LAND ADJACENT TO THE BEACON CENTRE, ST MELLONSDesign and Access Statement

Prepared by LRM Planning Limited on behalf of United Welsh Housing Association

June 2020

Site Location

North

South

Contents1. Introduction 5

2. Context and site analysis 7

3. Interpretation and design development 10

4. Planning policy context 16

5. Design Response 21

6. Conclusion 24

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Fig 1: Aeriel view of the site

Fig 2: View of the site and the adjacent Harmoni Homes development under construction

1.1 This Design and Access Statement has been prepared by LRM Planning with input from Davies Llewelyn & Jones on behalf of United Welsh Housing Association as part of an application for the construction of 18no. apartments to provide short term residential accommodation with ancillary communal meeting area and staff meeting space. The proposals also include sustainable drainage proposals, landscape planting, car parking and associated infrastructure (including removal of tipped material) on land adjacent to the Beacons Centre, St Mellons.

Background1.2 The application site comprises a vacant parcel

of land situated off Harrison Drive, immediately to the south of The Beacon Centre community building.

1.3 This Design and Access Statement will demonstrate how the proposed development layout responds positively to the local context, site features and constraints whilst having regard

for the relevant planning policy.

Purpose1.4 TAN 12 defines a Design and Access Statement

as ‘a communication tool which outlines how the design of the proposal has been considered from the outset of the development process and how the objectives of good design have been used to inform this.’

1.5 The purpose of this document is to analyse the context of the site in respect of planning policy and the local character of the area, whilst having regard to each of the five objectives of Good Design.

Vision1.6 The vision for the development is to create a

high quality, sustainable development which is both visually attractive and robust, whilst also seeking to address a known housing need by the use of vacant land in an inherently sustainable location.

Aim1.7 The aim of this document is to:

• Provide an overview of the site context, which has aided in shaping the proposals;

• explain the design principles and concepts that have been applied to the development;

• demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account;

• explain the policy or approach adopted for access and how policies relating to access in the development have been taken into account; and

• explain how specific issues which might affect access to the development have been addressed.

1 Introduction

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Fig 3: Existing local vernacular along Harrison Drive

Fig 4: Existing local vernacular along Harrison Drive

Location 2.1 The application site is situated on the corner of

Matthysens Way and Harrison Drive within the St Mellons ward, which forms the eastern extent of the City of Cardiff. The village of Marshfield is located approximately 1.5km to the north east of St Mellons, with the remaining surrounding area to the east of Cardiff comprising open countryside.

Features2.2 The site currently comprises a vacant parcel of

land characterised by scrubland and vegetation which extends to approximately 0.19ha, and is broadly rectangular in shape. In terms of topography, the site is generally flat forming a plateau. This is likely to comprise arisings from previous development.

Boundaries2.3 The site is bound to the north by The Beacon

Centre, a local community facility, to the east by Harrison Drive and to the west by the existing access to the Beacon Centre and a small area of

woodland.

2.4 In terms of the wider site context, the site is in a predominantly residential area, with non-residential uses in the vicinity including Meadowlane Primary School to the north, Hendre Lake Park to the east and the Wentloog industrial area to the south.

Access2.5 At present, there is no vehicle access directly

onto the site. Vehicle access to the Beacon Centre run adjacent the site to the west and is accessible off Harrison Drive.

2.6 Pedestrian footpath runs along the west, south and eastern boundary of the site connecting the site to Willowsbrook Drive to the north.

2.7 Bus stops are located within 200m of the site along Willowbrook Drive. These stops provide 12 services an hour to Cardiff city centre and other local destinations via services 44, 45, 49, 65, 65A and 810. Buses connect the site to Cardiff Central station, located approximately 6

miles west of the site, which provides services to a number of local, regional and national locations, including Newport, Bristol and London.

Local facilities2.8 The application site is located within a 15 minute

walk of a number of local facilities and services including a Post Office, Church, pharmacy, Tesco superstore, library, fitness centre, skatepark and local Indian restaurant. Access to a wider retail offering can be found along Newport Road, approximately 4km to the south of the site.

