1

Purpose Built Student Accommodation@195-197 City Road

Design & Access Statement February 2018

Bonne Mares Limited

� ���� � � � � � � � � � � � � � � � � �� � � �� � � � � � � � � � �� � � � � � ��� � � � � �� � � � �!" # � �! $� � %" # � � % � & &# ' � � � �� (� � � � ) � � � � ' � � � � � %* � + , � � + � � � � - . . / - /0 � ' � 1 � �� � � � 2 2 # � $ 3 0 0 4 - 2 � �� 2 % � �� 2 � - . . . . .5 � - . . 6 6 6 2 � - . . / - / 5 � 7 3 8 9 # 3 , 7 ) � # � $ 3 0 0 2 � - . . / - / � ��� � � � � � : � � ; < � = >�� � ? � � � % * � � � @ � ' � � �� A �� � B � � � � � � � � ' C � � % D � � � � � % �# B � � E � % �� � ' 8 B � � � � A C � � % � � �� � � � D � � � � � % �@ � � � F � % $� + ) � � � B � ' ' A � ' � � � � � D � � � � � % �3 � � � � � � � � �� � � � # B � � E � % &� � 3 � � � �- / G - H G H . - I � � & � &� � �� � � � � � � �� � ' 8 B � � � � G * � � � @ � ' � � ��H4 /

3

Purpose Built Student Accommodation@195-197 City Road

Design & Access Statement February 2018

Bonne Mares Limited

4

5

CONTENTSIntroduction 7The application 7The applicant 7Application site 7Purpose of the Design & Access Statement 8Structure of the report 8Application drawings 9

Character (site & context) 11Accessibility 11Site description 12Topography 12Historic use 12Surrounding context (land use) 13Contextual townscape analysis 15Physical factors 17Ground conditions 17

Planning Policies 19Introduction 19Cardiff Local Development Plan 19Supplementary Planning Guidance 20Planning Policy Wales (Edition 10, December 2018) 20Technical Advice Notes (TANs) 21

Design 23Brief 23Design development 24Design proposals 27Landscape 33

Access 35The public realm and approach to buildings 36Access into buildings 37Circulation within buildings 37

Environmental sustainability 39Site appraisal 39Objectives and design response 39Design solutions 40Sustainability credentials 40

Community Safety 41

Appendix 1 43

66

North

Figure 01 Site locationScale: 1:50,000 at A3 page size

77

101. This Design & Access Statement is submitted, at the request of the local authority, in support of an outline application for Purpose Built Student Accommodation [PBSA] together with support / ancillary accommodation and ground floor commercial use at for the former Gaiety Theatre site, 195-197 City Road, Plasnewydd Cardiff.

The Design & Access Statement has been structured to show the design considerations and evolution underpinning the outline development proposals:

� Design principles and design concept; � The development’s location, layout, density, scale, detailed design and landscape; and � The relationship of the design to its site and the wider context.

The application102. The outline application proposes a development of three-, five- and maximum of eight storeys (seven stories of PBSA) over ground floor commercial retail uses and support accommodation. The development comprises:

� up to 134 en-suite beds arranged in 22 cluster flats with a mix of five-, six and seven- en-suite bedrooms arranged around a hub containing communal kitchen/living areas;

� cycle parking for 148 cycles [100% plus 10% for visitors]; � refuse storage; � plant rooms; � communal courtyard; � 214 m² of ground floor retail accessed off City Road; and � two drop off points on Northcote Street Lane.

103. The application is made in outline form. The illustrative plans, sections and perspectives detail the scale (height) of the proposals which is submitted for determination. All other matters i.e. access, appearance, landscaping, layout are shown indicatively and reserved for subsequent approval.

104. Where access and layout are reserved matters, an outline application must be accompanied by the information required by Article 3 of The Town and Country Planning (Development Management Procedure) (Wales) Order 2012 [2012 Order].1 This information is contained on the illustrative plans.

The applicant105. The applicant is Bonne Mares Limited.

106. The applicant’s agent is WYG [Floor 5 Longcross Court, 47 Newport Road, Cardiff CF24 0AD]

Application site107. The application site is approximately 0.152 hectares (0.38 acres). The site is previously developed or brownfield land. The existing building on site has been vacant for a significant period and is in a poor state of repair. Prior approval for the method of demolition of the existing building was issued by Cardiff Council in November 2018. The application site is outlined in red on the Site Location Plan and Existing site plan (new development on adjacent site) [ref: A100414[ST2]01 and A100414[ST2]03].

Introduction 01

An introduction to the project including background information and details about the applicant and application site.

8

Cardiff University

Application site

WYG Architecture

© WYG Environment Planning Transport Limited 2018

WYG GroupFloor 5, Longcross Court, 47 Newport Road, CarTel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045

Email: planning.cardiff@wyg.com www.wyg.co

Based on the Ordnance Survey map with the permission of the Con

Her Majesty's Stationery Office: © Crown copyright

WYG Environment Planning Transport Limited, licence number: AR

A100414[ST2]

Site location plan diagram

Former Gaiety Theatre,

City Road, Cardiff

Proposed student accom

File reference: A100414[ST2]drf[S]01_v1

Key

Application boundary

North

00 50 100 150

Purpose of the Design & Access Statement108. This report describes the proposal and fulfils the statutory requirements for an application for planning permission to be accompanied by a design and access statement, as required by the 2012 Order. Article 7 of the Order sets out those matters that must be covered in a design and access statement.

109. In relation to design these are: � to explain the design principles and concepts that have been

applied to the following aspects of the development: � environmental sustainability; � movement to, from and within the development; � character, which includes any landscaping comprised in the

development and the amount, layout, scale and appearance of the development; and

� community safety.

110. To demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account in relation to its proposed use and each of the aspects listed above.

111. In relation to access these are to explain: � the policy or approach adopted as to access and how policies

relating to access in the development plan have been considered; � how any specific issues which might affect access to the

development have been addressed; and � how features which ensure access to the development will be

maintained.

112. The Design and Access Statement satisfies the advisory requirements introduced by one of the Technical Advice Notes (TANs) that forms part of the Welsh Government’s planning policy guidance: TAN 12: Design.2

Structure of the report113. Following this introduction, the main body of this report is presented in six further sections:

� Section 2 contains a profile of the site. � Section 3 summarises relevant planning policies at national and

local levels. � Section 4 describes the design of the proposal in relation to its

context and the character of the area. � Section 5 deals with movement (access statement). � Section 6 covers environmental sustainability. � Section 7 considers community safety.

1 2012 No. 801 (W.110); Town and Country Planning, Wales; The Town and Country Planning (Development Management Procedure) (Wales) Order 2012

2 Technical Advice Note 12: Design; Welsh Assembly Government; March 2016.

Application site in relation to Roath, Cathays and Civic centre

9

City Road

City Road

Application drawings114. Extracts from some of the drawings accompanying this application are also included within the main body of the document.

115. The application plan is drawing A100414[ST2]02 Application site plan, on which the application site boundary is shown by a red line.

The following drawings are submitted in support of the application: � A100414[ST2]S01 – Site Location Plan � A100414[ST2]01 – Illustrative Ground floor � A100414[ST2]02 – Illustrative First floor � A100414[ST2]03 – Illustrative Second floor � A100414[ST2]04 – Illustrative Third floor � A100414[ST2]05 – Illustrative Fourth floor � A100414[ST2]06 – Illustrative Fifth floor � A100414[ST2]07 – Illustrative Sixth floor � A100414[ST2]08 – Illustrative Seventh floor � A100414[ST2]09 – Illustrative Roof plan � A100414[ST2]10 – Illustrative street elevation & section � A100414[ST2]11 – Illustrative views 01 � A100414[ST2]12 – Illustrative views 02 � A100414[ST2]13 – Illustrative Parameters

1 0

1 11 1

02C h a ra c t e r

201. The site is located on City Road, in the Plasnewydd Ward of Cardiff, within 1 mile of the city centre. Plasnewydd almost covers the same area as the community of Roath. The population of Plasnewydd is approximately 18,000, although Cardiff Council estimate over 23,000 live within 500 m of City Road.

202. The site is on the northern part of City Road (B4261), a major commercial thoroughfare in Cardiff. It runs from a busy interchange with Albany Road (A469) / Richmond Road, Crwys Road (A469) and MacKintosh Place; and Newport Road (A4161) to the south. City Road is a designated District Centre status which reflect its commercial value to the surrounding communities, as outlined in the adopted Local Development Plan. 3

Accessibility203. As an inner-city site, the development is easily accessible by all modes of transport.

Private car: the site is accessed off City Road, B4261 which connects to the M4 via Newport Road or Crwys Road/ Whitchurch Road. The site also enjoys access from Northcote Street Lane to the side and rear.

Rail: the nearest Station is Cathays which is approximately ½ mile (11-minute walk) from the site. This station links to main line services and University of South Wales, Treforest campus. Cardiff Queen Street is 0.9 miles (17-minute walk) and Cardiff Central is 1 ½ miles (30-minute walk) from the site. These stations link to UK rail network and local lines. Both are served by Cardiff Bus.

Bus: City Road is serviced by Cardiff Bus routes 8, 9, and 9A. These travel between University Hospital of Wales (UHW) at Heath Park and Cardiff Bay via the City Centre. The bus stop into city centre is located opposite site at the end of Glenroy Street. The bus stop for UHW is 100 m along City Road, opposite Strathnairn Street. More services can be accessed on Richmond Road and Albany Road. Cardiff Bus routes 1/2 (City Circle), 28/29, 52/54 and 57/58 pass through City Road / Albany Road / Crwys Road / MacKintosh Place junction. The bus stops are approximately between 150 to 300 m (under 5-minute walk) from the site. Routes 1/2 (City Circle) services the Llandaff Campus and routes 52/54 services the Cyncoed Campus of Cardiff Metropolitan University.

Pedestrian / wheelchair: the site is easily accessible on foot or wheelchair using footways maintained by the highway authority. The development site is within walking distance of several campuses:

� Cardiff University (Cathays Park) 0.8 miles (15-minute walk) � Royal Welsh College of Music & Drama 0.9 miles (18-minute walk) � University of South Wales, Cardiff Campus 1 mile (20-minute walk) � Cardiff Metropolitan University, Llandaff Campus 2.3 miles (45-minute walk)

Cyclists: the site has access to the local highway. Whilst City Road does not have a cycle lane several improvement schemes are planned on neighbouring streets by Cardiff Council that would provide safer access to and from the city centre and local campuses.

