planning, design and access statement · 2019. 7. 23. · 43/2016/0558 substitution of 3 terraced...

Planning, Design and Access Statement

Former Plas Deva Caravan Park, Meliden

July 2019

Planning, Design and Access Statement

Plas Deva Caravan Park, Meliden

Project Ref: 30708/A3/LR 30708/A3/LR/SG

Status: Draft Draft

Issue/Rev: 01 02

Date: 15 July 2019 22 July 2019

Prepared by: LR LR

Checked by: -

Barton Willmore LLP Tower 12,

18/22 Bridge St, Spinningfields,

Manchester M3 3BZ

Tel: 0161 817 4900 Ref: 30708/A3/LR/SG

Email: [email protected] Date: July 2019

COPYRIGHT

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mailto:[email protected]

CONTENTS

Page

1.0 INTRODUCTION 1

2.0 THE SITE AND SURROUNDING AREA 3

3.0 THE PROPOSED DEVELOPMENT 5

4.0 PLANNING POLICY CONTEXT 6

5.0 PLANNING POLICY ASSESSMENT 12

6.0 DESIGN AND ACCESS STATEMENT 20

7.0 CONCLUSIONS 29

Introduction

30780/A3/LR/SG Page 1 July 2019

1.0 INTRODUCTION

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

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

the proposed residential development of land at the former Plas Deva Caravan Site,

located at Ffordd Talargoch, Meliden.

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

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

below.

1.3 This Statement sets out why the proposed development is considered to be a cceptable

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

design, and other pertinent technical considerations.

Summary of Proposed Development

1.4 The Application seeks full planning permission for 41 affordable dwellings with associated

roads, open space and infrastructure.

1.5 The proposed development will include a housing mix of two, three and four bedroom

properties; further details are provided in Section 3 of this Statement.

Planning Application Pack

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

Application:

Plans and Reports Reference/Consultant

Location Plan MacBryde Homes Ref: FTM-LP.01

Proposed Site Layout MacBryde Homes Ref: PD-SP01

Proposed Site Layout (Colour) MacBryde Homes Ref: PD-SP01-COL

Housetypes MacBryde Homes Ref: Various

Planning, Design and Access Statement Barton Willmore

Arboricultural Impact Assessment Ascerta

Transport Statement SCP

Phase 1 Habitat Survey/Bat Survey Cheshire Ecology Services Ltd

Noise Survey Hepworth Acoustics

Landscaping Plans Ascerta Ref: P.1184.19.03

Drainage Assessment Wheetwood

Table 1 – Application Submission Documents

Introduction


Pre-Application Consultation

1.7 The Applicant has engaged in pre-application discussions with Denbighshire County

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

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

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

than 10 dwellings, it constitutes “major” development.

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

and a statutory letter sent to a number of consultees and properties within the

immediate surrounding area. Statutory consultees include:

➢ Local Planning Authority

➢ Local Highway Authority

➢ Denbighshire Council’s Ecology Officer

➢ Denbighshire Council’s Housing Officer

➢ Coal Authority

➢ Welsh Water

➢ National Resources Wales

➢ CPAT

➢ Local Councillors:

• Councillor Peter Evans, 32 Brynllys, Meliden, Prestatyn, LL19 8PP

• Councillor Janice Taylor, C/O Prestatyn and Meliden Town Council, 7 Nant Hall

Road, Prestayn, Clwyd, LL19 9LR

➢ Meliden Town Council

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

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

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

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

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

The Site and Surrounding Area


2.0 THE SITE AND SURROUNDING AREA

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

physical characteristics.

The Site

2.2 The Site is located along the A547 approach into Meliden, Prestatyn and comprises the

former Plas Deva Caravan Park which extends to 1 ha. It is bounded by the A547 to the

north west, and previously developed land to the north-east. Pen Y Maes and a public

right of way are located along the south-eastern boundary of the Site (Ref: 205/19), with

a former car sales garage to the south-west. There are presently two accesses to the

Site; one via an unsurfaced access road which links to a gated access on the south -east

section of the Site, and a secondary access along the northern section of the Site via a

gated access.

