DESIGN AND ACCESS STATEMENT NOVEMBER 2010
PROPOSED RESIDENTIAL DEVELOPMENT AND STRATEGIC OPEN SPACE LAND AT MICHAELSTON ROAD, CARDIFF CHARLES CHURCH Prepared by:
In conjunction with:
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
CONTENTS 1.0
Introduction
2.0
Context
3.0
Site Analysis and Appraisal
4.0
Design Evolution and Principles
5.0
Character
6.0
Community Safety
7.0
Environmental Sustainability
8.0
Landscape and Ecology
9.0
Access and Movement
10.0 Conclusion
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
The Applicant
1.0 INTRODUCTION This Design and Access Statement (DAS) has been prepared in support of an outline planning
Charles Church is one of the country’s foremost housebuilders which maintains its unrivalled reputation for the design and quality
application for residential development on land at Michaelston Road.
of the homes it builds.
The DAS is prepared on behalf of Charles Church (the applicant).
Charles Church maintains the philosophy of combining aesthetically pleasing designs with traditional building techniques. The company prides itself on the sympathetic way in which its homes are
This statement is set out in accordance with guidance from TAN 12: Design (notably Appendix A1) and
designed to harmonise with their surroundings. Wherever possible, many period or regional features
Design Commission for Wales guidance ‘Design and Access Statements in Wales: Why, What and How’.
are incorporated, including its trademark brick and knapped flint combination, decorative tile hanging and the use of natural stone.
Reference is made in this statement to other supporting documents submitted as part of this application, these being: Perhaps best known for its traditional designs, Charles Church has not remained rooted in the past, §
Illustrative Landscape-led Masterplan
and has evolved to ensure that it continues to meet and exceed the demands of a new generation of
§ §
Design Rationale, including Conservation Area Appraisal Planning Statement;
homeowners. Not only does the scope of its developments encompass traditional design reflecting the
§ §
Transport Assessment Arboricultural Assessment
breathes new life into redundant historic and commercial buildings through their sensitive conversion
§ §
Archaeological Assessment Ecological Appraisal
§
Landscape and Visual Impact Assessment (LVIA)
prevailing local architecture, it also embraces contemporary and exciting architectural styles and
and restoration.
The DAS is informed by, ‘Design Rationale including Conservation Area Appraisal’ document prepared by the scheme designers, White Young Green (WYG). Background The application site has been promoted for residential development for 8-10 years. The applicant has sought the allocation of the site, for residential development, through the submission of representations on both the Cardiff Unitary Development Plan (UDP), and more recently with regard to the Cardiff Local Development Plan (LDP). The LDP, which was placed on Deposit on the 28 April 2009, was formally withdrawn by Cardiff Council on 12 April 2010. The development proposal aims to add to the range and type of housing offer with Cardiff. Such a shortfall in the range and choice of house types is identified within the Joint Housing Land Availability Study (JHLAS) as released by Cardiff Council in 2010.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Purpose and Aims of this Statement
Red Line Plan (not to scale)
The ambition for the application site is to create a sustainable residential development characterised by high quality design and the enhancement of the local public realm. This document tells the ‘story’ of how the scheme has evolved taking into account site opportunities and constraints along with the implications attributed to the site by virtue of its location within the St Fagans Conservation Area. This document: §
Appraises the context of the site
§
Sets out the vision for the development of land at Michaelston Road
§
Illustrates how the development proposal has gone through a design process and demonstrate that it is of good, sustainable and inclusive design, and how design solutions have been sought to architectural, engineering, transport, sustainability, access, landscape and community are covered through this design process
§
Gives a general idea of how the development could look – with reference to the proposed character of the development
§
Considers community safety in order to ensure attractive, safe public spaces and security through natural surveillance
§
Highlights the design response by incorporating sustainability measures, enhancing biodiversity and providing adaptable and flexible development
§
Demonstrates how the landscape and ecological features of the site have been acknowledged and responded to in the design process
§
Explains how the proposed access arrangements will make reasonable provision to ensure inclusive access and design principles
The evolution of the Masterplan has been heavily informed by the existing identified site features which include the topography, boundary features and established planted woodland belts. These features are described and analysed in section 3 of this statement. Subsequently, section 4 details the design evolution of the scheme in light of the context appraisal. Sections 5 to 9 describe the key considerations in terms of the scheme’s character, community safety, environmental sustainability, landscape and ecology and access and movement. The conclusions are set out in Section 10.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
2.0 CONTEXT Preface It is appreciated that an understanding of the site and its immediate and wider context is the basis for a meaningful and sustainable design response. This section appraises the historic, physical, social, economic and planning policy context of the site. Detailed analysis and appraisal of the local context, notably with regard to the site’s physical and historical opportunities and constraints, is provided in the following section. Site Location
The site is located to the west of Cardiff and is less than one mile from the Culverhouse Cross interchange. The Paddington to Swansea mainline railway also runs to the north of the site and provides a physical barrier between the site and the settlement of St Fagans – as indicated by Figure 1 opposite. The site is located in the southernmost part of the St Fagans Conservation Area. It lies on the southern side of the Ely Valley, adjoining the edge of Ely and suburban fringe of Cardiff, on the opposite side of the valley to the village of St Fagans. Michaelston Road, which links St Fagans to the suburban fringe of Cardiff, is located adjacent to and forms the western boundary of the site.