� Cathays Park campus and the Royal Welsh College of Music & Drama is a 5-minute cycle ride, this would use part of Cycle Superhighway 1 along St Andrew’s Place and Cycle Lane 2 from Northcote Street to Salisbury Road.

� The University of South Wales, Cardiff Campus is under 10-minute ride. � The Llandaff Campus of Cardiff Metropolitan University is situated right next to the Taff Trail, a national

cycle route leading from the Cardiff city centre. Which can be accessed near Cathays Park. It is a 15-minute cycle.

� Less than 2 minutes’ walk from the site, at the corner of City Road and Northcote Street is a Nextbike stand with 6 stands.

(s i te & context)

An assessment of the site and its context, site history and adjoining land uses including appraisal of the character of the site and surrounding area as well as addressing the physical, social and economic nature of the locality.

1 2

Site description204. The application site is approximately 0.152 hectares (0.38 acres). The site is occupied by the former Gaiety Theatre building and its associated car parking (at the south west corner – accessed off Northcote Street Lane is an electric substation which used to serve the Gaiety Theatre building). The building has lain vacant for a significant time and is in poor condition. The site’s planning history indicates numerous previous attempts to secure a beneficial reuse of the existing building but none have been successful.

205. The Gaiety Theatre building is the only non-terraced, villa building on the northern section of City Road. It is approximately 16.9 m at its highest point, equivalent to five to six traditional domestic storeys (with the roof counting as a storey). The Gaiety Theatre occupies approximately 44% the site (664 m² of 1,520 m²), the remainder taken by car parking.

Topography206. The topography across the site is relatively level due to its previous development. There is relatively level access to the adjacent highway and footpath network. The surrounding topography is also generally level.

Historic use207. The site’s first development was two pairs of semi-detached properties. These aligned with 169-189 City Road – then Hillsborough Terrace an extension of Castle Road.

208. The Gaiety Grand Cinema opened in 1912. It was re-modelled and enlarged in 1934 by architect William S. Wort and the seating capacity increased from 800 to 1,518. The pair of small domes on either side of the entrance are features from the original 1912 building. The building remained a cinema until 1961 (from 1956 as part of the circa 48 strong Jackson Withers Circuit in Cardiff, Newport and South Wales valleys).4 The cinema business ceased in 196 and The Gaiety became a bingo hall. From 1976 until 1998 it was operated by Top Rank Bingo.

209. In 2001 the Gaiety was remodelled and reopened as The Spin, a bar and bowling centre, which closed in 2006 when the business was no longer sustainable. In 2007 Bonne Mares Limited sought to convert the premises into a bar and restaurant. Planning approval was refused by the Council on the basis the proposals contradicted Policy 40 of the Local Development Plan, and that over concentration of food and drink uses on City Road would cause unacceptable noise, disturbance and nuisance to nearby residents.5 This was overturned on appeal. The approval was extended in March 2013.6

Gaiety as existing (from Historic Building Record document submitted December 2018)

1 3

Surrounding context (land use)210. City Road is a district centre and the immediate surroundings along City Road is a vibrant mix of retail, commercial, food and drink premises and outlets on the ground floor with commercial office and residential on upper floors. This extends north to Albany Road to the northwest (another district centre) and south along City Road. There are also several vacant properties along City Road.

211. There are also local facilities and amenities, with two doctor’s surgeries, a pharmacy, St Martin’s Church, Shah Jalal Mosque, The Gate Community Centre, Macintosh Resident’s Community Centre, / Sports Club, Post Office all with 5 minutes’ walk of the development site.

212. To the east (at the rear) of the site is Richmond Road. A once affluent avenue with a mix of large two- and three- storey, semi-detached and short terraced Victorian residential properties. It is now mainly Houses in Multiple Occupancy (HMO). The generous rear gardens (approximately 26 m from main rear building line and 17 m from rear extension near the site) back onto Northcote Street Lane which adjoins the development site. Along this lane are several businesses and rear parking courts serving the HMOs.

113. To the east of City Road are several residential streets, running from City Road to Cottrell Road via Plasnewydd Road. Cardiff’s boundaries were extended in 1875 to include Cathays and Roath and these densely packed streets Victorian Streets were developed in the late 19th Century (post 1886). Within these streets are a few cultural and social uses, such as the Mackintosh Resident’s Community Centre, / Sports Club (and occasional farmer’s market) and The Gate – the former Plasnewydd Presbyterian Church and school hall on corner of Keppoch Street and Plasnewydd Square.

214. The immediate surrounding context reflects the gradual evolution and expansion of City Road over time. Originally larger dwellings dating back to the late ninetieth century or earlier were converted to retail use. The original front gardens filled in to create shop fronts. In locations, vacant plots were turned into large premises or used as car lots. A number of infill schemes constructed over the last fifteen years are present too. Older examples, such as The Well Centre, just to the north of the development site, mimic the form and materiality of the adjacent urban form – in this case the three-storey Park Conservative Club. More recent examples, such as 199-209 City Road,7 are more ambitious and contemporary in design. Recognising the advantages of developing high density, purpose-built student accommodation in district centres freeing up properties for families elsewhere within inner Cardiff, these developments are taller than surrounding buildings, utilising a palette of both modern materials and traditional materials employed in a contemporary manner.

Example of surrounding use - St Peter’s Church

Example of surrounding use - The Macintosh Resident’s Community Centre

Example of surrounding use - St Martin’s Church

Example of surrounding use - The Gate Community Centre

1 4

Windsor house image source: https://www.isgplc.com

215. In the last 5 years there has been a significant number of PBSA developed on or near City Road. The majority of these are self-contained studio flats and one-bedroom apartments. The developments constructed, or under construction, within vicinity of City Road are tabulated below.

PBSA development DescriptionFormer Poets Corner

public house site,City Road

Number of rooms - 124type - clusterheight - 11 storey (3 storeys above adjacent)

Arofan House, Oxford Street

Number of rooms - 281type - clusterheight - 4 storeys (3 storeys above adjacent)

21-27 City Road Number of rooms - 140type - self-contained studiosheight - 7 storeys (3 storeys above adjacent)

11-13 City Road Number of rooms - 109type - self-contained studiosheight - 10 storeys (12 storeys to South, 3 storeys to north above adjacent)

The Neighbourhood, City Road

Number of rooms - 123type - self-contained studios and some clusters of 4height - 12 storeys (10 storeys to North, 3 storeys to West above adjacent)

Windsor House, Windsor Lane

Number of rooms - 123type - self-contained studios and some clusters of 4height - 12 storeys (10 storeys to North, 3 storeys to West above adjacent)

Richmond Square, Richmond Road

Number of rooms - 70type - self-contained studio, 1 bed and 2 bed flatsheight - 3 storeys (3 storeys above adjacent)

Example of PBSAThe Neighbourhood, City Road

Example of PBSARichmond Square, Richmond Road

Example of PBSAWindsor House, Windsor Lane

Example of PBSALivin at 21 - 27 City Road, Cardiff

1 5

Contextual townscape analysis216. From a visual assessment of the surrounding area, a series of general observations can be made in relation to the style, layout and form of the buildings:

Building form and height: the predominate urban form in Plasnewydd / Roath is two-storey perimeter blocks, formed from long terraces. This is sporadically broken up by larger, landmark buildings, such as St Martin’s Church and The Gate – the former Plasnewydd Presbyterian Church. There are very few villa type structures sitting within their own plot, the former “Roath Castle” and grounds and The Gaiety being two prominent examples.

The immediate surrounding properties on City Road are between two- to three- storey; (7 m to eaves and 10.5 m to ridge which is equivalent to 2½ to 3½ modern domestic storeys). Most have dormers providing living space in the traditional roof. At the corners of terraces on junctions to side streets off City Road the buildings are increased to three-storey with gable ends facing the main street. The majority of properties have a single storey shop front between main (original) building line and pavement.

The urban block immediately to the south – 169-189 City Road is made up of semi-detached / terraces of three properties that have been linked over time. They are slightly higher than the opposite side at two and half stories for main body increasing to three storey gables (8 m to eaves and 11 m to ridge which is equivalent to 2¾ to 3¾ modern domestic storeys). The three storey gables are regular feature with an associated two storey bay window for each semi-detached property. Along this “row” some of the generous (approximately 5.8 m) front gardens remain; they have not been filled with shop fronts.

To the north, 211-227 City Road the block is predominately three storeys (8.5 m to eaves and 12.8 m to ridge which is equivalent to 3 to 4½ modern domestic storeys), with gable ends forming the façade. Immediately north of the site construction is nearing completion for an eight- to eight and a half storey PBSA.8 The development continues the building line of the perimeter block to the north and steps up one and a half storeys.

Roof form: most properties have traditional pitched roof forms. The more common is a simple terrace roof, found on most semi-detached and terraced properties. These are broken up with gable roofs at key corners and along City Road. The roof line near the site is also enriched with dormers.

Plot widths: the width of plots varies greatly within surrounding areas, depending on the location and age of the building. The Victorian terraced units have narrower frontages ranging from 5 to 6 m wide, reflecting the construction technology, and are deeper in plan. Some of the non-domestic buildings, such as the Park Conservative Club, have slightly wider plot widths.

examples of enhanced height of new PBSA development with existing 3 storeys

new development at 8 storeys against existing terrace of 2½ to 3 stories

juxtaposition of modern form and materials against traditional form, scale and materials steps in height between new and old

1 6

Frontage/enclosure: the residential terraces have a small set back with a boundary wall, to create a semi-private space between the public realm and the privacy of the dwelling. These boundary treatments were originally constructed in stone to match main façade, but many have been replaced with an eclectic mix of brickwork, hedges, railing over time.

Along City Road the setbacks have generally been replaced by shop fronts. Only the Gaiety sits within its own plot in the immediate vicinity.

Prevalent materials: A mixture of building materials can be found in the locality, dependent on the architectural style, construction and age of the buildings. The Victorian properties are generally constructed in local Pennant Sandstone or similar, with a mix of dressed stone and red engineering brick quoining to corners and openings. The Pennant Sandstone being a by-product of the local coal mining. There are a few examples of red engineering brickwork facades on later Victorian developments. Side and rear elevations a mix of brickwork and render.

The shop fronts are more varied and detract from the unifying façade behind. The original mix of traditional masonry and timber construction with larger domestic bay windows is gradually being replaced by fully glazed shop fronts.

