officer report application number:...

APPLICATION NUMBER – 19/P/0588/RES REPORT

OFFICER REPORT Application Number: 19/P/0588/RES

Received Date: 8th October 2019

Proposal: Application for reserved matters approval (appearance,

landscaping, layout and scale) in respect of 228 dwellings, sports pitches, allotments including associated roads and infrastructure

Site Address: Land West Of Cwmbran Drive South Sebastopol Pontnewydd

Cwmbran

Ward: Pontnewydd Applicant: Taylor Wimpey Agent: Miss Emma Harding Taylor Wimpey South Wales Asbri Planning Ltd

SITE HISTORY: App Number Proposal Status Received

Date Decision Date

14/P/00362 Outline planning application for

Approve subject to

04.07.2014 12.03.2015


residential development (1,200 dwellings approx), ancillary retail & community development, landscaping, highways & associated works.

S106

15/P/00271 Application for reserved matters approval (appearance, landscaping, layout and scale) in respect of 210 dwellings, including associated roads and infrastructure

Approve 27.01.16

16/P/01427 Appearance, landscaping, layout and scale in respect of 102 dwellings including associated roads and infrastructure and replacement of the bridge at Bevans lane.

App 28.04.17

17/P/0631 Application for reserved matters approval (appearance, landscaping, layout and scale) in respect of 181 dwellings including associated roads and infrastructure

App 21.12.17

18/P/0747 Application for reserved matters approval (appearance, landscaping, layout and scale) in respect of 143 dwellings and retail development including associated roads and infastructure (Village Core Phase) relating to outline planning permission 14/P/00362)

App

17.04.19

18/P/0825 Application for reserved matters approval (appearance, landcaping, layout and scale) in respect of 16 dwellings including associated roads and infrastructure (substitution of house types). Pursuant to Planning permission 14/P/00362: proposed residential development (1200 dwellings approximately) and ancillary retail and community development,

App 20.02.19


landscaping and highways.

BACKGROUND Following the grant of outline planning permission for 1200 dwellings by the Welsh Ministers in January 2014, an amended outline application for 1200 dwellings was subsequently submitted and approved by Planning Committee in October 2014 (14/P/00362) subject to a Section 106 Agreement. This outline planning application included an Environmental Statement. As part of this outline application, the scale and parameters of the developable areas were approved. Reserved matters have been granted for the whole of Phase 1 (Tyr Brychiad)(ref:15/P/0271 and 16/P/01427/REM), which is currently under construction. Reserved matters have also been approved for the first part of the Wren’s Nest phase (17/P/0631/RES) and for the Village Core phase (18/P/0747/RES). The approved scheme for phase 1 also included the construction of a replacement canal bridge on Bevan’s Lane. This bridge has now been constructed and provides access to the development parcels on the western side of the canal. The development parcel to the west of the Village Core is known as The Uplands character area which comprises of the 228 dwellings, two sports pitches, allotments and a Neighbourhood Equipped Area of Plan (NEAP). This reserved matters application relates to this development parcel. As the outline planning permission was subject to an Environmental Statement (ES), an addendum to this ES has been prepared to accompany this reserved matters application to ensure that all of the environmental information required is up to date and takes full account of the detailed design of the development. DESCRIPTION OF SITE This reserved matters application relates to The Uplands phase of the wider development of South Sebastopol. It comprises of the north western part of the overall site. Within the site is Uplands Farmhouse. To the north is the residential area of Sebastopol, which is separated from the site by a ravine and an area of woodland. To the east of the site is the Village Core phase of the development, which is currently under construction. The south eastern corner of the site abuts an area of wet woodland and the Monmouthshire and Brecon Canal Conservation Area. To the south of the application site is Bryn Farmhouse and the future and final phase of the wider development (Maesgwyn). The site slopes generally from the west to the east, getting steeper further to the west. Beyond the western boundary the land rises steeply up the mountain side. Pontnewydd Golf Club lies to the south west of the application site, adjacent to the next phase of development (Maesgwyn). The application site itself consists of a series of agricultural fields interspersed by hedgerows, Bevan’s Lane and woodland running west to east. There is an area of woodland in the western part of the site which is on the Ancient Woodland schedule. DESCRIPTION OF DEVELOPMENT With access having been approved at the Outline stage this application seeks reserved matters (RM) approval for:


- Layout - Scale - Appearance - Landscaping This application relates to the provision of 228 dwellings, allotments, sports provision and changing rooms as well as associated roads, drainage and other services infrastructure, green space provision and landscaping. The application seeks to draw from the distinctive aspects of the site and the design and character principles identified in the Uplands Character Area Development Brief. The vast majority (222) of the proposed 228 dwellings will be 2 storey in height (comprising of 2 storey houses). The remaining 6, will be 1 bed apartments and 3 storey in height. There will be a range of detached, semi-detached and terraced properties. All properties benefit from designated parking, and the vast majority will benefit from a garage. The residential properties will incorporate a range of materials. For the façades, it is proposed that the dwellings will comprise of Weber Pral render (colour ivory of similar), stone rough dressed walling (colour silver grey or similar), red multifacing brickwork will be used. Roofs will be Redland Mini Stonewold Slate grey or similar and Redland Mini Stonewold Charcoal tile or similar to add variety to the appearance of the roof-scape. There will be a mix of boundary treatments, including low hedgerows, close-boarded fencing, black railings and walls. The development has retained Upland House which is located adjacent to the wooded area to the west of the RM site and is unaffected by the proposals. Existing woodland and vegetation across the RM parcel will be retained where possible. Any hedgerow or vegetation to be lost in order to facilitate the dwellings will be replaced as far as practicable. Existing hedgerow corridors will be retained with additional infill planting where possible which will create and provide a wildlife corridor within the RM phase. This phase of the development includes the provision of two pitches and changing rooms, a NEAP, LEAP and the allotments in accordance with the Section 106 Agreement. This proposal is an Environmental Impact Assessment (EIA) development and an Environmental Statement (ES) accompanied the outline planning permission. This ES was produced in 2014. The applicant has reviewed the reserved matters proposal in relation to the previous ES to ensure that it is still relevant and up to date to support this reserved matters application. The applicant has submitted an addendum to the ES. This addendum provides an assessment of the environmental impact of this reserved matters application. Each technical chapter of the ES has been reviewed in relation to the layout, scale, appearance and landscaping and updated where relevant. Within each chapter which has been updated, the likely significant effects have been reviewed against the details of the reserved matters application to ensure that the significance of residual effects as previously reported within the 2014 ES remain valid. PLANNING POLICY: LDP Policy SAA6 South Sebastopol SAA, Cwmbran - a 103.5ha sustainable urban village of 1,200 dwellings (690 to be delivered within the Plan Period) and ancillary uses including education provision, community facilities, neighbourhood centre, playing pitch provision and


