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Registered Office: 22 Meadowlands Close, Penhow, NP26 3JR

DRAFT

PLANNING, DESIGN & ACCESS STATEMENT

IN SUPPORT OF A MAJOR DEVELOPMENT PROPOSAL FOR

MIXED USE DEVELOPMENT ON LAND ADJACENT TO

LEEWAY CARPETS & FLOORING, LLANTRISANT ROAD,

PENYCOEDCAE, PONTYPRIDD CF37 1PL

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1.0 Introduction

1.1 The Statement is prepared on behalf of the applicant in support of an outline

application with some matters reserved proposing the ‘Demolition of single-storey

workshops, new site access, erection of residential development of at least 70 units,

retail unit and associated development thereto’ on land to the rear/adjacent to

Leeway Carpets and Flooring, Llantrisant Road, Penycoedcae, Pontypridd, CF37

1PL.

1.2 The application is submitted in outline with approved matters for which approval is

being sought being ‘access’ and ‘scale’.

1.3 As shown on the proposed site layout and 3D visuals the associated development

allows for a significant landscape buffer to the rear site boundary, visitor car parking,

cycle parking and associated infrastructure.

1.4 The site is located within Penycoedcae adjacent to the Llantrisant Road.

Neighbouring uses include Heatherwood Court Hospital, Leeway Carpets and

Flooring and the adjacent garage workshops and commercial units and comprises of a

mixed residential area with cottage, two-storey semi-detached and detached homes.

1.5 The planning application is supported by a raft of supporting information including:

• Planning application forms.

• Site location plan.

• Planning drawings and 3D visuals.

• Topographical / Site Survey Plans.

• Phase 1 Ecological Survey.

• Bat Survey.

• Reptile Survey.

• Coal Mining Assessment and Phase 1 Geoenvironmental Survey.

• Transport Statement.

• Tree Survey

• Pre-application Consultation Report (PAC).

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1.6 In presenting the proposal, regard has been had to Planning Policy Wales (PPW), the

development plan, comprising the Rhondda Cynon Taf Local Development Plan

(LDP) 2006-2021, to supplementary planning guidance and to the planning history

for the site and adjacent commercial area off Llantrisant Road.

Planning History

1.7 The application site lies adjacent to and to the rear of Leeway Carpets & Flooring

unit at Llantrisant Road. The aerial photo overleaf shows that the rear land was

historically in use as a scrap yard covering the full width and depth of the subject site.

Aerial Photo: Scrap Yard

1.8 In terms of relevant planning history for residential development within the locality,

the council’s website provides details of consents for the period 19/05/1992 to date,

including: -

1) Planning permissions 17/5062/41 and 17/0874/15 for “Replacement of

existing retail/industrial unit and demolition of existing single-storey unit and

construction of up to 5 new homes”. These permissions relate to frontage land

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within the commercial area, adjacent to the Leeway Carpets & Flooring

premises and sets a precedent for residential development within the locality.

2) Planning permission 10/1084 for “Residential development”; and

3) Planning permission 94/0434 for “Variation of condition attached to planning

permission 56/89/0017 (change of use from shop to residential use requiring

implementation within 5 years)”.

1.9 Prior to submission of the planning application, the applicant has undertaken detailed

pre-application consultation with the local planning authority, the local community

and key consultees. These details are provided in the PAC Report submitted with and

forming part of the outline application.

1.10 The Statement and the accompanying technical information is submitted in support of

the development proposal which seeks to make best use of the previously developed

land for an appropriate mixed-use development.

2.0 Site Description

2.1 The application site is located to the north side of Llantrisant Road. As shown on the

aerial photo at Section 1, the site is previously developed land accommodating

hardstand and commercial buildings to the site frontage with commercial/historic

scrapyard land use.

2.2 The main area of the site lying to the rear of Leeway Carpets and Flooring contains

the expansive foundations of the previous buildings, with areas of open scrub land

and boundary trees and vegetation beyond.