The principal roofing materials is slate; few examples of plain clay and concrete tiles replacement.

Fenestration and proportions: there are a mix of elevational treatments and fenestration within proximity of the site. The older, more established, buildings have a mix of large masonry bay windows and smaller, more traditional, vertical windows punched into the load-bearing walls. Generally, the arrangement of windows in the facade is ordered horizontally and stacked vertically. However, some of the side elevations can have a more haphazard / functional disposition. Some ad hoc repairs and modifications have unfortunately broken down this order overtime.

Comparatively, the newer developments along City Road have larger, areas of glazing / curtain walling; applied in a more layered manner with cladding in non-loadbearing facades. The development under construction immediately to the north of the site has a more restrained fenestration, ordered to reflect the Victorian surrounding. Although the sizing and proportion is more contemporary and squarer, rather than vertical emphasis.

Traditional materials (engineering brick and stone dressing)

with vertical fenestration pattern

Traditional materials (Pennant Stone and brickwork dressing) with vertical fenestration

pattern of bays and subsidiary windows

enclosure eroded over time resulting in ill defined ownership and

poor frontage to City Road

modern building forms and materials for new PBSA developments on City Road

1 7

Physical factors

Flood risk

217. On the latest Development advice map9 published by the Welsh Government to accompany TAN 15: Development and Flood Risk,10 the site is shown to lie in flood risk Zone A, which is defined as land ‘considered to be at little or no risk of fluvial or tidal/coastal flooding’. Accordingly, no flood consequences assessment is required in relation to these proposals.

Climate

218. The prevailing winds are from the west to south-west but can range from west to north-west as the Atlantic depressions move away. As wind speed is sensitive to local topography and land use, in Cardiff the speed is mitigated by the surrounding built up area. There are secondary prevailing winds from the north-east which, although less frequent, are significantly colder. Mean wind speeds are at their strongest November and February.11

219. The average annual rainfall in the area is between 1,400 mm and 1,800 mm. “Wet days” – defined as the number of days with a rainfall total of 1 mm or more follows a similar pattern to the monthly rainfall totals. In the drier south-east of Wales about 40 days in winter and about 25 days in summer are typical.12

220. The whole site is open to the sun and annual average sunshine duration in the locality is between 1,450 and 1,500 hours. Generally, temperatures are not usually excessively hot or cold, with the annual mean temperature being 10°C to 11.5°C,13 higher than the national average for Wales due to location and effects of urban area.

Ground conditions221. The site is previously developed and forms part of an established urban area. No insurmountable difficulties are envisaged with ground conditions. The summary of the Geo Environmental Desk Based Assessment is that based on the historical data available:14

� The site has not been subject to uses that are likely to have resulted in significant ground contamination, although ground contamination could be associated with the potential presence of made ground and presence of an electrical sub-station.

� The overall risk of ground contamination beneath the site is considered to be of moderate to low order of magnitude for construction workers during the redevelopment phase, risks to future site users are considered to be low due to the presence of hardstanding and limited potential interaction with sub-surface materials.

� The risk to the underlying groundwater is considered to be moderate/low due to the location of the site in an EA defined High Vulnerability area. These are high priority groundwater resource areas that have very limited natural protection. The potential risk to the underlying groundwater from Made Ground soils should be assessed during ground investigation. The risk to the surface water features are low based on the distance to the nearest feature (>800 m).

222. Unlike other parts of Cardiff, Public Health England’s map of radon affected areas in England and Wales shows that the site lies outside of a radon-affected area.15 Within the 1 km grid the percentage of homes is less than 1 % of homes above the Action Level. This falls outside the categories Stage 1 and 2 where radon protection measures are required for Building Regulations in Wales.16

3 Cardiff Local Development Plan 2006 – 2026, Cardiff Council

4 Cinema Treasures, Gaiety Cinema, City Road, Roath, Cardiff, CF24 http://cinematreasures.org/theatres/17595 [last accessed 3 December 2018]

5 07/02084/C Cardiff Council6 13/00519/DCI, Cardiff

Council7 17/00111/MJR, Cardiff

Council8 Ibid9 Development and

flood risk; National Resources Wales; [https://naturalresources.wales/guidance-and-advice/business-sectors/planning-and-development/advice-for-developers/development-and-flood-risk/?lang=en]

10 Technical Advice Note 15: Development and Flood Risk; Welsh Assembly Government, July 2004

11 https://www.metoffice.gov.uk/climate/uk/regional-climates/wl#location%20map [last accessed 4 December 2018]

12 Ibid13 Ibid14 Technical Note: Former

Gaiety Cinema, Cardiff – Geo Environmental Desk Based Assessment; WYG; 2018

15 https://www.ukradon.org/information/ukmaps [accessed 4 December 2018]

16 https://www.ukradon.org/information/radonsearches [accessed 4 December 2018]

1 8

1 91 9

P l a n n i n g03 Introduction

301. Section 38(6) of the Planning and Compulsory Purchase Act 200417 requires that planning applications be determined in accordance with the Development Plan unless material considerations indicate otherwise. This section provides an overview of extant and emerging planning policy, as well as supplementary guidance produced by the Council.

302. The statutory Development Plan for the area is the Cardiff Local Development Plan (LDP) 2006-2026 18 (adopted 2016). Other material considerations include; Planning Policy Wales (PPW), various Technical Advice Notes (TANs) and Supplementary Planning Guidance (SPGs) produced by the LPA in regard to tall buildings and residential design.

Cardiff Local Development Plan303. The key LDP design and access policies of particular relevance to the proposed development are considered below. A more detailed policy review is provided in the Planning Statement which also accompanies the planning application.

304. Policy KP5 (Good Quality and Sustainable Design) requires development to make a positive contribution to the creation of distinctive communities, places and spaces, including by:

� Responding to the local character and context of the built and landscape setting so that layout, scale, form, massing, height, density, colour, materials, detailing and impact on the built and natural heritage are all addressed within development proposals;

� Providing a diversity of land uses to create balanced communities and add vibrancy throughout the day; � Providing a healthy and convenient environment for all users that supports the principles of community

safety, encourages walking and cycling, enables employment, essential services and community facilities to be accessible by sustainable transport and maximises the contribution of networks of multi-functional and connected open spaces to encourage healthier lifestyles;

� Promoting the efficient use of land, developing at highest practicable densities and where appropriate achieving the remediation of land contamination;

� Fostering inclusive design, ensuring buildings, streets and spaces are accessible to all users and is adaptable to future changes in lifestyle;

� Ensuring no undue effect on the amenity of neighbouring occupiers and connecting positively to surrounding communities.

� Locating tall buildings in locations which are highly accessible through walking and public transport and within an existing or proposed cluster of tall buildings.

305. Policy KP6 requires new development will make appropriate provision for, or contribute towards, all essential, enabling and necessary infrastructure required as a consequence of the development.

306. Policy KP8 aims for development to be integrated in order to, inter alia: � Achieve a target of 50:50 modal split between journeys by car and walking/ public transport; � Reduce the dependence on the car; and � Provide people with access and mobility requirements.

307. Policy KP12 requires development, inter alia, support the provision and maintenance of sustainable waste management storage and collection arrangements.

P o l i c i e s

An outline of relevant planning policy at the local and national levels.

2 0

308. Policy KP17 states distinctive heritage assets will be protected, managed and enhanced, in particular the character and setting of, inter alia, locally listed buildings that positively contribute to the distinctiveness of the city.

309. Policy T1 states that to enable people to employment, essential services and facilities developments should incorporate, inter alia,

� High quality sustainable design; and � Supporting facilities including signing and secure cycle parking

310. Policy T5 (Managing Transport Impacts) sets out that safe and convenient provision will be sought in conjunction with development for, amongst others, pedestrians, disabled people, cyclists, and public transport.

311. Policy T6 development will not be permitted which would cause unacceptable harm to the safe and efficient operation of the highway, public transport and other movement networks including pedestrian and cycle routes, public rights of way and bridle routes.

312. Policy W2 (Provision for Waste Management Facilities in Development) requires provision for facilities for storage, recycling and management of waste in new development.

Supplementary Planning Guidance313. Consideration has been given to the content and guidance set out within the following supplementary Planning Guidance (SPG) adopted by Cardiff Council:

� Residential Design Guide (January 2017).19 � Tall Buildings Design Guide (January 2017).20

Residential Design Guide (January 2017)

314. Outlines the issues that a design for new residential development in Cardiff should address. Whilst this SPG does not expressly relate to student accommodation it applies to major residential development proposals providing 10 dwellings or more, and which require a Design and Access Statement, and provides sound principles and guidance on which to deliver high standards of development.

Tall Buildings Design Guide (January 2017)

315. This SPG outlines preferred locations and a set of design criteria for new tall buildings. Tall buildings are generally classed as either more than eight storeys or 25m or more when in the City Centre and Cardiff Bay, and outside of these areas, as more than double the height of surrounding buildings. It is important to note the proposed building is not more than eight storeys or double the height of surrounding buildings, nevertheless sound planning and design principles outlined in the SPG have been duly considered.

316. The Tall Buildings SPG offers a variety of design and land use principles, summarised in Section 2.2 of the SPG as follows:

317. All tall building proposals must demonstrate that: � There would be no negative impacts on important views or vistas. � The character or setting of heritage assets is not harmed. � The proposal will be a positive feature in skyline and streetscape,

either by complementing a cluster of tall buildings or forming a strategic landmark.

318. There will be walking and cycling accessibility to sustainable transport and local facilities.

319. Whilst detailed proposals are reserved for future determination, the submitted outline proposals has been designed to allow delivery of all of the above.

320. The SPG states: “Active ground floor uses (in additional to residential or student accommodation access) including a sufficient number of entrance points are essential in city centre and urban locations at intervals along the façade at strategic places to enliven the street throughout the day and night”

Planning Policy Wales (Edition 10, December 2018)321. In accordance with the Well-Being of Future Generations (Wales) Act 2015, the primary objective of PPW, as set out at Paragraph 2.1, is “to ensure that the planning system contributes towards the delivery of sustainable development and improves the social, economic, environmental and cultural well-being of Wales”.