2.9 Willowbrook Primary School and Eastern High School are located approximately 800m and 2km from the site respectively. Willowbrook Surgery and Brynderwen Surgery are also located within 1km and 1.3km to the north of the site respectively.

Local architectural context2.10 The local vernacular throughout St Mellons is

relatively consistent comprising semi-detached

2 Context and site analysis

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and detached, two and three storey dwellings and apartments with pitched roofs and garages, finished in a combination of red, buff brick and render with red/brown concrete roof tiles. These dwellings are set back from the road, including landscaped front gardens and driveways.

Socio-Economic Context2.11 The population of Cardiff is approximately

358,500 (UK Population Stats Online). The site itself lies within the St Mellons ward of Cardiff. Dwellings are predominantly semi-detached and detached and mainly comprise two, three and four bedroom dwellings.

Ecology and trees2.12 In order to inform this planning application,

Ecological Services Ltd undertook an Extended Phase 1 Survey of the site in October 2018. The combination of desk studies and field survey undertaken identified the potential for common reptiles, nesting birds and bats within the site boundary.

2.13 To avoid negative impacts to any habitats and species which may be affected as part of the development proposals, it is proposed to limit full vegetation clearance to months outside of the bird nesting season (March to September inclusive) and adopt a two stage precautionary clearance approach.

2.14 With regards to existing trees, the Tree Survey

Fig 6: View from the existing site access looking into the site

accompanying this application confirms that all of the trees within the site boundary which have the potential to be affected by the proposed development footprint are either category U or category C specimens, which are trees which are either in such a condition that they cannot be realistically retained or those

Fig 5: Existing site access

which are of low quality.

Flood risk and drainage2.15 The central part of the site is located in Zone A

(areas at little or no risk of flooding), as outlined on NRW’s Development Advice Map, with the site periphery located in Zone C1. This Zone describes areas which are served by significant flood defence infrastructure. The Flood Consequences Assessment Report submitted with this application confirms that the site has been assessed in compliance with PPW (Edition 10) and TAN 15 and the proposed development is justified.

2.16 With regards to drainage, surface water will be disposed of via an existing surface water spur to the south of Harrison Drive. This spur discharges into the Pil-Du Reen system.

2.17 Foul water will be discharged into the existing DCWW foul water sewer located at the junction of Harrison Drive/Jenkins Way approximately 125m to the southwest of the site.

Heritage and archaeology

2.18 There are no Scheduled Ancient Monuments, registered Parks and Gardens or any other heritage assets within the site boundary or the surrounding area. Trenching has been undertaken at the application site, and the development site to the east which confirms

that no archaeological significant features or structures are present.

Planning History2.19 The site benefits from the following planning

history, of note a proposal of a similar scale and nature received a resolution to grant in April 2009.

• 06/00962/E – Residential development (Approved June 2007)

• 08/02456/E – Provision of 6no. houses and 9no. flats (Recommended for approval April 2009)

2.20 In addition, it should be noted that a development of a similar scale and nature was approved in July 2018 (ref: 18/0089/MJR) on land adjacent to the development site.

Opportunities and constraints2.21 The nature and location of the site provides the

opportunity to:

• Provide a sensitively designed development, making best use of vacant land within the settlement boundary;

• Provide range and choice of much needed affordable housing;

• Promote access to, and use of the existing services and facilities in the surrounding area;

• Utilise existing access road;• Active frontage over Harrison Drive/

Matthysens Way; and• Provide biodiversity enhancement.

2.22 The site presents the following constraints:

• The site location directly adjacent to the junction of Harrison Drive and Matthysens Way;

• Existing mature trees located to the west of the site;

• The proximity to existing surrounding properties; and

• Raised site comprising tipped material.

2.23 These constraints do not preclude development, but require a considered design response.

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Pre-application consultation3.1 It is the applicants intention to engage in pre-

application discussions with the local authority. Whilst a submission has been made, at the time of undertaking this pre-application consultation exercise a response was yet to be received.

