contaminated land report template...

rpsgroup.com

Planning Statement

Residential development of 224 units at Former Police Training College

and Adjoining Land, Greenmeadow Way, St Dials, Cwmbran

On behalf of Taylor Wimpey (South Wales)

Date: February 2015

Our Ref: DW/DP/JPW0471

RPS

Park House Greyfriars Road Cardiff CF10 3AF Tel: (0)2920 668 662 Fax: (0)0920 668 622 Email: [email protected]

Planning Statement

Cwmbran i rpsgroup.com February 2015

Quality Management

Prepared by: DW [Signature]

Authorised by: DP [Signature]

Date: February 2015

Revision: V4

Project Number: JPW0471

Document Reference: 141031 R JPW0471 DW Planning Statement Cwmbran v4

*Note: Right click, update field*

Document File Path:

O:\04 JOBS\01 OPEN JOBS\JPW04xx\JPW0471 - FORMER POLICE

TRAINING COLLEGE, CWMBRAN (DP)\5. Reports\1. Draft Report\141031 R

JPW0471 DW Planning Statement Cwmbran v4.docx

*Note: Right click, update field*

COPYRIGHT © RPS

The material presented in this report is confidential. This report has been prepared for the exclusive use of Taylor Wimpey (South

Wales) and shall not be distributed or made available to any other company or person without the knowledge and written consent

of Taylor Wimpey (South Wales) or RPS.

This document is Printed on FSC certified, 100% post-consumer recycled paper, bleached using an elemental chlorine- free process.

Planning Statement

Cwmbran ii rpsgroup.com February 2015

Amendment Record

Revision No. Date Reason for Change Authors Initials

V1 January 2015 Updated draft DW

V2 February 2015 Updated draft DW

V3 February 2015 Updated draft DW

V4 March 2015 Updated draft DW

Planning Statement

Cwmbran ii rpsgroup.com February 2015

Contents

Quality Management ................................................................................................................................. i

Amendment Record .................................................................................................................................. ii

Contents ................................................................................................................................................... ii

1 Introduction ....................................................................................................................................... 1

2 Site Description and Planning History .............................................................................................. 3

Planning History ............................................................................................................................... 3

3 Proposed Development .................................................................................................................... 5

Community Involvement ................................................................................................................... 5

4 Planning Policy Context ................................................................................................................... 6

National Planning Policy................................................................................................................... 6

Summary of Compliance with National Policy................................................................................10

Local Planning Policy .....................................................................................................................11

Summary of Compliance with Local Planning Policy .....................................................................16

Other Material Considerations .......................................................................................................16

Summary ........................................................................................................................................17

5 Assessment of Proposed Development .........................................................................................19

Principle of Development ...............................................................................................................19

Economic Impact and Employment Growth ...................................................................................19

Flooding Risk and Drainage ...........................................................................................................20

Geodiversity and Land Contamination ...........................................................................................20

Open Space, Children’s Play Spaces and Formal Outdoor Recreation Facilities .........................20

Highways and Transportation ........................................................................................................23

Historic Environment ......................................................................................................................24

Ecology ...........................................................................................................................................24

Utilities24

Planning Obligations ......................................................................................................................25

Summary ........................................................................................................................................25

6 Conclusions ....................................................................................................................................26

Planning Statement

Cwmbran 1 rpsgroup.com February 2015

1 Introduction

1.1 This Planning Statement is prepared on behalf of Taylor Wimpey (South Wales) in support of a

full planning application for a residential development of 224 dwellings at the 7.16 hectare

(17.69 acres), predominantly brownfield, site at the Former Police College and Adjacent Land,

Greenmeadow Way, St. Dials, Cwmbran.

1.2 The proposed scheme represents an initial phase of development within the wider strategic

housing allocation.

1.3 This statement outlines the context within which the application is made, and provides a

detailed examination of the main planning policy considerations raised by the proposal,

together with reasoned justification in support of the proposed development. This statement

sets out the preferred approach to its development and explains how the proposals have

responded to planning policies and site constraints.

1.4 The application site has been identified within Torfaen’s adopted Local Development Plan

(LDP) as a Strategic Housing Site (under Policy H1/2), allocated to deliver 350 dwellings

during the Plan period. The site is owned in its entirety by Taylor Wimpey (South Wales).

1.5 The statement is structured as follows:

Section 2 describes the site and surrounding area and details its planning history;

Section 3 outlines the details of the proposed development;

Section 4 summarises the relevant planning policy context in relation to the site and the

development;

Section 5 discusses the development proposal’s compliance with national and local

planning policy; and

Section 6 sets out the summary and conclusions.

1.6 This statement should be read in conjunction with all other elements of the submission detailed

within the covering letter, including:

Design and Access Statement;

Development Framework;

Plans and elevations;

Transport Assessment;

Planting Plan;

Clean Water Hydraulic Modelling Assessment;

Flood and Drainage Statement;

Ecological Assessment;

Geotechnical and Geo-environmental Report;

Construction Environmental Management Plan; and

Underground Utilities Search Report.

Planning Statement


1.7 It is important to note that the proposed scheme has been designed in a way that will support

and integrate with the delivery of the wider site. As such, a comprehensive plan which outlines

the vision and principles behind the delivery of the strategic site has been produced in the form

of a Development Framework (DF) that accompanies this planning application.

Planning Statement


2 Site Description and Planning History

2.1 The site is located approximately 0.75 km west of Cwmbran Town Centre and is bound by St

Dials Road to the north, beyond which lies a terrace of residential dwellings, an allotment area,

a relatively small woodland and hedgerows and grassland. To the east lies an area of

unimproved grassland. To the south lies Greenmeadow Way and a number of residential

properties off Salisbury Court while to the west lies Greenmeadow Surgery.

2.2 The site itself extends to 7.16 ha is irregular in shape enclosed by a number of mature

hedgerows along its northern, eastern and western boundaries. The southern boundary

comprises a mixture of hedgerow, security fencing and gate.

2.3 The site itself contains a number of vacant former Police training buildings and

accommodation, access road and car parks within the western part. The buildings that remain

include a main central block fronting Greenmeadow Way, together with a number of residential

blocks to the north-west of the main block. In addition there is a range of buildings of varying

ages to the rear of the main block, comprising accommodation blocks, a boiler house,

maintenance buildings, some demountable classrooms and a bar/club building.