The site is located to the south of the village of St Fagans and the west of the Ely and Caerau neighbourhoods.
The residential area of Ely, along with the new housing and open space known as The Grange, form
The site boundary comprises of the following uses:
the boundary to the east. The recent housing at Cwrt-y-Cadno is located to the south. To the north lies §
pasture land and open countryside, beyond which is the railway line, the settlement of St Fagans and
North – Dense hedgerows providing a strong defensible boundary (i.e. three young broad leaved woodland belts);
the Museum of Welsh Life. The site is almost entirely included within the St Fagans Conservation Area §
(see figure 2 overleaf).
East – The residential dwellings along Ramsons Way and dense hedgerows providing a strong defensible boundary;
Photograph 1: Residential dwellings along Cwrt-y-Cadno
Figure 1: Site Location
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§
South – The residential dwellings along Cwrt-y-Cadno; and
§
West – Dense woodland belt adjacent to, and to, the west of Michaelston Road.
DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Photograph 2 (left): Dilapidated agricultural buildings
Photograph 3 (middle): Evidence of graffiti and vandalism Figure 2: Conservation Area and Article 4 (2) Direction (Source: Cardiff Council St Fagans Conservation Area Appraisal, 2007)
Physical Context
The site measures 9.77 hectares. It is formed from a combination of partly wooded hillside and open pasture fields. The site presents predominantly greenfield land which is no longer in agricultural use. A proportion of the southern section of the site is considered to be previously developed land given the presence of the former sewage works and tipping area. In addition, there are a number of further dilapidated unattractive buildings on the southern part of the
The site has a sloping aspect, lying on the southern side of the valley of the River Ely which itself lies some 400m to the north.
site which are associated with the decommissioned sewerage treatment plant and redundant agricultural buildings (photographs 2-4). Accordingly, two sheds/buildings are present on the site,
Figure 3 overleaf provides a photographic montage of the site and its surrounding context.
although these have fallen into disrepair, and there are extensive strands of Japanese Knotweed. There are also areas of additional hard-standing.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Figure 3: The Site and its Context 4 1
5
2
4
1
6 5
2 7
3
7
3
6
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
§
Social and Economic Context
There is a need to help deliver the growth of a sustainable and diversified economy - The development proposals will support, strengthen and grow the local and regional economy. Housing is considered a vital part of community and physical regeneration.
The Social and Economic Context is of particular significance in the consideration of the development proposals. The Planning Statement, which accompanies the application, sets out in detail the social
Indeed, any private housing investment in the area ought to improve places, support local jobs and skills and help strengthen community cohesion.
and economic need for the development. However, in summary, the following social and economic issues provide the context for the development: § §
Improving health and well-being - It is recognised that the contribution to the protection, and where possible, the improvement of people’s health and wellbeing is a core component of Sustainable Development. The external and internal conditions of the
There is a need to deliver equality of opportunity and access for all – This is by providing a range of house types which will suit people at different stages of their lives and against differing local circumstances. A reliance on brownfield sites will not address
proposed development will have a direct impact on the health and wellbeing of those who will occupy the development. Access to, and provision of, external amenities and public
the needs of the existing demographic band nor the prospective population of Cardiff who require executive and family homes – in locations typified by the application site. The
spaces will be important to the success of the site.
development of this site for residential use would help facilitate this need both in the short §
to medium term given the assured deliverability of the site which is provided by Charles Church who has been committed to the promotion of the site for 8-10 years.