322. PPW sets out that in order to maximise well-being and the creation of sustainable places, the concept of ‘placemaking’ should be at the heart of the planning system. It is stated at Paragraph 2.8 that development proposals “must seek to promote sustainable development and support the well-being of people and communities across Wales. This can be done through maximising their contribution to the achievement of the seven well-being goals and by using the five Ways of Working, as required by the Well-being of Future Generations Act. This will include seeking to maximise the social, economic, environmental and cultural benefits, while considering potential impacts when assessing proposals and policies in line with the Act’s Sustainable Development Principle”. Paragraph 2.9 goes on to clarify that “The most appropriate way to implement these requirements through the planning system is to adopt a placemaking approach to plan making, planning policy and decision making”.

17 Planning and Compulsory Purchase Act 2004, Chapter 5; HM Government; 2004

18 Cardiff Local Development Plan (LDP) 2006-2026 Adopted Plan; Cardiff Council; 2016

19 Cardiff Residential Design Guide Supplementary Planning Guidance; Cardiff Council; January 2017

20 Tall Buildings Supplementary Planning Guidance; City of Cardiff Council; January 2017

21 Technical Advice Note (TAN) 11: Noise (1997); Welsh Government; October 1997

22 Technical Advice Note (TAN) 12: Design (2016); Welsh Government; March 2016

23 Technical Advice Note 16: Sport, Recreation and Open Space (2009); Welsh Government; January 2007

24 Technical Advice Note (TAN) 18: Transport (2007); Welsh Government; March 2007

25 Technical Advice Note (TAN) 21: Waste (2014); Welsh Government; February 2014

2 1

Technical Advice Notes (TANs) 323. TAN 11 (Noise)21 – LPAs must ensure that noise generating development does not cause an unacceptable degree of disturbance. Consideration should be given to the use of appropriate conditions. LPAs should consider whether proposals for new noise-sensitive development would be incompatible with existing activities.

324. TAN 12 (Design)22 - provides advice in terms of seeking to achieve the objectives of good design. It sets out 5 key aspects of good design relating to character; community safety; environmental sustainability; access; and movement.

325. TAN 16 (Sport, Recreation and Open Space)23 - early consideration of design issues should be given to the planning of, inter alia, areas of open space. Good design can help create safe, secure, accessible, user friendly attractive spaces.

326. TAN 18 (Transport)24 - residential development should be positioned at locations with good access to jobs, shops and services by modes of transport other than the car. TAN 18 requires developers to demonstrate that the development “will facilitate access by residents to public transport stops, local shops and facilities by walking and cycling”. Section 4 of TAN 18 relates to car parking. It is acknowledged that car parking can take up large amounts of space in developments, which decreases density and therefore can represent an inefficient use of land (Paragraph 4.1).

327. In respect of car parking standards, Paragraph 4.13 of TAN 18 stipulates that “Maximum parking standards should not be applied so rigidly that they become minimum standards. Maximum standards should allow developers the discretion to reduce parking levels”.

328. Paragraph 4.15 relates to car-free development and indicates that “Some car free housing development may be appropriate in locations with good walking, cycling and public transport links and in areas where parking is controlled. On-site cycle and parking provision for those with disabilities will be required if such on-street parking cannot be provided”.

329. Paragraph 4.16 of TAN 18 indicates that “A site’s location and its relative accessibility should inform guidance on maximum standards and the potential lifestyle of occupants should be considered, both at the forward planning and development control stages”.

330. Paragraph 6.2 advises that “local authorities should promote walking as the main mode of transport for shorter trips through the use of their planning and transport powers”.

331. TAN 21 (Waste)25 – A Waste Planning Assessment should be appropriate and proportionate to the nature, size and scale of the development proposed.

Site location plan

2 2

2 32 3

D e s i g n 04 Brief

Quantum and mix

401. Bonne Mares Limited brief is to provide Purpose Built Student Accommodation that is attractive to the affordable end of the market. This is en-suite bedrooms arranged in cluster flats, with between five to six bedrooms sharing a communal kitchen/ living / dining area (a hub). In essence, replicating the model of the traditional terraced dwelling house converted into a HMO but in a purpose built, modern building with 21st century standards of heating, acoustic separation and personal bathroom space. It allows students to share accommodation with friends rather than be isolated in self-contained living quarters i.e. studio units.

402. The cluster flats are a mix of five-, six and seven- en-suite bedrooms arranged around a hub to cater for different friendship group sizes.

403. Bonne Mares Limited have established circa 130 en-suite bedrooms as the lower limit for economic development. The illustrative scheme provides 134 bedrooms.

Character of the development

404. The development is to create a desired location with Cathays and Roath and add to the established built environment.

Sustainability

405. The design should have sustainability and wellbeing at its heart, making best use of natural light and ventilation and employing energy efficient design principles throughout. In addition, the design allows for appropriate renewable energy use where it does not increase fuel cost to occupiers.The vision is to make the site a

desirable and sustainable place to live, providing new and purpose-built student accommodation in a safe and attractive environment; a place that provides enjoyment for all residents and complements the character of the area and its relationship with the surrounding town landscape.

2 4

Design development406. The design has evolved through ongoing discussions with the applicant and consultations with Cardiff Council officers to deliver a development which best caters to student needs; safeguards residential amenity; and enhances this District centre location.

407. At the meeting on 7th November 2016 between Cardiff Council, Bonne Mares Limited and WYG, several options were outlined maximising the development potential of the site. The massing ideas included:

� one block covering the whole length of the existing building footprint

� a “C” shaped block � two slabs parallel to City Road with raised courtyard

single block on Gaiety Theatre footprint “C” shaped block

two slabs parallel to City Road with raised courtyard one block parallel to City Road covering lenght of site

2 5

199

The Gaiety

200

CIT

Y R

OAD

Surgery

to196

189

202

Club

203

201

199

Conservative

211

211a

Shelter

205

215

209

01

23

45

10

15

N

Rev

Shee

t No

Job

No

Zone

Stat

us

Title

Proj

ect

T +4

4 (0

) 20

7287

073

5

www.

hold

erm

athi

as.c

om

Lond

on

Card

iff

Mun

ich

Scal

e at

A3

Plea

se c

onsid

er th

e e

nviro

nmen

t bef

ore

prin

ting

this

docu

men

t

ISO

140

01 :

2004

IS

O 9

001

: 200

0 R

IBA

Char

tere

d Pr

actic

e

Rev

Date

Desc

riptio

n

Chec

k

-

FIRS

T IS

SUE

4187

A-00

-002

D

PLAN

NING

LEVE

L 01

- FI

RST

FLO

OR

PLAN

1:20

0

17/1

0/16

STUD

ENT

RESI

DENT

IAL

DEVE

LOPM

ENT

199

- 209

CIT

Y RO

AD, C

ARDI

FF

DRAY

COTT

CO

NSTR

UCTI

ON

LTD

Refe

r to

dim

ensio

ns w

here

pro

vided

- do

not

sca

le fr

om th

is dr

awin

g

CITY

RO

AD

A18

/01/

2017

ISSU

ED F

OR

PLAN

NING

B09

/03/

2017

Revis

ed fo

llowi

ng c

onsu

ltatio

n wi

th P

lann

ing

Auth

oritie

s

C20

/04/

2017

Revis

ed fo

llowi

ng c

onsu

ltatio

n wi

th P

lann

ing

Auth

oritie

s

D27

/06/

2017

Prop

osal

s fo

r sub

stitu

tion

Hub

Hub1

2

3

4

6

5

1

2

3

4

5

Hub

1

2

3

4

8

7

6

5

1

3

4

5

2

6

7

Hub

1

2

3

4

5

6

7Hub

outline of exis

ting building

WYG Architecture

© WYG Environment Planning Transport Limited 2017

WYG GroupFloor 5, Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045 5321

Email: planning.cardiff@wyg.com www.wyg.com

File: A100414[ST1]drf01v6 OPT1.vwx

Based on the Ordnance Survey map with the permission of the Controller of

Her Majesty's Stationery Office: © Crown copyright

WYG Environment Planning Transport Limited, licence number: AR 1000 17603

Scale: 1:200 @ A3Date: 15 September 2017

Former Gaiety Theatre,

City Road, Cardiff

Proposed student accommodation

Option 01 - First floor plan 02

A100414[ST2][OPT1]drg02

01

NORTHCOTE STREET LANE

NO

RTH

CO

TE S

TREET LA

NE

199

The Gaiety

CIT

Y R

OAD

Surgery

189

202

Club

203

201

199

Conservative

211

211aShelter

205

215

209

01

23

45

10

15

N

Rev

Shee

t No

Job

No

Zone

Stat

us

Title

Proj

ect

T +4

4 (0

) 20

7287

073

5

www.

hold

erm

athi

as.c

om

Lond

on

Card

iff

Mun

ich

Scal

e at

A3

Plea

se c

onsid

er th

e e

nviro

nmen

t bef

ore

prin

ting

this

docu

men

t

ISO

140

01 :

2004

IS

O 9

001

: 200

0 R

IBA

Char

tere

d Pr

actic

e

Rev

Date

Desc

riptio

n

Chec

k

-

FIRS

T IS

SUE

4187

A-00

-002

D

PLAN

NING

LEVE

L 01

- FI

RST

FLO

OR

PLAN

1:20

0

17/1

0/16

STUD

ENT

RESI

DENT

IAL

DEVE

LOPM

ENT

199

- 209

CIT

Y RO

AD, C

ARDI

FF

DRAY

COTT

CO

NSTR

UCTI

ON

LTD

Refe

r to

dim

ensio

ns w

here

pro

vided

- do

not

sca

le fr

om th

is dr

awin

g

CITY

RO

AD

A18

/01/

2017

ISSU

ED F

OR

PLAN

NING

B09

/03/

2017

Revis

ed fo

llowi

ng c

onsu

ltatio

n wi

th P

lann

ing

Auth

oritie

s

C20

/04/

2017

Revis

ed fo

llowi

ng c

onsu

ltatio

n wi

th P

lann

ing

Auth

oritie

s

D27

/06/

2017

Prop

osal

s fo

r sub

stitu

tion

Hub

1

2

3

4

8

7

6

5

Hub

1

2

3

5

4

2

3

4

5

6

Hub

1

1

3

4

5

2

6

7

Hub

1

2

3

4

5

6

7Hub

WYG Architecture

© WYG Environment Planning Transport Limited 2

WYG GroupFloor 5, Longcross Court, 47 NewporTel: +44 (0)29 2082 9200 Fax: +44

Email: planning.cardiff@wyg.com w

Based on the Ordnance Survey map with the permi

Her Majesty's Stationery Office: © Crown copyrigh

WYG Environment Planning Transport Limited, lice

Former Gaiety Thea

City Road, Cardiff Proposed student a

Option 2 - First floo

A100414[ST2][OPT2]drg02

408. Initial informal feedback was provided by officers at the meeting based on work undertaken to date by the Council. It was suggested to consider varying heights of the development i.e. consider limiting the height along Northcote Street Lane to the west of the site (which provides access to garages etc. associated with both City Road and Richmond Road) to respond to the existing residential development on Richmond Road. In contrast, to the north of the site towards it was noted that there is potential to ‘build up’. Discussions also highlighted the scheme’s sitting should enhance the public realm and provide the opportunity for placemaking.