2.4 Access to the site is via a junction with Greenmeadow Way.

Planning History

2.5 The site was promoted via the LDP system and included as a strategic housing site allocation

within the LDP, adopted December 2013, following an examination in public. The Inspector

also amended the number of residential units allocated at the site in order to ensure a balance

between the Site of Interest for Nature Conservation (SINC) status and the need for residential

dwellings in a sustainable location, as follows:

“4.11 … the former Gwent Police College (H1/2)… [was]… reassessed during the examination

and the intended dwelling numbers reduced… a constraint is imposed by the existence of

substantial areas of unimproved grassland on the central part of the site, much of which,

despite the site’s brownfield status, has not been built on. Whilst I accept that keeping the

grassland of nature conservation interest in a single block would, as Natural Resources Wales

pointed out, have considerable advantages in ensuring its successful ongoing management, I

am not convinced that this outweighs the importance of providing housing on this well located

site. The Council has proposed to reduce the overall allocation of the site from 456 dwellings to

350 (MAC10.2) and I consider that this provides sufficient scope to ensure a proper balance

can be achieved between development and nature conservation.”

2.6 During the promotion of the wider site as part of the LDP process, a draft ‘Development

Framework’ was created. The Framework summarised background information and

established parameters for the development of the wider allocation site. This has informed the

that Development Framework submitted in support of this application, which has been updated

to reflect the decrease in the number of proposed residential dwellings from the original 450

proposed to the final LDP allocated 350 and updated survey information.

2.1 In order to achieve the target of bringing forward 350 dwellings at the allocation site by 2021, in

accordance with the LDP timeframe, an application for Prior Notification of Proposed

Demolition was submitted in December 2014 to enable the site to be cleared prior to the

Planning Statement


submission of this application. The Notification of Prior Approval was issued on 26th January

2014 subject to conditions.

2.2 The original police training college was developed without the need for planning permission as

it constituted Crown development on Crown land. Subsequently there have been a number of

planning applications submitted on the site, relating principally to minor works, extensions and

telecommunications apparatus.

Planning Statement


3 Proposed Development

3.1 This Planning Statement supports a planning application to develop 224 new homes, of which

30% will be affordable, within the brownfield area of the application site. A site-wide DF has

been prepared for the wider allocation site, which combines the phases of development. The

initial development of the brownfield area of land (which this statement concerns) and the later,

wider phase(s) of development within the greenfield section of the site.

3.2 The site-wide DF has been prepared to ensure the proposal integrates with subsequent

phases in order to deliver a comprehensive housing development across the site.

3.3 A detailed schedule of the type and mix of accommodation, including the 67 affordable

dwellings, is enclosed within the accompanying DAS.

3.4 The proposals include recreational and public open space and pedestrian links connecting the

site with the surrounding areas. The provision of public open and recreational open space is

discussed in more detail within Section 5 of this statement.

Community Involvement

3.5 Taylor Wimpey held a consultation event with the local community and stakeholders in respect

of the application proposals on the 11th December 2014 at the Power Station, St Dials.

3.6 A copy of the consultation boards is provided at Appendix 1. The event was attended by local

Members, Council officers, local residents and other interested parties. The overall feedback

from the event was overwhelmingly positive.

Planning Statement


4 Planning Policy Context

4.1 A summary of the relevant national and local planning policy context is provided below

National Planning Policy

Planning Policy Wales Edition 7 (July 2014)

4.2 National planning policy in Wales comprises Planning Policy Wales (PPW) Edition 7, published

July 2014, and the accompanying Technical Advice Notes (TANs). PPW and the TANs set out

the planning objectives of the Welsh Government and are a material consideration in the

determination of all planning applications in Wales.

4.3 PPW paragraph 2.1.1 confirms that every local planning authority (LPA) in Wales must prepare

a Local Development Plan (LDP). Once adopted, Section 38(6) of the Planning and

Compulsory Purchase Act 2004 requires that planning decisions be made in accordance with

the adopted LDP unless material considerations indicate otherwise.

4.4 Paragraph 4.2.1 confirms that the planning system is central to achieving sustainable

development and paragraph 4.2.2 confirms that the planning system provides for a

presumption in favour of sustainable development.

4.5 Paragraph 4.4.3 sets out a list of objectives that planning policies, decisions and proposals

should deliver. They include:

Promoting resource-efficient and climate change resilient settlement patterns which

minimise land take and urban sprawl, especially through the reuse of suitable previously

developed land and buildings, wherever possible avoiding development on greenfield

sites;

The location of development so as to minimise the demand for travel, especially by private

car;

Facilitating development that reduces emissions of greenhouse gases, provides for

renewable and low carbon energy sources at all scales and facilitates low and zero carbon

developments;

Facilitating sustainable building standards;

Contributing to the protection and improvement of the environment, so as to improve the

quality of life, and protect local and global ecosystems;

Helping to ensure the conservation of the historic environment and cultural heritage;

Ensuring that all communities have sufficient good quality housing for their needs;

Promoting access to, inter alia, employment and community facilities, maximising

opportunities for community development and social welfare;

Fostering social inclusion by ensuring that full advantage is taken of the opportunities to

secure a more accessible environment for everyone that the development of land and

buildings provides. This includes helping to ensure that developments are accessible by

means other than the private car; and

Respecting and encouraging diversity in the local economy.

Planning Statement


4.6 Paragraph 4.9 outlines PPW’s preference for the re-use of previously developed (brownfield)

land and paragraph 4.9.1 confirms that brownfield sites should be used in preference to

greenfield sites. Paragraph 4.9.2 makes reference to the importance of promoting sustainability

objectives on sites in and around existing settlements.

4.7 PPW Figure 4.3 defines what previously developed land as:

“… developed land… which is or was occupied by a permanent structure (excluding

agricultural or forestry buildings) and associated fixed surface infrastructure”.

4.8 Chapter 5 of PPW refers to the importance of nature conservation and natural heritage. It

states at paragraph 5.1.3 that:

“… a key role of the planning system is to ensure that society’s land requirements are met in

ways that do not impose unnecessary constraints on development whilst ensuring all

reasonable steps are taken to safeguard or enhance the environment’.

4.9 With regard to non-statutory designations, such as Sites of Interest for Nature Conservation

(SINCs), PPW paragraph 5.3.11 confirms that they should be soundly based on a formal

scientific assessment of the nature conservation, landscape or geological value of the site but

states that:

“…such designations should not unduly restrict acceptable development”.