2.3 In review of neighbouring land uses, the application site is bounded by the following:

• Housing to the west along Llantrisant Road and south-west within the village

of Penycoedcae.

• Commercial units, including garage workshops and Leeway Carpets &

Flooring to the north. Beyond the commercial area are parking areas adjacent

to the Llantrisant Road entrance.

• The substantial Heatherwood Court Hospital complex to the north east.

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• To the south site boundary is open countryside. This area contains Site of

Important Nature Conservation 128, Penycoedcae Grassland and

Penycoedcae Roman Camp Scheduled Ancient Monument (SAM).

• Further to the north Mynydd y Glyn and Nant Muchudd Basin Special

Landcape Area.

2.4 The local area is within a sandstone resource area. The site is not subject to any other

material constraints, with the council advising at pre-application stage that there are

no Tree Preservation Orders, Listed Building and / or Conservation Area designations

affecting the application site.

2.5 The site is crossed by public rights of way (PON/85/1, PON/85/2, PON/86/1). Given

the former use of the land as a scrapyard and the self-contained nature of the site, it is

evident that the footpaths are not in regular use. The proposed site layout caters for an

appropriate diversion of the established public right of way through the site, both

integrating and improving the connections to and from the site via the existing

footpath network.

3.0 Planning Policy

Planning Policy Wales (PPW)

3.1 Government guidance informs that there is a presumption in favour of sustainable

development. In terms of the development proposal, it is considered that the scheme

is sustainable on the following grounds:

• An economic role – The development will help boost the local economy by

providing new family homes and jobs in a sustainable location, providing jobs

for the construction industry during these difficult economic times;

• A social role – It will provide a mix of high quality family houses, flats and a

retail unit, which will help to support local facilities and services; and

• An environmental role – the scheme will help make the best use of

previously developed commercial land (i.e. workshops and former scrapyard)

in a sustainable location. The attractively designed development will blend in

with the local vernacular and will not have any recognisable adverse impact

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on the natural and built environment. The scheme will enhance the

appearance of the site which is currently in poor condition.

3.2 The Welsh Government seeks to proactively drive and support sustainable, economic

development to deliver new homes and to create economic growth, in order to create

jobs and prosperity.

3.3 In terms of the principle of development, there should be a presumption in favour of

the proposal for provision of new homes together with a retail unit which makes best

use of the subject site which is “previously developed land”. The development

proposal provides an excellent opportunity to redevelop the site which was formerly a

scrap yard whilst ensuring that there are no adverse impacts on the local environment.

In this regard a significant amount of survey work has been carried out in ensuring

that appropriate assessment of flora and fauna has been met.

3.4 PPW informs that the planning system manages the development and use of land in

the public interest, contributing to the achievement of sustainable development. It

should reconcile the needs of development and conservation, securing economy,

efficiency and amenity in the use of land, and protecting natural resources and the

historic environment.

3.5 PPW advises that “Design” is taken to mean the relationship between all elements of

the natural and built environment. To create sustainable development, it is advised

that design must go beyond aesthetics and include the social, environmental and

economic aspects of the development, including its construction, operation and

management, and its relationship to its surroundings.

3.6 PPW notes that good design can protect and enhance environmental quality, consider

the impact of climate change on generations to come, help to attract business and

investment, promote social inclusion and improve the quality of life. It further

advises that meeting the objectives of good design should be the aims of all those

involved in the development process and applied to all development proposals, at all

scales, from the construction or alteration of individual buildings to larger

development proposals. The application submission seeks outline planning

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permission for a mixed use development and the submission is supported by a

Masterplan and 3D visuals providing the context for good design.

3.7 The above advice has been appropriately considered by the experienced project

architect in designing the development proposal for an attractive family homes which

represents an appropriate redevelopment option for the former scrapyard land.

TAN 12: Design

3.8 TAN 12, Paragraph 4.8 defines character as “Appraising “character” involves

attention to typography; 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 uses

and plan forms, boundary treatments, local biodiversity, natural and cultural

resources and local distinctive features and traditions (also known as vernacular

elements)”.