To this effect, on-site public open space is integral to the proposed residential
development. On-site open space is a key consideration in the Masterplanning and design of any potential development on the development site. Such open spaces ought to
§
There is a need to respond to demographic changes in a sustainable way – In
engender social interaction and cohesion across any development.
terms of ensuring equal and appropriate access to certain house types, forms and sizes §
A fundamental positive site feature is its proximity to numerous services and
facilities. These include childcare and schools, healthcare, leisure and recreation facilities, employment opportunities and public transport (as illustrated in figure 4 below).
Waun-Gron Railway
M4 Motorway
Bus Stops closest in proximity to the site
The Site District Centrel
PH / Local Centre Hywel Dda Primary School Michealston Activity Centre Ely and Caerau Children’s Centre and Michaelston Community College
Woodlands Medical Centre
Cwrt Yr Ala County Junior School
Figure 4: Proximity to Local Services Culverhouse Cross Interchange / Retail Centre
and Facilities
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
§
Planning Context
Detailed Appraisal of the Proposed St Fagans Lowlands and Ely Valley Special Landscape Area (2006)
Planning History
§
The Review of Landscape Character Areas (2008)
§
LANDMAP landscape character assessment
The Planning Statement provides more detail on the planning history of the site. Nonetheless, below is an overview of the planning history which is relevant to the site.
In terms of the ‘development plan’ context outlined above, it is important to provide a summary of the position reached, by Cardiff, in relation to their obligation under paragraph 3.1.1 of PPW (2002) to
An application was submitted in 2002 by Charles Church for 16 houses on part of the current
prepare a UDP and paragraph 1.1.5 of PPW (2010) to prepare a LDP.
application site. The proposal coincided with the initial stages of the emerging Unitary Development Plan and Charles Church decided to pursue the development plan route and accordingly withdrew the
The LDP superseded the UDP which has now been formally abandoned (withdrawn) and as a
application.
consequence, it is considered that the UDP is also abandoned by default.
In addition, Charles Church has sought the promotion through both the abandoned UDP and recently
National Planning Policy
withdrawn LDP.
Planning Policy Wales (edition 3) (2010) - In relation to the Planning Policy
proposed development the key issues in this section are considered to be as follows:
This section provides a summary of the relevant national and local policies, including area designations relating to the proposal. A further and detailed analysis of planning policy is provided within the
§ Meeting the objectives of good design (see below);
Planning Supporting Statement which also accompanies this application.
§ Good design is also inclusive design; § The efficient use of resources, including land;
The principal planning policy context for the scheme comprises the following documents:
§ An integrated and flexible approach to design; § Visual appearance, scale and context are material
National §
Wales Spatial Plan (2004 & 2008 update)
§
Planning Policy Wales (3 Edition, July 2010)
§
Technical Advice Note 5: Nature Conservation and Planning (1996)
§
Technical Advice Note 12: Design (2009)
§
Technical Advice Note 15: Development and Flood Risk (2004)
§
Technical Advice Note 18: Transport (2007)
§
Technical Advice Note 22: Planning for Sustainable Buildings (2010)
considerations; § Ensuring accessibility for all, and
rd
§ The prevention and reduction of crime and disorder.