4.10 Paragraph 5.5.1 considers that the effect of a development proposal on the wildlife or

landscape of any area can be a material consideration and, in order to achieve sustainable

development, it is necessary to balance conservation objectives with the wider economic

needs of local businesses and communities. PPW goes on to state that if development does

occur it is important to ensure that all reasonable steps are taken to safeguard or enhance the

environmental quality of land.

4.11 PPW Chapter 8 – Transport – outlines that land use planning can help to achieve the

objectives for transport through:

Reducing the need to travel, especially by private car, by locating development where

there is good access to public transport, walking and cycling;

Locating development near other related uses to encourage multi-purpose trips and

reduce length of journeys;

Improving accessibility by walking, cycling and public transport; and

Ensuring that transport is accessible to all, taking into account the needs of disabled and

other less mobile people;

Promoting walking and cycling;

Supporting the provision of high quality public transport;

Supporting traffic management measures;

Promoting sustainable transport options for freight and commerce;

Supporting sustainable travel options in rural areas;

Supporting necessary infrastructure improvements; and

Planning Statement


Ensuring that, as far as possible, transport infrastructure does not contribute land take,

urban sprawl or neighbourhood severance.

4.12 Paragraph 8.4.2 states that LPAs should ensure that new developments provide lower levels of

parking than have generally been achieved in the past. It confirms, therefore, that ‘minimum

parking standards are no longer appropriate’.

4.13 PPW Chapter 9 – Housing – paragraph 9.1.1 explains that the Welsh Government’s approach

is to provide more housing of the right type and to offer more choice; to improve homes and

communities, including the energy efficiency of new and existing homes; and to improve

housing-related services and support, particularly for vulnerable people and people from

minority groups.

4.14 In furtherance of these objectives, paragraph 9.1.1 states that the Welsh Government will seek

to ensure that previously developed land is used in preference to greenfield sites and that new

housing and residential environments are well designed, meeting national standards for the

sustainability of new homes, and which make a significant contribution to promoting community

regeneration and improving the quality of life. To this end, paragraph 9.2.8 confirms that sites

allocated for housing in development plans should start by identifying suitable, previously

developed land and buildings within settlement boundaries, whilst also ensuring that new

housing developments should be well integrated with and connected to the existing pattern of

settlements (paragraph 9.3.1 refers).

4.15 Paragraph 9.1.2 states that LPAs should promote sustainable residential environments which

promote mixed tenure communities, are easily accessible by public transport, walking and

cycling, have good access to employment, retail and other services, have attractive

landscapes with useable open space, are of a good quality of design, make the most efficient

use of land, and are ‘barrier free’.

Technical Advice Note 1: Joint Housing Land Availability Studies (February 2015)

4.16 TAN 1 aims to align housing land supply and LDP monitoring processes and forms part of the

Welsh Government’s wider proposals to improve local delivery of the planning system as set

out in its consultation paper ‘Positive Planning’.

4.17 Paragraph 3.1 states LPAs should integrate the LDP and JHLAS processes. JHLAS provide an

important part of the evidence base for LDP preparation. They provide information on the

current supply and distribution of housing land and the anticipated delivery rates of

development plan allocations and housing commitments. The studies also provide information

on actual completion rates and the level of small site provision.

Technical Advice Note 2: Planning and Affordable Housing (June 2006)

4.18 TAN 2 provides advice to LPAs about the delivery of affordable housing through the planning

system. Paragraph 5.1 states affordable housing is defined as:

“… housing where there are secure mechanisms in place to ensure that it is accessible to

those who cannot afford market housing, both on first occupation and for subsequent

occupiers.”

4.19 Paragraph 5.4 states that there is a strong presumption that affordable housing will be

provided on sites so that it contributes to the development of socially mixed communities. It

however makes clear that it is vital that LPAs understand their local housing market through

having an up-to-date Local Housing Market Assessment to enable them to develop sound and

Planning Statement


robust policies and strategies regarding the requirement for both market and affordable

housing in their area.

Technical Advice Note 5: Nature Conservation and Planning (September 2009)

4.20 TAN 5 promotes biodiversity and conservation through sustainable development and

encourages positive planning for nature conservation within every appropriate development

proposal.

4.21 LPAs are required to fully consider the effect of planning decisions on biodiversity, and to

ensure that appropriate weight is attached to statutory nature conservation designations,

protected species and biodiversity and geological interests within the wider environment, as

well as the potential biodiversity and geological conservation gains which can be secured

within developments, including the use of planning obligations.

Technical Advice Note 12: Design (July 2014)

4.22 TAN 12 was revised in July 2014 to remove the previous Code for Sustainable Homes (CfSH)

and BREEAM planning policy requirements. It provides advice on design considerations and,

in relation to housing design, 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.

Technical Advice Note 18: Transport (March 2007)

4.23 Technical Advice Note for Transport (TAN 18), states that sustainable development should be

achieved through:

integration of transport and land use planning;

integration between different types of transport; and

integration of transport policy with policies for the environment, education, social justice,

health, economic development and wealth creation.

4.24 The TAN goes on to outline that the integration of land use planning and development of

transport infrastructure can help the Welsh Government achieve its wider sustainable

development policy objectives by:

promoting resource and travel efficient settlement patterns;

Planning Statement


ensuring new development is located where there is, or will be, good access by public

transport, walking and cycling thereby minimising the need for travel and fostering social

inclusion;

managing parking provision;

ensuring that new development and major alterations to existing developments include

appropriate provision for pedestrians (including those with special access and mobility

requirements), cycling, public transport, and traffic management and parking/servicing;

encouraging the location of development near other related uses to encourage multi-

purpose trips;

promoting cycling and walking;

supporting the provision of high quality, inclusive public transport;

supporting provision of a reliable and efficient freight network;

encouraging good quality design of streets that provide a safe public realm and a distinct

sense of place; and

ensuring that transport infrastructure or service improvements necessary to serve new

development allow existing transport networks to continue to perform their identified

functions.

4.25 Paragraph 3.2 of the TAN encourages LPAs to maximise relative accessibility. Accessibility is

the relative ability to take up services, markets or facilities. Focussing on accessibility is

important in addressing social exclusion and for maximising choice in services, employment

and recreational opportunities.

Technical Advice Note 15: Development and Flood Risk (July 2004)

4.26 TAN 15 supplements PPW by providing technical guidance to ensure development proposals

are sustainable and manage flooding and the risk of flooding in an appropriate way.