409. Following on from this feedback, WYG developed the scheme with these points in mind. Different height building blocks respond to the eclectic mix of properties along City Road and the immediate surroundings.

� The tower element of the scheme creates a book-end development to the north, which complements the adjacent scheme and results in a sloping roof ‘scape’. Combined with other new and proposed tall buildings along City Road and nearby, the urban scale and density of the area is increased.

� The height of the west block along Northcote Street Lane becomes three storeys to match the existing Gaiety theatre and provide a sensitive response to the residential context.

� The five-storey street facing block (four storeys over ground floor retail) matches the general scale of City Road, specifically the newer development.

� Pulling back the street façade at ground level by 3.7 m extended the public realm. In total around the perimeter of the site we have doubled the extent of the public realm.

� Pulling the façade back by 2 m off the existing building line to the north extends the narrow access lane, respects the adjacent consented development, and creates a stronger sense of privacy. This also creates a visual gap between the tall buildings for more distinction in the skyline.

� The ground floor is predominantly glazed to create an active street frontage on City Road.

� The basic massing of a tower built off the perimeter block creates a courtyard which provides external landscaped courtyard for the student residents.

Site of former Gaiety Theatre Lane 199-209 City Road - Consented scheme

© WYG Environment Planning Transport Li

WYG GroupFloor 5, Longcross Court, 47 NeTel: +44 (0)29 2082 9200 Fax:

Email: planning.cardiff@wyg.co

Based on the Ordnance Survey map with the

Her Majesty's Stationery Office: © Crown c

WYG Environment Planning Transport Limit

A100414[ST2]24

Option 01: First floor plan - circulation core to South elevation provides efficient layout however most visible facade better for student rooms

Option 02: First floor plan - core on North facade. Thin block provides insufficient street presence

Following initial feedback from officers the design developed to incorporate a tower elemet to create a book-end to the development to the north

2 6

410. Progressing from the massing studies, the scheme was developed and presented on 18th October 2017:

� Option 1 is efficient in terms of layout, however the circulation cores on the south elevation has a disadvantage as this is the most visible façade with the highest levels of daylight.

� Option 2 moves the circulation core to the north façade meaning more student rooms have views into the courtyard. The option as a thin block on the footprint of the existing Gaiety Theatre, however this provides insufficient street presence to City Road.

� Option 3 simplified the circulation route to the 5-storey block, keeping the core along the north façade. However, it only has uniformly sized student rooms facing City Road which limits the opportunities for window arrangement and elevational treatment.

� Option 4 is the preferred option, thickened the block to match the edge of the existing Gaiety Theatre. This flexible plan allowed the hubs to move position from floor to floor. A variety of student rooms and hubs on the façade to City Road created a more interesting elevation and improved the street presence.

411. The options were supplemented with diagrams and visualisations giving ideas for the potential composition and materiality of the scheme. The contemporary architectural language with ‘punched-hole’ windows and balconies on the tower breaks down the large mass. The elevational treatments for the 5-storey and 3-storey blocks have been considered separately in relation to façade proportions and overall scale. Subsequently these elements have a more traditional fenestration pattern responding to the surrounding properties. A mixture of traditional and modern materials was chosen to contrast and complement each other. The materiality comprised predominantly of feature metal cladding and masonry. The appearance of the scheme, then as now, was indicative as it is reserved for future determination; it is clear to see from the indicative appearance however the potential positive enhancement of the street scene, especially when assessed against the existing built form.

412. Cardiff provided feedback on the Pre-Application submission.26 In terms of the key issues for an outline application seeking to determine the scale (height) and massing for PBSA on the site the comments can be categorised as:

� Height of ‘tower’; � Width of Northcote Street Lane to north of site; � Building line along City Road; and � Transition in height between development and terrace to south.

413. In addition, commentary was made on the level of provision of bin storage and cycle storage. Our analysis shows that we have adequate capacity within the ground floor of the development. This level of detail is sufficient for the outline application to be determined and further details would form part of any reserved matters application.

199

The Gaiety

200

CIT

Y R

OAD

Surgery

to196

189

202

201

199

Hub

1

2

3

4

8

7

6

5

Hub

1

2

3

4

6

5

1

2

3

4

7

Hub

1

3

4

5

2

6

7

Hub

1

2

3

4

5

6

7Hub

outline of exis

ting building

WYG Architecture

© WYG Environment Planning Transport Limited 2017

WYG GroupFloor 5, Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045 5321

Email: planning.cardiff@wyg.com www.wyg.com

File: [A100414[ST1]drf01v6 OPT3.vwx

Based on the Ordnance Survey map with the permission of the Controller of

Her Majesty's Stationery Office: © Crown copyright

WYG Environment Planning Transport Limited, licence number: AR 1000 17603

Scale: 1:200 @ A3Date: 15 September 2017

Former Gaiety Theatre,

City Road, Cardiff Proposed student accommodation

Option 3 - First floor plan 02

A100414[ST2][OPT3]drg02

03

199

The Gaiety

200

CIT

Y R

OAD

to

196

189

202

CIT

Y R

OAD

Club

203

201

199

Conservative

211

211a

Shelter

205

215

209

01

23

45

10

15

N

Rev

Shee

t No

Job

No

Zone

Stat

us

Title

Proj

ect

T +4

4 (0

) 20

7287

073

5

www.

hold

erm

athi

as.c

om

Lond

on

Card

iff

Mun

ich

Scal

e at

A3

Plea

se c

onsid

er th

e e

nviro

nmen

t bef

ore

prin

ting

this

docu

men

t

ISO

140

01 :

2004

IS

O 9

001

: 200

0 R

IBA

Char

tere

d Pr

actic

e

Rev

Date

Desc

riptio

n

Chec

k

-

FIRS

T IS

SUE

4187

A-00

-002

D

PLAN

NING

LEVE

L 01

- FI

RST

FLO

OR

PLAN

1:20

0

17/1

0/16

STUD

ENT

RESI

DENT

IAL

DEVE

LOPM

ENT

199

- 209

CIT

Y RO

AD, C

ARDI

FF

DRAY

COTT

CO

NSTR

UCTI

ON

LTD

Refe

r to

dim

ensio

ns w

here

pro

vided

- do

not

sca

le fr

om th

is dr

awin

g

CITY

RO

AD

A18

/01/

2017

ISSU

ED F

OR

PLAN

NING

B09

/03/

2017

Revis

ed fo

llowi

ng c

onsu

ltatio

n wi

th P

lann

ing

Auth

oritie

s

C20

/04/

2017

Revis

ed fo

llowi

ng c

onsu

ltatio

n wi

th P

lann

ing

Auth

oritie

s

D27

/06/

2017

Prop

osal

s fo

r sub

stitu

tion

Hub

1

2

3

4

6

5

Hub

1

2

3

4

6

5

1

2

3

6

Hub

7

4

5

1

3

4

5

2

6

7

Hub

1

2

3

4

5

6

7Hub

outline of exis

ting building

WYG Architecture

© WYG Environment Planning Transport Limited 2017

WYG GroupFloor 5, Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045 5321

Email: planning.cardiff@wyg.com www.wyg.com

File: A100414[ST1]drf01v9 OPT4.vwx

Based on the Ordnance Survey map with the permission of the Controller of

Her Majesty's Stationery Office: © Crown copyright

WYG Environment Planning Transport Limited, licence number: AR 1000 17603

Scale: 1:200 @ A3

Date: 15 September 2017A100414[ST2][OPT4]02

04Former Gaiety Theatre,

City Road, Cardiff

Proposed student accommodation

Option 04 - First floor plan 02[Preferred option]

NORTHCOTE STREET LANE

NO

RTH

CO

TE S

TREET LA

NE

Option 03: First floor plan - circulation core to North facade with limited elevational

treatment opportunities

Option 04: First floor plan - circulation core to North facade and block matching existing

Gaiety footprint.

WYG Architecture

© WYG Environment Planning Transport Limited 2017

WYG GroupFloor 5, Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045 5321 Email: planning.cardiff@wyg.com www.wyg.com

File: A100414[ST2]drf02v1.vwx

Based on the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office: © Crown copyrightWYG Environment Planning Transport Limited, licence number: AR 1000 17603

Former Gaiety Theatre, City Road, Cardiff Proposed student accommodationVisualisation 46

Scale: N/ADate: 11 October 2017

A100414[ST2]46

WYG Architecture

© WYG Environment Planning Transport Limited 2017

WYG GroupFloor 5, Longcross Court, 47 Newport Road, Cardiff, CF24 0ADTel: +44 (0)29 2082 9200 Fax: +44 (0)29 2045 5321 Email: planning.cardiff@wyg.com www.wyg.com

File: A100414[ST2]drf02v1.vwx

Based on the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office: © Crown copyrightWYG Environment Planning Transport Limited, licence number: AR 1000 17603

Former Gaiety Theatre, City Road, Cardiff Proposed student accommodation 44Visualisation

A100414[ST2]44 Scale: N/ADate: 11 October 2017Materiality: predominantly metal cladding and

masonry

Materiality: predominantly masonry with feature metal cladding

2 7

Design proposals414. The vision is to make the development a desirable and sustainable place to live, providing new and purpose-built student accommodation in a safe and attractive environment; a place that provides enjoyment for all residents and complements the character of the area and its relationship with the surrounding town landscape.

415. The key urban design principles that underpin the vision, and on which the design of the illustrative building layout and the layout of the site have been based, are as follows:

� engage thoughtfully with the genius loci to generate an urban form that is distinctive and appropriate to its context;

� create a simple and legible built form that is a suitable design response to the existing and proposed urban form;

� maximise the development potential of the urban site whilst respecting the existing and proposed neighbouring built form;

� promote contemporary architecture with a coherent palette of materials complementary to those used in the locality; and

� provide a range room clusters supporting a range of groups, to attract and encourage a balanced residential community.

