planning, design and access statement land off llys famau ......and a statutory letter sent to a...

Planning, Design and Access Statement

Land off Llys Famau, Ruthin

April 2019

Planning, Design and Access Statement

Land off Llys Famau, Ruthin

Project Ref: 30326/A3/LR/SG 30326/A3/LR/SG 30326/A3/LR/SG

Status: Draft Draft Final

Issue/Rev: 01 02 03

Date: 1 April 2019 3 April 2019 5 April 2019

Prepared by: LR LR LR

Checked by: - SG SG

Barton Willmore LLP Tower 12,

18/22 Bridge St, Spinningfields,

Manchester M3 3BZ

Tel: 0161 817 4900 Ref: 30326/A3/LR/SG

Email: [email protected] Date: April 2019

COPYRIGHT

The contents of this document must not be copied or reproduced in whole or in part without

the written consent of Barton Willmore LLP.

All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks.

mailto:[email protected]

CONTENTS

Page

1.0 INTRODUCTION 1

2.0 THE SITE AND SURROUNDING AREA 3

3.0 THE PROPOSED DEVELOPMENT 5

4.0 PLANNING POLICY CONTEXT 6

5.0 PLANNING POLICY ASSESSMENT 13

6.0 DESIGN AND ACCESS STATEMENT 21

7.0 CONCLUSIONS 29

Introduction

30326/A3/LR/SG Page 1 April 2019

1.0 INTRODUCTION

1.1 This Planning, Design and Access Statement has been prepared by Barton Willmore, on

behalf of MacBryde Homes (the “Applicant”), in support of a full planning application for

the proposed residential development of land off Llys Famau, Ruthin.

1.2 This Statement should be read in conjunction with the other technical documentation

submitted in support of the planning application (the “Application”) as listed in Table 1

below.

1.3 This Statement sets out why the proposed development is considered to be acceptable,

and provides the justification and rationale for the principle of development, layout and

design, and other pertinent technical considerations.

Summary of Proposed Development

1.4 The Application seeks full planning permission for 69 affordable dwellings with associated

roads, open space and infrastructure. The proposed development will include a mix of

one, two and three bedroom properties; further details are provided in Section 3 of this

Statement.

Planning Application Pack

1.5 Table 1 below lists the technical documentation and plans which form part of this

Application:

Table 1 – Application Submission Documents

Plans and Reports Reference/Consultant

Location Plan MacBryde Homes Ref: LFR-LP 01

Proposed Site Layout MacBryde Homes Ref: LGRU-SP01 Rev E

Proposed Site Layout (Colour) MacBryde Homes Ref: LFRU–SP01-COL Rev C

Housetypes MacBryde Homes Ref: Various

Planning, Design and Access Statement Barton Willmore

Arboricultural Impact Assessment Ascerta

Transport Statement SCP

Phase 1 Habitat Survey (Extended) Cheshire Ecology Services Ltd

Landscape and Visual Impact Assessment Ascerta

Landscaping Plans (within LVIA) Ascerta

Introduction


Agricultural Land Classification Report Soil Environmental Services Ltd

Drainage Strategy and FCA Details Wheetwood

Pre-Application Consultation

1.6 The Applicant has actively engaged in pre-application discussions with Denbighshire

County Council (the “Council”) in advance of the submission of this Application .

1.7 In accordance with Welsh Government Guidance, it is necessary to undertake pre -

application consultation for all “major” developments. As this Application is for more

than 10 dwellings, it constitutes “major” development.

1.8 This has been undertaken, a website created (https://planning.macbryde-homes.co.uk/)

and a statutory letter sent to a number of consultees (TBC and list these – SA to provide)

and properties within the immediate surrounding area. Statutory consultees include:

➢ Local Planning Authority

➢ Local Highway Authority

➢ Denbighshire Council’s Ecology Officer

➢ Denbighshire Council’s Housing Officer

➢ Coal Authority

➢ Welsh Water

➢ National Resources Wales

➢ CPAT

➢ Local Councillors – Cllr Feeley; Cllr Hilditch-Roberts; and Cllr Wynne

➢ Ruthin Town Council

1.9 The extent of pre-application consultation and engagement undertaken by the Applicant

will be documented within the “Pre-Application Consultation Report” to be submitted

with the Application. This will set out the engagement that has taken place , and where

necessary how the scheme has been amended to reflect the comments received .

https://eur01.safelinks.protection.outlook.com/?url=https%3A%2F%2Fplanning.macbryde-homes.co.uk%2F&data=02%7C01%7C%7Cbd091d97c07942cae63908d6b8f079bd%7Ce131b36d8da14ca9b47a1fa28805f793%7C0%7C0%7C636899740513056699&sdata=5v%2BL9yBOF%2FbmZfk%2F4G9KcBMPv9EBqjS6BReYq1tjLw8%3D&reserved=0

The Site and Surrounding Area


2.0 THE SITE AND SURROUNDING AREA

2.1 This Section provides further details on the Site’s location, surroundings and its key

physical characteristics.

The Site

2.2 The Site is located to the west of the settlement of Ruthin and is located off Llys Famau.

It is currently used as grazing land and extends to approximately 1.92 ha. It is surrounded

by residential properties to the north and east, with grazing land to the south and west.