4.27 The TAN 15 Development Advice Maps indicate that the application site lies within a ‘Zone A’

flood risk area and is therefore considered to be at little or no risk of fluvial or coastal/tidal

flooding.

Summary of Compliance with National Policy

4.28 In summary, having regard to PPW paragraphs 2.1.1 and 4.2.2, as the proposal constitutes

development in accordance with a Development Plan allocation it therefore benefits from a

presumption in favour of development.

4.29 The proposal also contributes towards a number of national planning policy objectives,

including:

Promoting a resource-efficient settlement pattern;

Minimising land take and urban sprawl;

Reusing suitable previously developed land and buildings;

Locating development so as to minimise the demand for travel;

Ensuring communities have sufficient good quality housing for their needs;

Planning Statement


Promoting access to employment and community facilities;

Fostering social inclusion through ensuring that development is accessible by means of

transport other than the private car;

Reducing the need to travel;

Promoting sustainable mixed tenure communities with access to attractive landscapes and

useable open space and housing of good quality design;

Contributing to anticipated delivery rates of development plan allocations;

Delivering affordable housing;

Fully considers the effect of the development on biodiversity and nature conservation

designations;

Promoting a resource and travel efficient settlement pattern;

Encourages good quality design of streets and a safe public realm and sense of place; and

Maximising relative choice and accessibility, assisting in addressing social exclusion.

Local Planning Policy

4.30 The development plan for the area comprises the Torfaen County Borough Council Local

Development Plan (LDP) 2006 – 2021, adopted 3rd

December 2013.

4.31 The LDP Proposals Map indicates that the application site lies within the settlement boundary

of the key settlement of Cwmbran, ‘Housing Sub Area Cwmbran South & East’ and forms the

western part of housing allocation H1/2, which has been allocated for 350 residential units.

4.32 The Proposals Map also indicates the site lies within a wider Site of Importance for Nature

Conservation (SINC, No. 103).

4.33 The LDP Constraints Map indicates that small parts of the periphery of the site may be at risk

of 1 in 200 and 1 in 30 year flood events.

4.34 LDP Objective 16 seeks to ensure the allocation of an appropriate quantity and variety of

housing sites to deliver high quality choice in sustainable locations, well served by essential

facilities and accessible by a range of transport modes.

4.35 Policy S2 – Sustainable Development – states development proposals will need to

demonstrate they have taken account of the following principles and where relevant that they:

Contribute to the regeneration of existing communities;

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;

Conserve and enhance the natural and built environment;

Promote the efficient use of land;

Maximise the efficient use of existing community infrastructure;

Utilise sustainable construction techniques;

Promote sustainable economic and employment growth; and

Planning Statement


Are located within the Urban Boundary unless it is an acceptable development in the

countryside.

4.36 Policy S3 – Climate Change – states Development proposals shall seek to mitigate the causes

of further climate change and adapt to the current and future effects of climate change; and will

be supported where they demonstrate consideration of the following hierarchy of criteria

(where appropriate):

Ensuring that locational decisions are sustainable and avoid areas susceptible to flooding

unless justified by national planning policy;

Achieving Sustainable Design to ensure residual energy requirements are minimised

through:

Supporting climate responsive development through location, orientation, density, layout,

built form, materials and landscaping;

Reducing surface water run-off and flood risk through the use of Sustainable Urban

Drainage Schemes (SUDS) unless it is shown that these measures are uneconomic or

impractical;

Promoting water efficiency by reducing the demand for water; and

Exploring opportunities to maintain habitat connectivity through the provision of green

infrastructure in design;

Achieving energy efficiency in developments and in line with national standards where

required; and

Utilising renewable and low or zero carbon energy technologies to generate heat and

electricity requirements which includes heating, cooling and power networks powered by

renewable energy sources, or that connect to existing Combined Heat and Power or

communal / district heating networks.

4.37 Policy S4 – Place Making / Good Design - states proposals for all new development must have

full regard to the context of the local natural and built environment and its special features

through:

Promotion of local distinctiveness by sympathetic design, material selection and layout

including public art;

Delivering a mix of uses to complement existing facilities and aim to address local

deficiencies; and

Ensuring that location and layout integrates and contributes to local accessibility.

4.38 Policy S5 – Housing – provides for the development of 4,700 dwellings in Torfaen during the

Plan Period (2006-2021) broken down within the following Housing Sub-Market Areas

(HSMAs):

North Torfaen - approximately 550 dwellings;

Pontypool - approximately 1,875 dwellings; and

Cwmbran (South & East and North & West combined) – approximately 2,275 dwellings.

Planning Statement


4.39 Policy S7 – Conservation of the Natural and Historic Environment – states development

proposals should seek to ensure the conservation and enhancement of the Natural, Built &

Historic Environment of Torfaen, in particular:

Biodiversity resources;

Geodiversity resources;

Water environment;

Landscape setting;

Character of the built environment; and

Historic assets.

4.40 Policy S8 – Planning Obligations – states planning obligations will be required on development

proposals through S106 legal agreements where they are necessary to address the impacts of

development and to make the proposal acceptable in land use planning terms. Based on

evidence of local need and / or generation of need by the proposal, taking into account site

specific circumstances, viability and LDP Objectives, planning obligations will be specifically

targeted to achieve the key priorities of:

Affordable housing;

Open space, children’s play spaces and formal outdoor recreation facilities;

Investment in educational provision;

Highways and transport infrastructure management and improvements (including walking

and cycling infrastructure and public transport facilities and services); and

Maintenance and enhancement of the environment, historic assets and biodiversity

networks and resources. And may also include, but are not limited to:

Community facilities;

Employment and commercial opportunities;

Waste management facilities and services;

Public realm improvements and public art;

Renewable energy and energy efficiency;

Improvements to the Monmouthshire and Brecon Canal;

Incorporation of Sustainable Urban Drainage Schemes (SUDS); and

Flood defence measures to mitigate the risk of flooding.

4.41 Policy BW1 – General Policy: Development Proposals – states all development proposals will

be considered favourably providing they comply with the following criteria where they are

applicable:

A Amenity and Design

The proposal does not constitute over development of the site in terms of the scale,

density, massing and form of the development;

Planning Statement


The design and visual appearance of the proposal takes account of the local context in

terms of siting, appearance, elevation treatment, materials and detailing;

The proposal respects the urban fabric of the area in terms of pattern of development, the

space around and between buildings and the setting of the site;

The proposal includes a landscaping and planting scheme, which enhances the site and

the wider context including green infrastructure and biodiversity networks and allows it to

adapt to climate change;

For extensions to buildings, the proposals complement and enhance the form, siting,

materials, details and character of the original building, its curtilage and the wider area;

The proposal does not have an unacceptable impact upon the amenities of the occupiers

of adjoining or neighbouring properties;

The proposal designs out the opportunity for crime and anti-social behaviour; and

The proposal promotes inclusive design, both for built development and access within and

around the development.