public open space. LDP Policy S2 - Gives a set of Sustainable Development criterion that should be taken into account in the design of development proposals. LDP Policy S3 - Provides criterion that should be considered to seek to mitigate the causes of further climate change and adapt to the current and future effects of climate change such as promoting sustainable design. LDP Policy S4 -seeks that new development must have full regard to the context of the local natural and built environment and its special features including criterion on sustainable design and promoting a mix of uses. LDP Policy S5 - makes provision by identifying sites for new dwellings during the period 2006-2021. LDP Policy BW1 - provides a detailed Borough wide General Policy on Development Proposals with criterion covering 'Amenity and Design', the 'Natural Environment', the 'Built Environment', 'Utilities Provision' and 'Design and Transport', against which all planning applications will be determined in conjunction with other relevant policies of the Local Development Plan. LDP Policy BG1 - states development proposals will not be permitted where they would cause significant adverse effects to local nature conservation designated sites, including the features of a Site of Importance for Nature Conservation (SINC), Local Nature Reserves (LNR), or Regionally Important Geological Sites (RIGS), subject to two criterion. LDP Policy H4 sets a target of affordable homes within Torfaen over the Plan Period and, subject to annual review, seeks to negotiate the provision of a percentage of affordable housing on all residential sites/developments over a certain size. LDP Policy H5 sets the standards for the provision for Recreation, Open Space and Allotments which will be sought in conjunction with new residential developments of 3 or more dwellings. Planning Policy Wales (Edition 10, December 2018) Well Being of Future Generations (Wales) Act 2015 The Well-being of Future Generations Act (Wales) 2015 places a duty on the Council to take reasonable steps in exercising its functions to meet its sustainable development (or wellbeing) objectives. This report has been prepared in consideration of the Council's duty and the "sustainable development principle", as set out in the 2015 Act. The Environment (Wales) Act 2016 The Environment (Wales) Act 2016 places a duty on the Council to maintain and enhance biodiversity, promote the resilience of ecosystems and increase their ability to adapt to events such as the impacts of climate change. This application is in or affecting the Conservation Area: CONSULTATION RESPONSES:


Ward Members

No reply received

Community Council

No Objection.

Canal And River Trust

No reply received

Conservation Officer

No reply received

Drainage Officer

Initially had concerns in relation to the watercourse diversions that are required at the location of the proposed attenuation pond. Further information has been submitted and updated comments will be reported verbally to Planning Committee.

Ecology Officer

The following is a summary of the comments received from The Ecology Officer throughout the process of the application:

The area of wet woodland just outside the application

site. The attenuation pond must not affect the water

run off into this area as this may have an adverse

impact on this area. Assurances are needed that the

water table would not be interrupted, allowing the wet

woodland to remain unaffected.

There appears to be some encroachment into the

ancient woodland. We welcome the offer from the

developers at the meeting on 29/01/20 to survey the

edge of the ancient woodland adjacent to the

development more accurately and to assess the

future management of this woodland.

We support the concept of the east/west corridor to

the south of the development, however 396m of

existing mature hedgerow is proposed to be lost.

Although mitigation for this is the replanting of 455m

of species-rich native hedgerow in the form of

hawthorn, hazel, dogwood, holly and blackthorn, the

replacement hedging will not be like-for-like and will

not have the same value as the existing mature

hedgerow.

We would like to see as much existing mature

hedgerow as possible retained, including the line of

hedgerow leading up to Uplands Farm adjacent to the

sports pitches.

From the various ecological surveys that have been

undertaken and site visits it is our understanding that

fields to the North-West of the phase 5 development

site identify as having semi-improved rush pasture


which is a section 7 habitat of principle importance

under the Environment (Wales) Act 2016. As such

we would request details on how this loss will be

mitigated for as well as any enhancements.

Following numerous meetings and discussions with the applicant several amendments/further information has been submitted. The ecological issues addressed through this proposed include additional retention of existing mature hedgerow, retention of an mature Oak Tree, additional information in relation to the woodland edge, improved buffers and additional grassland mitigation. The Ecologist has confirmed that following a further site visit it is considered that the landscaping plan and mitigation that has been proposed within the ‘Grassland Mitigation Variation 1’ is acceptable and should be conditioned to ensure compliance.

Environmental Health (noise/contam/housing)

Public Health have no representations

Torfaen Friends Of The Earth

TFOE raised several concerns in relation to the plans as originally submitted. The following is a summary of their concerns:

Tree 97 is shown as to be removed on Arbs. survey, and replaced on Planning Layout - no reason given. This tree is featured in the South Sebastopol Appendix 1 to Submitted Development Brief and Design and Access Statement: March 31st 2011, pages 12 and 13, as remaining and should not be removed as itsis an ancient tree, healthy, tall and straight in a stand alone position at the junction of the current drive for Uplands and Bevans Lane providing a focal point in the landscape on the skyline.It provides a vital function as a habitat for nesting birds and insects, a viewing post for birds and an ecosystem in terms of the ecological benefits to humankind.This is the tree which inspired Torfaen Friends of the Earth to register it, along with other tree blocks, for Tree Preservation Order, submitted in 2017, but withheld by TCBC until the development is completed. (It is incomprehensible that it should be removed at all, let alone removed and replaced with a young tree which will not achieve a similar potential to the existing one for at least 50 years. Tree 62 – should be retained.