Chapter 4 of Planning Policy Wales details national planning policy on sustainable building standards which are now relevant to all new residential development. The policy states that proposals should, for example: §
Local
Promote resource-efficient and climate change resilient settlement patterns that minimise landtake and urban sprawl
§
St Fagans Conservation Area Appraisal (2007)
§
To locate developments so as to minimise the demand for travel, especially by private car
§
Access, Circulation and Parking Standards Supplementary Planning Guidance (2010)
§
To reduce emissions of greenhouse gages in a sustainable manner, providing for renewable
§
Affordable Housing Supplementary Planning Guidance (2007)
§
Cardiff Residential Design Guide (2008)
§
Open Space Supplementary Planning Guidance (2008)
unstable and contaminated land by building resilience into the natural and built
§
Trees and Development Supplementary Planning Guidance (2007)
environment
and low carbon energy sources §
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Manage and seek to mitigate the consequences of climate change, flooding and
DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
§
November 2010 Charles Church
TAN 12: Design (2009) sets out 12 objectives of good design, these being:
Secure the provision of infrastructure to form the physical basis for sustainable communities, while ensuring proper
§
Ensuring ease of access for all
§
Sustaining or enhancing local character
and
§
Promoting legible development
improvement of the environment, so
§
Promoting a successful relationship between public and private space
as to improve the quality of life, and
§
Promoting quality, choice and variety
protect local and global ecosystems
§
Promoting innovative design
Help to ensure the conservation of the
§
Ensuring attractive, safe public spaces
historic
cultural
§
Security through natural surveillance
heritage, acknowledging and fostering
§
Achieving efficient use and protection of natural resources
local diversity
§
Enhancing biodiversity
§
Maximise the use of renewable resources, including sustainable materials
§
Design for change
§
Encourage opportunities to reduce waste and all forms of pollution and promote good
§
Promoting sustainable means of travel
assessment
of
their
sustainability
impacts §
§
Contribute
to
the
environment
protection
and
environmental management and best environmental practice §
Ensure that all local communities – both urban and rural – have sufficient good quality housing for their needs, including affordable housing for local needs and for special needs where appropriate, in safe neighbourhoods
§
Promote access to employment, shopping, education, health, community, leisure and sports facilities and open and green space, maximising opportunities for community development and social welfare
§
Foster social inclusion by securing a more accessible environment for everyone
§
Contribute to the protection and, where possible, the improvements of people’s health and wellbeing as a core component of sustainable development and responding to climate change.
A revision of Technical Advice Note (TAN) 12 ‘Design’ was published on 1st June 2009, when, Design and Access Statements became mandatory. It is a statutory requirement that applications for planning permission (with exceptions) are accompanied by a Design and Access Statement (DAS). TAN 12 provides guidance on how
Figure 5:
good design can be achieved and such guidance has been taken
Objectives of
into account in the design of the proposed development.
TAN 12
The design and layout of development proposals should respect, and be sympathetic to, the character and amenity of the site and the surroundings.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
TAN 12 sets out the objectives of good design – as annotated by figure 5. Meeting the objectives of
TAN 16: Sport, Recreation and Open Space (January 2009)
good design should be the aim of all those involved in the development process and applied to all
emphasises the importance of recreation and open space. Although TAN
development proposals, at all scales. These objectives can be categorised into the five key aspects of
16 does not prescribe particular standards – maintaining that these
good design: access, character, community safety, environmental sustainability and movement.
should be based on local open space assessments – it refers to the "benchmark standards" promoted by the National Playing Fields
To supplement the policy guidance, the Design Commission for Wales, have prepared the guidance
Association (now Fields in Trust), which comprise 1.60 ha per 1,000
note on preparing DAS’s – ‘Design and Access Statements in Wales: Why, What and How’.
population for pitch sports and 0.80 ha per 1,000 population for children’s playing space.
The need for new development to be served by public transport, and the obligation upon developers to contribute towards the provision of necessary infrastructure, is highlighted in paragraph 7.1 of Technical
Advice Note (TAN) 18 ‘Transport’, as follows: TAN 5: Nature Conservation (September 2009) advises that planning ‘New or improved public transport provision has the potential to
applications should be accompanied by adequate information relating to
provide alternatives to private vehicle use and to change existing
Nature Conservation and that planning permissions should ensure
travel demands.
(through planning conditions and planning obligations) that necessary
Where enhanced public transport services or
infrastructure is necessary to serve the new development, but
biodiversity measures are taken to protect, enhance, mitigate and
provision on a commercial basis is not viable, a contribution from
compensate for any impact on the Nature Conservation of a given area.
developers towards an agreed level of service of infrastructure provision may be appropriate.’