B Natural Environment

The proposal does not result in unacceptable adverse effects in respect of land

contamination, instability or subsidence; air, heat, noise or light pollution; landfill gas; water

pollution; or flooding, from or to the proposal;

The proposal does not result in significant adverse effects on the integrity of a European

designated site or its designated features in the context of the site’s conservation

objectives;

The proposal does not result in a significant adverse effect on a nationally designated site;

The proposal contributes to the conservation and/or enhancement of the strategic

biodiversity network of Torfaen and does not result in a significant adverse effect on the

network;

The proposal does not result in the unacceptable loss or harm to features of landscape

importance including trees and woodland that have natural heritage or amenity value; and

The proposal does not have an unacceptable adverse impact upon the water environment

or pose an unacceptable risk to the quality and quantity of controlled waters (including

groundwater and surface water), and where practicable and reasonable improves water

quality.

C Built Environment

The proposal contributes to the preservation and enhancement of the historic built

environment wherever possible (including heritage assets and their settings);

The proposal does not detrimentally affect the character of the immediate and surrounding

built environment; and

Where practicable, existing construction materials on the site are re-used or recycled.

D Utilities Provision

The proposal does not prejudice the existing or proposed level of service provision; and

Planning Statement


In areas served by the public foul sewer, planning permission will only be granted where

the development can be served by the existing public foul sewerage system or, if the

system is inadequate, the statutory undertakers and/or the developers will ensure

satisfactory improvements are provided prior to the development becoming operational.

E Design and Transport

The proposal should be designed in accordance with the relevant national and local

highway design guidance and where appropriate, the Council’s adopted parking / cycling

provision standards;

The proposal ensures that new access roads within the development layout connect the

development to a range of services and facilities and are designed to promote the interests

of pedestrians, cyclists and public transport before the private car;

Where access onto an existing highway is required, the proposal takes account of

restrictions relevant to the class of road as designated in the road hierarchy, ensuring

movements and speeds are controlled through appropriate design, in order to ensure

highway safety and protect amenity;

The road network is capable of safely and effectively sustaining the scale and nature of

additional traffic generated by the proposal and allows for adequate servicing throughout

the proposal, with a Transport Assessment being provided where appropriate;

It has been demonstrated that where a significant number of freight trips will be generated,

the least environmentally damaging transport mode and route will be utilised, wherever

possible; and

The proposal is informed by a Green Travel Plan where appropriate.

4.42 Policy H1 allocates Strategic Housing Site H1/2 for 350 dwellings.

4.43 Paragraph 4.2.2 of the LDP states that:

“…new development can to a large extent be delivered on brownfield sites (e.g. the Former

Centrex Police College) with a relatively small reliance on new greenfield extensions.”

4.44 Policy H4 seeks 30% affordable housing within Cwmbran South & East, subject to Social

Housing Grant, Supplementary Planning Guidance (SPG) and house price and/or construction

cost changes.

4.45 Policy H5 – Provision for Recreation, Open Space, Leisure Facilities and Allotments – requires

provision for children’s play areas, outdoor recreation, open space and leisure facilities within

new residential developments of 3 dwellings or more, based on a minimum of:

2.4 hectares of recreational open space per 1,000 population;

0.4 hectares of on-site open space per 1,000 population;

2.0 hectares of accessible natural green space per 1,000 population; and

20 allotments (250 sq m each) per 1,000 households.

4.46 Policy BG1 – Locally Designated Sites for Biodiversity and Geodiversity Development – states

proposals will not be permitted where they would cause significant adverse effects to local

nature conservation designated sites (including the features of a SINC, Local Nature Reserves,

or Regionally Important Geological Sites) unless it can be demonstrated that:

Planning Statement


The development could not reasonably be located elsewhere and the benefits of the

proposed development justifiably outweigh the nature conservation or geological value of

the site; and

Adequate mitigation and / or compensatory provision is made proportionate to; or an

enhancement to the value of the ecological resources or geological site lost.

Summary of Compliance with Local Planning Policy

4.47 In summary, as part of a strategic housing site allocation, the application is key to the LDP

achieving its strategy of delivering its overall housing requirement in the lifetime of the plan (i.e.

by 2021).

4.48 The proposals comply with Objective 16 and Policy S5, which seek to ensure an appropriate

quantity and variety of housing sites providing high quality choice in sustainable locations, well

served by essential facilities and accessible by a range of modes of transport are available and

delivered.

4.49 The proposals also complies with the principles of LDP policies S2, S3, S4, S5, S7, S8, BV1,

H1, H4, H5 and BG1 through:

Promoting the efficient use of land;

Maximising the efficient use of existing community infrastructure;

Promoting sustainable economic and employment growth;

Being located within the urban boundary;

Avoiding areas susceptible to flooding;

Reducing surface water run off through SUDS;

Maintaining habitat connectivity through green infrastructure;

Conserving the natural environment and providing mitigation where possible;

Providing 30% affordable housing in accordance with the requirement for South and East

Cwmbran;

Providing open space, children’s play spaces and formal outdoor recreation facilities;

Including a landscaping and planting scheme;

Not prejudicing utilities services; and

Contributing delivery on housing on brownfield sites, reducing reliance on greenfield.

Other Material Considerations

Torfaen County Borough Council Open Space and Recreation Assessment Report (October 2009)

4.50 The Council’s Open Space and Outdoor Recreation Assessment Report indicates a surplus of

senior football and rugby pitches in Cwmbran. In addition, there is no demand identified for

additional senior hockey, tennis, bowls, or athletics facilities. There is an identified need for a

cricket facility within Cwmbran and mini/junior playing pitches.

Planning Statement


4.51 The Report also confirms that Cwmbran benefits from twice the national average number of

allotments per head of population and the Site Dials Allotments, immediately north of the

application site, benefits from low waiting lists.