Design Principles

416. The outline development proposal is based on the following design principles:

Contemporary urban architecture: the form of the buildings, and the illustrative palette of materials, are appropriate to a residential building location in the City Road district centre.

Active façades: successful urban streets require activity, both at street level and within the buildings enclosing the street. The form of the development has been developed to provide activity onto both street and internal façades with communal hubs expressed on the elevations. Interaction from bedrooms and Hubs with the communal space within the new courtyard.

View from north showing Landmark building used to change building line from south. The widening of Northcote Street Lane adds to the key nature of this element.

2 8

Building form

417. The application is in outline with the building layout, including disposition of built forms reserved for future determination. However, the illustrative plans utilise a simple built form of a “C” shaped perimeter block. The ‘C’ shape provides active facades to City Road and Northcote Street Lane, and an internal courtyard providing the students with an amenity space. This built form has been developed and refined further to pre-application meetings and formal written advice with/from Cardiff Council officers.

418. This basic ‘C’ form has been modified to respond to urban context in the following manner:

� Northcote Street Lane (the part that joins City Road) has been widened by 4 m. This is 2 m further than the pre-application scheme, which had moved the building line back 2 m from the current Gaiety Theatre footprint which buts directly onto Northcote Street Lane.

� The built form abuts the site boundary to Northcote Street Lane that backs onto the rear of Richmond Road.

� The perimeter block has been extended to up to eight-storeys at the corner of City Road and Northcote Street Lane; this is similar in height, but discernibly lower than the height of the development adjacent to the site to the north. This approximately matches the current foot print of the Gaiety Theatre, which until recently was the tallest structure on the northern part of City Road. The eight-storey footprint extends from the site boundary along City Road, matching the existing Gaiety Theatre footprint and the building line to City Road from the Gaiety to the road junction to the North. The block extends along Northcote Street Lane for approximately 29 m to match the eight-storey portion of the adjacent development. The width of this eight-storey block is the same as the width of the Gaiety Theatre, albeit moved southwards by 4 m.

� Along City Road, apart from the block corresponding to the Gaiety Theatre footprint, the building line matches the predominate building line of the semi-detached properties to the south, 169-189 City Road. This part of the site is currently unoccupied. The Gaiety Theatre has, since 1912, been the termination of the southern building line, and transition to the northern building line up to the Albany Road Junction.

419. These manipulations of the built form have positive effects for the development and the surrounding urban context. Widening Northcote Lane by 4 m has the following positive effects:

� provides a safer urban environment compared to the current restricted lane;

� allows functionality of the development with drop off points to accommodate the arrival and departure of students during the academic year; and

� allows sufficient daylight into bedrooms on this façade. The illustrative design shows that the rooms on the elevation to Northcote Street Lane will have oblique bay windows to angle views towards City Road and prevent direct views into the new development opposite. This is a similar design response to the permitted scheme to the north.

420. The location of the eight-storey block on the footprint of the current Gaiety Theatre provides a positive transition between the building line of 169-189 City Road to the South and the building line to the north from 199 City Road, the new PBSA, to 229 City Road. The southern elevation of the adjacent PBSA, especially the corner to City Road, is not a main elevation due to its location and aspect onto Northcote Street Lane. Therefore, it does not create a positive landmark in transitioning between the two building lines. The Gaiety Theatre has traditionally been the transition point. Due to the location of the development on the site and the manipulation of the built form it is possible for this development to present a main façade to the south and City Road. This will provide a more natural, deliberate and positive transition than a building apologetically peeking out around a corner.

421. Pulling the five-storey block to City Road back to the southern building line has the following effects:

� Creates a zone for leisure and retail activity along City Road, potentially increasing economic sustainability;

� Respects historic building line and enhances the transition at existing location on the street; and

� Allows potential for green infrastructure on City Road.

422. The perimeter ‘C’ block form creates a south facing courtyard that benefits from sunlight and daylight for most of the year.

26 letter PA 17/00157/MJR received 4 January 2018

27 Definition of tall buildings; para 1.11; Tall Buildings Supplementary Planning Guidance; January 2017; City of Cardiff Council

28 Section 5 Design, parking and Amenity, paragraph 5.4.3, Student Accommodation, Supplementary Planning Guidance; May 2018

29 Section 5 Design, parking and Amenity, paragraph 5.5.3, Student Accommodation, Supplementary Planning Guidance, May 2018.

30 Section 5 Commercial developments, paragraph 5.3 Table 5, Waste Collection and Storage Facilities, Supplementary Planning Guidance, approved October 2016.

31 Para 2.1.7 Cardiff Public Realm Manual Creating Liveable Streets, October 2015; County Council of the City and County of Cardiff

2 9

View from north showing Landmark building used to change building line from south. The widening of Northcote Street Lane adds to the key nature of this element.

View from Northcote Street Lane. Rooms at first and second floor addressing the lane providing surveillance

View from Northcote Street Lane. Angled bays avoiding direct views into adjacent PBSA

3 0

Height and massing

423. The development ranges from three- and five-stories to eight- stories corresponding to the existing (and under construction) urban context:

� To the west along Northcote Street Lane it is three-stories (two residential stories over ancillary/ support accommodation) responding to the garden amenity space of the established residential development on Richmond Road; and

� Along City Road the building is five-storeys (four residential stories over ground floor retail).

� On the Gaiety Theatre footprint the building is eight-stories (seven residential stories over ground floor retail and support/ ancillary).

424. The application seeks to gain permission for a five-storey development along City Road; resulting in a building height of 16.8 m to top of parapet. This is an increase of 6.3 m from the approximate ridge height of the properties to the south (at 10.5 m). This is approximately equal to the existing Gaiety Theatre height of 16.9 m. Feedback from Cardiff Council officers on the pre-application design is for the transition in height between the terrace to the south and our development to occur at the proposed tower; and not at the meeting of adjacent properties. The advice is for the southern wing along City Road to not exceed the ridge height of the terrace to the south.

However, the contextual townscape analysis does not support this viewpoint. The height increase at the boundary of the development along the terrace is in keeping with similar developments along City Road (and adjacent streets). For instance:

� The PBSA development at 199 – 209 City Road increases in height by 8.6 m from 211 City Road (from 8.5 m to 17.1 m). Refer to drawing A100414[ST2]10.

� 15 and 17-19 City Road (Fornos and La Shish Restaurant) and their relationship between Livin at 21-27 City Road (‘Bottle Bank’) and The Neighbourhood at 35 The Parade. The height difference is approximately 12 m and 18 m respectively.

� The relationship between 29 City Road and Livin at 21-27 City Road, the height change is approximately 10 m (from 12 m to 22 m).

In addition, the increase in height is south to north, the new development will not be overshadowing the existing development in this location.

425. The tall element on the footprint of The Gaiety is up to eight storeys. This is a reduction of 3 storeys from pre-application submission. The tower is 24.7 m to roof which is 500 mm lower than the body of the adjacent PBSA development to the north at 25.2 m. It is 1 storey – approximately 3 m – lower than the highest part of the PBSA at 199 – 209 City Road.

426. Tall buildings outside of the city centre are defined as those that are double, or more than double height, of surrounding properties or significantly taller in terms of actual height and number of floors.27 The proposed development is not double the height of surrounding properties by virtue of the of the PBSA development nearing completion directly adjacent to the site to the north. The development is in effect the second in a cluster in an area that has been identified as suitable by the Council for taller development.

427. Notwithstanding the above, if judged as a “tall building” the proposed development meets the criteria set out in the Tall Buildings Supplementary Planning Guidance, in that:

� There would be no negative impacts on important views or vistas. � There are no nearby heritage assets, therefore the proposals do

no harm to setting or character. � The proposal will be a positive feature in skyline & streetscape, by

complementing an existing tall building on City Road, in a similar manner to the three tall buildings at the southern end of City Road (The Neighbourhood and Livin).

� The building form of the eight-storey element is deliberately simple in (outline) form, providing a clean silhouette, especially in views from the south compared to the ‘existing’ side elevation of PBSA under construction.

� The proposed retail use and illustrative plans and views show that ground floor activity has been maximised, the details of façade treatment will be developed further at Reserved Matters stage.

� The development has excellent walking and cycling access to sustainable transport and local facilities; in addition, the illustrative proposals include exemplary cycle storage. Zero vehicle parking is considered acceptable in principle for this land use and highly accessible location.

� The illustrative plans show how integrated servicing, recycling and waste storage can be achieved on the site, these will be developed further at Reserved Matters stage.

� There will be limited overshadowing of existing properties.

428. At Reserved Matter stage detailed proposals will be submitted that show that the development:

� Exhibits exceptional architectural standards: elegance in form, silhouette and quality of materials;

� Has the highest standards of building performance, safety, inclusivity and adaptability will be achieved;

� Prove that the development will not create adverse micro climatic effects; and

� The illustrative plans and public realm drawings show how the public realm could be developed, further design refinement will deliver significant enhancements to the public realm.

3 1

View from South showing Landmark building used to change building line from south. The set back of the southern wing provides retail leisure space - starting the process of enhancing City Road.

3 2

Organisation and accommodation

429. The application is in outline with layout of the building, including organisation and accommodation reserved for future determination. However, the illustrative plans show how a PBSA can be delivered on the site. The illustrative development has the following accommodation:

� 134 single, en-suite bedrooms; � Ground floor is generally support and ancillary accommodation; � Ground floor Retail (A1/A3) accommodation totalling 245 m²;

430. The student bedrooms are arranged in 22 clusters, with each cluster having a communal Hub with kitchen, dining and lounge facilities. The clusters range from five-, six- and seven-bedrooms around a Hub. The living accommodation starts at the first floor.

Access to the clusters is from two cores, each with a lift and fire stair. The primary core is within the eight-storey element servicing both this and the block to City Road. At the rear of the building a second core services the three-storey element to Northcote Street Lane.

431. The ground floor retail is located on the ground floor facing City Road. The illustrative plans show this as sub divided into two units of 60 m² and 154 m². The retail use continues the pattern established in City Road and is appropriate for the district centre. Due to the alignment of the building most of the retail has benefit of extended urban realm that can be utilised for seating. The ground use will materially enhance the vitality and viability of City Road District Centre, of which the development will form an integral part.