Interpretation of context and design evolution

3.2 The context to the site, set out in section 2, provided parameters within which the proposals were shaped from. Chief amongst these are the adjoining residential context and existing mature trees located to the west of the site, the raised site comprising tipped material and its corner location facing onto two main roads.

3.3 These matters were known from an early stage in the process. Accordingly, the layout and design sought to account for these element from an early stage.

3.4 In addressing these, a number of early iterations of the proposal were prepared to arrive at the

proposed scheme. The scheme responds to its context, with the building line following the boundary to ensure positive aspect onto both Matthysens Drive and Harrison Way.

3.5 The building is sited away from the trees to the west of the site to minimise any potential adverse aboricultural impact.

The development proposal3.6 The proposed development comprises the

construction of 18no. apartments to provide short term residential accommodation with ancillary communal meeting area and staff meeting space. The proposals also include sustainable drainage proposals, landscape planting, car parking and associated infrastructure (including removal of tipped material).

3.7 The proposed building is split into two main sections, the first section, located to the south of the site comprises a 3 storey element with a full height glazed frontage and hipped roof, finished in a combination of buff brick and cream render.

3.8 The second section, located to the north of the site adjacent to the Beacon Centre comprises a two-storey element finished in the same materials as the main part of the building.

3.9 The main entrance to the site is located to the north west to provide convenient access to the parking court and circulation areas. A small landscaped area is also located to the rear of the building adjacent to the entrance to the building.

3.10 Cycle and refuse stores are located to the north of the site.

3 Interpretation and design development

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Fig 7: Site Layout

Fig 8: Proposed Elevations

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Fig 9: Proposed Elevations

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Fig 10: Proposed Floor Plans

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Overview4.1 The planning context for the application site

is provided by National and Local Planning Policy. The National Guidance is provided within Planning Policy Wales alongside its supporting Technical Advice Notes (TANs).

4.2 Local policy comprises Cardiff Council Local Development Plan (up to 2026) and associated Supplementary Planning Guidance.

Planning Policy Wales4.3 Planning Policy Wales (PPW) is the principal

national planning policy document which sets out the land use policies of the Welsh Government (WG) against which development proposals should be assessed. The latest version is the tenth edition, published in December 2018.

4.4 The main focus of PPW is to ensure that the planning system contributes towards sustainable development and improves the social, economic,

environmental and cultural well-being of Wales. Placemaking lies at the heart of PPW, with policy and development management decisions required to seek to deliver development that adheres to these principles.

4.5 In a bid to ensure placemaking is prioritised, and in order to aid in implementing the Well-being of Future Generations Act, policy topics within PPW have been grouped under four themes, namely ‘Strategic and Spatial Choices’; ‘Active and Social Places’; ‘Productive and Enterprising Places’; and ‘Distinctive and Natural Places’. Starting with the former, which is an overarching section for all planning proposals, the subsequent three headed chapters are each supplemented by detailed and interwoven policy, which seek to work together in delivering sustainable places.

4.6 PPW promotes action at all levels of the planning process, which is conducive to maximising its contribution to the well-being of Wales and its communities. In this regard it seeks to achieve the Welsh Government’s well-being goals. All statutory bodies in

Wales carrying out a planning function must exercise those functions with the principles of sustainable development as defined in the Well Being Act. Accordingly, paragraph 1.17 of PPW confirms that there is a presumption in favour of sustainable development.

4.7 Figure 3 of PPW covers the Key Planning Principles of the Welsh Government in seeking to achieve “the right development in the right place”. Development proposals must seek to deliver development that addresses these outcomes, albeit paragraph 2.20 recognises that not all of these outcomes can necessarily be achieved under every development proposal.

Strategic and Spatial Choices

4.8 Paragraphs 3.3 to 3.18 are subheaded ‘Good design Making Better Places’. In terms of design, this Design and Access Statement demonstrates how design issues have been considered and the context appraised and how the proposals meet the 5 overarching aims of design which has been incorporated into the proposals from the outset

4 Planning Policy Context

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Fig 11: Cardiff LDP Proposals Map

- see section 5.

