Planning Statement

Former Pontymoile Primary

School

September 2015

Summary

Proposal:

Demolition of existing structures and erection of 39 dwellings and formal play area

Location:

Former Pontymoile Primary School, Pontymoile.

Date:

September 2015

Project Reference:

15.141

Client

Sennybridge Ltd and Bron Afon Community Housing

Product of:

Asbri Planning Limited

Unit 9 Oak Tree Court Mulberry Drive Cardiff Gate Business Park Cardiff CF23 8RS 02920 732652

Prepared by:

Matthew Gray – Senior Planner

Approved by:

Jon Wilks – Associate Director

Disclaimer:

This report has been prepared for the sole and exclusive use of Sennybridge Ltd, from whom it

was commissioned and has been prepared in response to their particular requirements and

brief. This report may not be relied upon by any other party.

The Contracts (Rights of Third Parties) Act 1999 shall not apply to this report and the provisions

of the said Act are expressly excluded from this report. This report may not be used for any

purpose other than that for which it was commissioned. This report may not be reproduced

and/or made public by print, photocopy, microfilm or any other means without the prior written

permission of Asbri Planning Ltd.

The conclusions resulting from this study and contained in this report are not necessarily

indicative of future conditions or operating practices at or adjacent to the Site. Much of the

information presented in this report is based on information provided by others. That

information has neither been checked nor verified by Asbri Planning Ltd.

Contents

Section 1

Introduction

Section 2

Site Location

Section 3

Proposed Development

Section 4

Planning History

Section 5

Planning Policy Context

Section 6

Appraisal

Section 7

Conclusion

Introduction

1.1 This Planning Statement has been prepared on behalf of Sennybridge Ltd and Bron Afon Community Housing

to accompany a planning application proposing the redevelopment of the former Pontymoile Primary School

site, Pontymoile.

1.2 The school closed in September 2014. The site has been marketed by Torfaen County Borough Council on the

basis that it is suitable for a residential redevelopment. In accordance with the prescribed development of the

site it is the intention of Sennybridge Ltd and Bron Afon Community Housing to redevelop it for the purposes

of 39 dwellings including an informal recreation / open space area.

1.3 The application is supported by a separate Design and Access Statement prepared by Asbri Planning Ltd. The

purpose of this Planning Statement is to provide a clear and logical document to outline the planning

considerations and planning policies relevant to the proposal. It also acts as a method of demonstrating the

details of the planning application in a way that can be read both by professionals and the public.

1.4 This Planning Statement acts as a supporting document for the accompanying planning application and should

be read in conjunction with all other elements of the application which comprise the following:

Application Forms & Certificate;

Drawing Package prepared by EOS Architects;

Planning Statement prepared by Asbri Planning;

Design & Access Statement prepared by Asbri Planning Ltd;

Transport Assessment prepared by Peter Evans Partnership;

Ecological Statement prepared by David Clemence Ecology;

CCS Wales Parking Standards Assessment;

Tree Survey prepared by Steve Ambler.

1.5 In terms of the content of the Planning Statement, this chapter is followed by a brief description of the site

and its features. Chapter 3 provides an overview of the application site’s relevant planning history, followed by

an outline of the proposed development in Chapter 4. Chapter 5 identifies the relevant national and local

planning policies which provide the framework for appraising the proposed development. Finally, Chapter 6

examines the overall merits associated with the scheme. A Conclusion is provided in Chapter 7.

Site Location

2.1 The application site comprises the former Pontymoile Primary School. The site lies within the administrative

area of Torfaen County Borough Council and is located within the settlement boundary of Pontymoile. The

site itself lies approximately 600 metres to the south-east of the central area of Pontypool Town Centre.

2.2 The site fronts onto both Hillside Drive and St Matthews Road. Both comprise public highways. Pedestrian

access is available via both Hillside Drive and Saint Matthew's Road. Vehicular access was provided via Saint

Matthew's Road. A historic drop off point was provided via Hillside Drive.

2.3 The application site measures approximately 0.9 hectares in area and comprises a former primary school. It is

largely developed and comprises:

The main school building

Hard standing area which formally comprised parking and recreation / open space area to the

immediate north / north east of the main school building.