Hedgerows: There is a significant removal of ancient, wide, and varied species rich hedgerows in this plan, which is tragic. It should be possible to design a housing layout with access to homes without


destroying such features. The incorporation of a stretch of Bevans Lane by Uplands Farm as public right of way, not a main access road, should enable the ancient hedgerow along this stretch to remain. Its value as supportive of a wildlife corridor is without question. The hedgerows along Bevans Lane close to both Bryn Farm and Uplands Farm have been traditionally maintained over years by the art of laying, thus providing a dense and closely woven habitat and this, coupled with the mix of hedging species provides both shelter and food in winter for wildlife. (see photos) Wet woodlands. The close proximity of the outer edge of the development and the removal of the outer edge of the ancient wetlands threatens the future survival of this rare ancient wet woodlands. There should be a wider margin between the development and the outer edge of the wetlands, and the area along the outer edge scheduled for cutting back should in no circumstances be removed. The angle of slope and the drainage from the open fields currently feeds this precious wet woodland. How is this to be managed and security of water supply to the wetland maintained? How will the proposed balancing pond close to the wet woodland affect the water supply to the wet woodland? The plants and wildlife using this wet woodland should be protected. State of Nature Report 2019 by the Gwent Wildlife Trust states that "Much of our wet woodland has been lost or destroyed over recent decades due to clearances, land drainage for agricultural production, development, and loss of traditional ways of management and it is slowly being invaded by scrub or dug up. Wet woodland provides vital cover and breeding areas for mammals like the rare otter, supports numerous bat species such as pipistrelle , brown long-eared and noctule bats. Many different birds such as the rare lesser spotted woodpecker, willow tit, marsh tit, red poll and siskin are frequent visitors to wet woodlands." These are visitors have been seen here, too. The plants that wet woodlands support, are marsh marigold, marsh fern, greater tussock sedge, spongy mosses and liverwort Wet woodlands also support a large number of beetles, many of them rare, along with crane flies and netted carpet moth (UK BAP priority species)" In addition to these this species, we know that it is extensively used for nesting by mallards, moorhens and Canada geese, where this year a family of five goslings were hatched and reared.


We are extremely concerned for the loss of habitat for wildlife which this plan threatens and we would have hoped that a meeting of the South Sebastopol Environmental Steering Group, promised since Spring 2019 would have been able to allay some of these fears by mutual consultation and discussion. We are extremely disappointed at the lack of opportunity to raise these matters in the appropriate manner at a SSESG meeting. Following the submission of amended plans the following further comments were received

1 We are very pleased that the oak tree in question has been given a preservation order and the stretch of ancient hedgerow indicated on the revised plan is similarly preserved. 2 We are disappointed, however, that the continuation of the hedgerow preservation could not include the stretch back towards Bryn Farm, which is of the same quality and age. The layout design of outward facing houses with access precludes this and the new planting proposed will have breaks in it and will not provide the wildlife corridor as at present. 3 We are disappointed that Tree 62 at the rear of Uplands Farm remains scheduled for removal. 4 Our concerns remain for the close proximity of the attenuation pond to the wet woodlands, raising issues of drainage of vital water necessary for their future survival.

Wales And West Utilities

No reply received

Highways And Transportation

I am concerned that this proposal has a significant shortfall in parking provision. Sixty of the three bedroom houses have a shortfall of one space for each unit which is unacceptable. I note from the plan that there is a public right of way fronting properties leading to Bryn Farm. The applicant will need to consider means of access to Bryn Farm and Uplands Farm both while the site roads are being constructed and when the development is complete. In its current form I have no option but to oppose this application from a highway standpoint due to the significant shortfall in parking provision. Following the submission of amended plans the following further comments were received:


This revised proposal still has a shortfall in parking provision. The Gosford house type for plots 383, 411, 412, 454, 479, 480, 481, 482, 564 and 565 have 1 less space per plot making a shortfall of 10 spaces. The Easedale house type for plots 456, 490 and 549 have 1 less space per plot making a shortfall of 3 spaces. The Easedale / Gosford house type for plots 529 and 530 have 1 less space per plot making a shortfall of 2 spaces. 3.1 DQR on plot 483 is 1 space short and so are 4.2 DQR on plots 487 and 488. Overall there.is a shortfall of 18 spaces on a development of 228 units and this means that only 8 percent of the 228 properties are one space short. The main house type that has the 1 space shortfall is the Gosford which is a small 3 bed house type with a small lounge and therefore I am prepared to accept the limited shortfall. Also this is a significant improvement on the original shortfall of 60 spaces. I note from the plan that there still is a public right of way fronting properties leading to Bryn Farm It is a private means of access for motor vehicles and the plans indicate it being a footway. The applicant will need to consider means of access to Bryn Farm and Uplands Farm both while the site roads are being constructed and when the development is complete. It appears the turning head at Plots 347-350 is not a suitable size. As I am unable to scale the plan can you ask the applicant to track movement for a refuse vehicle on the plan. At plot 522 a vehicle will need to drive along a footway in the turning head to get to the parking space which is unacceptable. Can the applicant confirm that the access between plots 437 and 438 is a field access. If it is and gates are proposed they must not open over the highway.


There is a strange kerb alignment near plot 460. It needs to be altered so footway is continuous to the end of the turning head with no kink in the kerbline. There is no linkage for Cyclists and Pedestrians to Bevans Lane that will remain. The footway also needs to be continuous around the Leap. The access to the car park for the pitches appears an excessive width. Can you ask the developer to amend his plans in line with my requirements and if you are minded to approve this application I would ask that you attach the following conditions to any grant of approval :- 1. Roads within the forecourts and private drives will

remain private however the main access road, footways and ancillary features shall be made up to an adoptable standard.

2. Visibility splays from all adoptable side roads and

private access shall be 2.4 metres x 45 metres in both directions from the centre line of the access.

3. The CEMP shall include proposals to access

Uplands Farm and Bryn Farm both during and post development.

4. No surface water from the site shall drain onto

the highway or into highway drainage and no soakaway may be constructed within 5 metres of the adopted highway or within 5 metres of an existing or proposed structure, (above or below ground).