Public Transport Linkages

2.3 The nearest bus stops are located on Meliden Road and provide a regular bus service

serve on routes no. 13, 19, 35 and 40 to Prestatyn, Bodwelwyddan, Colwyn Bay,

Llandudno, Flint, Holywell and Rhyl. Accordingly, the Site is considered to benefit from

good accessibility and access to public transport linkages and is sustainable in terms of

its location.

Meliden Centre

2.4 The Site lies adjacent to the settlement boundary of Meliden. A range of facilities are

accessible within a 1-mile radius of the Site including:

➢ Primary School

➢ Convenience store and supermarket

➢ Pharmacy

➢ Public House

➢ Post Office

➢ Doctor’s surgery

➢ Industrial Estate

➢ Bowling Club

➢ Health and Fitness Club

➢ High School



2.5 It is considered that the range of facilities within Meliden are appropriate to serve both

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

Site Planning History

2.6 A summary of the Site’s planning history is set out in Table 2 below:

Application Ref:

Development Decision

Plas Deva Caravan Site

43/2007/0714

Development of 1.0 ha of land for residential development and construction of new vehicular access (outline application)

Approved 03/09/2008

43/2011/0798 Variation of condition no 2 and 3 of outline

planning permission ref: 43/2007/0714 to

extend the period for submission of reserved matters and commencement of development

Approved 11/10/2011

43/2013/1318 Change of use of land for the siting of up to

43 park homes for permanent residential

occupation including access improvements

and retention of existing building for site

manager’s accommodation

Refused 18/06/2014

43/2014/1371 Full planning application for change of use

of land for siting of 26 park homes including access, car parking and associated works,

and erection of 17 dwellings and conversion of existing buildings into 2 dwellings

Withdrawn 07/12/2015

Adjoining / Adjacent Sites

43/2012/1561 Erection of 8 affordable dwellings,

construction of new vehicular access and associated works (Meliden Garden Centre)

Approved 17/04/2018

43/2016/0558 Substitution of 3 terraced houses on plots 6 – 8 with 2 semi-detached (Meliden Garden Centre)

Approved 28/07/2016

43/2014/0644 Development of 0.45ha of land by the

erection of 7 detached dwellings (Prestatyn Car Sales)

Approved 01/10/2014

43/2017/0650 Details of scale, appearance and

landscaping of 7 dwellings submitted in accordance with condition 1 of outline

planning permission 43/2014/0644 (Prestatyn Car Sales)

Approved 28/09/2017

Table 2 – Planning History

The Proposed Development


3.0 THE PROPOSED DEVELOPMENT

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

of this Statement, the Applicant is seeking full planning permission for 41 affordable

dwellings, with associated roads, open space and infrastructure.

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

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

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

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

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

House Type Description No. of units

2P1B 1 bed walk up flat 8

4P2B 2 bed, end and mid terrace 19

5P3B 3 bed end terrace 12

6P3B 4 bed, end terrace 2

Table 3 – Housing Mix

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

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

from its own private garden.

3.5 A 2m footpath will be provided through the Site which will facilitate vehicle, pedestrian

and cycle linkages, with dropped kerbs and tactile paving to aid footpath users and

cyclists. This will ensure that the Site is accessible for all.

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

located along the frontage of the Site, which extends to circa 0.1 ha.

Planning Policy Context


4.0 PLANNING POLICY CONTEXT

Development Plan

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

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

in accordance with the development plan, unless material considerations indicate

otherwise.

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

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

2006 - 2021.

