Lodged

Appeal Decision

Appeal Decision Date

89/1123/11 Deemed Application

Gendros Community Centre Gendros Avenue East, Gendros Swansea

Police Community Room Extension

HGPC 22/09/1989 N N

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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. 4 letters of objection were received which are summarised below: • Inappropriate property types and layout • Adverse impact on privacy • Devaluation of property • Green belt • Loss of recreational space • Adverse impact on wildlife and destruction of habitat • Inadequate road infrastructure • Already highly populated area • Negative impact on lives of current residents LDP Preferred Strategy Consultation: Summary of Rep resentations No comments were received specifically regarding this site. LDP Draft Proposals Map Consultation: Summary of Re presentations No additional comments received Response to Representations • The site is not green belt - it is undeveloped land within the urban area which has long been allocated for residential

development including in the current UDP (Policy HC1(38) refers) • No details of property type or layout are identified at this stage. Any development proposal will need to comply with the Council’s

adopted design guidance for new residential development and respect the density, scale and character of adjoining development and the visual and residential amenities (e.g. privacy) of adjoining occupiers.

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• Devaluation of property is subjective and not a material planning consideration • Access roads from the north are not suitable to support this site. Any access will need to be from the south via Gendros Avenue

East and may require some form of traffic calming • No significant ecological issues associated with the site, but more detailed survey work required at planning application stage • Improved community/recreational facilities would be expected to the south of the site and open space provision within any

development scheme

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Stage 1 Summary

Site Ref CO018

Criteria 1st Filter Check No Major

Constraints Deliverability Minimum Size Pass Fail

���� ���� ���� ���� Further Information

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 roads leading to the site are substandard in width and not suitable

to accommodate any significant increase in use. Local Highway Conditions: Substandard access roads in the vicinity. Accessibility: There is a 60 min frequency service 100m from site and a 10 min frequency 200m away. A further 60 min service runs past the south of the site. Wider Issues / Combined effect: None identified. Restrictions: Access roads from the north are not suitable to support this site. Any access will need to be from the south via Gendros Avenue East and may require some form of traffic calming.

CCS Housing There is a requirement for affordable housing across all areas of Swansea and it will be important to maximise affordable housing delivery wherever possible. The SHMA identifies that around 2100 homes are needed within this strategic housing policy zone over the LDP period. Put forward by HET for up to 110 units , but less as mixed use with community facilities to the south

CCS Biodiversity This site contains; species poor Purple Moor-grass and Rush pasture and scrub. CCS Environmental Health No issues CCS Education There is some surplus capacity but overall there is limited scope to further extend Gendros

Primary due to the restrictive nature of the site. All of the secondary schools in the West of Swansea are currently under review as part of the ongoing Secondary Stakeholder Forum. There is no surplus capacity at Dylan Thomas school and no scope to extend.

External Stakeholder Comments Natural Resources Wales This a fairly large greenfield site within a largely urban area. It is mainly composed of

grassland with some mature trees, scrub/woodland. Dwr Cymru Water Supply:

Initial Comments for Candidate Sites in the Ward: For this area, an hydraulic modelling assessment is required to establish the potential impact of the confirmed proposals on our network and to establish the extent of off-site mains required to service the sites.

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Site Specific Comments on the Draft Proposals Map: A water supply can be made available to

service the proposed development site. Waste: Site Specific Comments on the Draft Proposals Map: No problems envisaged with the public sewerage system for domestic foul flows from this proposed development site Swansea Bay Waste Water Treatment Works capacity – ok.

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

Coal Authority Mining legacy - PRUG – Unrecorded probable historic underground workings at shallow depth and approximately 3 mine entries

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Stage 2: Planning Assessment

Site Description Reference CO018 Name Land off Penrhos Place Context and Character

Issue Criteria Commentary Notes

Classification

Brownfield Greenfield Allocated for housing in UDP HC1(38) Greenfield

Brownfield / Greenfield Mix

Relationship to existing settlement pattern and built form

In settlement In settlement Edge of settlement Out of settlement

Other

Surrounding land use(s)

Agricultural Residential Leisure – Community Centre, PW, open play area

Residential Employment

Leisure Mixed Commercial

Other

Utilities infrastructure

Water Connections available Sewerage Electrical

Gas Telecommunications

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LANDMAP

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

Habitat

Visual and Sensory Historical

Cultural

Dominant Landscape functions

Yes urban greenspace No

Key landscape features

Complex No TPOs Simple

Moderate Simple

Impact on areas designated for landscape value

AONB None SLA

Heritage Coast

Impact on historic designations

Ancient Monument None Archaeologically Sensitive Area

Archaeological Site Historic Park and

Garden and Setting Historic Landscape Conservation Area

Listed Building Impact on views and vistas

- Local views only

Topography

Level Sloping Undulating Sloping Mixed

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Natural surveillance Yes No No

Proximity to public open space

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

Proximity to leisure facilities or recreation space

< 400m < 800m Cwmbwrla Park, Mynydd Newydd playing fields, Penlan Community Leisure Centre – 1km, Gendros Community Centre - 140m, Fforestfach Library - 430m

< 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/ No N/A

Located in a Primary or Secondary shallow coal resource area

Yes/ No N/A

Regeneration and Community Issue Criteria Commentary Notes

Opportunities for new job creation

Significant Few Some Few

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Opportunities to contribute to vitality and viability of the area

Significant Few Some Few

Proximity to primary school(s)

< 400m Clwyd Community Primary - 310m Gendros Primary - 440m Portmead Primary - 870m