Housing Officer

Satisfied with the location of the affordable dwellings but need to ensure that all the affordable units are to DQR standards.

Landscape Officer

These comments apply to the revised plans received on 24th February.


General layout

Housing still backs onto woodland blocks in places which is not desirable as the woodland becomes inaccessible, neglected and ultimately degraded. Some trees are very close to curtilage of properties and may become subject to pressure to fell over time.

Designated ancient woodland

Welcome reduction in ‘cleaning up’ of edges but as per my previous comments there needs to be a 15m buffer of semi natural habitat from canopy edge of woodland on plan to curtilage of dwelling or any roadway. As well as protecting the woodland habitat this will ensure living rooms within the properties would not suffer too much shading.

Planting Plan

The avenue planting around the football pitches should be replaced with groups of native trees to create a more naturalistic environment. Carpinus betulus ‘ Fastigiata’ should be replaced by native species such as Quercus robur or Fagus sylvatica. The avenue of Acer platanoides should be changed to Quercus robur.

Stand G61 not retained and building plots remain though existing hedging retained which is welcomed.This creates an isolated plot which bears no relation to rest of site and interrupts connectivity between hedgerow and adjoining woodland and should be removed from the plan allowing woodland to be retained.

Woodland planting

Woodland planting density has not been amended to recommended minimum of 2m centres per square metre. The current stocking rate is very low density and we believe that the location of the site adjacent to

Fraxinus excelsior is still included within the schedule which was suggested to be replaced by Alnus spp due to issues with ‘ash die back’.

Bulb planting

Narcissus ‘February Gold’ has not been substituted for native Narcissus pseudonarcissus on the planting schedule


Attenuation Basin

Could any further planting be possible around attenuation basin to blend it into landscape more effectively?

Adult Recreation

Detailed of full drainage scheme for pitches including main and lateral drainage required. This has not been provided and is vital to make the football pitches playable. This area has poor ground conditions and are likely to be waterlogged for much of the season without a full piped drainage scheme being installed which outfalls into the proposed swale.

The scheme should include for a pitch side fencing of the appropriate height.

Provision for Children and Young People

PPW10 emphasises the need for place making to create sustainable communities for people to live in. It is important that the play areas and allotment areas are designed properly at this time in the process to ensure there is no conflict between planting, drainage and recreation facilities.

The submitted play area plan does not state whether this is for the LEAP or the NEAP. A second plan is therefore required.

If a NEAP the equipment for older children is required which is more challenging and innovative and should not just be a rectangle with equipment dotted within it. All surfacing should be wet pour for preference and all equipment should be linked by hard surfacing. All inclusive equipment should also be included within the scheme to provide for those with disabilities.

The open spaces within which both the LEAP and NEAP are located provide for wide open areas within which to place the equipment. The designs should allow for more space around the equipment for children to run around.

Our preference would be for wet pour beneath all equipment with linking paths between or the entire area safety surfaced. Any site which is to be handed over the local authority should have steel only equipment. It is my understanding is that these play areas will be under the auspices of a management company.


Allotments

Detailed design of the allotments requested at this stage has not been provided and is required.

An amended plan for the NEAP has been submitted and the Landscape Officer is generally satisfied with this proposal, however, some alterations to the details are required.

Forward Planning (LDP/Policy)

No reply received

Natural Resources Wales

We have no objection to the proposed development as submitted and provide the following advice. European Protected Species We have reviewed the following information submitted in support of the above application: o 'Volume 1, Addendum to Original Environmental Statement Addendum, Written Statement, Land West of Cwmbran Drive, South Sebastopol', prepared by Absriplanning, dated October 2019. o Drawing titled, 'Arbs Survey and Trees to be Removed', prepared by Soltysbrewster, Dated 28 August 2019. The updated ecological information highlights nothing additional for us to comment on. As such we have no comments to make. Other Matters Our comments above only relate specifically to matters included on our checklist, Development Planning Advisory Service: Consultation Topics (September 2018), which is published on our website. We have not considered potential effects on other matters anddo not rule out the potential for the proposed development to affect other interests, including environmental interests of local importance. We advise the applicant that, in addition to planning permission, it is their responsibility to ensure they secure all other permits/consents/licences relevant to their development.

Architectural Liaison Officer

No reply received

PROW/Recreation Officer

Changing Rooms The proposed relocation of the changing rooms is acceptable subject to confirmation that the design and construction remains as previously agreed or similar. Refer to drawing number: edp5017_002. Pitch Layout


Pitch layout detail is acceptable. Pitch Drainage Primary drainage in the form of lateral drains, carrier drains and catch-pit chamber positions is acceptable. Consideration should be given to the construction of secondary drainage in the form of sand banding to run perpendicular to the primary drainage and enhance pitch surface area drainage. If this is not feasible then consideration to be given to reduce centres of lateral drainage.

Streetscene

No reply received

Tree (Arboricultural) Officer

Verbally confirmed that he is satisfied with the amended plans/additional information in relation to works to the woodland edges.

Waste Manager

No reply received

Dwr Cymru/Welsh Water Treharris

We have no objection to the application for approval of the reserved matters subject to compliance with the requirements of the drainage conditions imposed on the outline planning permission, and the subsequent applications to vary the conditions thereon. Our response is based on the information provided by your application. Should the proposal alter during the course of the application process we kindly request that we are re-consulted and reserve the right to make new representation.

PUBLICITY Several Site Notice were erected at the on 7 November 2019. A Press Notice was placed in the Free Press on 7 November 2019. A total of 47 dwellings on Bevan’s Lane, Oakland’s Road and Springfield Road. REPRESENTATIONS RECEIVED Two representations have been received. The following is a summary of their comments:

- New builds would decrease privacy for neighbours, more people in the area would make the small roads busier and parking would become more difficult than it already is. I personally moved to the area for the views from both front and back of my building and how peaceful the area is. If planning permission is granted I would be forced to resign


my tenancy due to the immediate surrounding area increasing in population causing an uncomfortable lack of privacy into my property both inside and out.

- The Oak tree at the junction of Uplands Farm drive and Bevan’s Lane has been earmarked to be felled and replaced with a newly planted tree, This tree should be retained due to its enormous value.

