design and access statement - have your say · 1. introduction from 1 june 2009 a design and access...

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VALE CONSULTANCY 29 Bocam Park | Old Road Pencoed |Bridgend | CF35 5LJ

Ref: 9304-DAS-Phase 2 Version 1 – 18/3/2019

Design and Access Statement Full Application DAS for Allied Welsh & & Ty Carreg Group on Land at Tal y Fedw, Llantrisant Business Park – Phase 2 - Development consisting of a Business/Industrial Park extension on a green field site off Llantrisant Business Park Index

1. Introduction and Site Location 2. Site Analysis – Opportunities and Constraints 3. Relevant Planning History 4. Planning policy 5. Consultation 6. Proposal Description 7. Character 8. Movement 9. Access 10. Environmental Sustainability 11. Ecology 12. Community Safety 13. Public Health and Protection Considerations – Ground Gas 14. Public Health and Protection Considerations – Air Quality 15. Public Health and Protection Considerations – Noise from the development 16. Employment and Skills Plan 17. Appendices 18. Existing site photographs 19. Artist’s Impressions

1. Introduction

From 1 June 2009 a design and access statement (DAS) has to be submitted with most types of applications for planning and listed building consent. From the same date it is a legal requirement that a local planning authority (LPA) must not entertain an application that does not comply with any requirements imposed by the Act. Article 4(D) of the General Development Procedure Order specifies the types of application which must be accompanied by a DAS. This Design and Access Statement is based upon the requirements of Technical Advice Note 12: Design (2009) and particular regard is had for Appendix 1 which sets out guidance on the formulation of such a statement.






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This statement is submitted along with the following drawings:

9304-100-b-revB Existing Site Plan & Location map 9304-b-123-revB - phase 2 Ecology layout 93043-b-124 – Proposed phase 2 site plan 9304-b-125 – Proposed phase 2 cut site plan 9304-b-126 – Proposed phase 2 site sections 9304-DU01 – Plots 3, 5, 6, 7, & 8 unit plans & elevations (Double units) 9304-DU02 – Plots 3, 5, 6, 7, & 8, unit - Gross Areas 9304-6U01 - Plot 4, unit plans & elevations (6 Module Unit) 9304-6U02 – Plot 4, unit - Gross Areas 9304_100_01_Ph2 Topographical survey 9304_101_01_Ph2 Site Clearance 9304_500_01_PH2 Drainage Layout 1 of 2 9304_501_01_PH2 Drainage Layout 2 of 2 9304_502_01_PH2 DRAINAGE DETAILS 9304_503_01 PH2 Surface Water Drainage sections 9304_504_01 PH2 Surface Water Drainage sections 9304_505_01 PH2 Foul Water Dainage sections 9304_700_01 PH2 GENERAL ARRANGEMENT 9304_701_01 PH2 TSRM & KERB LAYOUT 9304_702_01 PH2 Sections 9304_704_01 Highway Construction Details 9304_900_01 Vehicle tracking

2. Site Analysis – Opportunities and Constraints

LOCATION: The site is located within the settlement boundary (SSA13) identified in the Local Development Plan and forms part of Llantrisant Business Park employment land bank (TL6) and access is to be obtained via an existing overgrown access track that joins the internal estate road within the Business Park LOCATION – Surrounding Building types: A mix of industrial units sized to suit the type of businesses they serve. Most are Portal frame units with brick plinths of varying heights followed with metal cladding. While all the developments within the area seem to be constructed and designed to a competent standard they have little architectural merit to influence the current proposals. SITE – Position: Land immediately to the south has been the subject of more recent development by Tom Prichard Contracting for use as a contractor’s yard and a smaller parcel of land to the south also accommodates the Dialysis Centre. The remaining land surrounding the site comprises mainly agricultural land, with Tal-y-Fedw Farm located to the north-east. SITE – Boundaries: The boundaries of the site are defined by mature trees and well-established hedgerows, it otherwise appears to be a greenfield site. A track to the rear of Tal- y-Fedw Farm is located close to the eastern boundary and a Public Right of Way (PROW) Llantrisant 223/1 runs through the centre of the site. The Nant Muchudd also runs adjacent to the northern and western boundaries of the site