4.3 The following policies are of relevance to the Application:

➢ BSC 1- Growth Strategy for Denbighshire

➢ BSC 4 - Affordable Housing

➢ BSC 11 – Recreation and open space

➢ BSC 12 – Community Facilities

➢ RD 1 – Sustainable development and good standard of design

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

➢ VOE 1 – Key Areas of Importance

➢ VOE 5 - Conservation of natural resources

➢ VOE 6 – Water Management

➢ ASA 3 - Parking Standards

Site Designation

4.4 Within the adopted LDP, Meliden is identified as a “Lower Growth Town”, which functions

as a service centre with a wider rural hinterland and make a positive contribution to the

overall housing and employment requirements of the Borough.

4.5 Policy BSC 1 states:

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

local communities and to meet projected population changes. In order

to meet these needs the Local Development Plan makes provision for

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

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

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



Other Material Considerations

Supplementary Planning Guidance

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

➢ Residential Development Design Guidance (2016)

➢ Residential Space Standards (2013)

➢ Recreational Public Open Space (2017)

➢ Affordable Housing (2014)

➢ Parking Requirements in New Developments (2014)

➢ Trees and Landscaping SPG (2016)

➢ Planning Obligations (2016)

➢ Conservation and Enhancement of Biodiversity (2016)

➢ Planning for Community Safety (2017)

➢ Planning and the Welsh Language (2014)

Joint Housing Land Availability Study (2019)

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

2019 and sets out the housing land supply position for the area ( from the base date of

1 April 2019). The JHLAS was prepared in accordance with PPW10 and TAN1 (Joint

Housing Land Availability Studies).

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

has a 1.55 year housing land supply, as repeated in Table 4 below:

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

B Completions 2006 – 2019 2,728

C Residual Requirement (A-B) 4,772

D 5 Year Requirement 11,930

E Annual Need 1,254

F Total 5 Year Supply 1,948

G Land Supply in Years (F/E) 1.55 years

Table 4– Housing Supply Position

Local Housing Needs Assessment (“LHNA”)

4.9 The Council has produced an updated LHNA which supports the emerging LDP and which

concludes the following:

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



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

➢ The housing stock in Denbighshire comprises primarily of detached and

detached houses, with limited terraced housing and flats ;

➢ There are six housing market areas within Denbighshire. Prestatyn and

Meliden form its own housing market area (“HMA”) and is located adjacent to

the Rhyl and Coast Housing Market;

➢ Borough-wide - there is a need for an additional 105 affordable dwellings per

annum, in addition to the committed supply of affordable housing identified

within the LDP, sites with planning permission, and social housing grant

programme;

➢ There is a high demand for 1 bed properties;

➢ The recommended suggested housing mix is 30% (1/2 bed); 35% (3 bed) and

4 bed (35%);

➢ In terms of social housing need, there are currently 174 applicants on the

waiting list comprising - 75 x 1 bed; 61 x 2 bed; 31 x 3 bed and 7 x 4+ bed;

and

➢ In terms of intermediate housing to rent or buy, there are currently 50

applicants on the Prestatyn and Meliden waiting list comprising – 1 x 1 bed;

22 x 2 bed; 25 x 3 bed; and 2 x 4+ bed.

Emerging Local Development Plan

4.10 The Council is currently preparing a new LDP. The emerging Pre-Deposit LDP is currently

out to consultation until 30th August 2019. Whilst the document sets out various scenarios

for growth, limited weight is given to the emerging LDP at this time.

National Planning Policy

Planning Policy Wales (10th Edition, December 2018)

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

sustainable development. The Welsh Government has recently published updated national

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

key issues and policies set out within PPW10 are considered relevant to the proposed

development.

What is Sustainable Development (Chapter 1)

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

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

material considerations indicate otherwise.



Planning for Sustainability (throughout)

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

Design Principles (Chapter 3)

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

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

community safety.

Welsh Language (Chapter 3)

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

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

and is a material consideration in planning decisions

Transport (Chapters 3 and 4)

4.16 A hierarchical transport approach to development is supported by PPW10. It states that

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

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

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

private car and enables sustainable development to employment, local servi ces and

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

developments.