- Hedgerows should be retained. - The development and its drainage system could have an impact on the wet woodland

area leading it to drying out. - Welsh Government Policy seeks to increase tree cover.

ASSESSMENT AND CONCLUSION This application site relates to an allocated Strategic Action Area (SAA6) in the Local Development Plan which includes the provision of 1200 dwellings and ancillary uses including education provision, community facilities, neighbourhood centre, playing pitch provision and public open space. Outline planning permission has already been granted for 1200 dwellings at appeal in January 2014 (01/P/05525). A subsequent amended outline application was approved in October 2014 (14/P/00362). This reserved matters application has been submitted in connection with this amended outline permission. Means of access was approved as part of this outline planning permission. This application is a reserved matters application in relation to The Uplands Phase of the development (228 dwellings), for the layout of the proposal, the scale and appearance of the dwellings, the sports pitches and changing rooms and the landscaping of the site. Therefore the principle of this development has already been established. Only matters of the details which have been submitted are for consideration. The main considerations with regard to this reserved matters application are whether the proposed details are in accordance with the approved outline planning permission, the Section 106 Agreement and the approved Development Brief for this part of the site, whether the proposed internal road layout and parking areas are acceptable; whether the proposal is visually acceptable in terms of its impact on the character and appearance of the area, including the impact on the character and appearance of the Conservation Area; whether the proposal is acceptable in terms of ecological interests of the site; and whether the proposal is acceptable in terms of its impact on the residential amenities of the occupiers of nearby dwellings and future residents. Compliance with the Outline Planning Permission/Section 106 Agreement/Development Brief The outline planning permission was subject to an Environment Statement which set out a number of mitigation measures, together with a large number of conditions. The submitted reserved matters have to comply with these mitigation measures and conditions. The applicant has submitted an addendum to the ES which assesses and reviews the details of the reserved matters application for this phase in relation to the assessments and assumptions made in the Outline ES. This document concludes that the proposal complies with the mitigation measures in the ES. The Section 106 Agreement required the provision of affordable housing, playing fields and changing rooms, allotments and play areas.


It is considered that this reserved matters application is in general accordance with the principles set out in the development brief and the requirements of the outline planning permission. The issue of how this detailed proposal delivers the vision and principles of the Development Brief is discussed in more detail below. Layout, Scale and Appearance The proposed layout of the development includes the continuation of the main spine road which will serve the whole site, and will link in with Phase 1, 2a, 2b and the Village Core Phase via the recently constructed new Bevan’s Lane canal bridge. The main spine road will continue from the village core phase into this phase and will lead into the next phase of Maesgwyn. Off this road are a series of interconnecting lower hierarchy roads giving access to a variety of cul de sacs and private drives. A series of interconnecting footpaths and pedestrian links are also dispersed across the site though the green spaces. This road hierarchy is clearly set out in the Development Brief for this character area. The purpose is to provide a legible and interesting layout with a high degree of permeability throughout the site. It is considered that this layout achieves this goal successfully. . The positions and orientation of the dwellings have been given a high level of thought in relation to how they address the street which they serve. It is considered that this approach gives rise to a high quality layout which achieves the vision of the Development Brief. The original outline planning permission in 2013 included an all vehicle access onto Oakland Road to the north. However, the 2014 amended outline planning permission downgraded this access to a pedestrian and cycle access only. Therefore no vehicles will use this access. There are two elements of this phase, the residential development and the provision of the two pitches and changing rooms. With regard to the residential development element, the dwellings will comprise of a mix of 2, 3, 4 and 5 bedroom detached, semi detached and terraced dwellings. Whilst the Monmouthshire and Brecon Canal Conservation Area is adjacent to this part of the site, it is separated from it by the area of wet woodland and therefore this development does not engage with the canal. A total of 32 of the dwellings will be affordable housing comprising of a mix of apartments and two, three and four bedroom dwellings. The tenure will be a mix of social rented and intermediate dwellings. This is in compliance with the Section 106 Agreement and the Council’s Housing Officer is satisfied with these detailed proposals. The application as originally submitted had insufficient car parking provision. The applicant therefore amended the application. The majority of the dwellings (210) have sufficient off street parking space provided by a mix of driveways, detached garages and a few integral garages. The remaining 18 units are short 1 space each. Overall there is a shortfall of 18 spaces on a development of 228 units and this means that only 8 percent of the 228 properties are one space short. The main house type that has the 1 space shortfall is the Gosford which is a small 3 bed house type with a small lounge and therefore the Highway Officer is prepared to accept the limited shortfall. In addition to this, throughout the site the highway has been designed to accommodate a number of on-street car parking bays. This ‘designed in’ on street parking will result in less random and adhoc on street parking occurring which could not only result in a highway hazard or obstruction but would also visually interfere with the design concept of the site. The Highway Officer is satisfied with the highway layout and parking provision on this site and he has therefore raised no objection subject to conditions. As part of the outline planning