Playing fields / recreation space to north of the site.

2.4 The levels of the site fluctuate from west to east. A topographical survey is submitted as part of the application

package and the scheme has been designed in order to make allowances for the split in levels.

2.5 The site benefits from two main frontages and is currently fenced off. To Hillside Drive are the recreational

fields which are located to the north of the main school building. To Saint Matthew's Road is the vehicular

access to the site. A boundary wall dominates this frontage.

2.6 In respect of the wider area, the site can be considered well connected. Saint Matthew's Road connects to

Rockhill Road which provides access to the A472 – the main route into Pontypool and south towards Cwmbran

and Newport beyond.

Proposed Development

3.1 The application is submitted in full and seeks permission for 39 dwellings and associated play area. The

development comprises the following elements:

39 Dwellings

76 parking spaces

Open space / recreational area

3.2 The development will include 10no affordable units. The full breakdown of the housing type proposed is as

follows:

10 x two person, one bedroom (Flat)

4 x three person, two bedroom (Flat)

16 x four person, two bedroom (Houses)

5 x five person, three bedroom (Houses)

4 x five person, three bedroom (Houses)

3.3 The layout of the site is shown on drawing 1922 (04) 101. It is considered the proposed layout will enable a

safe and secure environment with properties well related to each other and the wider environment beyond

the application site. Affordable units are to be provided in Blocks D and E (house types 2.1.1 / 3.2.1) comprising

6no affordable 1 bed flats and 4no affordable 2 bed flats.

3.4 Access is proposed via a dedicated vehicular and pedestrian access point at Hillside Drive. The specific point

of access is shown on drawing 1922 (04) 101. The acceptability of the access point is fully assessed as part of

the Transport Assessment prepared by Peter Evans Partnership which is submitted as part of the application

package. 76 car parking spaces are proposed. A CCS Wales Parking Standards Assessment has been

undertaken in respect of the site, it is considered it would score 7 points and thus be eligible for a reduction

of 1 space per dwelling.

3.5 A recreation / open space area is to be located at the north-eastern corner of the site fronting onto Hillside

Drive. This element will provide an informal area which can be used by occupiers of the development and

existing residents within the locality.

3.6 Ecological considerations are addressed in the supporting documents prepared by David Clemence Ecology.

Mitigation is provided throughout the scheme as shown on the drawing 1922 (04) 101. comprising bat boxes,

bitumen based roof elements and a dark corridor.

3.7 In addition to the above, the site is located outside of the area liable to flooding for the purposes of considering

a planning application as per the online flood mapping in TAN 15.

Planning History

4.1 Given the historic use of the site as a primary school, it is considered that there is no element of the recent

planning history which is of relevance when considering the application subject of this report.

4.2 Applications which have been highlighted by way of a planning history search using the Council’s online

searching facility are minor in nature and naturally linked to the former use of the site. In accordance with the

above, it is considered that the application subject of this Statement represents a fresh chapter in the planning

history of the site.

Planning Policy Context

5.1 The planning policy framework for the determination of this application is provided by the content and scope

of National Planning Policy, which is contained within the Wales Spatial Plan, Planning Policy Wales (PPW) and

its associated Technical Advice Notes (TANs), together with the Development Plan for the local area.

National Planning Policy

5.2 National Planning Policy is contained within Planning Policy Wales (PPW), published by the Welsh Government

as Edition 7 in July 2014. PPW is also supported by topic-based Technical advice Notes (TAN’s) which are also

relevant. Planning Policy Wales is the Welsh Government’s principal planning policy document and its sets

out the context for sustainable land use planning policy, within which local planning authorities’ statutory

development plans are prepared and development control decisions on individual applications and appeals

are taken.

5.3 PPW also sets out the land-use policy context for the consideration and evaluation of all types of

development. The main thrust of PPW is to promote sustainable development by ensuring that the planning

system provides for an adequate and continuous supply of land available and suitable for development to

meet society’s needs in a way that is consistent with overall sustainability principles.