3.9 Given the scale, siting and design of the residential development, it makes best use of

the land for a range of family homes, flatted development and a retail unit. The

scheme presents the opportunity to reinforce the established residential built up area

with an appropriate housing layout within this self-contained former scrap yard site.

As shown on the masterplan layout and detailed in the ecology report opportunities to

provide appropriate landscaping provisions will also be advantageous to the setting of

the development and a landscape buffer is proposed to the rear boundaries of the site.

Local Development Plan (LDP)

3.10 The council’s Annual Monitoring Report (AMR 2017) reports that, in terms of

housing land supply, the LDP target of 5-year supply is not being met. The

development proposal is able to make a significant contribution in providing at least

70 residential units, together with a retail unit with flat above.

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3.11 In formulating the proposal, the key planning policy aims and objectives as outlined

in the LDP have been taken into account, including:-

Core Policies

• Policy CS2 which sets out criteria for achieving sustainable growth;

• Policy CS4 which sets out the housing requirement for the Development Plan

period;

• Policy CS5 which outlines the extent of the affordable housing requirement

that needs to be delivered through the plan period;

• Policy CS10 which outlines that the council will seek to protect mineral

resources in order to contribute to the local, regional and national demand for

a continuous supply, without compromising environmental and social issues;

Area Wide Policies

• Policy AW1 which sets out the criteria for new housing proposals;

• Policy AW2 which advises that development proposals on non-allocated sites

will be supported in sustainable locations;

• Policy AW4 detailing the criteria for planning obligations including Section

106 Agreements and the Community Infrastructure Levy (CIL);

• Policy AW5 which sets out the criteria for new development in relation to

amenity and accessibility;

• Policy AW6 which requires development to involve a high-quality design and

make a positive contribution to place making, including landscaping;

• Policy AW7 which identifies that proposals which impact upon sites of

architectural or historic merit or affect areas of public open space, allotments,

public rights of way, bridleways and cycle tracks will only be permitted

where it can be demonstrated that the proposal would preserve or enhance the

character of the area/public facilities;

• Policy AW8 which sets out the criteria for the protection and enhancement of

the natural environment;

• Policy AW10 which informs that development proposals must overcome any

harm to public health, the environment, or local amenity as a result of

flooding; and

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• Policy AW14 which safeguards minerals from development that would

sterilise them or hinder their extraction.

Southern Strategy Area

• Policy SSA11 which requires housing developments in the Southern Strategy

Area to have a net residential development of at least 35 No. dwellings per

hectare, subject to certain exceptions;

• Policy SSA12 which seeks a provision of 20% affordable housing on sites of

at least 5 No. units or more within the Southern Strategy Area;

• Policy SSA23 which informs that development within Special Landscape

Areas will be expected to conform to the highest standards of design, siting,

layout and materials appropriate for the site.

Supplementary Planning Guidance

• Design and Placemaking;

• The Historic Built Environment;

• A Design Guide for Householder Development;

• Affordable Housing;

• Nature Conservation;

• Planning Obligations;

• Access, Circulation and Parking.

3.12 The LDP policies encourage a high-quality design in all new development and

require that proposals should seek to enhance the site and surrounding area. The

proposal will enhance the established residential area, running parallel to the main

road; the proposal as presented on the initial sketch layout plan provides a spacious

housing development and is considered to have no adverse impacts on the natural and

built environment. The site is served by existing access which will be upgraded as

part of the development proposal.

Sustainability is at the heart of both the local development plan and Planning Policy

Wales. The latest version of PPW places significant emphasis on sustainable

development, placemaking, and active travel, stating that sustainable places are the

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goal of the planning system. A Transport Statement is submitted with and forms part

of the outline planning application and addresses these matters.