A public right of way transverses the Site (Ref: 538/8), connecting the A494 Mwrog Street

to Denbigh Road and a watercourse abuts the western Site boundary. A children’s play

area is located to the east of the Site.

Public Transport Linkages

2.3 The nearest bus stop is located on Denbigh Road, which is within a 400m walking distance

of the Site. It serves bus routes no. 73, 76 and X51 to Ruthin, Denbigh and Wrexham.

2.4 Accordingly, the Site is considered to benefit from good accessibility and access t o public

transport linkages and is sustainable in terms of its location.

Ruthin Centre

2.5 The Site lies within Ruthin. Within a 1-mile radius of the Site, there are a range of facilities

which include:

➢ Convenience store and supermarkets

➢ Primary School

➢ Youth Centre

➢ Pharmacy

➢ Post Office

➢ Dentist

➢ Library

➢ Doctors

2.6 It is considered that the range of facilities within Ruthin are appropriate to serve both

the existing and future population and are in close proximity to the Site.



Site Planning History

2.7 There is no relevant planning history associated with the proposed development of the

Site.

The Proposed Development


3.0 THE PROPOSED DEVELOPMENT

3.1 This next Section provides details of the proposed development. As set out in Section 1

of this Statement, the Applicant is seeking full planning permission for 69 affordable

dwellings, with associated roads, open space and infrastructure.

3.2 As a North Wales based housebuilder, Macbryde Homes has extensive experience of the

local housing market, and a strong record of delivery across Denbighshire , Conwy and

Flintshire. Macbryde Homes are in the process of expanding their operations across

North Wales, with a view to increasing their annual housing completions moving forward.

3.3 The proposed housing mix for the Site comprises the following:

Table 2 – Housing Mix

House Type Description No. of units

2P1B 1 bed, walk up flat 8

4P2B 2 bed, end and mid terrace 43

5P3B 3 bed end terrace 5

5P3B - Corner 3 bed, end terrace 5

Dormer Bungalow 2 bed, detached 8

3.4 The proposed development will provide on-site car parking provision for between 1 and

2 car parking spaces depending on plot size, and each proposed dwelling will benefit

from its own private garden.

3.5 A 2m footpath will be provided on the western side of the development which will

facilitate vehicle, pedestrian and cycle linkages, with dropped kerbs and tactile paving

to aid footpath users and cyclists. This will ensure that the Site is accessible for all.

3.6 A link to the farmland to the north is proposed, to facilitate access for tract or and vehicle

movements.

3.7 Landscaping is proposed through the development with an area of public open space

located to the east of the Site, which extends to circa 0.2 ha and is located adjacent to

the Council’s equipped play area. Whilst the existing Council equipped play area is to be

upgraded and improved, it is located outwith the site boundary, and will be subject to

financial contributions towards open space provision improvements , which will be agreed

during the course of the application. A water attenuation basin is also proposed to the

north of the Site.

Planning Policy Context


4.0 PLANNING POLICY CONTEXT

Development Plan

4.1 Section 38 (6) of the Planning and Compulsory Purchase Act (2004), and Planning Policy

Wales 10 (“PPW10”), requires that the determination of the Application must be made

in accordance with the Development Plan, unless material considerations indicate

otherwise.

4.2 For the purposes of this Application, the development plan comprises the Denbighshire

Local Development Plan (“LDP”) which was adopted in 2013 and covers the Plan period

2006 - 2021.

4.3 The following policies are of relevance to the Appl ication:

➢ BSC 1- Growth Strategy for Denbighshire

➢ BSC 4 - Affordable Housing

➢ BSC 11 – Recreation and open space

➢ RD 1 – Sustainable development and good standard of design

➢ RD 5 - The Welsh Language and social and cultural fabric of communities

➢ VOE 1 – Key areas of importance

➢ VOE 5 - Conservation of natural resources

➢ VOE 6 – Water Management

➢ ASA 3 - Parking Standards

Site Designation

4.4 Within the adopted Local Plan, Ruthin is identified as a “Rural Service Centre”.

Furthermore, the Site is allocated for residential development, capable of

accommodating 69 dwellings and is identified as “Land adj Maes Hafod and Llys Famau”

(Policy BSC 1).

4.5 Policy BSC 1 states:

“New housing within the County will be required to meet the needs of

local communities and to meet projected population changes. In order

to meet these needs the Local Development Plan makes provision for

approximately 7,500 new homes to 2021. Developers will be expected

to provide a range of house sizes, types and tenure to reflect local need

and demand and the results of the Local Housing Market Assessment”



Other Material Considerations

Supplementary Planning Guidance

4.6 Relevant Supplementary Planning Guidance (“SPGs”) published by the Council includes:

➢ Residential Development Design Guidance (2016)

➢ Residential Space Standards (2013)

➢ Recreational Public Open Space (2017)

➢ Affordable Housing (2014)

➢ Parking Requirements in New Developments (2014)

➢ Trees and Landscaping SPG (2016)

➢ Planning Obligations (2016)

➢ Conservation and Enhancement of Biodiversity (2016)

➢ Planning and the Welsh Language (2014)

Joint Housing Land Availability Study (2017)

4.7 The Council’s Joint Housing Land Availability Study (“JHLAS”) was published in June

2018 and sets out the housing land supply position for the area (at the base date of 1

April 2018). The JHLAS was prepared in accordance with PPW10 and TAN1 (Joint Housing

Land Availability Studies).