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SITE – Access: The internal estate road serving the Business Park connects to Heol-y-Sarn to the south and this joins the A4119 Ely Valley Road, which serves as the major route from the Rhondda to the M4. OPPORTUNITIES: The area is already benchmarked for industrial development within Policy TL6. Initial designs have been undertaken as part of an outline application to provide access and infrastructure therefore the proposed has been developed to take full advantage of this and should reflect preferred LPA design strategies. CONSTRAINTS: As indicated in the pre-application advise, A Site of Importance for Nature Conservation (SINC AW 8.111 Nant Muchudd), a Special Landscape Area (SSA 23 6. Mynydd y Glyn and Nant Muchudd Basin) and Sandstone Safeguarding Area (AW 14.2) have been identified in relation to this proposal and these constraints relate to the land located at the northern and western boundaries of the site. The LPA informs us that a small section of the northern part of the site is also located within a C2 Flood Zone and further advice from NRW should therefore be sought on the development of the site. Parts of the site have also been identified as lying within a High Risk Area in relation to recorded coal mining legacy risks. There may be a chance of contaminated land as the area is within 250m of a landfill site and also borders a disused railway line (western boundary). It is therefore considered that there is a potential for adverse ground gas conditions. All these are manageable with the appropriate actions. 3. Relevant Planning History

17/0582 -Variation of Condition1(c) of application 14/0284/15 for the approval of reserved

matters shall be made before the expiration of six years from 11 June 2014 and Removal of Conditions 25 (Code for Sustainable Homes), 26 (BREEAM) and 27 (BREEAM) as they no longer accord with Welsh Government policy as to sustainable building. Granted 20/09/17

14/0284 - Variation of Condition 1 of planning application no 10/1285 to extend by three years the period within which reserved matters applications may be submitted Granted 11/06/14

10/1285 - Application to vary condition 1(c) imposed on planning permission no. 07/0364/13. Granted 31/01/11

07/0364 – Employment development (outline) including all associated building, engineering operations & landscaping. Granted 22/04/08

18/0408/10 - Phase 1 - Development consisting of a Business/Industrial Park extension on a green field site off Llantrisant Business Park (amended plans / information received 15/08/18). Granted 21/03/2019

4. Planning policy

In addition to national guidance contained within Planning Policy Wales, the application has referred to the Policies within the Adopted Rhondda Cynon Taf Local Development Plan (LDP). The relevant policies include: Core Policies

Policy CS 2 - Development in the South Policy CS 8 - Transportation






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Area Wide Policies

Policy AW 2 - Sustainable Locations Policy AW 4 - Community Infrastructure & Planning Obligations Policy AW 5 - New Development Policy AW 6 - Design and Placemaking Policy AW 7 - Protection and Enhancement of the Built Environment Policy AW 8 - Protection and Enhancement of the Natural Environment Policy AW 10 - Environmental Protection and Public Health Policy AW 11 - Existing Employment and Retail Uses

Southern Strategy Area

Policy SSA 23 – Special Landscape Areas

The following SPG is of relevance to this application:

Design and Place-making. Delivering Design and Place-making Nature Conservation Planning Obligations Access, Circulation and Parking Requirements. Employment and Skills.

5. Consultation

Pre-application advise was requested on the 25th of July 2017 Written pre-application advise was provide by Sarah Feist of Rhondda Cynon Taf County

Borough Council Planning Department on the 17th of November 2017 (ref: 17/5068) Written pre-application advise was provide by Wayne Goodfield Public Health and

Protection Division Environment Team on the 16th of November 2017 (ref: WSG/571590 with the above)

Email consultations with Natural Resources Wales, Data Distribution - Kathleen Banner during March & April

Telecom discussion with Natural Resources Wales, South East Planning services - Helen Griffiths during March & April

Email consultations with RCT Highways – Mr Alan Rees During March & April Planning discussion during application 18/0408/10 PROW application (ref: PAC report compiled by Mango planning

6. Proposal description

FULL Planning Consent is required to the original application 10/1285 for a second phase of the development of the land for employment purposes including all associated building, engineering operations and landscaping. The development has been phased into two applications in accordance with financial constraints (see the diagram below for the proposed phases). With approval of phase






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1 received the second phase (this application) is to include additional road infrastructure and the remaining industrial starter units. It proposed to construct six adaptable light industrial buildings suitable for single or multiple use depending on the end user. It will be used for light industry manufacturing, storage and distribution with low staffing levels and commercial visitors only. The largest extent of the layout is to be used as manufacture and storage with smaller areas for offices and amenities.