3.9 Paragraphs 3.19 to 3.24 are entitled ‘Promoting Healthier Places’. The Welsh Government indicate that the built and natural environment is a key determinant of health and well-being. In this regard PPW seeks to maximise access to health facilities, encourage healthy places with access to a range of activities, and integrate key design features into proposals that encourage activity.

3.10 Paragraphs 3.45 to 3.48 deals with ‘Accessibility’. This states that the overarching aim of spatial strategies should be minimising the need to travel, reducing reliance on the private car and increasing walking, cycling and use of public transport.

3.11 PPW seeks to ensure that proposals achieve a broad balance between housing, community facilities, services and employment opportunities in both urban and rural areas should be promoted to minimise the need for long distance commuting. Major generators of travel demand, such as housing, should be located within existing urban areas or areas which are, or can be, easily reached by walking or cycling, and are well served by public transport.

3.12 Higher densities should be encouraged in urban centres and near major public transport nodes or interchanges, to generate a critical mass of people to support services such as public transport, local shops and schools.

Active and Social Places

4.13 A key theme of PPW is creating places that are active and social, this includes sustainable transport provision for housing and mixed-use development. The opening paragraphs to this chapter include the following aspiration of PPW:

4.14 “New development should prevent problems from occurring or getting worse such as the shortage of affordable homes, the reliance on the private car and the generation of carbon emissions.”

4.15 PPW places importance on locating development so as to minimise the need to travel and increasing accessibility by modes other than the private car.

4.16 In terms of car parking, paragraph 4.1.51 indicates that “A design-led approach to the provision of car parking should be taken, which ensures an appropriate level of car parking is integrated in a way which does not dominate the development. Parking provision should be informed by the local context, including public transport accessibility, urban design principles and the objective of reducing reliance on the private car and supporting a modal shift to walking, cycling and public transport. Planning authorities must support schemes which keep parking levels down”.

4.17 With respect to housing, the WG recognise the importance of a home to people’s lives and indicates that the planning system must:

• “identify a supply of land to support the delivery of the housing requirement to meet the differing needs of communities across all tenures;

• enable provision of a range of well-designed, energy efficient, good quality market and affordable housing that will contribute to the creation of sustainable places; and

• focus on the delivery of the identified housing requirement and the related land supply.”

4.18 Paragraph 4.2.15 emphasises that local planning authorities must ensure that sufficient land is genuinely available or will become available to provide a 5-year supply of land for housing judged against the general objectives and the scale and location of development provided for in the development plan.

4.19 Paragraph 4.2.25 states that “a community’s need for affordable housing is a material planning consideration which must be taken into account in formulating development plan policies and determining relevant planning applications.”

Productive and Enterprising Places

4.20 This chapter is of lesser direct relevance to proposals for residential development, but amongst other things, advocates the future-proofing of development via sustainable technologies.

Distinctive and Natural Places

4.21 Similar to the above, this chapter is of lesser relevance to housing schemes, but advocates environmental and cultural components of place-making.

Technical Advice Notes4.22 TAN 2, published in June 2006, is of relevance

to affordable housing developments, providing practical guidance on the role of the planning system in delivering affordable housing.

4.23 TAN 12 prelates to Design and was updated in March 2016. It provides advice and information on a number of related areas including the definition of design for planning purposes; design considerations in planning decisions; and local planning authority design policy and advice.

4.24 TAN 15 advises on development and flood risk as this relates to sustainability principles and provides a framework within which risks arising from both river and coastal flooding, and from additional run-off from development in any location,can be assessed.

4.25 TAN 18 deals with Transport matters, and advocates locating development where there is good access by public transport, walking and cycling; generally advocating development at sustainable sites.