5.4 PPW identifies (Paragraph 1.2.2) the overall basis on which the planning system is to operate:

“The planning system must provide for an adequate and continuous supply of land, available and

suitable for development to meet society’s needs. It must do this in a way that pays regard to:-

- Overall sustainability principles, outcomes and objectives, paying particular attention to climate

change as a key sustainability concern;

- The Wales Spatial Plan;

- Detailed policies on the different topic areas set out in this (PPW) document”

5.5 PPW outlines 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.

Paragraph 3.1.3 states clearly that:

“Factors to be taken into account in making planning decisions (material considerations) must be

planning matters, that is, they must be relevant to the regulation of the development and use of land

in the public interest, towards the goal of sustainability.”

5.6 Chapter 9 provides the framework for national housing planning policy, detailing that the Welsh Government

will seek to provide:-

“Homes that are in good condition, in safe neighbourhoods and sustainable communities; and greater

choice for people over the type of housing and the location they live in.”

5.7 In terms of providing a framework for the provision of housing, one of the key policy objectives of PPW is

to:-

“Ensure that all local communities – both urban and rural – have sufficient good quality housing for

their needs...”

5.8 Paragraph 9.2.3 emphasises that LPAs must:

“…ensure that sufficient land is genuinely available or will become available to provide a 5 year supply

of land for housing.”

Technical Advice Notes

5.9 Technical Advice Note 1 (Joint Housing Land Availability Studies), which was published in January 2015, is

applicable to this proposal. This application has also been prepared with regard to the latest version of TAN

12 (Design), which was updated in July 2014.

TAN 1: Joint Housing Land Availability Studies

5.10 The new TAN 1 superseded earlier iterations of the document when it was published in January 2015. It

places an emphasis on the requirement for Local Authorities to maintain a five-year supply of readily

available housing land suitable for development. Where Authorities cannot demonstrate through their

annual reports that they have a five-year supply, significant weight is given to planning applications that can

demonstrably increase the housing land supply whilst according to the overriding principles of PPW. The

latest agreed Study for Torfaen CBC, the April 2015 Study, published in July 2015 shows a 4.8 year supply.

TAN 12: Design

5.11 This Technical Advice Note was revised in July 2014 in order to update new requirements, including those for

Design and Access Statements. The TAN provides advice on design considerations and provides a definition

of “character”, which is contained within the guidance on designing in context (Para 4.8):-

“….. Appraising “character” involves attention to topography; historic street patterns, archaeological

features, waterways, hierarchy of development and spaces, prevalent materials in buildings or

floorscape, architecture and historic quality, landscape character, field patterns and land use patterns,

distinctive views (in and out of the site), skylines and vistas, prevailing users and plan forms, boundary

treatments, local biodiversity, natural and cultural resources and local distinctive features and

traditions (also known as vernacular elements).”

5.12 Further to the above the document states that local planning policies and guidance should aim to:-

Create places with the needs of people in mind, which are distinctive and respect local character;

Promote layouts and design features which encourage community safety and accessibility;

Focus on the quality of the paces and living environments for pedestrians rather than the movement

and parking of vehicles;

Avoid inflexible planning standards and encourage layouts which manage vehicle speeds through the

geometry of the road and building;

Promote environmental sustainability features, such as energy-efficiency in new housing and make

clear specific commitments to carbon reductions and/or sustainable building standards;

Secure the most efficient use of land, including appropriate densities; and

Consider and balance potential conflicts between these criteria.

Torfaen Local Development Plan

5.13 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning application

decisions should be made in accordance with the development plan unless material considerations indicate

otherwise. The statutory development plan for this site is provided by Torfaen Local Development Plan (LDP)

which was adopted by the County Borough Council on 3rd December 2013.

5.14 The application site not been allocated for any specified land-use, and lies within defined settlement limits.

In this respect, the following LDP policies are considered relevant to the determination of this planning

application:

S1 – Urban Boundaries

Urban boundaries are identified on the Proposals Maps to promote the full and effective use of urban land by

defining the boundary between urban and countryside areas in order to: -

a) Allow for development which would contribute to the creation and maintenance of sustainable communities

in accordance with the LDP Strategy; and

b) Define the urban area, within which there is a presumption in favour of development, taking into account

material planning considerations.