Policy AW2 of the LDP sets out the criteria that defines sustainable locations within

RCT, which includes sites inside settlement boundaries (Criterion 1) at development

that does not unacceptably conflict with surrounding land uses (Criterion 2).

In consideration of the above policy criteria of Policy AW2, it is observed that no

settlement boundary has been given to the established village of Penycoedcae within

the preparation of the LDP. It is considered that the redevelopment of the scrapyard

site will reinforce the established residential area at Llantrisant Road, making best use

of the brownfield site. At the pre-application meeting with the planning case officer,

it was acknowledged by both parties that the current condition of the site did not

contribute towards the wider landscape character or countryside setting, the site

consisting of the foundations of the previous buildings and associated hardstands and

scrub land. In terms of flora and fauna, ecology surveys and site survey work has

been carried out and the residential development on the main area of the site will

introduce appropriate mitigation and enhancements.

With regard to accessibility, the site will support existing facilities within the village,

including the public house approximately 300 metres away and will provide a new

retail unit to the benefit of existing and future occupiers of the village.

PPW states that development of previously developed (brownfield) land is

preferential to greenfield land.

The council has confirmed at pre-application stage that they are unable to

demonstrate a five-year land supply for housing and that land is generally available

for development. In consideration on PPW and Technical Advice Note 1

(TAN1):Joint Housing Land Availability Studies, the council’s current land supply

figure is only 1.4 years (a deficit of 3.6 years) and therefore, it should be

acknowledged that residential development at the application site will make an

important contribution to reducing the identified deficit. The council acknowledged at

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pre-application stage that the need to increase housing land supply in the borough

carries significant weight.

Further to the above and in consideration of development plan policy, the applicant

notes that the site is genuinely available and in review of the consultant survey

information, the land is free from physical constraints.

In consideration of planning history, the council has approved planning permission

for 5 No. residential units on the adjacent commercial land and the proposal for

further residential development on the former scrapyard site is consistent with the

principle of development in this case.

Visual Impact and Layout

The residential layout provides for an appropriate mix of two-storey detached and

semi-detached dwelling houses of modern design and scale. The scheme has been

amended following pre-application stage, takin on board feedback in relation to

access and internal road layout, relationship with the commercial area, public rights

of way, landscaping and associated planning considerations. The outline layout

shows how a comprehensive redevelopment option for the site can be met.

Residential Amenity

The plot is bounded by a hospital to the north-eastern side and commercial units

along the front (north-west). Therefore, as the council concluded at pre-application

stage, “given the very nature of the residential use proposed, it is not considered

there would be any undue impact upon the amenities or operation of these immediate

neighbours”.

Also noted by the council at pre-application stage was the fact that, “with respect to

any potential impact upon those residential properties to the north-west of the site,

whilst these properties would have become accustomed to the vacant nature of the

plot in recent years and it is accepted the introduction of a residential use at the site

would inevitable result in a degree of disturbance, the site was formerly in operation

as a scrapyard, which should have resulted in considerable more noise/disturbance

than that which may occur from the proposed residential use. Therefore, no concerns

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are raised in this respect. Finally, given the number of units proposed and separation

distances that would remain between the new properties and the adjacent

neighbours, the plot is considered to be of a sale capable of accommodating an

appropriately laid out residential development which would not result in any

detrimental impact in terms of privacy/amenity”.

The residential layout has been prepared by an experienced project architect with

appropriate regard to access, parking and highways safety including provision of off-

street parking provision in accordance with the council’s SPG Access, Circulation

and Parking requiring 2 no. off street spaces per 1-2 bedroom dwelling and 3 no. off-

street spaces for 3+ bedroom dwelling.

3.13 In terms of the quality of design, the development proposal for attractive family

homes and flats and a small retail unit with 2 flats above can be achieved to an

appropriate scale, siting and design.

3.14 The proposal ensures that the scheme is compatible with a local built form with the

rear application site boundaries to be afforded appropriate boundary screening in

order to create an attractive soft boundary to the edge of the residential development.