7. Character

Extent of Development – 5no 24.7x12.8 metres of 315sqm Double unit with access, circulation, amenities and parking. Height at apex from the ground level will be 6.5 metres. 1no 36.7x24.7 metres of 905sqm six unit split with access, circulation, amenities and parking. Height at apex from the ground level will be 6.5 metres for the applicant’s prospective tenant. For access a road infrastructure is proposed to accommodate these units only at this time as the main section 38 road design was approved for phase 1.

Layout – Formatted to provide maximum access points on current movement routes. Frequent use areas such as the offices and staff facilities are focused towards the main entrances with the proposed industrial open plan placed in position already discussed with prospective end-users. Large open plan area created with a portal framed building similar in style to the existing units on the adjacent sites. Each building type will use the single unit (135/140sqm) as a layout template and increase in accordance with each plot size and orientation on the landscape. The aim is to provide the client with the maximum flexibility to offer starter units or larger areas with the combination of these via a portal framed building.

Scale – In accordance with the surround area, the units will be in keeping with units already present on the existing site






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Appearance – The surrounding properties show a mix of different materials apparently chosen in accordance with the individual occupant’s preferences. The format of the surrounding buildings is predominantly of metal clad portal frame industrial units set within the context of the graded landscape. It is proposed to maintain this characteristic within the appearance of the new buildings but subtly give them their own individual stamp in accordance with contemporary unit styles. Materials to be used will reference many products noted within the area, such as powder coated metal cladding. Subtle feature areas (timber effect cladding over the entrances) will be incorporated to provide the individuality. Artist’s impressions have been provided to indicate how the units could look on the site. Sections of glazing & roof-lights will be introduced to provide natural day lighting.

Landscaping – The remaining surrounding area will be broken up with pockets of turfed landscaping & the planting of indigenous trees and shrubs - The topographical survey indicates that the area has a rising gradient from east to west (approximately 2metres) and the buildings will be set to a mean average of the existing. See the existing & proposed land sections for further details.

Site features (e.g. trees, watercourse) - There is no watercourse on this site to be affected by the development however the river to the north has been taken into consideration by the civil engineer when developing the site drainage scheme. The field itself has no affected trees within the development curtilage. However, an ecology report has been produced to indicate the protection and constraints of the boundary tree lines.

Boundaries - This continues off the approved section 38 access road from phase 1. The main greenfield is surrounded by a line of hedgerow with integral wire & post fencing to restraint livestock. New boundaries will be subject to end user’s requirements. Blockwork retaining walls will define areas where levels change to the point of a retaining requirement. Whereas other boundaries are likely to be enclosed with Featheredge timber fencing @ 1.8metres in height from ground levels. These features will also be incorporated around waste storage and plant areas. Ecology Buffer zones have been considered to the perimeter and indicated on the ecology as agreed during phase 1 site discussions

Gates – If the above fencing is to be used then all gates will be set back from the highway to ensure they neither implied the carriageway or the public foot paths. It is unlikely that these elements will be positioned adjacent the carriageways.

8. Movement

The internal estate road serving the Business Park connects to Heol-y-Sarn to the south and this joins the A4119 Ely Valley Road, which serves as the major route from the Rhondda to the M4 (Junction 34). Once on the estate both vehicular and pedestrian access is gained via the main estate road to a point where it bends to the east whilst heading north. It is at this turning point that the existing access track is situated, and the new junction design has been developed.

The civil engineer’s design for the cross-over onto this road and the extended site road will conform to Highway’s recommendations as requested in the pre-app advice and following phase 1 consultations with the highway department.