4.8 The JHLAS concludes that based on the residual method set out in TAN1, the Council

has a 1.65 year housing land supply, as repeated in Table 3 below:

Table 3 – Housing Supply Position

A Total Housing Requirement 2006 – 2021 from adopted LDP 7,500

B Completions 2006 – 2017 2,604

C Residual Requirement (A-B) 4,896

D 5 Year Requirement 8,158

E Annual Need 1,179

F Total 5 Year Supply 1,947

G Land Supply in Years (F/E) 1.65 years

4.10 The Site is included in the JHLAS (Ref: 2631) and is deemed suitable for delivery in the

short- term post-2020 (2020 – 2024).



Strategic Housing Market Assessment (SHMA)

4.11 The Council has produced a SHMA which covers the period 2015 – 2017, and which will

be updated as part of the emerging LDP evidence base. The SHMA concludes the

following:

➢ Denbighshire has an ageing profile, with over 21% of residents over 65;

➢ There has been an increase in the amount of households who rent privately;

➢ The housing stock in Denbighshire comprises primarily of detached and

detached houses, with limited terraced housing and flats ;

➢ There are six housing market areas within Denbighshire. Ruthin is located

within the Ruthin and East housing market area (“HMA”);

➢ Borough-wide - there is a need for between 445 (low end level) and 769 (high

end level) affordable properties (although not an annual delivery

requirement);

➢ The majority of new housing development should comprise one and two bed

properties, with a focus on social rented. There is scope for larger two and

three bed properties;

➢ Ruthin has seen an increase in private rented accommodation and an increase

in households in social rented accommodation from housing association s;

➢ Ruthin and East HMA is characterised by a very high level of detached housing

and has the most diverse tenure options, with semi-detached properties,

terraced properties and flats; and a range of 2 – 4 bedroom properties;

➢ In terms of social rented backlog, there is a need for 102 properties within

Ruthin (and 155 within the wider HMA), comprising one, two and three bed

properties (low end) and 183 properties comprising one, two and three bed

properties (high end) (within 245 within the wider HMA) using waiting list data

from the County Council and housing associations; and

➢ Within Ruthin alone, there are 18 applicants who have expressed an interest

in a property resulting in an identified requirement of 2 x 1 bed and 13 x 2

bed and 3 x 3 bed affordable properties. In the wider HMA, there is a

requirement for 3 x 1 bed and 19 x 2 bed and 9 x 3 bed affordable properties.

Emerging Local Development Plan

4.12 The Council has identified a need to review the LDP, and a LDP Review Report was

approved in December 2017 for submission to the Welsh Government which identified a

need to commence a replacement LDP. No timescales for the preparation of the

replacement LDP have yet been published.



National Planning Policy

Planning Policy Wales (10th Edition, December 2018)

4.13 The fundamental purpose of the planning system is to contribute to the achievement of

sustainable development. The Welsh Government has recently published updated national

guidance in the form of the 10 th Edition of Planning Policy Wales (PPW10).

4.14 The following key issues and policies set out within PPW10 are considered relevant to the

proposed development.

What is sustainable development (Chapter 1)

4.15 PPW10 is clear that up to date development plans are the basis of the planning system

and planning applications must be determined in accordance with the adopted plan, unless

material considerations indicate otherwise.

Planning for Sustainability (throughout)

4.16 The need to promote sustainable patterns of development is evident throughout the PPW.

Design Principles (Chapter 3)

4.17 PPW10 promotes good design and the objectives of good design should be applied in all

development proposals – access, character, movement, environmental sustainability and

community safety.

Agricultural Land Quality (Chapter 3)

4.18 PPW10 seeks to protect best and most versatile ("BMV”) land and identifies that significant

weight should be given to its protection from development 1. It states that Grade 1, 2 and

3a should only be developed if there is an overriding need for the development. If grade

1, 2 or 3a land needs to be developed, development should be directed to the lowest

grade.

Welsh Language (Chapter 3)

4.19 PPW10 encourages and supports the use of the Welsh Language and seeks to strengthen

its use in everyday life. Proposals must consider the likely impact on the Welsh Language

and is a material consideration in planning decisions

1 PPW10, Paragraph 3.55



Transport (Chapters 3 and 4)

4.20 A transport hierarchy approach to development is supported by PPW10. It states that

development should, be accessible by walking and cycling and well served by public

transport followed by private car. This aim is to ensure that new development is located

and designed in a way that minimises the need to travel, reduces dependency on the

private car and enables sustainable development to employment, local services and

community facilities. It sets out that transport Assessments are required for large-scale

developments.