permission a strategy for the location of bus stops within the development on the main spine road was approved. This phase will have a bus stop on both sides of the road and is located at the on the main spine road. This is considered to be in compliance with this strategy and is considered to be acceptable. There is a condition attached to the outline planning permission which ensures the retention of adequate off street parking in the future by the removal of permitted development rights in relation to loss of the parking spaces and the conversion of garages. This restriction together with the fact that sufficient spaces are provided for each dwelling at the outset, should also significantly limit any future hardsurfacing of front gardens which could erode the character of the development and could give rise to surface water drainage issues. The layout provides a significant amount of incidental open spaces spread throughout the site which follows on from the public realm principles set out in the Development Brief. The dwellings adjacent to these areas generally front onto these open spaces. This phase has a high level of permeability connecting with the other phases of development, the open space, PROW network and the recreation areas. The existing Bevan’s Lane will be stopped up for vehicles but will be retained as a footpath, linking in with the Village Core phase. A detailed scheme of boundary enclosures has been submitted which vary from stone screen walls with cock and hen coping or trellis, brick screen walls, railings, dwarf walls and railing and post and railings and close board fencing. The majority of the boundary enclosures in the public realm consist of either railings and stone or brick screen walls. It is considered that this boundary treatment scheme is acceptable and it is considered appropriate to remove permitted development rights in relation to boundary enclosures other than those approved as part of this application to ensure control is retained in the future to maintain the character and appearance of the development With regard to the house types these include 2, 3 and 4 bedroom dwellings of two to two and a half storeys and consist of a mix of terraces, semi’s and detached properties. There is only one block of apartments which is three storey in height. The dwellings have utilised traditional architectural styles with local distinctiveness. The materials used will consists of a mix of stone, Ivory render and red brick which also ties in with the materials used on the boundary enclosures. Roof materials will be slate grey tile or charcoal tile. This section of the site has challenging level changes due to the topography of this part of the site. Spread throughout the site there will be level changes, some with retaining walls/embankments. The proposed two playing pitches are located to the north of the main spine road as identified in the Development Framework for the site. Due to the sloping nature of this part of the site, the pitches will be created by constructing two flat plateau’s with cut and fill. The existing Bevan’s Lane (which is to be a footpath and cyclepath) will run between the two pitches. Originally the proposed changing rooms were to be located adjacent to the road, however, due to issues with the levels it has now been relocated to the north of the pitches. An access and parking for cars and coaches will be provided to the east of the pitches. The changing room building will consists of 4No. Players changing rooms, store rooms, officials changing room and a first aid room. As part of the drainage strategy for the site, an attenuation pond is proposed in the south western corner of the site. This part of the site is adjacent to the Monmouthshire and Brecon


Canal Conservation Area. The pond will have a landscaped bank and due to the levels at this location, it is considered that this attenuation pond will not have a detrimental impact on the character and appearance of the conservation area once the area has been landscaped following the construction of the attenuation pond. It is considered that the proposed layout, scale and appearance of this proposal will not have a detrimental impact on highway safety and will not have a detrimental impact on the character and appearance of the area and the setting of the listed building and will preserve and enhance the character and appearance of the Monmouthshire and Brecon Canal Conservation Area. Landscaping A detailed landscaping scheme has been submitted which has been developed in line with the approved strategic landscaping scheme for the whole site. The detailed landscaping scheme includes hedgerow planting, tree planting within open spaces, the pitches and incidental open spaces and within the highway verge together with the planting of amenity grass land and meadow grassland. Originally a mature Oak tree and mature hedgerow adjacent to the access with The Uplands Farmhouse were to be removed. However, this was considered unacceptable and unnecessary. A Tree Preservation Order was subsequently made on the tree and the applicant was requested to amend the proposal to ensure that this tree and the hedgerow was retained and incorporated into the development. The application was subsequently amended and it is considered that these landscape features have been successfully incorporated into the development. These features provide a significant positive contribution to the setting of this development. The detailed landscaping scheme has been amended and has taken on board most of the suggestions from the Councils Landscape Officer. It is considered that this detailed landscaping scheme complies with the landscape and ecology principles of the Development Brief and the approved Outline Strategic Landscaping Scheme. Ecology and Nature Conservation The impact of the development as a whole on Ecology and Nature Conservation was assessed as part of the outline ES. Conditions were attached in relation to the submission of updated wildlife surveys prior to the development of each phase. These updated ecology surveys informed the ES addendum which was submitted as part of this reserved matters application. During the course of the application, numerous discussions and meetings tool place to address concerns raised by the Council’s Ecologist. These discussions led to several amendments/additional information being submitted in relation to tree retention, hedgerow retention, buffers, works to the woodland edge. Concerns were also raised in relation to assurances in relation to maintaining the water flow into the wet woodland. The applicant has submitted further information in relation to how the wet woodland’s water flow will be maintained to ensure that its ecological features are maintained. This has been incorporated into the drainage scheme. The Council Ecologist is satisfied with the proposal and the additional information/mitigation measures which have been submitted with this reserved matters in relation to the woodland edges, additional retained hedgerow and tree and grasslands. Torfaen Friends of the Earth (TFOE) also raised concerns similar to those raised by the Ecologist. One of the trees that they requested to be retained has now been protected by a Tree Preservation Order. That tree and the adjacent mature hedgerow has now been


incorporated into the development. The other issues raised have been addressed in response to the Council’s Ecologist comments. As part of the outline planning application Derogation Tests were carried out in compliance with The Conservation of Habitats and Species Regulations 2010 and the European Council Directive 92/43/EEC on the Conservation of Natural Habitats and of Wild Fauna and Flora ("European Habitats Directive") which places a duty on Local Planning Authorities, in the exercise of any of their functions to have regard to the requirements of the Habitats Directive so far as they may be affected by the exercise of those functions (Regulation 9(5)). The requirements of the Habitats Directive include a requirement to establish a system of strict protection for European Protected Species (EPS). When considering development proposals where European Protected Species are present, Local Planning Authority’s need to take into account the derogation tests in order to consider the effect of a proposal on the species. These tests are as follows:

Regulation 53(2)(e) for the purpose of preserving public health or public safety or other imperative reasons of overriding public interest including those of a social or economic nature and beneficial consequences of primary importance for the environment, and Regulation 53(9)(a) that there is no satisfactory alternative and Regulation 53(9)(b) that the action authorised will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in their natural range.

The following are the test which were carried out as part of the outline planning permission which are still relevant to this reserved matters application:

“Regulation 53(2)(e) for the purpose of preserving public health or public safety or other imperative reasons of overriding public interest including those of a social or economic nature and beneficial consequences of primary importance for the environment:

This site has been allocated as a Strategic Action Area in the Adopted Torfaen Local Development Plan. It states that 690 dwellings are required to be delivered during the plan period. In allowing the appeal the Inspector accepted the need for the development and stated that without this site there would be a significant shortfall of the 5 year housing land supply. The WG approved Housing Land Supply for the 2013 study is 6.6 years. South Sebastopol contributes 372 units to that supply or 2.3 years, therefore without the site the land supply would be 4.29 years. For the emerging 2014 Study the Councils current position in the Draft Statement of Common Ground is that there is a land supply of 5.11 years. In the Councils forecasts the site contributes 420 units or 1.1 years to that supply although this figure is disputed, therefore again without the site we will fail to have a 5 year land supply. The provision of 1200 dwellings on this site makes a strategic and substantial contribution to the provision of these needed dwellings to improve the number and choice and quality of new homes in the Borough.