Furthermore and as set out in the ecology report the larger landscape/ecology buffer

to the rear provides for ecological mitigation/enhancement.

3.15 As set out in the Transport Statement the development proposal is within an

accessible location, served by public transport.

3.16 In presenting the proposal, appropriate consideration has been given to safety and

security. The site does not present any recognisable adverse impacts in relation to

crime prevention and enhances natural surveillance within the immediate area.

3.17 The development proposal for family homes is in-keeping with the local vernacular

and the high-quality residential development is appropriate to the character of the

natural and built environment and the proposal accords with the thrust, aims and

objectives of both local and national planning policy.

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4.0 Development Proposal

Amount/Application Scheme

4.1 The development proposal seeks outline planning permission for ‘Demolition of

single-storey workshops, new site access, erection of retail unit with flats above,

construction of residential development of at least 70 residential units and associated

development thereto’ on land to the rear of /adjacent to Leeway Carpets & Flooring,

Llantrisant Road, Penycoedcae, Pontypridd, CF37 1PL.

4.2 As shown on the proposed site layout extract below, the associated development

includes landscape buffer to the edge of the housing development, car parking, car

and cycle parking and associated infrastructure. Site photos are provided at

Appendix 1.

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Indicative Layout

Scale, Design and Appearance

4.3 Each house would benefit from access to outside private garden space and private

driveway. The properties being served by cycle and bin stores which will be

provided in accordance with the council’s parking and waste management

requirements.

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4.4 As shown on the architect’s indicative 3D visual, the new homes will be of high-

quality design, incorporating an appropriate palette of finishing materials and glazed

elements.

4.5 The boundary treatments between properties are anticipated to be timber fencing and

additional shrub and landscape planting which will enhance the residential setting.

Particular regard is to be given to the SINC designation to the rear of the subject site

in line with the ecological survey and this will be discussed with the planning case

officer at the forthcoming meeting.

4.6 In terms of PPW and LDP policy aims and objectives and in consideration of the

outline scheme seeking approval of access and scale (some matters reserved), the

development proposal would meet the requirements as follows:

a) the design of the development would enhance the character of the site;

b) there are no heritage assets affected by the development and the site is not within

a Conservation Area;

c) amenity is preserved through the design and orientation of windows and outside

space;

d) there are no adverse impacts presented in relation to the natural and built

environment, noting that an ecological survey has been carried out in order to

establish baseline conditions;

e) the design would be achieved in-keeping with the urban grain of the area and

represents an appropriate reuse of the “previously developed land” which

formerly accommodated a scrapyard;

f) The proposal has no adverse implications for crime and disorder and accords with

national policy guidance. The development is sited such that its construction will

not compromise the security of the site or expose it to unwarranted criminal

activity;

g) The new family homes would consider the use of energy efficiency measures,

including high-quality insulation and thermally efficient windows reducing air

permeability; use of high efficiency condensing boilers; reduce water

consumption; sustainable materials; having a waste management plan during

construction and; provide a dedicated waste storage area, including recycling;

dedicated cycle storage etc;

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h) No adjacent buildings or land uses will be affected by the development in terms

of loss of light or sunlight, shadow or daylight to any harmful degree;

i) There will be no impact on parking within the area as a result of the proposals and

the development itself provides sufficient spaces for the future residents;

j) The layout and design of the residential units can be comfortably accommodated

on site and provide suitable amenity for the future occupants, without

compromising the amenity of those around it; and

k) The access points into and out of the site can be utilised by emergency/larger

vehicles.

Design Aims and Objectives

4.7 In consideration of the attached planning drawings, key factors that have informed

the design process are as follows:

(a) Character of the area including local distinctiveness such as the pattern and

layout of buildings and land uses;

(b) Legibility, sense of place and a clear image or idea of the character of the

area,

(c) Neighbourliness in design, which includes visual impact and design quality;

(d) Flora and fauna considerations, noting that an ecological survey of the former

scrapyard land has been undertaken in order to identify any ecological

constraints affecting the nature and scale of a residential housing

redevelopment; and

(e) Surveillance and visibility including measures to minimise the potential for

crime. The proposed residential use makes best use of the “previously

developed land” and will enhance natural surveillance in the locality.