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A regular bus service operates within 1.3 miles from the new site; a footpath is provided throughout the network of roads. Rhondda Cynon Taff Council maintains this footpath which will be extended into the curtilage of the development site. Due to the location of the site, staff and visitors can easily arrive on foot; also provisions for cyclists have been provided (cycle stands adjacent to the principal entrance) to each plot.

The general public have both vehicular and pedestrian access to the site. Car parking spaces are to be provided on site. Proposed parking facilities to comply with Approved Document M of the Building Regulations and BS 8300 in accordance with RCTCC Parking standards SPG.

It is assumed the site is within Car Parking Zone 2 to 4 and numbers have been configured to table e2 within the SPG.

Plot 3 - Based on Industry development for Zones 2 to 4: Operational @ 100m² based on 500m² required – 88m² indicated on the layouts (green hatch).

Plot 4 - Based on Industry development for Zones 2 to 4: Operational @ 150m² based on 1000m² required – 973m² indicated on the layouts (green hatch).

Plots 5, 6, 7 & 8 - Based on Industry development for Zones 2 to 4: Operational @ 100m² based on 500m² required each – 705m² indicated on the layouts (green hatch).

Plots 3, 5, 6, 7 & 8 - Based on Industry development for Zones 2 to 4: Non-Operational @ 1 space per 80m² required (3.4 spaces based on 273 m² each plot) 6 allocated per plot.

Plot 4 - Based on Industry development for Zones 2 to 4: Non-Operational @ 1 space per 80m² required (10.1 spaces based on 814 m²) 21 allocated.

Disabled spaces @ 5% of parking allocation (1 required) – 1no indicated per unit.

Space has been incorporated for the storage of 10 bicycles to each plot.

9. Access

As the new buildings will incorporate new access points, the design will include access features currently required under Part M of the Building Regulation for the Building Type.

Pre-application advice comments by the highways officer with regards to the bend between Phase 1 and Phase 2 have been addressed and indicated in Phase 1 to ensure vehicles accessing Phase 2 can move as required.

The new access point is designed to meet the requirements highlighted by the Highways officer in the Pre-application advice response. Vision splays to suit traffic moving in both directions.

Vehicle tracking has been applied to all the proposed road extensions and access points, see layout 9304-900-01 vehicle tracking

A Travel Assessment was compiled by Corun in compliance with Active Travel (Wales) Act 2013 for Phase 1 – report re-submitted for reference






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Current transport infrastructure near the site:

Transport mode Location Miles Railway Station Pontyclun 3.1 Bus Stops Ely Valley road 1.3 Coach Station Talbot Green 1.9 Airport Cardiff 13.6 Ferry Port Swansea 34.7

Proximity to Local Services:

Location Miles Hospital A&E Royal Glamorgan Hospital 1.1 Fire Service Ely Valley road 1.3 Doctors Newpark GP Surgery 2.3 Chemist Talbot Pharmacy 2.3 Post Office Talbot Green 2.3 Superstore Talbot Green retail park 2.3 Dentist My Dentist Talbot Green 2.3

Petrol Station Tesco – Talbot Green Retail Park

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10. Environmental Sustainability

The site owner is keen to develop a sustainable site and will be looking to develop building designs from SBEM calculations that demonstrates compliance with the requirements of Part L respectively.

The philosophy of the proposed works is to maintain and minimise disruption to the existing character of the surrounding area and extend its usability for the Community of the area.

The materials proposed for the works will be chosen to provide a continuation of the aesthetics of the existing (and newly proposed) surrounding buildings; this will sustain the existing built environment.

The works will be carried out in accordance with current Building Regulations requirements.

Heating & Ventilation systems will be subject to the end user’s requirements; however, the building shells will be designed to meet current requirements for heated spaces to minimise heat loss. An energy model is being created by GreenBuild to enable the Architect & M&E engineer to design the appropriate combination of components to best suit the end user.

Use of environmental control systems will be incorporated into the construction design and glazed areas have been carefully considered to maximise the use of natural daylight.

An enclosure will be provided to store waste between collection points and this can also be used to house plant.