Housing (Chapter 4)

4.21 PPW10 confirms that LPAs must ensure that the supply of land to meet the housing

requirement proposed is deliverable 2 and that sufficient land is genuinely available or will

become available to provide a five-year supply of land for housing3. It also confirms that

planning applications which comply with up-to-date development plans should be

assumed to be viable and it should not be necessary for viability issues to be considered

further. It is for the applicant or LPA to demonstrate that particular exceptional

circumstances justify the need for a viability assessment at the applications stage and the

weight given to this is a matter for the decision maker 4. it also confirms that affordable

housing is a material consideration in determining relevant applications5

Minerals (Chapter 5)

4.22 This chapter identifies that proposals for minerals development or where mineral

resources are relevant will be assessed against other guidance contained within PPW 6. In

relation to sand (non-energy mineral aggregate), it identifies that the importance of

minerals should be taken into account when determining planning applications.

Infrastructure and Services (Chapter 5)

4.23 PPW10 identifies the targets set out by the Welsh Government and that it is the role of

the planning system to ensure the delivery of these targets. This includes through

sustainable development and design7 and the role of LPAs in helping to move towards a

low carbon economy.

2 PPW10, Paragraph 4.2.10 3 PPW10, Paragraph 4.2.15 4 PPW10, Paragraph 4.2.21 5 PPW10, Paragraph 4.2.25 6 PPW10, Paragraph 5.14.22 7 PPW10, Paragraph 5.8.3



Distinctive and Natural Places (Chapter 6)

4.24 Proposals must take account of the wildlife or landscape value of an area, and it is

important to balance conservation objectives with the wider economic needs of local

business and communities and should be taken into account at an early stage of the

process 8. LPAs should consider and avoid any adverse impacts on the environment.

Statutory designations do not prohibit development, but their effect must be assessed.

Green Infrastructure (Chapter 6)

4.25 The provision of green infrastructure is encouraged, and the quality of the built

environment should be enhanced by integrating green infrastructure into development 9.

Landscape (Chapter 6)

4.26 Landscape value is an intrinsic part of PPW10 and consideration should be given at the

outset to landscape value to ensure that wellbeing needs and an effective and i ntegrated

approach to natural resource management in the long term can be achieved.

Flood Risk and Drainage (Chapter 6)

4.27 PPW10 confirms that development should reduce and must not increase the risk of

flooding10. It also confirms that in determining planning applications, LPAs should work

closely with NRW, drainage bodies, sewerage undertakes and relevant authorities, to

ensure that surface water run-off is controlled as near to the source as possible by the

use of SUDS and to ensure that development does not increase flooding elsewhere by

loss of flood storage / flood flow route; or increase the problem of surface water run -

off11.

Contaminated Land (Chapter 6)

4.28 Planning decisions should take account of the nature, scale and extent of land

contamination and in doing do take account of the potential hazard that contamination

presents to the development itself, its occupants and the local environment and the

results of a specialist investigation and assessment by the developer to determine the

contamination of the ground and identify if any remedial measures required to deal with

any contamination are required12.

8 PPW10, Paragraph 6.4.4

9 PPW10, Paragraph 6.2.5 10 PPW10, Paragraph 6.6.25 11 PPW10, Paragraph 6.6.27 12 PPW10, Paragraph 6.9.18



Air Quality (Chapter 6)

4.29 PPW10 is clear that the potential for pollution is a material consideration and developers

must ensure that any implications arising from air quality are taken into account.

Proposals should not create areas of poor air quality and should seek to incorporate

measures which reduce overall exposure to air pollution. It is recognised that in some

instances it is necessary for air quality assessments to be undertaken as part of the

planning application process13.

Noise Pollution (Chapter 6)

4.30 Noise is identified as a material planning consideration and LPAs should assess likely noise

levels prior to determining planning applications.

Other material considerations

4.31 Other material considerations include:

➢ Technical Advice Note (TAN 12) – Design;

➢ Technical Advice Note (TAN 15) – Development and Flood Risk;

➢ Technical Advice Note (TAN 16) – Recreation and Open Space;

➢ Technical Advice Note (TAN 18) – Transport;

➢ Technical Advice Note 20 (TAN 20) – Planning and the Welsh Language

(October 2013) and (January 2016);

➢ Wales Spatial Plan Update (2008); and

➢ Active Travel Act (Wales) 2013.

13 PPW10, Paragraph 6.77

Planning Policy Assessment


5.0 PLANNING POLICY ASSESSMENT

5.1 We now go on to address the planning policy considerations associated with the

proposed development. It is the Applicant’s starting point that the proposed

development is appropriate and policy compliant.

5.2 We set out below our assessment of the following key policy considerat ions:

➢ Principle of Development;

➢ Landscape and Design Considerations;

➢ Highways Considerations;

➢ Other Considerations; and

➢ Achieving Sustainable Development.

Principle of Development

5.3 The Planning (Wales) Act 2015 and PPW10 (Paragraph 2.1.1) are clear that applications

for planning permission should be determined in accordance with the approved or

adopted development plan for the area, unless material considerations indicate

otherwise. As the LDP was adopted in June 2013, this forms the development plan

relevant to this Application.

5.4 The Site is located within the defined development boundary of Ruthin which is

designated as a Town Centre and Lower Growth Town within the LDP Settlement

hierarchy. The settlement functions as a local service centre with a rural hinterland and

makes an important contribution towards the overall housing and employment

requirement of the County.