Development proposals in the countryside will be dealt with in line with relevant LDP policies and national

planning policy (contained in PPW paragraph 4.7.8 and TAN6).

S2 – Sustainable Development

Development proposals will need to demonstrate they have taken account of the following principles and

where relevant that they: -

a) Contribute to the regeneration of existing communities;

b) Meet Sustainable transportation and infrastructure priorities and promotion of a sustainable transport

hierarchy, including reducing the reliance on the private motor car and encouraging the use of more

sustainable modes of transport;

c) Conserve and enhance the natural and built environment;

d) Promote the efficient use of land; e) Maximise the efficient use of existing community infrastructure;

f) Utilise Sustainable construction techniques;

g) Promote sustainable Economic and employment growth; and

h) Are located within the Urban Boundary unless it is an acceptable development in the countryside.

S4 – Place Making / Good Design

Proposals for all new development must have full regard to the context of the local natural and built

environment and its special features through: -

a) Promotion of local distinctiveness by sympathetic design, material selection and layout including public art;

b) Delivering a mix of uses to complement existing facilities and aim to address local deficiencies; and c)

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

S5 – Housing

Provision is made for the development of 4,700 dwellings in Torfaen (by identifying sites for approximately

5,740 dwellings) during the Plan Period (2006-2021) broken down within the following Housing SubMarket

Areas (HSMAs): -

a) North Torfaen - approximately 550 dwellings;

b) Pontypool - approximately 1,875 dwellings; and

c) Cwmbran (south & east and north & west combined) - approximately 2,275 dwellings.

These figures include an allowance of 300 dwellings on ‘small sites’ (9 or less dwellings) and 289 dwellings on

‘windfall’ sites’ (10 or more dwellings) over the Plan Period 2010-2021 remaining; with net demolitions being

added to the dwelling requirement.

S8 – Planning Obligations

Planning obligations will be required on development proposals through S106 legal agreements where they are

necessary to address the impacts of development and to make the proposal acceptable in land use planning

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

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

the key priorities of: -

a) Affordable housing;

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

c) Investment in educational provision;

d) Highways and transport infrastructure management and improvements (including walking and cycling

infrastructure and public transport facilities and services); and

e) Maintenance and enhancement of the environment, historic assets and biodiversity networks and resources

and may also include, but are not limited to:

f) Community facilities;

g) Employment and commercial opportunities;

h) Waste management facilities and services;

i) Public realm improvements and public art;

j) Renewable energy and energy efficiency;

k) Improvements to the Monmouthshire and Brecon Canal;

l) Incorporation of Sustainable Urban Drainage Schemes (SUDS); and

m) Flood defence measures to mitigate the risk of flooding.

BW1 – General Policy - Development Proposals

BW1 General Policy - Development Proposals All development proposals will be considered favorably providing

they comply with the following criteria where they are applicable: -

A Amenity and Design

i) The proposal does not constitute over development of the site in terms of the scale, density, massing and form

of the development;

ii) The design and visual appearance of the proposal takes account of the local context in terms of siting,

appearance, elevation treatment, materials and detailing;

iii) The proposal respects the urban fabric of the area in terms of pattern of development, the space around and

between buildings and the setting of the site;

iv) The proposal includes a landscaping and planting scheme, which enhances the site and the wider context

including green infrastructure and biodiversity networks and allows it to adapt to climate change;

v) For extensions to buildings, the proposals complement and enhance the form, siting, materials, details and

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

vi) The proposal does not have an unacceptable impact upon the amenities of the occupiers of adjoining or

neighbouring properties;

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

viii) The proposal promotes inclusive design, both for built development and access within and around the

development.