4.8 All the above factors are relevant to considerations of the pre-application

development proposal and have been assessed in the design concept. The above listed

factors have informed preparation of the scheme in the following way:

a) The development proposes the re-use of the former scrapyard site for a high-

quality residential development of family homes with appropriate parking and

amenity provisions;

b) The site is served by existing vehicle access with a new access to the main

area of the site (former scrapyard) proposed;

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c) The residential development has been placed and oriented to assimilate

sympathetically into the local environment;

d) Regeneration of the previously developed land with an attractive development

of high-quality family homes within a sustainable location;

e) The residential development can be achieved without any recognisable

adverse impacts on flora and fauna and/or landscape character; and

f) The new development will enhance natural surveillance in the locality.

Public Transport Links

Bus stops are located along Llantrisant Road and a short walk of the site providing

public transport links to and from the town centres of Pontypridd (approximately 1.3

miles) and Bridgend (approximately 15 miles).

The application is supported by a Transport Statement which assesses the local

highway and public transport provisions within the established residential settlement

of Penycoedcae.

Heritage

As confirmed at pre-application stage, the subject site does not contain any listed

buildings and is not within a Conservation Area designation.

In terms of historic land uses, the applicant is aware that the site lies directly adjacent

to (east) of the Penycoedcae Roman Camp Scheduled Ancient Monument. As set out

in the PAC Report pre-application consultation has been undertaken with CADW.

Flood Risk

The Natural Resources Wales Flood Maps indicate that the subject site is outside the

flood risk area.

The council advised at pre-application stage that the planning application submission

should be supported by full site drainage arrangements in order to negate the need for

drainage conditions to be attached to any future planning permissions. The council’s

Flood Risk Management Section identified the site as brownfield, bordered to the

north-west with the Low Risk Pluvial Flood Maps (provided by Natural Resources

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Wales), associated to the ponding with the adjacent highway. The drainage scheme is

presented following pre-application discussions with the drainage authority.

Environment

To the rear site boundary the countryside is designated as ‘Site of Nature

Conservation Importance’, being of county or regional wildlife value. LDP Policy

AW8 ‘Protection and Enhancement of the Natural Environment’ informs that RCT’s

distinctive heritage will be preserved and enhanced by protecting such areas.

An ecological survey has been commissioned in order to assess the flora and fauna

characteristics of the site (RTE, May 2019) and additional bat and reptile surveys also

undertaken.

The RTE report provides a habitat description, sets out the findings of the desk study

and inform that the site itself is not subject to any statutory or non-statutory nature

conservation designations. The site is identified as being of limited botanical value.

The ecological survey informs that:

• The former scrapyard site consists primarily of scrub with some mature trees

around the boundary and patches of grassland, bare ground and buildings.

• The land is not subject to any statutory or non-statutory nature conservation

designations.

• No reptile or amphibian records are known for the site. No reptiles or other

significant wildlife was found under the pre-existing refugia.

Whilst the site provides potentially suitable terrestrial habitat for amphibian species,

the only amphibians revealed by the desk study are palmate newt, smooth newt,

common toad and common frog.

Beyond the southern part of the site lies Penycoedcae grassland, a Site of Importance

for Nature Conservation (SINC). The consultant identifies that the proximity of the

SINC is considered unlikely to represent a major constraint to the development of the

land because a small scale residential development is unlikely to cause off-site

impacts of a kind that would be detrimental to the interest of the site, either in terms

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of its vegetation or the habitat which it provides for fauna. The survey advises that

detailed development proposals would need to consider:

• The proposal must be such that it does not cause off-site hydrological impacts

which might result in changes to the vegetation of the SINC;

• A buffer of mature vegetation should be left around the margin of the site to

provide visual cover between the SINC and the development site, but

provision should be made to ensure that no tipping of garden waste etc. could

occur on to the SINC.