Regulation 53(9)(a) that there is no satisfactory alternative:


This site is capable of creating a substantial sustainable development which provides essential new homes without having an unacceptable adverse impact provided the key features of the site are retained. Due to the size of the site and its deliverability there were no other suitable sites allocated in the Local Development Plan which could accommodate a development of this size.

Regulation 53(9)(b) that the action authorised will not be detrimental to the

maintenance of the population of the species concerned at a favourable conservation status in their natural range:

This planning application includes an ES which identifies the ecological value of the site and assesses the impact of the development. The ES outlines the mitigation measures to minimise any disturbance to European Protected Species. Both TCBC’s Ecologist and NRW have confirmed that the mitigation measures are acceptable. It is considered that this proposal together with the specified mitigation measures will not be detrimental to the Favourable Conservation Status of the European Protected Species on this site.”

A Test of Likely Significance was also carried out as part of the outline permission which concluded that the development proposal is not likely to have a significant effect ‘alone or in combination’ on a European Protected Site, which are River Usk (SAC) and the Severn Estuary (SAC/SPA/Ramsar). Impact on residential amenity There is one existing dwelling within the application site (The Uplands Farmhouse). Access to this farmhouse will be provided through the development. The dwellings surrounding the farmhouse have been designed so that they don’t have an adverse impact on the living conditions of the occupiers of the farmhouse. There is another dwelling (Bryn Farm) which although is not within this application site, it is located within the next phase of development, its access is gained through this development site along the original Bevan’s Lane. The applicant will need to ensure that access to this dwelling is maintained throughout the development of this site. This can be secured by a condition. It is considered that the proposed layout provides an acceptable level of amenity for future occupiers. Recreation Provision/Allotments As stated above, this phase includes the provision two playing fields, changing rooms, a Local Equipped Area of Play (LEAP) and a Neighbourhood Equipped Area of Play (NEAP) together with the proposed allotments. The specification of the proposed pitches and changing rooms are acceptable and comply with the requirements of the section 106 agreement. Although the details have been provided as part of this phase, the Section 106 Agreement requires this facility to be provided prior to the occupation of the 1000th dwelling, which is near to the end of the development.


The details of the location of the LEAP have been provided as part of this layout, however, the details of the type of equipment to be provided have not been submitted. However, this can be required by condition. Details of the NEAP have been provided and they are considered acceptable. The NEAP does not have to be provided until prior to the occupation of the 1100th dwelling. The proposed allotments and associated parking are to be located in the southern section of the site, in accordance with the Development Framework of the site. The allotments have to be provided prior to the occupation of the 900th dwelling. Details of the drainage/water supply for the allotments have not been provided. The applicant states that it is their intention to incorporate this into the SUDS requirement for the next phase. It is therefore considered acceptable for these details to be conditioned. Drainage The drainage officer is satisfied with the overall drainage scheme for the site as it complies with the Drainage Strategy for the site. There were some concerns with regard to the detailed design of the proposed attenuation pond and the watercourse diversion. The applicant is amending the technical details in discussion with the Council’s Drainage Officer and his updated comments will be verbally reported to the Planning Committee. Conclusion It is considered that this proposal complies with the outline planning permission, the ES mitigation measures, the approved Outline Strategic Landscaping Scheme and the Development Brief for this character area. It is considered that this proposal represents a well thought out high quality development which succeeds in translating the vision and design principles for this phase. It is therefore recommended that this reserved matters application be granted subject to the following conditions. The conditions of the outline planning permission and the obligations in the Section 106 Agreement also remain in force and relevant. RECOMMENDATION: Approve with Conditions CONDITIONS: 1. The development hereby permitted shall not be carried out except in complete accordance with the following proposed plans/details: Prepared by The Environmental Dimension Partnership Ltd:

o edp5017_d005_AC_101 Site Plan o edp5017_d014_A_100 Location Plan o edp5017_d041_K_102 Planning Layout (Sheet I) o edp5017_d042_K_103 Planning Layout (Sheet II) o edp5017_d043_L_104 External Material Finishes Plan o edp5017_d050_M_105 Boundary Treatments Plan o edp5017_d058_C_ PROW Plan


House Types o edp5017_d010_E_311 Midford (Stone and Brick) o edp5017_d011_E_312 Midford (Brick) o edp5017_d012_D_313 Midford (Render and Brick) o edp5017_d013_C_400 Changing Facilities Plan and Elevations o SK114-1 Changing Room Option 1c o SK114-2 Changing Room Option 1c o edp5017_d015_E_300 Ransford (Stone and Brick) o edp5017_d016_E_301 Ransford (Render and Brick) o edp5017_d017_E_302 Ransford (Stone) o edp5017_d018_D_303 Dunham (Stone) o edp5017_d019_D_304 Dunham (Render and Stone) o edp5017_d020_E_307 Manford (Stone) o edp5017_d021_C_308 Manford (Brick) o edp5017_d022_D_315 Rossdale (Stone) o edp5017_d023_D_316 Rossdale (Render and Brick) o edp5017_d025_D_319 Easedale (Render) o edp5017_d026_D_321 Usk (Corner) o edp5017_d027_D_322 Usk (Render) o edp5017_d028_C_323 Gosford (Brick) o edp5017_d032_D_325 Appleford o edp5017_d034_C_326 2B DQR o edp5017_d035_C_327 3B DQR (B) o edp5017_d037_C_328 4B DQR (B) o edp5017_d040_C_320 Easedale (Brick) o edp5017_d044_C_317 Rossdale (Stone and Brick) o edp5017_d045_C_305 Dunham (Brick) o edp5017_d046_C_306 Dunham (Stone and Brick) o edp5017_d047_C_309 Manford (Stone and Brick) o edp5017_d048_D_310 Manford (Render and Brick) o edp5017_d052_A_329 1 bed flat (B) o edp5017_d053_A_330 Yewdale (R+B) o edp5017_d054_A_331 Yewdale (S) o edp5017_d059_A_332 Double Garage o edp5017_d060_A_333 Single Garage o edp5017_d061_C_200 Street Elevations I o edp5017_d062_D_201 Street Elevations II o edp5017_d064 – Bin/ Cycle Store Elevations o Uplands Design Rationale Statement