5.5 The Site itself is included as a proposed housing allocation with the adopted LDP and is

identified as capable of accommodating up to 69 dwellings. The proposed development

will deliver 69 affordable homes comprising one, two and three-bedroom properties, in

accordance with the 2010 Update of Housing Need, Demand and Affordability which

identified a requirement for this size of properties within Ruthin (and East) HMA. This

demonstrates compliance with Policy BSC4 – Affordable Housing and the Council’s

Affordable Housing SPG.

5.6 The affordable housing will be funded by Wales and West Housing, with the Applicant

building the homes. Management of the properties will be undertaken directly by Wales



and West Housing. The tenure split at present is not set and will evolve as dialogue with

the Council and Wales and West Housing progresses through the planning application

process. However, the properties will either comprise social rent, intermediate rent or

shared equity arrangement in accordance with TAN2.

5.7 The principle of development in this location is therefore accepted, and established

through the LDP, and accords with Policies BSC1, BSC4 and RD1; Affordable Housing

SPG; TAN2; and PPW10.

5.8 We now go on to consider other material considerations relevant to the Application.

Landscape and Design Considerations

5.9 MacBryde Homes are an experienced housebuilder and the product that they build is of

an exceptional high-quality. The proposed development is no exception and detailed

consideration has been given to the proposed layout and design of the scheme, to ensure

that it achieves a high standard of design and is in-keeping with the existing character

and appearance of the surrounding area.

5.10 69 no. new dwellings are proposed as part of the development, comprising a mix ture of

1, 2 and 3 bedroom houses. A broad mix of house types and tenures are proposed,

including flats, bungalows and terraced properties. The maximum height of the buildings

will be two storeys, in keeping with the surrounding area and in compliance with Policy

RD1 and TAN12. The orientation of the buildings and plots will ensure that the Site

benefits from natural surveillance and overlooking, and will provide for an inclusive

design.

5.11 The proposed net density across the Site is 35.89 dph, in accordance with the Council’s

requirement of a minimum of 35 dph within Policy BSC 1, and seeks to ensure that the

development makes the most efficient use of land. The proposed Site area extends to

1.95 ha, of which 0.13 ha of the Site is proposed for open space 14, in compliance with

Policy BSC11 and the Council’s Recreation Public Open Space SPG . Consideration has

also been given to the Residential Space Standards SPG which stipulates the minimum

Gross Internal Area (GIA) required for each of the properties 15. The proposed GIA

floorspace is substantially above the minimum standards required within the SPG,

ranging from 51 to 95 sqm.

14 Excluding the existing 0.07 ha playground 15 Minimum GIA requirements – 1 bed – 50 sqm; 2 bed – 65 sqm; 3 bed – 80 sqm; and 4+ bed – 100 sqm



5.12 Landscaping and tree planting are proposed throughout the development, as shown in

the enclosed Landscaping and Management Plan, and each plot provides over the 40

sqm of private open space required by the Council’s Residential Development SPG.

5.13 It is proposed that the existing Public Right of Way (Ref: 538/8), which transverses the

Site, will be diverted as part of the proposed development. It is considered that this

diversion is acceptable in principle and will not result in any significant adverse impact.

5.14 In terms of landscape and visual amenity, this has been assessed within the

accompanying Landscape and Visual Impact Assessment (“LVIA”). The Site is considered

to be ‘ordinary to poor quality’ and the wider area is considered to be generally ordinary,

but good in some places; accordingly, the impact of the proposed development on the

landscape will be moderate to slight adverse at most. It is not considered to be an area

of natural landscape or biodiversity importance.

5.15 In terms of visual impact, during the construction phase it is expected that there will be

a moderate to neutral impact on viewpoints, and in the long-term this will be reduced

to moderate to slight adverse following the establishment of tree and scrub planting,

and once the gardens and open space areas fully establish and mature. On this basis,

the proposed development is in accordance with Policy RD1 and PPW10 and the Council’s

Landscaping SPG.

5.16 Matters of design are discussed further in the Design and Access section of this

Statement.

Highways Considerations

5.17 A Transport Assessment and Transport Implementation Strategy has been prepared in

support of this Application alongside detailed access drawings and should be read in

conjunction with this Statement.

Sustainability

5.18 As demonstrated in Section 2 of the Statement, the Site lies within an accessible

location, with the nearest bus stop located within 400m of the Site on Denbigh Road.

This provides public transport linkages to Ruthin, Denbigh and Wrexham alongside

pedestrian and cycle links to the centre and surrounding area, demonstrating compliance

with the Active Travel Act (Wales) 2013.



5.19 The Transport Implementation Strategy sets out the Applicant’s proposals and role in

this process, and the designation of a Travel Plan Co-ordinator. This includes liaising

with public transport operators, encouraging walking as a mode of transport through

maps and promotional materials, ensuring that footways on the Site are well maintained

and safely lit, the potential for bike groups to encourage residential to cycle to work,

and car sharing schemes. The proposed development is therefore compliant with Policies

RD1 and Active Travel Act (Wales) 2013.