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All external light heads will be specified to reduce energy output and minimise light pollution (see phase 1 scheme by RCTHD). New post positions to follow the strategy currently used on the park, however exact numbers and placements will be subject to the end user’s requirements in accordance with specialist supplier’s design.

11. Ecology

Habitat types indicated in an ecology report produced for the previous land owner by Elliot Hughes of WYG Environment Planning Transport Ltd, have been to be taken into consideration and more recent studies were produced for phase 1. Recommendations within these reports have been addressed in the phase 2 layout and detail design of the infrastructure & proposed units.

Buffer zones have been agreed and indicated on all plans as per phase 1 site discussions with the LA ecologist

The proposed includes the planting of indigenous trees and shrubbery that should encourage migration of wildlife, providing over time a more stable environment. The enhancement of the embankments between the units is proposed to enhance the Improved Grassland area providing micro-habitats with existing material for regrowth of existing plant species.

A Wildlife protection plan as part of a CEMP was submitted for Phase 1. An appointed Ecologist’s input will be added to the contractor’s ‘Construction site management plan’ as work progresses.

12. Community Safety

The site will be orientated to provide adequate vision for the occupant of approaching visitors.

Centralising the units with access from all sides will improve the site surveillance scope.

The entrance points to the proposed are directly in front of the access point improving surveillance especially with the glazing to the internal spaces.

All doors and windows will be ‘Secured by design’ approved and fitted with integrated roller shutters.

PIR operational lighting will be fitted to the approach of the access points for the occupants and visitor’s safety.

Low energy Site flood lighting will be maintained out of hours to a level appropriate for assisting surveillance.

Tenants will be encouraged to install CCTV to their units prior to occupation.

Boundary treatment is likely be incorporated around the site to provide the occupants with appropriate security.

The proposed scheme will have no effect on the existing security of the surrounding area.






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13. Public Health and Protection Considerations – Ground Gas

Pre-application advice on the landfill and disused railway has been noted and the pre-construction processes will incorporate ground testing and an engineer’s design solution to mitigate any impact if these tests indicate a presence.

14. Public Health and Protection Considerations – Air Quality

Air Quality Consultants Ltd have processed an air quality report (ref: J3407) for consideration. Their conclusion states no significant impact from the proposal

15. Public Health and Protection Considerations – Noise from the development

Hunter acoustics site study, report and conclusion stipulates a noise margin that has been conditioned as part of Phase 1. We believe the same approach can be utilized for Phase 2

16. Employment and Skills Plan

In accordance with Section 3 for the Employment and Skills Plan SPG this application now falls under the criteria for this aspect.

Client provided a statement for phase 1 which will follow suit for phase 2 as no further input was requested after the first application

17. Appendices

Proposed Development Drainage Strategy by Vale Consultancy with Phase 2 appendix

Flood Consequence Assessment by Vale Consultancy with Phase 2 appendix

Ecological Appraisal/Bat /Tree assessments by WYG Environment Planning Transport Ltd

Badger Walkover Survey by David Clement Ecology Ltd

Tree & Ecology Addendum Document by Client, issued by Vale Consultancy

Coal Mining Risk Assessment by Rhondda Geotechnical services

Transport Assessment 17-P00538 by Corun

Air Quality Assessment by Air Quality Consultants Ltd

Employment and Skills statement by the applicant

Environmental Noise Survey 5120/ENS1R1 by Hunter Acoustic

CEMP report by Jordan Civils






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18. Existing Site Photographs

Ariel View

. Access point






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View to the east

Woodlands and river to the North where the levels fall away

View back to the existing Business Park






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19. Artist’s Impressions

Site entrance

Unit 1 -Plot 1: Front view

Unit 1 – Plot 1: Front view






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Unit 1 – Plot 1: Rear view

Unit 2 – Plot 2: Front view

Unit 2 – Plot 2: Rear view






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Plot 3 – Side & rear looking up to plot 4

Plot 4 – Front elevation

Plots 6, 7 & 8






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design and access statement - have your say · 1. introduction from 1 june 2009 a design and access...

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