B Natural Environment

i) The proposal does not result in unacceptable adverse effects in respect of land contamination, instability or

subsidence; air, heat, noise or light pollution; landfill gas; water pollution; or flooding, from or to the proposal;

ii) The proposal does not result in significant adverse effects on the integrity of a European designated site or its

designated features in the context of the site’s conservation objectives;

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

iv) The proposal contributes to the conservation and/or enhancement of the strategic biodiversity network of

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

v) The proposal does not result in the unacceptable loss or harm to features of landscape importance including

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

vi) The proposal does not have an unacceptable adverse impact upon the water environment or pose an

unacceptable risk to the quality and quantity of controlled waters (including groundwater and surface water),

and where practicable and reasonable improves water quality.

C Built Environment

i) The proposal contributes to the preservation and enhancement of the historic built environment wherever

possible (including heritage assets and their settings);

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

environment; and

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

D Utilities Provision

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

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

can be served by the existing public foul sewerage system or, if the system is inadequate, the statutory

undertakers and/or the developers will ensure satisfactory improvements are provided prior to the development

becoming operational.

E Design and Transport

i) The proposal should be designed in accordance with the relevant national and local highway design guidance

and where appropriate, the Council’s adopted parking / cycling provision standards;

ii) The proposal ensures that new access roads within the development layout connect the development to a

range of services and facilities and are designed to promote the interests of pedestrians, cyclists and public

transport before the private car;

iii) Where access onto an existing highway is required, the proposal takes account of restrictions relevant to the

class of road as designated in the road hierarchy, ensuring movements and speeds are controlled through

appropriate design, in order to ensure highway safety and protect amenity;

iv) The road network is capable of safely and effectively sustaining the scale and nature of additional traffic

generated by the proposal and allows for adequate servicing throughout the proposal, with a Transport

Assessment being provided where appropriate;

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

environmentally damaging transport mode and route will be utilised, wherever possible; and

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

H4 – Affordable Housing

In order to achieve a target of approximately 1,132 affordable homes within Torfaen over the period 2006-

2021, the Council will, on all residential sites of 3 or more dwellings or over 0.1ha (including if it forms part of a

more substantial site over this size), seek to negotiate the on-site provision of up to the following percentage of

affordable housing and / or a payment in lieu of on-site provision, by Housing Sub-Market Area, as follows:-

1. North Torfaen - 10%;

2. Pontypool - 25%;

3. Cwmbran West & North - 20%; and

4. Cwmbran East & South - 30%.

These percentages will change upwards if Social Housing Grant is to be used. These percentages may change

by 5% increments (increase or decrease), via Supplementary Planning Guidance, if house prices or construction

costs change (up or down) as a result of annual monitoring and an update of the Affordable Housing Viability

Study.

The dwelling size and tenure of the affordable housing should contribute to balanced & sustainable

communities, reflect local need and normally be designed to the principles of the Welsh Government

Development Quality Requirements.

CF5 – Protection of Allotments and Recreation & Amenity Open Space

Development will be permitted on allotments, areas of formal & informal recreation space, children’s play areas

and amenity open space subject to the following:

a) It would not cause or exacerbate a deficiency of such space taking account of the Councils Adopted Standards;

and (Note: The Standard for allotments is:-

Blaenavon - 1.65ha;

North Pontypool - 11.23ha;

South Pontypool - 4.97ha;

Cwmbran - 12.52ha; and

Ponthir - 0.65ha.)

b) The space does not have significant amenity value or quality; or

c) The loss is not significant to the overall integrity of the space;

d) It is an appropriate use, which relates to the function of the space; or

e) The need for the development outweighs the need to protect the space; or

f) The developer makes satisfactory compensatory provision, which is of equal community benefit, value and

quality

Supplementary Planning Guidance

5.15 The Council is consulting on the following draft documents which have been prepared to supplement policies

in the Adopted Local Development Plan.

Wildlife and Development SPG

New Dwellings SPG

Given the documents have not yet been adopted it is not considered neither comprise a material consideration

in the determination of the planning application subject of this Statement.

Planning Appraisal

6.0 This section aims to identify the main issues relevant to the determination of the application and assess the

scheme against the relevant planning policy framework established in the previous section. These matters are

considered to be as follows:

The principle of development in terms of land use in the countryside;

The impact the development in respect of the loss of the loss of the informal play area fronting

onto Hillside Drive;

Other material considerations.