Access Arrangements

5.20 Access to the Site will be via an extension to Llys Famau and a new access will be

provided, as shown in Plan Ref: SCP/190161/SK01 Rev A 16. The southern footway on

Llys Famau will be extended into the Site, with dropped kerbs allowing for access to the

existing driveway. It is also proposed that a new access will be provided on the entrance

to the Site to provide access to the farmland to the north, to allow for tractor and trailer

movements. Pedestrian and cycle access to the Site will be via the new road which is

being created, alongside an additional pedestrian/ cycle access to the north of the Site

which connects within the existing PROW and to Maes Hafod. The existing PROW will be

diverted to accommodate the proposed development.

Highway Capacity Assessment

5.21 The impact of the traffic arising from the proposed development has been asse ssed at

Denbigh Road/Llain Goch junction, as agreed with the Council during pre -application

engagement. This junction has been tested in detail, and it has been demonstrated that

there is sufficient spare capacity to accommodate the proposed development .

Car Parking Provision

5.22 As part of the proposed development, up to 2 car parking spaces per dwelling (including

visitor spaces) are proposed, in accordance with the Council’s maximum car parking

standards set out in the Parking Requirements in new developments SPG and Policy

ASA3.

Summary

5.23 On the basis of the above, it is considered that the proposed scheme and accompanying

Transport Assessment and Transport Implementation Strategy and associated proposed

layout and access plans, demonstrate scheme compliance with Policies RD1 and ASA3;

16 Contained with the Transport Assessment



Parking Standards SPG; TAN18, PPW10 (Paragraph 3.1.4); and Active Travel Act (Wales)

2013.

Other Considerations

Flood Risk and Drainage

5.24 A Flood Consequences Report and Drainage Assessment has been prepared as part of

the Application. It has identified within the assessment that the Site is located within

Flood Zone A.

5.25 During the preparation of the proposed drainage strategy, the Applicant has taken

account of TAN15 and latest Welsh Government guidance. Whilst there is a risk of

potential groundwater flooding, it is proposed to address this to raise the development

platform up to a minimum level of circa 61m, alongside finished floor levels. These

proposed works are considered acceptable and will ensure that the scheme will not

increase flood risk elsewhere and that surface water runoff can be sustainably managed

and compliant with Policy VOE 6 and TAN15 and NRW guidance.

Ecology

5.26 The Application is accompanied by an Extended Phase 1 Ecology Report. The Report

demonstrates that the Site is not designated with any statutory or non-statutory

designations for nature consideration, nor are there any sites located immediately

adjacent to the Site. The Report concludes that the Site is of low ecological interest,

comprising a single semi-mature tree, amenity grassland, hedges and poor quality semi-

improved grassland but there are opportunities for this to be improved through the

development of the Site, including bird boxes and native species shrub planting.

5.27 In addition, whilst the Site is located in close proximity to an off -site aqueduct/canalising

watercourse, this has the potential for protected or priority species with

recommendations made in relation to construction methods and lighting. The proposed

development is therefore considered to be compliant with Policy VOE5 and Conservation

and Enhancement of Biodiversity SPG.

Trees

5.28 An Arboricultural Impact Assessment (“AIA”) has been prepared in support of the

Application due to the presence of existing trees on the Site.

5.29 The AIA confirms that none of the trees located on the Site are subject to a Tree

Preservation Order (“TPO”).



5.30 The AIA confirms the need to remove H1 (in part). The removal of these hedges are

acceptable in principle because they do not make a significant contribution to the

character of the area and replacement planting is proposed to compensate for their loss.

5.31 Further details of the proposed landscaping is provided within the accompanying LVIA,

demonstrating compliance with the Council’s Trees and Landscaping SPG.

Minerals

5.32 The Site is located within an area identified as a Minerals Safeguarding Area (sand and

gravel). It is an accepted position by the Council (as confirmed by the pre-application

response) that by virtue of its allocation for housing, this supersedes the need to protect

and retain the Site for minerals safeguarding.

Welsh Language

5.33 Policy RD5 requires the needs and interests of the welsh language to be taken into

account when determining planning applications. As outlined previously, the Site is a

housing allocation within the adopted Local Plan, and as such, by virtue of this allocation

and because there is an identified need for affordable housing provision within Ruthin,

it is concluded that the proposed development will not harm the character or language

balance of the community. The Applicant is agreeable to the provision of bilingual

signage within the development. Accordingly, the proposed development is compliant

with Policy RD5 and the Planning and Welsh Language SPG.

Agricultural Land Quality

5.34 An Agricultural Land Quality Assessment has been prepared in support of this

Application; this concludes that the soil is Grade 2 (for Type 1 soils) and comprises poor

quality agricultural land, with severe limitations which significantly restrict the range of

crops and level of yield. It is therefore considered that other more appropriate uses of

the Site should be considered, such as housing for which it is allocated.

Developer Contributions

5.35 The Council has identified the need for developer contributions as part of the

development in relation to open space provision.

5.36 It has also been confirmed through the pre-application engagement with the Council

that there is no requirement for primary or secondary education contributions at this

time, on the basis that as of October 2018, there is a surplus of 122 primary school



places at Ysgol Pen Barras / Rhos Street School and 225 secondary school places at

Ysgol Bryn Hyfryd.