Housing (Chapter 4)

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

requirement proposed is deliverable1 and that sufficient land is genuinely available or will

become available to provide a five-year supply of land for housing2. It also confirms that

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

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

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

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

weight given to this is a matter for the decision maker 3. It also confirms that affordable

housing is a material consideration in determining relevant applications 4

1 PPW10, Paragraph 4.2.10 2 PPW10, Paragraph 4.2.15 3 PPW10, Paragraph 4.2.21 4 PPW10, Paragraph 4.2.25



Infrastructure and Services (Chapter 5)

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

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

sustainable development and design5 and the role of LPAs in helping to move towards a

low-carbon economy.

Distinctive and Natural Places (Chapter 6)

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

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

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

process 6. LPAs should consider and avoid any adverse impacts on the environment.

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

Green Infrastructure (Chapter 6)

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

environment should be enhanced by integrating green infrastructure into development 7.

Landscape (Chapter 6)

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

outset to landscape value to ensure that wellbeing needs and an effective and integrated

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

Flood Risk and Drainage (Chapter 6)

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

flooding8. It also confirms that in determining planning applications, LPAs should work

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

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

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

loss of flood storage / flood flow route; or increase the problem of surface water run -off9.

Contaminated Land (Chapter 6)

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

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

5 PPW10, Paragraph 5.8.3 6 PPW10, Paragraph 6.4.4 7 PPW10, Paragraph 6.2.5 8 PPW10, Paragraph 6.6.25 9 PPW10, Paragraph 6.6.27



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

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

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

any contamination are required10.

Air Quality (Chapter 6)

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

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

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

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

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

planning application process11.

Noise Pollution (Chapter 6)

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

levels prior to determining planning applications.

Other material considerations

4.26 Other material considerations include:

➢ Technical Advice Note (TAN 1) – JHLAS

➢ Technical Advice Note (TAN 2) – Planning and Affordable Housing

➢ Technical Advice Note (TAN 5) – Nature Conservation and Planning

➢ Technical Advice Note (TAN 10) – TPO

➢ Technical Advice Note (TAN 12) – Design;

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

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

(October 2013) and (January 2016);

➢ Wales Spatial Plan Update (2008); and

➢ Active Travel Act (Wales) 2013.

10 PPW10, Paragraph 6.9.18 11 PPW10, Paragraph 6.77

Planning Policy Assessment


5.0 PLANNING POLICY ASSESSMENT

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

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

development is appropriate and policy compliant.

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

➢ Principle of Development;

➢ Landscape and Design Considerations;

➢ Highways Considerations;

➢ Other Considerations; and

➢ Achieving Sustainable Development.

Principle of Development

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

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

adopted development plan for the area, unless material considerations indicate

otherwise. Given that the LDP was adopted in June 2013, it therefore forms the

development plan relevant to this Application. The emerging LDP has not progressed

significantly and is therefore afforded limited weight in the consideration of this

Application.

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

identified as a Lower Growth Town within the LDP Settlement hierarchy. The settlement

functions as a Local Service Centre with a rural hinterland and makes an important

contribution towards the overall housing and employment requirement of the County.

5.5 The Site is a housing allocation within the adopted LDP under Policy BSC1. Further, the

Site is included as a housing site within the JHLAS (Ref: 3093) capable of accommodating

30 dwellings. The Site has been identified as suitable within the JHLAS because “the

owner is in discussions with RSLs for the site, and TPOs trees are located on site which

constrain development and is deliverable within 3 years”.

5.6 Whilst it is acknowledged that the Site is located outwith the settlement boundary, it is

the Applicant’s position that there is a significant need for new housing in the Borough

to meet existing and future housing needs which outweighs any conflict with the adopted



LDP which it is noted is in the process of being reviewed in accordance with Regulation

41. It is also acknowledged that the Council is unable to demonstrate a deliverable 5-

year housing land supply (1.55 years) which should be weighed appropriately by the

decision-maker in the planning balance.