Principle of the Development

6.1 It is considered that in principle the redevelopment of the site in order to provide a residential led

development comprising 39 dwellings is acceptable and will result in a series of benefits.

6.2 The use of the site as a school ceased in 2014. Since then the site has been vacant, fenced off and clearly

provides no benefit to the locality or serve the purpose for which it was originally developed.

6.3 The site has been marketed by Torfaen Council on the basis of a redevelopment for the purposes of a

residential led redevelopment being acceptable. Irrespective, it is considered it is suitable for a residential led

development for the following reasons:

The site is in an area which is dominated by residential development.

The site is accessible to a wide range of services and facilities including public transport. It

comprises a brownfield site within the urban boundary as identified on the Adopted Proposals Map.

It is therefore considered the redevelopment of it would comprise “sustainable development” in

accordance with Policy S2 of the Local Development Plan.

The scheme benefits from a high quality design as discussed in the DAS which accompanies this

Planning Statement. The proposed development therefore wholly accords with the Policy S4 of the

Local Development Plan.

The site will contribute to the Councils’ requirement to provide dwellings in accordance with Policy

S5 of the Adopted Local Development Plan.

The scheme will include the provision of 10 affordable units which will exceed the target set out in

Policy H4 of the Local Development Plan.

Given the existing recreational space fronting onto Hillside Drive is fenced off and providing no

benefit to the community, it is considered a benefit that the scheme will provide is in the form of

public open (recreational) space at the north eastern corner of the site fronting onto Hillside Drive.

Recreation and Public Open Space

6.4 As existing the site contains an area which would be considered recreation and public open space fronting

onto Hillside Drive. The area is currently fenced off and therefore does not provide any public benefit.

6.5 It is understood that the area has been fenced off since the closure of the school in 2014. Accordingly, the

benefit of the area has clearly been lost for a considerable period. It is considered unlikely that the area will

be opened to the public for general use in the absence of a proposal to redevelopment site and that an

ongoing vacancy will result in the area remaining inaccessible.

6.6 The scheme as proposed includes an element of informal play area to the north east of the site. The area will

be accessible to residents of the new development in addition to the existing community living within the

vicinity of the site.

6.7 The proposed recreation / open space area has been specifically located with a frontage onto Hillside Drive

in order to ensure that existing trees of quality can be maintained and not altered as a result of the proposed

redevelopment. The area will enable an element of natural surveillance into the scheme.

6.8 In accordance with the above, it is considered that the proposal will, in effect, result in a net gain of

recreation and open space which will accord with the principles of Local Development Plan Policy CF5.

Highways and Transport

6.9 A Transport Statement has been prepared by Peter Evans Partnership which forms part of the submitted

application package.

6.10 The Statement highlights the sustainable location and accessibility of the development site via a wide range

of transportation options, the acceptability of the proposal in respect of access, the highway network internal

to the site and car parking.

6.11 Specifically in respect of the proposed access, the report highlights:

“The main site access would be provided mid-way along the lay-by on Hillside Drive some 90m from

St Matthew’s Road. It would serve a 5.5m wide internal road that would provide frontage access to the

majority of houses within the site.

The main access would be built out to the edge of the original lay-by with 6m corner radii provided in

a compound curve arrangement. Visibility of 2.4m x 43m would be provided to both sides of the

access.

The existing lay-by would be removed with kerbs reinstated.

A secondary access would be provided some 25m south west of the main access to serve a parking

court with six car spaces in the western corner of the site. A crossover access is proposed off the

reinstated kerb line.”

6.12 Further to the above, the report concludes:

The proposed vehicular access arrangement off Hillside Drive is acceptable with satisfactory visibility

provided in excess of minimum requirements for the traffic conditions.

The traffic comparison confirms a reduction in two-way vehicular movements in both the morning

and afternoon peak hours and a small increase in the evening peak hour. This would benefit traffic

and safety conditions in the morning and afternoon peak hours and would not materially affect

conditions in the evening peak hour.