5.37 Whilst the Applicant is agreeable in principle to the provision of developer contributions,

this is only where it accords with Policy BSC3; Planning Obligation SPG and Regulation

122 of the Community Infrastructure Levy Regulations which seek to ensure the

following:

➢ The obligation must be necessary to make the proposed development acceptable

in planning terms;

➢ The obligation must be directly related to the proposed development; and

➢ The obligation must be fairly and reasonably related in scale and kind to the

proposed development.

Achieving Sustainable Development

5.38 PPW10 seeks to ensure that any proposed development contributes to the achievement

of sustainable development. The Applicant has clearly demonstrated that the proposed

development achieves the economic, social and environmental principles of sustainable

development, as outlined below:

➢ The principle of residential development on the Site has already been established

through its housing allocation in the Local Development Plan, and thus is in

accordance with both national and local planning policy;

➢ The scheme will provide 100% affordable housing, providing an opportunity to

address the existing deficit in affordable housing provision for 1 – 3 bed homes

within Ruthin (and the East) HMA;

➢ The Site is located within a sustainable and accessible location, benefiting from

its close proximity to public transport linkages and surrounding commercial and

residential properties;

➢ The proposed development will deliver the following economic benefits:

• Gross Value Added generated by residents of the proposed development;

• Increased commercial expenditure (convenience, comparison, leisure

goods and services) to help support and sustain the local community;

• Direct Construction Jobs (on and off-site) over the lifetime of the build

programme;

• Indirect Jobs through the local supply chain via the purchase of goods and

services; and

• Annual Council Tax contributions; and



➢ The proposed development has been carefully designed to ensure that it does

not negatively impact or harm the residential amenity or character of the area .

5.39 Overall, the proposed development will achieve the economic, social and environmental

objectives expressed in PPW10 to deliver a high-quality, sustainable development.

Design and Access Statement


6.0 DESIGN AND ACCESS STATEMENT

6.1 A Design and Access Statement (“DAS”) has been prepared on behalf of the Applicant

in support of the Application, taking into account guidance set out within the Town and

Country Planning (Development Management Procedure) (Wales) Order 2012 (as

amended) and PPW10 and TAN12.

6.2 A DAS has been prepared because the proposed development constitutes “major

development (over 10 dwellings), and the Site area exceeds 1 ha. This was also

requested by the Council as part of the pre-application engagement.

6.3 The Development Management Procedure Order is clear; as a minimum, the DAS must

explain:

➢ How design principles and concepts have been applied to the proposed

development; and

➢ How issues relating to access to the proposed development have been dealt with.

6.4 We address these matters in detail below.

Summary of the Proposed Development

6.5 Full planning permission is sought for the construction of 69 affordable homes, along

with associated access, open space, landscaping and infrastructure. This is discussed in

further detail in Section 2 of this Statement.

The Brief and Vision

6.6 To deliver a new housing development which meets the Council ’s and Applicant’s

aspirations for the Site as an allocation within the Local Development Plan.

Site and Context Analysis


6.7 The Site comprises greenfield land which is currently used for grazing and is gently

undulating as shown in Figure 1. Existing access to the site is obtained via Llys Famau

(Figure 2), with an existing public right of way which runs along the eastern and

southern boundaries of the Site (Figure 3). Glimpsed views of the Site can be seen

from Denbigh Road (Figure 4).



Figure 1 – Site overview viewing north Figure 2 – Llys Famau access point

Figure 3 – PROW locations Figure 4 – View from Denbigh Road

Design Development

6.8 The Applicant engaged in pre-application consultation with the Council in November

2018 to discuss the proposed development prior to the submission of this Application.

6.9 During these discussions, the Plan identified on Figure 5 was presented to the Council

for comment.



Figure 5 – Proposed Layout (November 2018)

6.10 Following the meeting with Officers and publication of formal advice, a number of

amendments are now proposed and include:

➢ Inclusion of 1 bed properties, to amend the mix to 1 – 3 bed properties and the

inclusion of dormer bungalows;

➢ Reconfiguration of plots to account for separation and open space comments;

➢ Inclusion of public open space and flood water attenuation basin to the north of

the Site;

➢ Extension of public space to the east of the Site adjacent to the existing play area;

➢ Creation of additional car parking spaces, including visitor provision;

➢ Inclusion of landscaping to soften car parking areas and scheme;

➢ Increase in garden space provision, ensuring all plots are over 40 sqm; and

➢ Creation of access to farmland to the north to facilitate access for agricultural land

and potential for wider access to the south (in the event that development came

forward in the future).

6.11 A copy of the final layout is provided in Figure 6 below. This demonstrates how the

proposed layout has evolved following discussions with the Council, and the justification

for these changes.



The Proposed Development

6.12 Following pre-application dialogue with the Council, and the Applicant’s subsequent

internal review process, the following site layout is now proposed as part of this

Application:

Figure 6 – Proposed Site Layout

6.13 Accordingly, we set out below how this responds to the five objectives of good design

set out in PPW10 and TAN12.

Character and Appearance

6.14 The proposed development seeks to enhance the local character of the area. The

proposed density of the Site will help to create a sustainable and s uitable development;

the proposed density of 35 dph is in-keeping with the density of the surrounding

environment and will provide housing within suitable plot sizes and gardens.