5.7 This is a position which has been acknowledged and accepted by the Council in the

determination of other recent applications. For example Application Ref:

14/2019/0233/PO for 5 dwellings which was approved by Members in July 2019, states

within the Officer Report that “with reference to the development plan and

housing need, it is to be noted that the latest JHLAS has concluded that

Denbighshire has just 1.55 years supply of available housing land against a

minimum national requirement of 5 years. This shortfall is a significant

material consideration in determining this application” [our emphasis].

5.8 Furthermore, there are other recent key decisions on sites outwith settlement

boundaries where significant weight has been given to the need to increase housing

land supply where LPAs have been unable to demonstrate a five -year supply based on

their JHLAS. These include Church Road, Caldicot, Monmouthshire (Application Ref:

DM/2018/00880), Deganwy, Conwy (Ref: APP/T6905/A/17/3188913), and Land East of

Tan y Bont, Main Road, Rhosrobin (Appeal Ref: APP/H6955/A/17/3182282) . As such, it

is our position that the accepted absence of a five-year supply of deliverable housing

land weighs heavily in the planning balance and is a s ignificant material consideration

in support of the proposed development, alongside its LDP allocation.

5.9 Whilst Policy BSC4 states that proposals for 100% affordable housing sites will only be

considered on sites of 10 units or less, there is a pressing need for more affordable

homes, as evidenced within the 2019 Local Housing Market Assessment which identified

a requirement for this size of properties within Meliden. It is the Applicant’s position

that the delivery of 41 affordable homes comprising one to four bedroom properties, to

be built by the Applicant but purchased by a RSL who will manage the properties , will

make a positive contribution to the affordable housing needs of the Borough; this is a

benefit of significant weight in the planning balance. It is also compliant with Policy

BSC4 – Affordable Housing and Affordable Housing SPG. In addition, whilst the exact

tenure split at present is not set, it will evolve as dialogue progresses through the

planning application process and will either comprise social rent, intermediate rent or

shared equity arrangement in accordance with TAN2.



5.10 Overall, the principle of development on the Site is deemed to be acceptable as

established through the adopted LDP, and accords with Policies BSC1, BSC4 and RD1;

Affordable Housing SPG; TAN2; and PPW10.

5.11 We now go on to consider other material considerations relevant to th is Application.

Landscape and Design Considerations

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

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

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

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

and appearance of the surrounding area.

5.13 41 new dwellings are proposed as part of the development, comprising a mix ture of one,

two, three and four bedroom properties. A mix of house types and tenures are proposed,

including flats and terraced properties. The maximum height of the buildings will be two

storeys, in-keeping with the surrounding area and in compliance with Policy RD1 and

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

natural surveillance and overlooking, and will provide for an inclusive design in

accordance with the Council’s Residential Development Design Guidance .

5.14 The proposed net density across the Site is 45 dph, in accordance with the Council’s

requirement of a minimum of 35 dph within Policy BSC1, and seeks to ensure that the

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

extends to 1 ha, of which 0.1 ha is proposed for open space, in compliance with Policy

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

given to the Residential Space Standards SPG which stipulates the minimum Gross

Internal Area (GIA) required for each of the properties12. The proposed GIA floorspace

is substantially above the minimum standards required within the SPG, ranging from 51

to 111 sqm.

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

the enclosed Landscaping and Management Plan, and over 0.1 ha of private open space

required by the Council’s Residential Development SPG.

12 Minimum GIA requirements – 1 bed – 50 sqm; 2 bed – 65 sqm; 3 bed – 80 sqm; and 4+ bed – 100 sqm



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

Statement.

Highways Considerations

5.17 A Transport Assessment has been prepared in support of this Application alongside

detailed access drawings and should be read in conjunction with this Statement.