Satisfactory servicing facilities are proposed within the site to enable service vehicles to enter, turn

around within the site and leave again in a forward gear.

The site is accessible by public transport, cycle and on foot and day-to-day facilities are provided

within walking distance of the site.

The proposed level of car parking is satisfactory to serve the residential use based on the accessible

site location and Census local car ownership information.

No accidents have occurred in the vicinity of the site in the last five years.

Education Facilities

6.13 The Planning Obligations SPG states that a contribution will be sought in respect of educational facilities in

circumstances where there is no capacity in existing facilities.

6.14 Informal discussions have been held with Officers at Torfaen Council in respect of capacity. The following has

been highlighted:

6.15 The primary school which would serve the development would be George Street Primary. The school has

capacity for 360 pupils and is not at capacity. A review is to be shortly undertaken in respect of the capacity

which is expected to see the afore mentioned figure increase.

6.16 The closest secondary school is located in close proximity to the site some circa 100 meters north of the site

at West Monmouthshire School. Discussions with Officers has highlighted that there is significant additional

capacity at the school.

Community Facilities and Regeneration

6.17 The scheme as proposed will enable the regeneration of a vacant brownfield site which is not serving the

purpose for which it was developed. The development will provide 39 dwellings in a sustainable location

which is highly accessible.

6.18 As above, the site currently comprises the former Pontymoile Primary School which closed in 2014. Since

that time it has been fenced off and inaccessible to the public.

6.19 The proposed development includes a public open space element to the north west of the site fronting onto

Hillside Drive. This element will enable the retention of existing trees of quality on the site as identified in the

Tree Survey.

6.20 It is considered that given the existing recreational space on the site is inaccessible, the proposal, if

permitted, will result in a net increase in recreational space. The development will therefore result in

significant benefits for inhabitants of the site in addition to those living in the vicinity of it who will be able to

access and use it.

Ecology and Biodiversity

6.21 An Extended Phase 1 Habitat survey has been undertaken by David Clemence Ecology and submitted as part

of the application package.

6.22 The report highlights no significant concerns in respect ecological considerations which would be considered

prohibitive to the development potential of the site. Notwithstanding, specific recommendations highlighted

in the report in respect of bats have been incorporated into the scheme and are shown on Drawing 1922

(04) 101.

6.23 The recommendations and conclusions of the report are summarised below:

There are no statutory sites of nature conservation interest within 1km of the proposed

development site.

The site was surveyed on 15th June 2015 in good weather, being dry and bright with a slight breeze,

and was subject to an Extended Phase 1 survey as recommended by the Institute of Environmental

Assessment (IEA 1995).

Providing suitable access points for crevice dwelling bats on both gable ends of the property. Gaps

between the wall and new fascias, barge boards and soffits etc would be acceptable.

The provision of self-contained bat boxes and or soffit box roosting areas will be incorporated into two

other buildings within the site footprint.

Any building agreed to contain bat mitigation must not be subject to any night time illumination and

should also avoid spillage onto adjacent habitats. Dark corridors leading away from roost access

points must be maintained.

The location of all bat mitigation will be agreed with a suitably experienced ecologist and will be

shown on any plans submitted in support of a planning application.

Careful consideration must be given to the surroundings of any created bat roost, ensuring there are

connecting habitat ‘corridors’ which would allow bats to travel between roosts and foraging areas, and

avoid crossing well illuminated or disturbed areas including roads.

Car Parking

6.24 76 car parking spaces are to be provided throughout the development as shown on drawing 1922 (04) 101.

Though this number is theoretically below the standard as par the Council’s Parking Standard, a CCS Wales

Parking Standards assessment has been undertaken which identified that the site would score 7 points and

therefore be eligible for a reduction of 1 space per dwelling.

6.25 Further to the above, the Transport Statement provides evidence of the sustainable location of the site and its

accessibility via a wide range of transportation options on foot, via public transport and by private vehicle.

6.26 With specific reference to the level of car parking provided within the development the Transport Statement

confirms:

A total of 76 spaces are proposed for the 39 dwellings which is an average of about two spaces per

dwelling.