The Retail has its own dedicated core area of 25.8 m² for bins and plant. The illustrative design allows for ducting from ground floor to roof. The design of the separating floor between retail and residential will be developed at Reserved Matters stage.

432. Also on City Road, at the landmark at corner of Northcote Street Lane, is the main entrance for the PBSA. The generous entrance will provide a lobby and foyer. The lobby could house internet shopping drop off point. The foyer will act as a meeting space.

433. The support / ancillary accommodation comprises: � Cycle storage: secure storage on purpose build, tiered racking

with 148 bikes spaces (1 per bed plus 10% for visitors). This is better than the requirement of 67 cycle spaces as per 1 cycle for every two bedrooms.28 Access to cycle storage is generally undercover.

� Bin storage: 9 (1100 L) recycling bins, 9 (1100 L) general bins, 5 (240 L) food waste bins and 5 m² space for bulky storage.29 Access to the bin store for students is from within development. A collection point for delivery day is allowed for on Northcote Street Lane with 25 m of City Road.

� Plant room: 45.8 m² available for plant. � Bin storage for retail: 5 (1100 L) bins for waste storage30

Appearance and materials

434. The application is in outline with appearance and materials, including disposition of fenestration reserved for future determination. The illustrative views show that both masonry and cladding options are suitable for the site. It is envisaged further studies and design workshops will be held with Cardiff Council officers to refine the detailed design at Reserved Matters stage.

Alternative contemporay materiality showing robutness of outline design to be further developed

3 3

Landscape435. This planning application is for outline approval with landscape design reserved for future determination. The illustrative Landscape Strategy shows what could be achieved to create an attractive setting for the students and users of other businesses associated with the building. Following the pre-application meeting and subsequent correspondence with Cardiff Council officers, the landscape strategy has been updated.

436. The landscape strategy shows a clear transition between public and private space through surface finish materials and other elements including tree planting and raised planters.

437. The public realm comprises:

Surface finish: the proposed surface finish along City Road and Northcote Street Lane uses materials to match existing, and in line with Character Area C: Non-Residential as defined in Cardiff Public Realm Manual Creating Liveable Streets.31 This will provide unity between the site and the existing surrounds. At the drop off areas/loading bays to the north, the plan shows flush kerbs for access to the site. Existing and proposed services have not been determined and surveys will need to be undertaken to ensure viability of the proposed trees.

Tree planting: two trees are shown along City Road to provide separation between the main footway and the area adjacent to the building. The landscape strategy suggests that the trees should have an upright canopy to ensure there are no conflicts with existing and proposed buildings.

Features: along Northcote Street Lane, the illustrative plans identify areas for features, such as raised planters, to provide definition between private and public ownership.

438. The private courtyard comprises:

Surface finish: it is suggested that the texture/colour of the paving complements the buildings. The paving pattern could be simple with different unit sizes/shades of colour to highlight proposed features.

Tree planting: a large specimen tree is shown within a grille to allow a flow of pedestrian movement through the space. It is suggested that a tree with a light canopy is specified so that it is not oppressive within the space. The landscape strategy identifies the extent of underground crates which would be required to support the minimum volume of soil for the tree to thrive.

Features: raised planters, screens, seating and tables are located within the courtyard. The seating is either recessed into raised planters or on the paving. The tables are proposed to allow students to lay out work or to use them informally. The screens would allow additional height and interest within the space and provide some separation between the buildings and the courtyard area.

Courtyrad showing potential character for students amneity space.

3 4

3 53 5

05 501. This section illustrates how site the proposals has been designed to include standards that provide accessibility to people with all abilities of movement.

Access policies

502. As required by article 7 of the 2012 Order,32 consideration has been given to the access policies of the statutory development plan: relevant polices are listed in Section 3 of this report.

Approach to sustainable access

503. The scheme is founded on the principles of universal access and sustainable development. That is, the proposal:

� Delivers a high-quality scheme at a sustainable location; � Is accessible on foot, wheelchair and motorised buggy and by modes other than private car, and; � Is close to a wide range of existing facilities.

Principles of Inclusive Access

504. The principles of inclusive access for the development are set out below. The term walking distance is taken to also include the use of wheelchairs and motorised buggies.

Public transport: as noted above there is a choice of public transport mode available. Bus stops are readily available within easy walking distance of the site, and a major train station is within 30 minutes’ walk.

Access on foot and by cycle: the site is easily accessible on foot, wheelchair, motorised buggy and bicycle. The site is located within an urban area that benefits from well-maintained vehicular and pedestrian networks. All highway access roads serving the site benefit from pedestrian footways. Cycle storage has been provided above the required Cardiff Council standards for student accommodation, with double the number of stands (at 100% and 10% additional for visitors). In addition, there is potential for bicycle stands for visitors at entrance.

Community accessibility: the proposed development is within a district centre and within reasonable travel distance of the city centre. It therefore has access to a variety of community facilities. In addition, the development provides retail facilities.

505. This section documents how the design provides an accessible development for all. The report is structured into the following elements:

� The public realm and approach to buildings � Access into buildings � Circulation within buildings

A c c e s s

Details of how the proposed design aims to address issues regarding accessibility to people with all abilities of movement.

3 6

512. Four drop off bays, in two pairs, all 6 x 2 m have been provided on Northcote Street Lane for use at key points during the academic year. The detail design of these shall be provided at Reserved Matters stage. The design of the drop off bays will take into consideration the requirements for parking bays designated for disabled people as laid out in the Approved Document M (Wales) 2004 edition incorporating 2010 amendments,37 in the following ways:

� all bays designated for disabled people are provided on firm and level ground;

� bays have a clear 1200 mm transfer zone / accessibility zone; � dropped kerbs (which may not be required if the lane will be

designed as a shared surface); and � level access to main entrance and controlled access gate to

courtyard.

Loading bays

513. No loading bay for the proposed retail unit(s) are provided on City Road (in keeping with the pavement alignment along this stretch of City Road). It is envisaged that due to the small size of the units drop off can be on street – or utilise the two pairs of drop off bays sited on Northcote Street Lane. Each bay is at least 2 x 12 m.

Cycle Storage

514. 148 cycle spaces are provided for in secure, weather tight rooms on the ground floor of the development. The cycle stores are accessed from the private courtyard only. This is 100% cycle storage for each bedroom plus 10% extra for visitors.

515. There is space for four Sheffield type cycle stands to be provided adjacent to the main entrance to accommodate eight visitor cycle spaces. Alternatively, these could be split with Cardiff Nextbike hire point to compliment the one at the corner of City Road and Northcote Street.

Bin collection

516. Bin storage is on the ground floor of the development, it is envisaged that on bin days the management company will take the bins to a bin collection point on Northcote Street Lane (with 25 m of City Road).

The public realm and approach to buildings

Streets

506. The student accommodation will be accessed off City Road, at its junction with Northcote Street Lane. The pavement to City Road is approximately 5.1 m wide along the site boundary. This is sufficient for congregation outside the entrance lobby and still providing a 2 m “pavement” zone for general traffic.

507. The retail units also have access from City Road. The larger retail unit is within the five-storey block which has been set back approximately 3.7 m from the site boundary. Therefore, this unit has at least 3.5 m of private space to use as additional seating area. The illustrative plans show that this zone can be extended towards City Road by approximately 3.3 m up to the notional edge of a 2 m footpath.

508. The detail design of public realm surfacing will be determined at Reserved Matters and shall use the palette of materials for Character Area C: Non-Residential as defined in Cardiff Public Realm Manual Creating Liveable Streets.33

Street furniture

509. Detail design of street furniture will be provided at Reserved Matters application. All street signs will be to Cardiff Public Realm Manual Creating Liveable Streets.34

Level changes

510. There are no significant level changes across or adjacent to the site.

Car parking

511. Due to the centralised location of the site and good access to public transport no vehicle parking is proposed. This follows pre-application feedback with the LPA in which it is confirmed that this is considered to be acceptable in principle in light of the land use and inherently sustainable location. This is in keeping with Cardiff Council supplementary planning guidance for Tall Buildings35 and Student Accommodation36 (exemplary cycle storage is provided).

32 2012 No. 801 (W.110); Town and Country Planning, Wales; The Town and Country Planning (Development Management Procedure) (Wales) Order 2012

33 Para 2.1.7 Cardiff Public Realm Manual Creating Liveable Streets; October 2015; County Council

34 Cardiff Public Realm Manual Creating Liveable Streets; October 2015; County Council of the City and County of Cardiff

35 para 2.2 Tall Buildings Supplementary Planning Guidance; January 2017; City of Cardiff Council.

36 Draft Student Accommodation Supplementary Planning Guidance; May 2018; City of Cardiff Council

37 Approved Document M (Wales) 2004 edition incorporating 2010 amendments; Welsh Government; 2010

38 Lifetime Homes; Habinteg Housing Association http://www.lifetimehomes.org.uk/

3 7

199

The Gaiety

189

CIT

Y R

OAD

NORTHCOTE STREET LANE

NO

RTH

CO

TE S

TREET LA

NE

Bin presentation area

(on collectio

n day only) Appro

xim

ate

locatio

n o

f 2 m

footp

ath

1100

recycle

refu

se

1100

recycle

refu

se

1100

recycle

refu

se

1100

recycle

refu

se

Food

waste

240 b

in

Food

waste

240 b

in

Food

waste

240 b

in

1100

general refuse

1100

general refuse

1100

general refuse

1100general refuse

1100general refuse

1100general refuse

1100

recycle re

fuse

1100

recycle re

fuse

Bulk refuse area

1100recycle re

fuse

1100general refuse

1100general refuse

1100

recycle

refu

se

1100

recycle

refu

se

1100

recycle

refu

se

Food

waste

240 bin

Food

waste

240 bin

1100recycle re

fuse

1100

genera

l refu

se

1100

genera

l refu

se

1100

genera

l refu

se

1100

genera

l refu

se

Plant

Cycles

76 no.

Bin store

Bin store

Drop off point/loading bay

Drop off point/loading bay

Plant &

Bin store

FoyerLobby

Retail

154 m2

Retail

60 m2

Cycles

72 no.

Access into buildings

Main Entrance

517. This design issue shall be dealt with at Reserved Matters stage. The principle entrance will have a level threshold (15 mm). The entrance is easily identifiable due to the surrounding building form and elevation treatment.

The main door and lobby shall be design in accordance with the latest version of Approved Document M (Wales) at Reserved Matters stage.