Sustainability

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

location, with the nearest bus stop located on Ffordd Talargoch. Other bus stops are

located on Meliden Road and provide a regular bus service serve on routes no. 13, 19,

35 and 40 to Prestatyn, Bodwelwyddan, Colwyn Bay, Llandudno, Flint, Holywell and Rhyl.

Accordingly, the Site is considered to benefit from good accessibili ty and access to public

transport linkages and is sustainable in terms of its location demonstrating compliance

with the Active Travel Act (Wales) 2013.

Access Arrangements

5.19 Access to the Site will be via the A547 and will take the form of priority controlled T-

junction. The access road with include a 5.5m wide carriageway and 2m wide footpath

on both sides. Pedestrian and cycle access to the Site will be via the vehicular access

with an additional pedestrian link provided onto the PROW 205/18/Pen Y Maes along the

south-east of the Site.

Highway Capacity Assessment

5.20 The maximum number of vehicular trips arising from the development will be 31 two-

way trips during the AM peak and 20 two-way trips during the PM peak. The cumulative

impact of the proposed development, in conjunction with their recent scheme at Dyserth

(Ref: 42/2018/0923) and Rhuddlan (Ref: 44/2018/0855) has been assessed. It concludes

that the A547 / Dyserth Road/Waterfall Road Signalised Junction and New Road/Rhyl

Road Roundabout would continue to operate within capacity, alongside committed,

current, and allocated sites. Given that the Site is a housing allocation within the LDP,

the traffic generated by this scheme was included in the cumulative impact assessment,

and there are no identified concerns with the proposed development scheme from a

highway perspective.



Car Parking Provision

5.21 As part of the proposed development, up to 4 car parking spaces per dwelling are

proposed, in accordance with the Council’s maximum car parking standards set out in

the Parking Requirements in New Developments SPG and Policy ASA3.

Summary

5.22 In view of the above, it is considered that the proposed scheme and accompanying

Transport Assessment and Transport Implementation Strategy and associated proposed

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

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

2013.

Other Considerations

Drainage

5.23 A Drainage Assessment has been prepared as part of the Application. It has been

identified within the Assessment that the Site is located within Zone A and thus located

outside the 1:1,000 annual probability flood outline.

5.24 To inform the proposed drainage strategy for the Site, the Applicant has taken account

of TAN15 and the latest national standards on Sustainable Urban Drainage Systems

(SUDS) as documented within the Flood and Water Management Act 2010 (Schedule 3).

5.25 In summary, the Drainage Assessment has identified the following means of surface

water and foul water drainage to be implemented across the Site:

Surface Water

5.26 The disposal of surface water by infiltration is not expected to be feasible owing to the

ground condition. Surface water from the Site will therefore be disposed of either to a

highway drain if this is possible, or via the existing 150mm VC public combined sewer

network located to the north-west of the Site on Ffordd Talargoch.

Foul Water

5.27 It is proposed the foul water from the proposed development will be directed to the

150mm VC public combined water gravity sewer.



5.28 These proposed drainage measures are considered to be acceptable; they will ensure

that the proposed development does not increase flood-risk elsewhere and that surface

water run-off can be sustainably managed and compliant with Policy VOE 6 and TAN15,

NRW guidance, and the latest national standards on SUDS.

Ecology

5.29 The Application is accompanied by an Extended Phase 1 Ecology Report and Daytime

Bat Survey. The Report demonstrates that the Site is not designated with any statutory

or non-statutory designations for nature consideration. The Report concludes that the

nearest SSSI is Graig Fawr, which is located 20m of the south-east from the Site.

However, it is not considered that the proposed development will impact on this.

Additionally, the Site mainly comprises semi-improved grassland and mixed trees, shrubs

and gravel paths with an existing building which will be demolished as part of the

development and there are opportunities to improve this throughout the development.