Planning Obligations Supplementary Planning Guidance (June 2011)

4.52 The SPG Annex 6 Section 6.2 states that, with regard to recreation and public open space, all

residential developments of three or more units with a site area exceeding 0.1 ha will be

assessed to establish whether there are suitable facilities already available or whether the

development would cause a deficiency or exacerbate an existing deficiency in provision of

public open space and / or recreational facilities.

4.53 The SPG states that the Fields in Trust (FIT) standard for recreation space will be sought as

follows:

2.4 hectare / 1,000 population, sub-divided as follows:

Outdoor Sport 1.6 ha / 1,000 population (of which 1.15 ha should be for pitch sports)

Children’s Play Space 0.8 ha / 1,000 population (of which 0.25 ha should be equipped /

designated children’s play space and 0.55 ha should be casual / informal children’s play

space).

4.54 With regard to open space, the SPG cites the Natural Green Space Standard devised by

Countryside Council for Wales (CCW) (2006) provides a toolkit to help ensure suitable access

to open green space. CCW recommends that provision should be made for at least 2 ha of

accessible natural green space per 1,000 population, that no-one should live more than 300

metres from their nearest natural green space, that there should be at least one 20 ha site

within 2 km of home, that there should be one accessible 100 ha site within 5 km, and that

there should be one 500 ha site within 10 km.

Report on the Examination into the Torfaen Local Development Plan 2006-2021 (October 2013)

4.55 The Report on the Examination into the Torfaen LDP (‘Inspector’s Report’) amended the

number of residential units allocated at the site in order to ensure a balance between the site’s

SINC status and the need for residential dwellings in a sustainable location within a key

settlement, as follows:











Summary

4.56 In summary and having regard to the above, the development of the site for housing is key to

the LDP meeting its housing strategy, particularly in South & East Cwmbran (providing

approximately 10% of the housing requirement in the area), and Objective 16, which seeks to

Planning Statement


ensure the allocation of an appropriate quantity and variety of housing sites to deliver high

quality choice in sustainable locations, well served by essential facilities and accessible by a

range of transport modes.

4.57 In addition, the site’s location within the urban boundary of the key settlement of Cwmbran will

ensure it meets LDP sustainable development objectives (Policy S2) through:

Meeting 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;

Conserving the natural environment through avoiding development on greenfield land;

Promote the efficient use of brownfield land;

Maximise the efficient use of existing community infrastructure in the area;

Utilising sustainable construction techniques on site;

Promoting sustainable economic and employment growth through generating investment

and jobs; and

4.58 The accompanying DAS addresses detailed design and access issues, including landscape

and energy efficiency. Therefore, those issues are not discussed and duplicated here.

4.59 The key policy issues identified above that this Planning Statement address are as follows:

Economic impact and employment growth;

Flooding risk and drainage;

Geodiversity and land contamination;

Open space, children’s play spaces and formal outdoor recreation facilities;

Highways and transportation;

Historic environment;

Utilities; and

Planning Obligations.

4.60 The above issues are discussed in detail in the following section.

Planning Statement


5 Assessment of Proposed Development

5.1 This section assesses the acceptability of the scheme having regard to the relevant planning

policy context and key issues identified within the previous section.

Principle of Development

5.2 Policy H1 allocates Strategic Housing Site H1/2 for 350 dwellings. LDP paragraph 4.2.2

indicates that the application site is key to achieving wider objectives of the plan, including

affordable housing and infrastructure and reducing reliance on greenfield sites:

“… new development can to a large extent be delivered on brownfield sites (e.g. the Former

Centrex Police College) with a relatively small reliance on new greenfield extensions.”

5.3 Following the LDP examination, the Inspector’s Report amended the allocation to take into

account the ecological constraints at the site, as follows:











5.4 Therefore, the proposal will make a significant contribution to the LDP housing strategy,

particularly in South & East Cwmbran (providing approximately 10% of the housing

requirement in the area), and Objective 16, which seeks to ensure the allocation of an

appropriate quantity and variety of housing sites to deliver high quality choice in sustainable

locations, well served by essential facilities and accessible by a range of transport modes.

Economic Impact and Employment Growth

5.5 The proposal will result in a number of direct, indirect and wider economy catalytic effects.

Direct Impacts

5.6 In respect of direct impacts, the proposal will result in:

Capital expenditure in the region of £22 million;

162 person-years 36 (FTE) construction jobs;

£5.1 million GVA generated by construction jobs;

Additional retail expenditure;

Indirect Impacts

5.7 With regard to indirect impacts, the proposal will result in:

Construction supplier and wages expenditure support during the build period; and

Planning Statement


Additional Council Tax receipts.

Wider economy catalytic effects

5.8 Wider economy and catalytic effects include:

Meeting the need for new residential accommodation;

Supporting mixed communities by providing affordable housing;

Improving access to natural green space adjoining but currently inaccessible to

surrounding residents; and

Promotion of Cwmbran as a more sustainable and attractive place to live.

5.9 The above range of economic effects align well with national and local objectives, in particular

increasing the supply of high quality, sustainable housing to meet projected increases in

households, enhanced economic prosperity through creating employment opportunities for

local people and towards a more attractive and accessible environment for local residents.

Flooding Risk and Drainage

5.10 While the LDP Constraints Map indicates potential flood issues along the southern boundary of

the site where a small unnamed watercourse exists, the TAN 15 Development Advice Maps

and Natural Resources Wales indicates the entire site lies within ‘Zone A’. Therefore there is

no policy requirement to undertake any Flood Consequences Assessment.

5.11 With regard to drainage and managing water, the accompanying Drainage Statement confirms

that the development is able to manage water in accordance with SUDS principles.

Geodiversity and Land Contamination

5.12 The accompanying Geotechnical and Geo-environmental Report prepared by Terra Firma

(Wales) Limited confirms that soils were predominantly clay and silt grading into weathered

bedrock at a relatively shallow depth. The report also confirmed that no radon protection

measures are required, the development will experience low structural distortion and no

determinants were discovered during chemical testing such that the site can be classed as

uncontaminated.

Open Space, Children’s Play Spaces and Formal Outdoor Recreation Facilities

5.13 The proposals are for a residential development of up to 224 dwellings including highways

infrastructure and open space at an average net density of 31 dwellings per hectare.

5.14 The density will allow for a range of dwellings across the site in terms of type, size and tenure

the vast majority of which will benefit from private amenity space that will provide residents with

access to private open space, recreation and play areas.