Access to dwellings above ground floor level

518. All cluster apartments can be accessed by wheelchair occupants and visitors via two 13-person lift sized to accommodate wheelchairs as para 3.29 of Approved Document M (Wales) 2004. In addition, provision has been made for disabled people to visit occupants on any storey of the development, via a staircase suitable for use by ambulant disabled people or the lift.

Service access

519. External access and egress to service areas (plant, bin stores) and ancillary routes (such as fire escapes) have been carefully designed to ensure they do not open onto the adopted footpath. Doors either open inwards or, in the case of the fire exits are into courtyard.

Circulation within buildings

Communal circulation

520. The illustrative plans show communal corridors with a minimum width of 1,200 mm wide allowing disabled access obliquely into apartment entrance. Minimum unobstructed door opening widths of 800 mm have been provided with a 300 mm clear nib to the leading edge on the pull side.

Cluster apartments and bedrooms

521. Consideration has been given to the space available for wheelchair manoeuvrability and access to facilities allowing people independence within each dwelling in accordance with Approved Document M and Lifetime Homes.38 This will be considered in full at Reserved Matters application stage.

Ground floor plan: Bicycle and bin provisions

3 8

3 93 9

06 Site appraisal601. TAN 12 notes that an appraisal of an area’s natural resources is a prerequisite to providing environmentally sustainable design solutions, recognising both site constraints and site opportunities. It states that the appraisal should focus on:

‘…site assets and resources such as the development form, soils and geology, slope/ topography, drainage, landscape, solar and wind energy as well as wildlife, biodiversity and natural habitats…’ 39

602. Section 2 of this report presents an appraisal of the site and its context, which meets the requirements of TAN 12. For the purposes of considering environmental sustainability, the site appraisal is summarised in the following table

Summary of site appraisalFactor Appraisal

Slope/topography The site is flat.

Hydrology The site is a little or no risk of flooding (zone A).

Ground conditions The site comprises previously developed brownfield land in an established urban area.

Cultural heritage The existing building is locally listed (not statutorily listed). Approval of the means of demolition of the existing building has been issued by Cardiff Council. A Historic Building Record accompanies the application. The site is not located in a conservation area and does not contain any scheduled monuments or listed buildings.

Natural habitats The site is not located in an area that has been identified for its nature conservation value.

Trees The site contains no existing trees.

Land use The site is not currently used. Previous use was as a leisure facility – cinema, bingo and bowling.

Development form The site sits within an established district centre. It occupies a minor corner location adjacent to a new development of purpose-built student accommodation and can be developed as a logical extension of this.

Objectives and design response603. The objectives for environmental sustainability are identified in TAN 1240 as:

� achieving efficient use and protection of natural resources; � enhancing biodiversity; and � designing for change.

604. The design responses to the objectives are summarised as follows: � sustainability measures to reduce the environmental impact associated with buildings and minimising the

demand for energy, water and materials, and the creation of waste; � approaches to development that create new opportunities to enhance biodiversity; and � adaptable and flexible development that can respond to social, technological, economic and

environmental conditions/changes over time to minimise the need to demolish and rebuild.

Environmentalsustainability

Details of how the the scheme aims to provide an environmentally sustainable development.

4 0

Sustainability credentials608. The proposals for the site address environmental, social and economic concerns.

609. Environmental sustainability is concerned with the natural environment and the national and global impacts of development. The main principles are as follows:

� use land wisely; � reduce energy consumption for buildings in use and

transportation; � reduce the amount of raw materials for construction; � local sourcing of building materials; and � safe disposal of materials that cannot be recycled.

610. Social sustainability is based upon the following principles: � create a high-quality built environment; � provide a mix of housing, types and tenure, including student

housing; � proximity to local facilities; � good public transport provision and accessibility to community

facilities; � high standards of urban design; � design to reduce opportunities for crime; and � design to encourage social interaction.

611. Economic sustainability is based upon developing the local economy and includes:

� good infrastructure links and access to surrounding communities and nearby employment areas; and support for local trades and businesses

Design solutions605. TAN 12 identifies a series of headings under which design solutions should be assessed. These and their application to the proposal are summarised in the following table.

Summary of application of design solutionsDesign solution Application to the site

Townscape setting The development has been designed to integrate with the existing area, specifically the scale and massing of the adjacent new PBSA development, and new PBSA within the City Road district centre.

Biodiversity and local environment The incorporation of a courtyard and street planting as shown on the illustrative layout will enhance biodiversity through the incorporation of new trees, additional planting and the choice of appropriate soft landscape materials, and the potential to incorporate bat and bird boxes.

Energy efficiency / carbon reduction

This is a matter reserved for future determination. The illustrative design has assumed:Natural daylighting and ventilation of all rooms

Sustainable materials Materials will, where practicable, be specified from The Green Guide to Specification.

Water A Drainage Strategy accompanies the application. This is a Reserved Matters issue. It is envisaged that the detail design at Reserved Matters would provide: Demand management and water supply metering. Use of sustainable drainage.

Waste management This is a Reserved Matter issue. The illustrative design shows that the design has sufficient space for communal storage and recycling of domestic and commercial waste with provision to meet the Council’s waste collection practices as set out in Section 5 Design, Parking and Amenity, paragraph 5.5.3, Student Accommodation, Supplementary Planning Guidance, May 2018.

Climate resilience The development complies with TAN 15.

Sustainable building standards This is a Reserved Matters issue. Current policy for non-domestic buildings over 2000 m² is that the development will meet BREEAM Excellent rating.

606. The “grain” of the development is a form that is appropriate for the context of the surrounding area, especially the approved new development to the north. The combination of a courtyard form with a mini-tower block in the illustrative layout has allowed:

� inclusion of new trees to be incorporated into the scheme. This will help improve the environment and the site’s wildlife habitats;

� natural daylight and ventilation of all bedrooms and Hubs; � optimising use of inner-city land; and � higher standards of energy efficiency from new build compared to traditional student accommodation in

HMOs.

607. The layout and design incorporate the principles of sustainable development, based upon current best practice, and TAN 12: Design. Sustainable development principles have underpinned the overall vision, while more detailed sustainability criteria have influenced the approach to the design of the illustrative layout. These same sustainability principles and criteria will be adopted and built upon during the later detailed design stages.

39 Para 4.7 Technical Advice Note (TAN) 12: Design (2016); Welsh Government; March 2016

40 Page 22 Technical Advice Note (TAN) 12: Design (2016); Welsh Government; March 2016

4 14 1

07 701. Community safety is a vital ingredient of a safe and sustainable community and is promoted by the Welsh Government through TAN 12: Design41 and Manual for Streets.42 TAN 12 notes that building impact on incidence of crime, and that design should consider.43

� a layout which incorporates clear, direct routes which are desirable and hence likely to be well used; � orientation of buildings to allow natural surveillance. Careful solutions will be needed to allow

unobstructed views of neighbouring properties without compromising the need for privacy. Natural surveillance is particularly important in areas such as communal space, play areas and parking spaces;

� design features which help to define clearly public and private areas. Design solutions are needed which avoid creating a “fortress mentality”. For instance, through the use of symbolic barriers such as a change of surface treatment or narrowing which help to define defensible space;

� use of plant species to deter access, where appropriate, and careful selection and location of plant species in order to minimise opportunity for unobserved crime;

� provision of adequate street lighting.

702. Designing-in community safety in new developments is advocated through the Cardiff Council SPGs, Cardiff Residential Design Guide and Tall Buildings. The latter requiring44 that any proposal contributes to community safety through:

� ensuring public spaces around the building have regular pedestrian footfall; � enabling capable guardianship; good natural surveillance; � illumination; well defined, secure and inclusive points of access, and � clearly defined public and private space.

703. The illustrative layout for the site has been carefully designed to deter criminal activity and anti-social behaviour by minimising opportunities to commit crime or to impact negatively on the quality of life of those using the development. The following principles from TAN 12 and Tall Buildings SPG have been adopted:

� the creation of a high-quality public realm; � the provision of routes that are fit for purpose and provide opportunities for safe physical activity and

recreation that meet the needs of all members of society. Specifically, the upgrade of Northcote Street Lane which has been widened and has greater surveillance than previously; and

� the promotion of a sense of ownership and responsibility throughout the development. The central courtyard providing a communal space for students in the new development that is well surveyed.

704. The design proposals respond to the local circumstances of existing crime and anti-social behaviour levels, the fear of crime and other safety and security issues. A sound movement framework has been designed that will provide a network of convenient and direct routes that will be well used, be subject to natural surveillance and be well connected to adjacent areas.

705. At the reserved matters stage, advice will be sought from South Wales Police’s local Crime Prevention Design Adviser. It is intended that the development will meet the Secured by Homes 2016 45 standard.

CommunitySafety

Details of how the the scheme aims to issues regarding community safety.

41 Technical Advice Note (TAN) 12: Design (2016); Welsh Government; March 2016.

42 Manual for Streets; Department for Transport, Communities and Local Government & Welsh Assembly Government; 2007

43 Para 5.17.7 Technical Advice Note (TAN) 12: Design (2016)

44 6.33 Security SPG Tall Buildings Supplementary Planning Guidance; January 2017; City of Cardiff Council

45 Secured by Design HOMES 2016 Version 1; 2016; Police Crime Prevention Initiatives Limited Secured by Design is a crime prevention initiative owned by the Association of Police Officers focusing on the design and security of new and refurbished homes.

.

4 242

4 3

WYG Group

A100414[ST2]S01 Site Location PlanA100414[ST2]01 Illustrative Ground floorA100414[ST2]02 Illustrative First floorA100414[ST2]03 Illustrative Second floorA100414[ST2]04 Illustrative Third floorA100414[ST2]05 Illustrative Fourth floorA100414[ST2]06 Illustrative Fifth floorA100414[ST2]07 Illustrative Sixth floorA100414[ST2]08 Illustrative Seventh floorA100414[ST2]09 Illustrative Roof planA100414[ST2]10 Illustrative street elevation & sectionA100414[ST2]11 Illustrative views 01A100414[ST2]12 Illustrative views 02

A1Appendix 1D r a w i n g s

Drawings based on the Ordnance Survey map are reproduced with the permission of Her Majesty’s Stationery Office: © Crown copyright

WYG Environment Planning Transport Limited licence number: AR 1000 17603

4 4WYG_A100414_re_DAS_181214v2.