5.30 Whilst it is noted there are a number of mature trees on the Site, it is accepted by the

Council that the loss of these trees is required to facilitate development. However, as

discussed in the following section, replacement planting is proposed throughout the

development.

5.31 There are no identified badger sets, barn owls or great crested newts located on the

Site, and whilst the habitat has the potential to provide suitability for roosting bats, this

can be addressed through condition alongside any other further requested

emergence/re-entry and reptile surveys. As such, it is considered that the proposed

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

and Enhancement of Biodiversity SPG.

Trees

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

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

5.33 The AIA confirms that a number of trees on-site are subject to a Tree Preservation Order

(“TPO”). These include T1-T3, G7, G9, T13-T16 and G8. It has been acknowledged by

the Council within its pre-application response that in order to facilitate the proposed

development, tree loss will be required. This will result in the removal of a number of

existing poor quality trees.



5.34 The AIA confirms the need to remove 12 trees (T1, T2, T4, T5 – T14) and Tree Groups

G1, G2, G3 (in part), G4, G5 and G7 – G9 and H1 (in part) to facilitate the proposed

development. To compensate for this loss replacement planting is proposed and it is

concluded that in terms of canopy cover that the medium to long term impact of the

proposed development will be neutral. The better quality trees will be protected in the

area of public open space to be provided along Ffordd Talargoch.

5.35 Further details of the proposed landscaping are provided within the accompanying

landscaping plans, demonstrating compliance with the Council’s Trees and Landscaping

SPG.

Welsh Language

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

account when determining planning applications. The Applicant is agreeable to the

provision of bilingual signage within the development. Accordingly, the proposed

development is compliant with Policy RD5 and the Planning and Welsh Language SPG.

Noise

5.37 A Noise Impact Assessment has been prepared as part of the Application and

demonstrates that the proposed development is acceptable in noise terms. The noise

levels from the A547 will not impact negatively on the proposed development/properties.

The extent of mitigation proposed is limited to acoustic fencing along Plots 1, 4, 27 and

312, and the provision of double glazing; these are not overly onerous and are deemed

to be acceptable.

Developer Contributions

5.38 The need for developer contributions will be discussed as part of the planning application

process. The Applicant is agreeable in principle to the provision of developer

contributions; however, this is only where it accords with Policy BSC3; Planning

Obligations SPG and Regulation 122 of the Community Infrastructure Levy Regulations

which seek to ensure the following:

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

in planning terms;

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

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

proposed development.



Achieving Sustainable Development

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

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

development achieves the economic, social and environmental principles of sustainable

development, as outlined below:

➢ The proposed development will provide much needed market and affordable

housing, providing an opportunity to address the existing deficit in housing

provision for 1 – 4 bed homes within Meliden;

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

its close proximity to public transport linkages and surrounding commercial and

residential properties;

➢ The proposed development will deliver the following economic benefits:

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

• Increased commercial expenditure (convenience, comparison, leisure

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

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

programme;

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

services; and

• Annual Council Tax contributions; and

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

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

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

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

Design and Access Statement


6.0 DESIGN AND ACCESS STATEMENT

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

in support of the Application, taking into account guidance contained within the Town

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

amended) and PPW10 and TAN12.

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

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

requested by the Council through the pre-application engagement process.

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

explain:

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

development; and

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

6.4 We address these matters in detail below.

Summary of the Proposed Development

6.5 Full planning permission is sought for the construction of 41 affordable homes, alongside

access, open space, landscaping and infrastructure. This is discussed in further detail in

Section 2 of this Statement.

Site and Context Analysis


6.6 The Site is a former caravan site, which is largely vacant, with the exception of a dwelling

location in the middle of the site, as shown in Figure 1. The existing access points to

the Site are via the A547 as shown in Figures 2 and 3.