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Local Development Plan

4.26 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning application decisions should be made in accordance with the Development Plan unless material considerations indicate otherwise. The development plan for the site comprises the Cardiff Council Local Development Plan (LDP), which was adopted in January 2016 and cover the period 2006-2026. The LDP vision for the city is to ensure that “By 2020…Cardiff will be a world class European capital city with an exceptional quality of life and at the heart of a thriving city-region”. In order to achieve its vision, a number of key objectives have been identified. These include:

• To respond to evidenced economic needs and provide the necessary infrastructure to deliver development;

• To respond to evidenced social needs;

• To deliver economic and social needs in a co-ordinated way that respects and enhances Cardiff’s environment and responds to the challenges of climate change; and

• To create sustainable neighbourhoods that form part of a sustainable city.

4.27 The application site is located within the settlement boundary and is not subject to any designations. It can therefore be classed

as ‘white land’, whereby the principle of development on this site is acceptable, subject to material planning considerations.

4.28 The plan shown at figure 12 is an extract of the LDP Proposals Map, which shows the site’s location and displaying the status of the site therein.

4.29 Policy KP1 relates to level of growth and states that “brownfield sites will continue to play an important role and windfall provisions will form part of the provision for new homes as land uses within the city continue to evolve”.

4.30 Policy KP5 relates to Good Quality and Sustainable Design and requires all new development “to be of a high quality, sustainable design and make a positive contribution to the creation of distinctive communities, places and spaces by responding to the local character and context of the built and landscape setting”. It also aims to provide “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”.

4.31 This links to Policy T1 which aims to promote walking and cycling through providing access to

employment, essential services and community facilities within an accessible distance.

4.32 Policy KP13 (Responding to Evidenced Social Needs) is of particular relevance to the site as it aims to provide short term affordable residential accommodation. The LDP states that “a key part of the successful progression of the city will be to develop sustainable neighbourhoods, tackle deprivation, and improve the quality of life for all”. It sets an affordable housing target of 6,646 homes, which will be achieved through a set of objectives including:

• Providing a range of dwelling sizes, types and affordability;

• Supporting the vitality, viability and attractive of existing District and Local Centres and their regeneration;

• Encouraging provision of a full range of facilities and community infrastructure that are accessible to all by walking, cycling and public transport;

• Supporting regeneration of deprived communities within the city;

• Encouraging enhancements of communities through better equality of access to services for all, creating places that encourage social interaction and cohesion; and

• Designing out crime and create communities which are and feel safer.

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4.33 In line with policy KP13, policy H3 (affordable housing) aims to assist the Council to meet evidenced housing need by seeking appropriate affordable housing contribution from new residential developments in the city.

LDP Policy Relating toKey PoliciesKP1 Level of GrowthKP5 Good Quality and Sustainable

DesignKP7 Planning ObligationsKP8 Sustainable TransportKP12 WasteKP13 Responding to Evidenced

Social NeedsKP15 Climate ChangeHousingH3 Affordable HousingH6 Change of Use or

Redevelopment to Residential Use

EnvironmentEN8 Trees, Woodlands and

HedgerowsEN13 Air, Noise, Light Pollution and

Contaminated Land

TransportT1 Walking and CyclingT5 Managing Transport ImpactsC3 Community Safety / Creating

Safe EnvironmentC5 Provision for Open Space,

Outdoor Recreation, Children’s Play and Sport

Waste W2 Provision for Waste

Management Facilities in Development

Supplementary Planning Guidance

4.34 Cardiff Council also have a number of adopted SPGs, amongst which it is considered that the following documents are relevant:

• Green Infrastructure SPG (November 2017);

• Managing Transportation Impacts (July 2018);

• Planning Obligations (January 2017); and

• Residential Design Guide (January 2017).

Other relevant local policy4.35 The latest Cardiff City Council Joint Housing

Land Availability Study was base-dated 1st April 2019 and published in November 2019. This report shows that as of the base date, the Council is able to declare housing land availability of 2.9 years.

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Design objectives5.1 TAN 12 breaks ‘design’ down into five key

objectives Access, Movement, Character, Community Safety and Environmental Sustainability, and describes the process as one of ‘analysis and synthesis’. This section of the Design and Access Statement will explain how the final scheme meets each of the design objectives.

Access5.2 ‘Inclusive design principles that deliver adequate

provision for all people including those with mobility impairments, sensory impairments learning difficulties.’