6.15 A large proportion of the Site (0.2ha) is proposed to be designated as open space and

includes flood water attenuation basins and an extension to the existing playground.

This is reflective of the character of the local area.

6.16 A mix of flats, terraced and detached dormer bungalow properties are proposed and the

maximum height of the dwellings will be two storeys, reflecting the existing properties

with the settlement.

6.17 It is anticipated that the main wall materials would be facing brickwork with contrasting

brickwork details and render. The roofing material would be slate coloured concrete

tiles. The exact specification of the materials can be dealt with through condition.

6.18 Examples of the proposed housetypes are set out below in Figures 7 – 8 below.

Figure 7 – 2B1P Flat

Figure 8 – 4P2B Terraced



Layout

6.19 The proposed layout takes into account the character of the development and is

sensitively designed to ensure that the Site is not overdeveloped , and to ensure the

creation of a high-quality living environment. The scheme accords with Policy RD1 due

to the siting, layout and form of the Site; its compliance with Council standards in

relation to GIA (ranging from 51 – 95 sqm); the requirement for a minimum of 40 sqm

of outdoor space; and the stand-off distances between properties are generally in excess

of 21m. In addition, landscaping is proposed throughout the development, most notably

within the car parking areas, in order to break-up and soften areas of hard landscaping.

Access

6.20 Policy compliant roads and footpaths will be provided through the Site, with a separate

pedestrian and cycle path linking from Llys Famau through the public open space area

to the north. The use of dropped kerbs and tactile paving will aid footpath users and

cyclists, and will ensure that the Site is accessible for all.

6.21 The internal roads throughout the Site are sufficiently wide enough to accommodate all

users to ensure that equal and convenience access both into and within the Site are



provided. The scheme is therefore compliant with the Council’s highways requirements.

The proposed access arrangements are shown in Figure 9.

Figure 9 – Access Arrangements

Movement

6.22 The proposed development supports sustainable means of transport . The Site is located

within 400m of a bus stop which serves both the immediate and wider area. A Transport

Implementation Strategy has also been prepared which sets out the Applicant’s

proposals and role in this process, and the designation of a Travel Plan Co-Ordinators.

This includes liaising with public transport operators, encouraging walking as a mode of

transport through maps and promotional materials, safely lit paths, and making provision

for bike groups and car sharing schemes. It has been demonstrated within the

accompanying technical reports that the Site is accessible.

Environmental Sustainabil ity

6.23 The proposed development provides an opportunity to enhance the existing landscaping

and biodiversity of the Site from what is an existing low-quality environment.

Landscaping is proposed throughout the development, to ensure that the Site comprises

a high-quality development, and which in turn encourages and improves the biodiversity

value of the Site. The Ecology Report also suggests the inclusion of bird boxes; this is

supported by the Applicant and can be secured by way of planning condition.

6.24 MacBryde Homes also seek to promote energy efficiency within their homes, and these

are typically six times more energy efficient and generate over 60% fewer carbon

emissions than older properties. Installed as standard within the properties are efficient

heating systems, double glazed doors and windows, insulated floors and high -levels of



roof and wall insulation. This seeks to ensure that the proposed development responds

to the impact of current and future climate change issues.

Community Safety

6.25 Safety and security have been considered by the Applicant to shape the layout and

design of the proposed development.

6.26 The buildings and the internal roads have been orientated in such a way to ensure that

it provides natural surveillance and through the proposed house types, to ensure there

is overlooking from the elevations which face the internal roads, and to ensure

compliance with the Secured by Design Principles.

6.27 The Applicant is agreeable to a condition relating to lighting, thus ensuring that the

proposed development contributes towards the creation of a safe living environment.

6.28 The scale of the proposed development, the mixture of house types, the orientation of

the buildings and the proximity to Ruthin will ensure that residents of the Site feel safe,

and ensures that the Application is compliant with the Council’s Community Safety SPG.

Response to Planning Policy

6.29 As set out in Section 5 of this Statement, the proposed development is compliant with

Policies RD1, BSC3, BSC4 and BSC11; TAN12 and TAN 15; Residential Development

design, residential space standards, recreational public open space, affordable housing,

parking, and trees and landscaping SPGs; and PPW10.

Conclusions


7.0 CONCLUSIONS

7.1 This Planning, Design and Access Statement is submitted in support of a full planni ng

application for the proposed development of 68 affordable homes, with associated open

space, access and landscaping.

7.2 The principle of development of the Site has been established through its housing

allocation within the Local Development Plan, and the need to provide affordable

housing provision within Ruthin.

7.3 This Statement has clearly demonstrated that the proposed development will be of a

high-quality design, in-keeping and reflective of the local character, and will not impact

negatively on residential amenity nor the local highway network. The proposed

development will not give cause to any harm to the local landscape and ecological value.

7.4 The proposed development demonstrates full compliance with the objectives of the

PPW10 and will deliver social, economic and environmental benefits for the local area.

Crucially, it will deliver new housing in the short -term, helping to address the significant

housing land supply shortfall identified within this Statement.

7.5 Having assessed the proposed development against the relevant planning policy

context, we therefore respectfully request that planning permission be granted for this

sustainable development.