Figure 1 – Site Setting

Figures 2 and 3 – Access from A547

The Proposed Development

6.7 Following initial pre-application dialogue with the Council, and the Applicant’s

subsequent internal review process, the layout of the scheme has evolved through

several reiterations between April and July 2019. This has involved the relocation of the



proposed entrance, amendments to Plots 1 -10, and a re-plan of the layout which

included an increase in POS provision as shown in Figures 4 – 6 below.

Figure 4 – Layout April 2019

Figure 5 – Layout April 2019



Figure 6 – Layout June 2019

6.8 The following site layout is now proposed as part of this Application .

Figure 7 – Proposed Site Layout



6.9 The latest scheme iteration takes account of discussions held with the Council and has

resulted in an increase in POS provision, re-orientation of plots, and an increase in the

offset distance from Ffordd Talargoch.

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

set out in PPW10 and TAN12.

Character and Appearance

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

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

the proposed density of 45 dph is in-keeping with the density of the surrounding

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

6.12 A large proportion of the Site (0.1ha) is proposed to be designated as open space. This

is reflective of the character of the local area and involves the retention of a number of

trees to the front of the Site.

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

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

properties within the settlement.

6.14 It is anticipated that the main wall materials will comprise facing brickwork with

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

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

condition.

6.15 Examples of the proposed housetypes are set out below in Figures 8, 9 and 10 below.



Figure 8 – Proposed House Type 1





Layout

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

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

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

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

relation to GIA (ranging from 51 – 111 sqm) as the properties are in excess of this; the

requirement for a minimum of 40 sqm of outdoor space; and the stand-off distances

between properties are generally in excess of 21m. In addition, landscaping is proposed

throughout the development, most notably within the car parking areas, in order to

break-up and soften areas of hard landscaping.

Access

6.17 Policy compliant roads and footpaths will be provided through the Site, with pedestrian

and cyclists utilising the same access roads. The use of dropped kerbs and tactile paving

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

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

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



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

The proposed access arrangements and visibility splays are shown in Figure 11.

Figure 11 – Access Arrangements

Movement

6.19 The proposed development supports sustainable means of transport . The nearest bus

stops which serves both the immediate and wider area are located along the A547. It

has been demonstrated within the accompanying technical reports that the Site is

accessible.

Environmental Sustainability

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

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

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

a high-quality development with a large area of POS to the front of the site, and which

in turn encourages and improves the biodiversity value of the Site.



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

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

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

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

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

to the impact of current and future climate change issues and Residential Development

Design Guidance SPG.

Community Safety

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

design of the proposed development. The buildings and the internal roads have been

orientated in such a way to ensure that it provides natural surveillance and through the

proposed house types, to ensure there is overlooking from the elevations which face the

internal roads, and to ensure compliance with the Secured by Design Principles.

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

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

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

the buildings and the proximity to Prestatyn will ensure that residents of the Site feel

safe and will ensure that the Application is compliant with the Council’s Planning for

Community Safety SPG.

Response to Planning Policy

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

development plan policies RD1, BSC3, BSC4 and BSC11; TAN12 and TAN 15; residential

development design, residential space standards, recreational public open space,

affordable housing, parking, and trees and landscaping and planning for community

safety SPGs; and PPW10.

Conclusions


7.0 CONCLUSIONS

7.1 This Planning, Design and Access Statement is submitted on behalf of Macbryde Homes

Ltd in support of a full planning application for the proposed development of 41

affordable homes, with associated open space, access and landscaping.

7.2 Whilst the Site is located outwith the settlement boundary, it is an allocated site, and

there is a clear need for market and affordable housing within Meliden. This is a position

acknowledged and accepted by the Council in its consideration of recent housing

applications in which it concluded that the accepted absence of a five-year housing land

supply is a significant material consideration in the determination of housing

applications. This has also been re-enforced through recent decisions referenced within

this Statement.

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

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

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

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

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

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

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

housing land supply shortfall identified within this Statement.

7.5 Having assessed the proposed development against the relevant planning policy context,

we therefore respectfully request that planning permission be granted for this

sustainable development.