The 2011 Census data for the local Cwmyniscoy ward provided in section 2.9 indicates that 73% of

households in the ward own at least one car. Based on the detailed Census car ownership data and

proposed 39 unit scheme around 49 spaces could be required.

However this assumes that some households do not own a car. If all households have at least one car

based on the census data a total of 60 car parking spaces could be required.

Based on the CSS Wales Parking Standards and the proposed dwelling schedule of bedrooms around

77 parking spaces could be provided. Given the availability of on-street parking within the

development 77 spaces is satisfactory.

The site is accessible and well related to the town centre, schools, cycle routes and bus networks. This

potentially reduces the need for use or ownership of the private car and therefore fewer spaces than

indicated in the Wales Parking Standards could be provided.

More than half of the residents within the ward are employed within Torfaen and just under a quarter

are employed within the local ward according to the 2011 Census data.

The proposed parking provision is therefore consistent with the Wales Parking Standards that allows

flexibility depending on the site’s accessibility.

Housing Land Availability

6.27 The provisions of PPW and TAN 1, as discussed in the policy section, require that Local Authorities

demonstrate that they have a five year supply of land readily available and suitable for development for

housing. The number of units required to be provided within such a period should be calculated so as to

adequately address the housing demands of an area.

6.28 The Local Authority’s latest agreed Joint Housing Land Availability Study, dated April 2015, was published in

July 2015. As mentioned in the previous chapter above, this shows that the Council only have a 4.8 year housing

land supply under the prescribed residual method as required by the new TAN 1

6.29 The shortfall identified equates to some 100 dwellings, i.e. a shortfall in the annual residual 5 year

.requirement of 20 dwellings. Therefore, it is considered that the provision of 39 dwellings at this site should

be afforded considerable weight in its favour, particularly in conjunction with the other principal

considerations addressed here.

6.30 The applicants are confident that the whole of the site would come forward within a 5 year period. The

contribution to meeting the 5 year shortfall would also help safeguard the Council against speculative

planning applications in less sustainable locations.

Summary and Conclusions

7.1 This Planning Statement has been prepared on behalf of Sennybridge Ltd and Bron Afon Community Housing

to accompany a planning application proposing the redevelopment of the former Pontymoile Primary School

site, Pontypool in order to provide 39 dwellings.

7.2 The application site is located approximately 600 metres south of Pontypool Town Centre. The site fronts onto

both Hillside Drive and St Matthews Road. Pedestrian access is available via both Hillside and Saint Matthew's

Road while previously the site was accessed via a dedicated vehicular access point at Saint Matthew's Road.

7.3 The use of the site as a primary school ceased in 2014. During the intervening period it has stood vacant. The

site has been marketed by the Council on the basis of a redevelopment for the purposes of a residential led

development being acceptable.

7.4 In accordance with the above and the characteristics of the surrounding areas which are residential in nature,

it is considered that the proposed use of the site is acceptable. Notwithstanding, the proposal includes the

loss of some (albeit fenced and inaccessible) informal open space / recreational space to the north of the site

with a frontage onto Hillside Drive. The loss of this space is mitigated by the inclusion of an open space /

recreational area to the north east of the proposed development.

7.5 The housing is modest in character and appearance comprising of two-storey dwellings with broadly

rectangular footprints and traditional pitched roofs. The 39 dwellings proposed would make a significant

contribution to the 0.2 year deficit identified in the 2015 Joint Housing Land Availability Study which stands at

4.8 years.

7.6 Ecological considerations are addressed in the supporting documents prepared by David Clemence Ecology.

Mitigation is provided throughout the scheme as shown on the drawing 1922 (04) 101. The Transport

Statement prepared by Peter Evans Partnership highlights the sustainable credentials of the site and highlights

the acceptability of the scheme in respect of access and car parking.

7.7 In conclusion, it has been robustly demonstrated that the proposed redevelopment of the site of Pontymoile

Primary School is acceptable in respect of the relevant Policies of the Torfaen Local Development Plan. In light

of this, it is respectfully requested the application is granted planning permission.