Prepared by Soltys Brewster:

o 1040922-SBC-00-XX-DR-L-101 Rev PL03: Arbs Survey and Trees to be removed

o 1040922-SBC-00-XX-DR-L-102 Rev PL01: Updated Uplands Arbs Survey o 1040922-SBC-00-XX-DR-L-401 Rev PL02: Planting Schedule o 1040922-SBC-00-XX-DR-L-402 Rev PL08: Planting Plan (Sheet 1 of 3) o 1040922-SBC-00-XX-DR-L-403 Rev PL07: Planting Plan (Sheet 2 of 3) o 1040922-SBC-00-XX-DR-L-404 Rev PL0: Planting Plan (Sheet 3 of 3) o South Sebastopol Uplands Report

Prepared by QUAD Consult Ltd:


o 18150-PL_100 Rev 10: Engineering Layout Sheet 1 of 9 o 18150-PL_101 Rev 10: Engineering Layout Sheet 2 of 9 o 18150-PL_102 Rev 10: Engineering Layout Sheet 3 of 9 o 18150-PL_103 Rev 10: Engineering Layout Sheet 4 of 9 o 18150-PL_104 Rev 10: Engineering Layout Sheet 5 of 9 o 18150-PL_105 Rev 11: Engineering Layout Sheet 6 of 9 o 18150-PL_106 Rev 10: Engineering Layout Sheet 7 of 9 o 18150-PL_107 Rev 10: Engineering Layout Sheet 8 of 9 o 18150-PL_108 Rev 10: Engineering Layout Sheet 9 of 9 o 18150-PL_109 Rev 07: Planning Overall Engineering Layout o 18150_C-311 Rev C Pond Construction Details 311-1 o 18150_C-311 Rev C Pond Construction Details 311-2 o 18150_C312 Rev 02 Refuse Tracking-C-312-1 o SK102 Rev C Proposed Sections – Pitches o SK104 Plot Sub Station Section o SK105 Wet Woodland Recharge o SK106 Rev B – Pitch Drainage o SK107 – Diverted Watercourse Detail o Maccaferri products Data Sheet W20 Rev 15 o Maccaferri products Data Sheet 19.1 Rev 13

Prepared by The Urbanists and Russell Play:

o 1855-URB-LA-XX-XX-GA-90-001 Rev A NEAP Softworks Drawing o 57479 002 NEAP Presentation Images o 57479 002 Rev 002 NEAP Presentation

REASON: For the avoidance of doubt and to ensure compliance with the approved plan. 2. Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995 (as amended for Wales) (Or any order revoking and re-enacting that Order with or without modification, no fences, gates or walls, shall be erected other than those expressly authorised by this permission as shown on approved plan Nos. edp5017_d050_K_105. REASON: To protect the character and appearance of the proposed development. 3. Notwithstanding the provisions of Schedule 2, Part 1, Class A (sections (h) and (j), B, C and D of The Town and Country Planning (General Permitted Development) Order 1995 (as amended for Wales) (or any order revoking or re-enacting that order with or without modification, no extensions with more than one storey, roof enlargement or alterations and porches shall be erected. REASON: To protect the character and appearance of the proposed development. 4. The mitigation measures set out in the documents listed below shall be carried out as prescribed in those documents unless provided for in any other condition attached to this consent, the outline planning permission (14/P/00362) or the Section 106 Agreement dated 15 January 2013 and Deed of Variation dated 5 March 2015.


a) Volume 1 Addendum to Original Environmental Statement WRITTEN STATEMENT , Land West of Cwmbran Drive, South Sebastopol (October 2019) (Asbri Planning). b) Volume 1 Addendum to Original Environmental Statement APPENDICES, Land West of Cwmbran Drive, South Sebastopol (October 2019) (Asbri Planning). REASON: To ensure the appropriate mitigation of the environmental effects identified within the Environmental Statement. 5. Prior to the installation of any street furniture, full details shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details REASON: In the interest of visual amenity. 6. Prior to the construction/installation of the Local Equipped Area of Play and the Local Areas of Play, full details of any equipment, surfacing or features shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved plans. REASON: In the interest of visual amenity.

7. Prior to beneficial occupation of the dwellings, visibility splays of a minimum of 2.4 metres x 43 metres in both directions from the centre line of the access onto the main spine road must be provided and maintained in perpetuity. Any wall/fence or other structures within the visibility splays must not exceed 0.9 metres in height above the existing carriageway level and any planting within the visibility splay must not exceed 0.6 metres in height above the existing carriageway level.

Reason: in the interest of highway safety.

8. Prior to the construction of the dwellings hereby approved, samples of the external materials to be used shall be submitted to and approved in writing by the Local Planning Authority. The development shall carried out in accordance with the approved details. Reason: In the interest of visual amenity. 9. Prior to the construction/installation of the Allotments, full details of fencing, connections to services and any other equipment, facilities, surfacing or features shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved plans. Reason: To ensure adequate facilities are provided.

Notes to Applicant


1. Torfaen Local Development Plan covers Torfaen County Borough. The following policies are relevant to the consideration of this application: SAA6, S2, S3, S4, S5, BW1, BG1 H4, H5.

Mrs Helen Smith

Appendices 1. Site Location Plan 2. Aerial Photograph/View 3. Site Layout

Background Papers

Note: Members of the public are entitled, under the Local Government Act 1972, to inspect background papers to reports. The following is a list of the background papers used in the production of this report. Planning Application File: 19/P/0588/RES

For a copy of the background papers or for further information about this report, please telephone: Richard Lewis, Head of Development Management (Tel. 01633 647628)


1. Site Location Plan


2. Aerial Photograph/View


3. Site Layout

officer report application number:...

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