< 800m > 800m

Proximity to secondary school(s)

< 400m Ysgol Gyfun Bryn Tawe – 1.12km Dylan Thomas Community – 1.48km Pentrehafod - 1.89km

< 800m > 800m

Proximity to convenience store selling daily living essentials

< 400m < 400m < 800m

> 800m

Proximity to Local Centre/District Centre

< 400m District Centres : Fforestfach Local Centre : Conway Road, Penlan 350m, Ravenhill Cross, Ravenhill 570m, Carmarthen Road, Fforestfach 650m

< 800m

> 800m

Linguistic Impact

> 20% Welsh Speaking Ward

9.8% 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 -

Potential loss of open space to south – additional area to UDP allocated site

OS audit may not have taken into consideration this is an allocated site

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Impact on Greenspace - Only small portion that is an addition to the UDP allocation

Impact on Biodiversity - Site contains; species poor Purple Moor-grass and Rush pasture and scrub.

Flood-risk and drainage -

No issues identified

Impact on agricultural land

No loss of agricultural land

No loss of agricultural land Provisional ALC Information – Welsh Government (February 2015) Provisional Grade: Urban Other Information: FCD >225, Climate Grade 3A. Site unsurveyed for soil type. Probable BMV: Low Probability BMV

Grade 3 and below

Grade 1/2

Proximity to existing potential nuisance and/or sources of pollution

Odour None Noise Light Air

Waste

Potential impact of future use on existing neighbouring development

Odour None Noise Light Air

Waste Land contamination - No issues Land stability - No issues

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Transport and Accessibility

Issue Criteria Commentary Notes

Vehicular access to public highway

Yes Means of Access : Access roads leading to the site are substandard in width and not suitable to accommodate any significant increase in use.

Obtain highways views on likely numbers. Can a small part of the site be served off Penrhos Place?

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 Accessibility : There is a 60 min frequency service 100m from site and a 10 min frequency 200m away. A further 60 min service runs past the south of the site. Bus Stops:- 0m - Gendros, Community Centre (NE-bound, Unmarked), Gendros, 0m –Gendros, Upper Kings Head Road (SE-bound), Gendros, 230m - Penlan, Clwyd Primary School (NW-bound), Gendros, 120m - Mynydd Cadle, Moorview Road (NE-bound), Gendros

< 800m

> 800m

Traffic conditions on nearby highway network

Regularly congested Local Highway Conditions : Substandard access roads in the vicinity. Wider Issues / Combined effect : None identified. Restrictions : Access roads from the north are not suitable to support this site. Any access will need to be from the south via Gendros Avenue East and may require some form of traffic calming.

Congested at times

No significant congestion

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Potential to access community facilities and services via active transport

High Medium Medium

Low

Deliverability Issue Criteria Commentary Notes

Supply and Demand Need Identified Identified Need

Site is long standing UDP allocation AH requirement?

Category 3(i) site for 66 units No identified need

Availability

Immediately available

Some indication of availability. Currently in discussions with affordable housing provider

Some indication of availability No indication of availability

Constraints

Physical Provision of play space? Access issues Ground conditions – past underground workings?

Environmental

Legal

Viability - Viability assessment needed – longstanding allocation

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Stage 2 Summary

Key Issues

• Site density and deliverability will depend on current negotiations to dispose of this area of Council land to an affordable housing developer. Maximum 170 units

• If this does not proceed density will need to be reduced • Provision of additional play space required? • Access issues to be resolved • Need to retain community open space within site • Ecological survey required • Ground conditions survey required

Are there opportunities for development to occur on adjoining land? Yes No

If yes, provide details Is there an alternative land use considered more suitable for the site? Yes

No provided it includes community uses/land N/A

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

Yes, whole site Yes, part of site No

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Stage 3A: Assessment Against LDP Objectives 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 ? 4 Create environments that support and promote walking, cycling and public transport as integral elements of a

sustainable transport system +1

5 Facilitate the provision of appropriate utility and transport infrastructure to support communities and businesses n/a 6 Encourage appropriate development of low carbon and renewable energy resources and energy infrastructure ? 7 Support the safeguarding and sustainable use of natural resources where appropriate -1 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 0

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

and business n/a

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

n/a

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

+1

15 Promote and enhance a diverse and sustainable rural economy 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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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 0 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:

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

economic driver ?

8. Promote and enhance the rural economy 0 9. Support the development of the environmental goods and services sector. ? 10. Create social and physical environments that encourage and support heath 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 x 17. Improvement in prudent and efficient use of energy + 18. Development of appropriate types of renewable energy resources ? 19. Promote the sustainable management of waste in an integrated manner, aiming towards zero waste by 2050 ? 20. Efficient use of minerals that safeguard existing resources and promote the use of secondary aggregates over

primary resources where appropriate. ++

21. Protect and enhance the quality of the cultural and historic environment 0 22. Maintain and enhance the quality and distinctiveness of the landscape, townscape and seascape. -

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

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Comments : #2 Site contains habitats of potential importance. Further survey work required. #7: contributes housing on non strategic scale. Degree of community provision to balance against loss of open space is unknown. #8 Urban site – no contribution to rural economy. #10 Positive effect on some elements of healthy lifestyle. Relatively good access to services & open spaces. No air/noise issues. #11 Loss of greenfield site #12 No issues identified. #14 No flood risk or land stability issues. #15 & 17 Relatively well located to active transport opportunities and access to range of local services and facilities. #20 Not located within Aggregates or Coal resource area. #21 No cultural or built environment designations affecting the site. #22 Negative effects re loss of urban greenspace..