5.15 In addition, the proposed layout integrates the development into the existing green spaces to

the east of the site, creating a development that reflects the landscape features to create and

attractive living environment served by a very high level of natural and accessible open green

space well above NRW and the Council’s SPG Natural Green Space Standard of 2 ha of

accessible natural green space per 1,000 population and that no-one should live more than

300 metres from their nearest natural green space. In addition, the proposed development will

Planning Statement


increase this access to the surrounding existing residential area that do not currently have

access to the natural green space adjoining the site.

5.16 The open space will be provided in accordance with the Council’s standards and green

infrastructure on the site, including:

A formal children’s play area;

Informal children’s open space; and

Formal adult/junior recreational open space;

Prominent formal ornamental open space at the entrance to the site; and

The retention of trees and hedgerows as well as additional planting.

5.17 The new amenity spaces will be available to serve both the new and the existing community

and be founded on best practice in urban design, community integration and sustainable

development.

5.18 Policy H5 and SPG Annex 6 requires the provision of open space as follows:

2.4 hectares of recreational open space per 1,000 population divided as follows;

Outdoor Sport 1.6 ha / 1,000 population (of which 1.15 ha should be for pitch sports)

Children’s Play Space 0.8 ha / 1,000 population (of which 0.25 ha should be equipped

/ designated children’s play space and 0.55 ha should be casual / informal children’s

play space).

0.4 hectares of on-site open space per 1,000 population;

2.0 hectares of accessible natural green space per 1,000 population; and

20 allotments (250 sq m each) per 1,000 households.

Access should be provided to Natural Green Space of at least 2 ha of accessible natural

green space per 1,000 population.

5.19 The provision of formal open and recreational open spaces facilities has been considered

carefully to take into account the SINC designation at the site and in particular the presence of

species rich grassland.

5.20 A schedule of the aggregate levels of recreational and open space provided as part of the

proposals is set out in Table 1 below.

Table 1 – Recreational and Open Space Provision

Policy H5 required provision (ha)

Actual provision (ha)

Difference (ha)

Equipped children’s play 0.13 0.16 +0.03

Informal children’s recreational open space

0.28 0.28 0

Formal adult recreational open space 0.82 0.82 0

On-site open space 0.20 0.19 -0.01

Accessible natural green space (300 m)

1.01 2.68 +1.67

Planning Statement


Allotments (250 sq m each) 0.25 0 -0.25

Total 2.69 4.07 1.35

Equipped Children’s Play

5.21 During pre-application discussion with the Council’ Planning Policy team it was confirmed that

the provision of children’s equipped play was a key priority for both Torfaen as a whole and the

site. Accordingly, a 1,600 sq m Local Equipped Area of Play (LEAP), comprising a 400 sq m

active area and 1,200 sq m buffer area (that will also serve as part of the informal children’s

recreational open space provision) is provided that will serve the development. The buffer area

will be planted with a native seed mix and maintained to maximise the extent of species rich

grassland in the area.

Informal Children’s Recreational Open Space

5.22 In addition to the formal equipped children’s play area, informal adventure play will be provided

that will be planted with a native seed mix and maintained to maximise the extent of species

rich grassland in the area.

Formal Adult Recreational Open Space

5.23 The Torfaen Outdoor Recreation Assessment indicates a surplus of senior football and rugby

pitches in Cwmbran. In addition, there is no demand identified for additional senior hockey,

tennis, bowls, or athletics facilities. There is an identified need for a cricket facility within

Cwmbran however the site would not be suitable due to the area required (would result in a

significant overprovision against standards) and topography.

5.24 In order to minimise the extent of any hard surfacing and preserve as much as possible of the

species rich grassland in the area, it is proposed to provide a mini/junior-sized grassed playing

pitch (of which there is a shortfall in Cwmbran) with buffer areas planted with species rich

grass that would be suitable for adult training and junior purposes.

On Site Open Space

5.25 On site ‘ornamental’ open space is provided as a prominent gateway feature at the site

entrance, framed by larger residential properties arranged in a crescent shape, and adjoining

the recreational area to the north east of the site.

Accessible Natural Green Space

5.26 A key feature of the application will be the opening up of a large area of natural green space

within the urban area of Cwmbran that is not currently accessible. The proposed development

will benefit from an abundance of natural green space well above NRW and Council SPG

minimum standards.

Allotments

5.27 Cwmbran benefits from twice the national average number of allotments per head of

population and the Site Dials Allotments, which benefit from low waiting lists, lies immediately

north of the application site. On this basis there is no proposal for on-site provision of

allotments as part of the development.

5.28 In this context the proposed development will accord with the requirements of PPW, TAN 12 as

well as LDP Policy H5 and the Council’s SPG requirements with regard to the provision of

open and recreational space.

Planning Statement


Highways and Transportation

5.29 Asbri Transport has undertaken a Transport Assessment (TA) to accompany the application.

The TA assesses the transport implications of the development proposal in addition to the

overall number of dwellings included within the LDP allocation (350 units) as the access to the

remainder of the allocation site will be accessed via this development. The TA confirms that

the proposal complies with relevant national and local land use and transport policies, as it will:

Meet an identified significant need for housing including family homes and affordable

homes;

Encourage the use of public transport through supporting the provision of high quality

public transport;

Promote walking and cycling; and,

Support necessary infrastructure improvements.

5.30 The layout of the site will be designed to ensure ease of pedestrian and cyclist access and will

include links to the surrounding pedestrian network. Access to the existing public transport

network will be improved through funding to improve passenger waiting facilities.

5.31 It is proposed to upgrade the existing access to the site on to Greenmeadow Way to

accommodate not only the application proposals but also the remainder of the LDP allocation

dwellings. The proposed access will be a simple priority junction, which includes a pedestrian

refuge across Greenmeadow Way. This will provide an informal pedestrian crossing on

Greenmeadow Way to access the footway on the south-western edge of the carriageway.

5.32 It is predicted that the LDP allocation (of up to 350 dwellings) could generate up to 228 vehicle

movements (two-way) in the AM peak and up to 243 vehicle movements (two-way) in the PM

peak.

5.33 Capacity assessments have been carried out at two existing junctions and the proposed site

access, and the results of the assessments indicate:

The proposed site access has sufficient capacity to accommodate base traffic flows with

development generated traffic (i.e. 350 dwellings) up to 2026;

The existing Greenmeadow Way/Greenforge Way/Ty Gwyn Way roundabout has sufficient

capacity to accommodate base traffic flows with development generated traffic (i.e. 350

dwellings) up to 2026;

The existing Greenmeadow Way/Henllys Way priority junction has insufficient capacity to

accommodate development generated traffic in the 2026 am peak period. However, the

modified junction has sufficient capacity to accommodate base traffic flows with

development generated traffic (i.e. 350 dwellings) up to 2026.