5.3 Pedestrian access into the site will be available along the site frontage off Matthysens Way and Harrison Drive. Vehicle and pedestrian access point is available into the site to the north-west corner, from the existing access road to the

Beacon Centre, bounding the western boundary of the site off Harrison Drive.

5.4 A total of 19 car parking spaces for the development are provided. Each will be within a parking court to the rear within the site, in close proximity and direct view of the apartments. This provision is in line with the SPG, which requires a maximum of one space per one bedroom unit, and two spaces per two or more bedroom units in non-central areas. In addition, eight cycle hoops provide 16 cycle parking spaces to the north of the site.

5.5 The proposed layout seeks to develop the site within its context and promote access for all. In achieving this objective, the scheme has been designed to increase ease of manoeuvrability by wheelchair users. The main entrance to the building will also be designed to comply with Lifetime Homes, DQR and Part M (Building Regs) to include a level entrance platform.

5 Design responseFig 12: Objectives of Good Design source: Planning Policy Wales edition 10, Dec. 2018

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development under construction directly to the east of the site. In addition, the west of the site benefits from existing an existing vegetation buffer.

5.11 The proposed development is design to respond to the site context by addressing the main road to the south and east.

5.12 The development proposals seek to integrate new landscaping primarily along the eastern and southern boundaries of the site to soften the built form and provide a delineation between private space and the public realm. Native species will be used to ensure integration with the surrounding area and provide a food source for local wildlife.

5.13 Further detailed proposals are provided in the landscaping scheme that accompanies the application.

5.14 Various boundary treatments, including 1.8m high railings and 0.45m dwarf walls are used within the layout to retain privacy for both the new occupants and surrounding properties and provide a clear delineation between public and private space. Landscaping will also be used to soften these areas.

5.15 The appropriate level of cycle parking & refuse storage is provided within the curtilage of the site to allow for ease of access and security.

Community Safety5.16 ‘High quality public realm and routes which are fit

for purpose and will provide the opportunity for safe physical activity and recreation.’

5.17 The site layout has been designed to maximise natural surveillance by ensuring that habitable rooms overlook amenity areas, car and cycle parking. Robust boundary treatments and lighting will also ensure car parking and amenity areas are secure and lit after dark, reducing the risk of crime.

5.18 In addition, the proposed dwellings will be Secured by Design accredited and an audio visual entry/exit system included to prevent unauthorised entry.

Environmental Sustainability5.19 ‘Achieving efficient use and protection of natural

resources, enhancing biodiversity and designing for change.’

5.20 The design layout and orientation of the proposed development will seek to:

• promote the efficient use of resources;

• minimise the use of non-renewable resources;

• maximise energy efficiency;

• reduce greenhouse gas emissions; and

Movement5.6 ‘The ease of movement to, from and within the

development for sustainable forms of transport by creating a safe and attractive environment.’

5.7 By virtue of its location, the development site is within close proximity to a number of local facilities and services in St Mellons, as well as links to the wider transport network. Bus stops are located within 200m to the north of the site along Willowbrook Drive.

Character5.8 ‘Sustaining or enhancing local character. Promoting

legible development. Promoting a successful relationship between public and private space. Promoting quality, choice and variety. Promoting innovative design.’

5.9 The proposal for 18no. apartments to provide short term residential accommodation in two adjoining blocks is deemed an acceptable scale and level of development for a site of this size and nature, subject to an appropriate design solution. The resulting density of development ensures an efficient use of the land, whilst not compromising amenity for either the surrounding properties, or future occupants.

5.10 To ensure the character of the area is maintained, the scale, nature and massing of the new building reflects the Harmoni Homes

Given the residential character of the immediate vicinity and the disused nature of the site, it is considered that the principle of the redevelopment of this piece of land is established.

5.27 Adherence with the LDP vision is also demonstrated, which is to respond to evidenced social needs and create sustainable neighbourhoods that form part of a sustainable city. In the above respects, it is concluded that this development ably supports the regeneration with regards to its vitality, viability and attractiveness in line with policy KP13, whilst also adhering to masterplanning and design principles highlighted under policies KP4 and KP5.