With regard to the council’s Supplementary Planning Guidance, the ecological

consultant identifies that, given its location within the landscape, the site itself is

unlikely to play a significant role in connecting other features of bio-diversity

importance, but the more mature vegetation around the site boundary is very likely to

be used by wildlife moving around the landscape, for example, as a movement

corridor or foraging route by bats. In addition to retaining a buffer of mature

vegetation around the periphery of the site, the ecological survey notes that it will be

important to ensure that this feature is not subject to stray light-spill from any

development within the site itself.

The report states that the identification of appropriate mitigation and enhancement

measures for within the site itself would depend on the findings of the recommended

follow up survey. The initial survey identifying potential opportunities, including:

• Provision of house sparrow terraces in shaded locations beneath the eaves of

the buildings to provide nesting habitat for this red-listed bird which occurs in

the immediate locality;

• Incorporation of bat bricks or other bat-roosting features into the design of the

buildings, particularly in locations close to the boundary vegetation around

the site;

• Erection of bird boxes on trees around the site margin to provide nesting

opportunities for hole-nesting species which are currently quite limited on

account of the immaturity of the woody vegetation, use of a SuDS system,

incorporating swales etc. for treating run-off from hard surfacing within the

development;

• Use of locally native stock in a landscaping scheme; and

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• Scrub clearance within the site should be undertaken outside the bird breeding

season, i.e. avoiding the period from March to August inclusive.

Trees

There are no known Tree Preservation Orders associated with the subject site and

associated with the boundary trees to the rear of the site. The site survey identifies the

presence of the mature tree cover and it is shown that the area to the rear boundaries

will be retained as a landscape buffer.

Ground Conditions

At pre-application stage, the council advised that the application site falls within a

Development High Risk Area in respect of historic underground coal mining. A Coal

Mining Risk Assessment and associated site investigation report are submitted with

and form part of the application submission and informs that “there is no potential

risk to a residential development from shallow mine workings or from disused mine

entries. The presence of a disused mine entry within the confines of the Site is

considered to be very low”.

5.0 Conclusion

5.1 The outline application with some matters reserved proposes ‘Demolition of single-

storey workshops, new site access, erection of retail unit with flats above,

construction of residential development of at least 70 residential units and associated

development thereto’ on land to the rear of /adjacent to Leeway Carpets & Flooring,

Llantrisant Road, Penycoedcae, Pontypridd, CF37 1PL.

5.2 Preparation of the application proposal has been informed by the aims and objectives

of design considerations of the site and locality and those contained in national policy

guidance and the Development Plan. Regard has been had to the policy provisions

and, where appropriate, the balance to be struck between these policies and any

competing considerations.

5.3 The comprehensive mixed use development proposal is considered sustainable

because it meets these dimensions in the following ways:

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• Economic role – the development will help boost the economy by providing

new high-quality family homes and a small retail unit in a sustainable

location, providing jobs for the construction industry during these challenging

economic times;

• Social role – the new residential development will provide high-quality family

accommodation within the established urban area on a former scrap yard site

which will assist in supporting local services and facilities. The development

will also assist the council in meeting their housing need targets during the

Plan period;

• Environmental role – the scheme will help make the best use of previously

developed land in a sustainable location. The development will be a visual

improvement to the site and local environment and in review of the consultant

report the scheme can be delivered without any recognisable adverse impact

on the natural and built environment of the surrounding area.

5.4 PPW is clear that there is a presumption in favour of sustainable development which

supports the principle of development. There are no adverse impacts which outweigh

the benefit of the proposed redevelopment of the site for a high-quality residential

development and small retail unit.

5.5 We respectfully request that outline planning permission be granted for this

significant mixed use development on its planning merits and taking into account the

supporting information and plans submitted with the application.

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APPENDIX 1: SITE PHOTOS