5.34 The analysis also demonstrates that the modified/proposed highway network has sufficient

capacity to accommodate the predicted increases in demand (background growth and

development generated traffic) in the 2026 am and pm peak periods.

5.35 It is considered that the impact of the development can be further reduced through the

provision of improvements and additions to the existing pedestrian network and funding

changes to public transport routes. The adoption of an effective Travel Plan will also increase

the attractiveness of travelling by more sustainable modes and minimise any adverse impact of

travel on the local environment.

Planning Statement


Historic Environment

5.36 There are no listed buildings or conservation area designations affecting the site.

5.37 Historic environment records reveal a post medieval house existed on the site and was

investigated prior to its development as a police training college.

Ecology

5.38 An Ecological Assessment of the site has been undertaken by David Clements Ecology. The

assessment follows a Phase 1 habitat survey in Autumn 2009 and updated survey work

repeated in 2014.

5.39 There are no statutory designated sites of nature conservation interest within or adjacent to the

application site.

5.40 The entire site falls within the ‘St Dials Meadow SINC’. The site is characterised by three

distinct habitat types, comprising hedgerows, grasslands and woodland. The hedgerows

around the open fields are species rich and native. Some hedgerows have been laid and

managed in a traditional way and are very old.

5.41 There are 35 separate buildings of varying sizes and structures within the ‘Police Training

College’ part of the site. The buildings are surrounded by hardstanding as well as areas of

landscaping and semi natural habitats, including grasslands, scrub and hedgerows.

Immediately to the north east there is a hedgerow bound field, which was previously used by

the Police Training College as a playing field. Small numbers of both common pipistrelle and

brown long eared bats were found to be roosting in some of the buildings.

5.42 The area of species rich marshy grassland in the western corner of the site qualifies as SINC

habitat when considered in isolation. The species rich hedgerow along the northern boundary

and connecting broadleaved woodland along the eastern boundary, are assessed as being

SINC habitats and also UK BAP ‘Priority’ habitats. The hedgerow is considered to be an

‘Important Hedgerow’ under the Hedgerow Regulations 1997 and would provide habitat for a

range of fauna particularly nesting birds but also invertebrates, amphibians and bats. It also

provides a linear corridor, important for aiding movement of fauna through the wider area

particularly foraging and commuting bats.

5.43 The remaining habitats within the application site, including areas of semi improved neutral

grassland and hedgerows, scrub, short perennial and ruderal vegetation, are considered to be

of no more than Local Value to wildlife.

5.44 Overall development is not considered to significantly affect the integrity of the SINC since the

majority of development takes place on the part of the site that has already been developed.

Utilities

5.45 With regard to utilities, an Underground Utilities Search Report, Clean Water Hydraulic

Modelling Assessment and Drainage Statement have been undertaken by Cornerstone

Projects Ltd, Dwr Cymru Welsh Water and Shear Engineering respectively.

5.46 The Utilities Statement confirms that a gas main with capacity exists at the site boundary, and

the site contains a surface water and combined public sewer.

5.47 The Utilities Statement also confirms BT apparatus exists at the site and recommends specific

types of working within easements of its apparatus.

Planning Statement


5.48 With regard to electricity, the Utilities Statement does not identify any issues in supplying the

site and specific working practices are advised within easements of WPD apparatus.

5.49 With regard to water, the Hydraulic Modelling Assessment concludes that the existing network

infrastructure can support the addition of 225 dwellings.

5.50 With regard to foul drainage, the Flood and Drainage Statement confirms foul water drainage

for the 224 properties can be disposed of in the existing public foul water sewer adjacent the

site entrance.

Planning Obligations

5.51 With regard to education provision, it was confirmed during pre-application discussions on 10th

October 2014 that no contribution was required as part of the proposals.

5.52 With regard to affordable housing, Policy H4 seeks 30% affordable housing within Cwmbran

South & East, subject to Social Housing Grant, Supplementary Planning Guidance (SPG) and

house price and/or construction cost changes.

5.53 Affordable housing is provided at the required 30% with 20 Low Cost Home Ownership and 47

Social Rented residential units provided. A detailed schedule of the type and mix of affordable

accommodation is provided within the accompanying DAS.

Summary

5.54 The DAS addresses all design and access planning policy matters and these are not replicated

in this statement to avoid duplication. From the above it can be concluded that the

development of the site is key to the housing provision and brownfield development strategy of

the LDP and essential to maintain a sustainable supply of housing in the key settlement of

Cwmbran.

5.55 The statement demonstrates that the site is deliverable and will not unacceptably impact upon

the ecological designation affecting the site.

5.56 The submitted TA confirms that the site can be accessed using a single point from

Greenmeadow Way and is located within easy walking distance of sustainable transport

options.

5.57 Given the allocation of the site for housing, its brownfield status and the absence of any issues

that would affect the delivery of the site it is considered that the proposals comprise

sustainable development and, in accordance with paragraph 4.2.2 of PPW a presumption in

favour of the application exists and the proposals should be approved without delay.

Planning Statement


6 Conclusions

6.1 In conclusion, the application proposes 224 dwellings as the 1st phase of a Development Plan

allocation for 350 units. The site is predominantly brownfield and is located sustainably within

the urban area of the key settlement of Cwmbran.

6.2 The Ecological Assessment accompanying the application confirms that the proposed

development will not significantly affect the integrity of the SINC since the majority of

development takes place on the part of the site that has already been developed.

6.3 The proposed site layout demonstrates that the site is capable of being developed in response

to national and local planning policy, the character of the site and the surrounding environs to

achieve an appropriate development that includes all necessary supporting infrastructure and

facilities.

6.4 The information presented within this Statement and detailed in the accompanying supporting

documents demonstrates that the application site represents a sustainable development site

having regard to all relevant issues, including ecology and transportation. Furthermore, the site

is immediately available and is capable of delivering a significant number of much needed

houses within the key settlement of Cwmbran in close proximity to a variety of local services

and facilities.

6.5 It is therefore considered that residential development of the application site comprises

sustainable development and, in accordance with paragraph 4.2.2 of PPW, a presumption in

favour of the application exists and planning permission should be granted without delay.

contaminated land report template...

Documents