5.28 The proposed access and parking arrangements demonstrates an accordance with LDP policy KP8, which seeks to reduce travel demand on the car; enable and maximise use of sustainable methods of travel; and provide people with access/mobility requirements.

5.29 Further, dependence on the private car will be reduced due to the proximity of the site to bus stops and within walking distance to a number of amenities. Together these promote alternative means of transport in line with PPW and LDP policy.

5.30 It is considered that the development complies

with the Residential Design Guide SPG, demonstrating a good quality design, and having regard to the qualities and amenity of the surrounding area, local infrastructure and resources. The design of the development along with its siting and scale, which has taken careful consideration of its context, is considered to complement the surrounding area providing a contemporary development which takes on board the design features of dwellings in the vicinity.

5.31 Given the constrained nature of the site, in an urban setting fronting onto Matthysens Way and Harrison Drive, it is considered that sufficient amenity space is provided for the proposal. In addition, the site is within 200m walking distance of Hendre Lake Park.

5.32 The development achieves Cardiff’s minimum density of 30 dwellings per hectare (dph) set out in Cardiff’s Residential Design Guide SPG.

• minimise the generation of waste and pollution.

5.21 These principles will be further established post planning, through the construction process.

5.22 In terms of ecology and biodiversity, appropriate measures will be put in place to ensure there is no detrimental impact to protected species as a result of the development.

Response to planning policy5.23 The proposed design is considered to adhere to

the relevant planning policy set out in section 4.

5.24 The development also in PPW’s aim to tackle the shortage of affordable homes and assisting in promoting sustainable residential developments to enable people to live independently and safely in their own homes for longer through the provision of apartments that meet the Welsh Government Design Quality Requirements (DQR).

5.25 Provision of short term residential accommodation on this site will aid in addressing the need for additional affordable housing throughout the Authority identified in Policy KP1.

5.26 Policies of the LDP are also considered to be complied with, not least due to the site’s location within the settlement boundary.

6.1 This Design and Access Statement has been prepared in support of a full planning application for the construction of 18no. apartments to provide short term residential accommodation with ancillary communal meeting area and staff meeting space. The proposals also include sustainable drainage proposals, landscape planting, car parking and associated infrastructure (including removal of tipped material).

6.2 The site is shown as white land within the settlement boundary on the LDP Proposals Map and therefore the principle of residential development is considered acceptable, subject to other development management considerations. Further, The proposed development will provide accommodation in line with national policy guidance which requires the planning system to support the delivery of housing to meet the needs of communities across all tenures. The proposed use is considered appropriate in relation to the wider

Appraisal & conclusion6residential context and it is therefore asserted that the principle of the proposed development is acceptable in land use policy terms.

6.3 The proposals are considered to accord with national and local planning policy in the form of PPW, its supporting TANs; and the Cardiff Local Development Plan.

6.4 The design of the development is inkeeping with the consented scheme adjacent to the site. In addition, the scale, massing and nature of the scheme are considered acceptable in the context of the surrounding built form.

6.5 The site can be safely accessed via Harrison Drive and an appropriate amount of car parking is provided given the proposed tenure of the development and the site’s sustainable location in close proximity to a wide range of local services and facilities.

6.6 Wellbeing goals of the Well-being of Future Generations Act are considered to be adhered

to through this application in that there would be no significant or unacceptable impacts upon the achievement of wellbeing objectives as a result of the application being approved and development being carried out. PPW brings the objectives of the Act into clearer focus in a planning context, and it is considered through the planning policy analysis undertaken in this Statement that compliance with PPW is demonstrated.

6.7 Accordingly, it is considered that the scheme represents a suitable and well integrated form of sustainable development that will provide a mix of much-needed short-term residential accommodation. Through providing accommodation to the area, the development is deemed to meet a number of LDP policies. On this basis, it is respectfully recommended that Cardiff Council put the application forward for approval.

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