Technical Advice Note (TAN) 22 ‘Planning for Sustainable Buildings’ details how to apply national policy on the delivery of
Development Plan Policy
sustainable buildings by providing guidance on achieving sustainable
As detailed in the Planning Statement, the aged nature of the data which forms the ‘Development Plan’
buildings and reducing carbon emissions by using the energy hierarchy
(i.e. the South Glamorgan Structure Plan and the Cardiff Local Plan) and the Council’s failings to carry
which sets out steps in building design that reduce emissions in the most effective manner.
either the UDP or LDP through to adoption has resulted in a local ‘policy vacuum’. As such, it is considered that the national planning policy outlined above is up to date and of relevance and therefore ought to be afforded significant consideration within the determination of this application.
Section 4.11 of Planning Policy Wales requires that applications for planning permission for residential development shall meet Code for
Notwithstanding the absence of an up to date development plan in Cardiff, there is various
Sustainable Homes Level 3 and obtain six credits under issue Ene 1 –
Supplementary Planning Guidance worthy of consideration and therefore outlined overleaf.
Dwelling Emission Rate. Further information on how the proposed development can meet this standard is provided in section 6 of this DAS.
TAN 22 states that the Code for Sustainable Homes standard has been adopted by the Welsh Assembly Government as the preferred tool to assess the sustainability of new homes in Wales.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
In terms of local cultural heritage designations, the site is located within the St Fagans Conservation
In terms of the policy provision resulting from this conservation area designation, it is appropriate to
Area.
refer to Planning Policy Wales and Welsh Office Circular 61/96 Planning and the Historic Environment: Historic Buildings and Conservation Areas which attach particular importance to the protection of the historic environment.
One of the Welsh Assembly Government’s aims (paragraph 6.1.1 of Planning Policy Wales) is to ‘ensure that conservation areas are protected or enhanced, while at the same time remaining alive and prosperous, avoiding unnecessarily detailed controls over businesses and householders’. Paragraph 6.5.17 notes that: ‘Should any proposed development conflict with the objective of preserving or enhancing the character or appearance of a conservation area, or its setting, there will be a strong presumption against the grant of planning permission…The Courts have held that the objective of preservation can be achieved either by development which makes a positive contribution to an area’s character or appearance, or by development which leaves character and appearance unharmed’.
The site does not contain any scheduled monuments or buildings listed for their architectural or historic interest. Nos. 3 and 4 Court Cottages – which were listed buildings – have been de-listed.
The site does not form part of an historic landscape, park or garden identified in the Register of Landscapes, Parks and Gardens of Special Historic Interest in Wales (Cadw: Welsh Historic Monuments and ICOMOS UK, 1998-2001). The nearest such feature is St Fagans Castle (Grade I) and the site lies outside both the designated area and its essential setting and any significant view, as defined in the Register. Figure 7: Extent of Conservation Area (Source: St Fagans Conservation Area Appraisal, CC) The St Fagans Conservation Area was originally designated in 1971 as an area covering 'the whole of the village extending from the main railway line to the south to the cricket ground at the north. The
Part of the site was the subject of archaeological evaluation (in 2003), which revealed post medieval
boundary to the east is defined by the wooded area around Greenwood and to the west by the Castle
Archaeological Desk-Based Assessment forms part of this
and its immediate grounds'.
planning application submission.
The conservation area was subsequently extended twice, in 1977 and in 1992, to include the whole of the Museum of Welsh Life, to the then urban edge of Cardiff to the west and south, and to the A4232 in
Cardiff Council has adopted the St Fagans Conservation
the west.
Area Appraisal (2007). The purpose of this appraisal is:
finds and nineteenth century quarrying. Accordingly an
Minor amendments were also made to the conservation area boundary in 2007 to reflect new housing
§
developments on its periphery. In 1978, St Fagans architectural and historic quality was recognised when the Historic Buildings Council designated the village as an Outstanding Conservation Area.
To establish whether the conservation area boundary requires adjustment;
Chapter 2 of the White Young Green Conservation Area Appraisal provides a detailed appraisal of the
§
To identify the character of the conservation area;
§
To identify the issues in the area and the opportunities for enhancement; and
conservation area in order to understand the features that contribute to its character and subsequently §
inform the design principles for the development proposals (as set out in section 4 of this DAS).
To adopt the appraisal and guidance to protect the area’s special character.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
The St Fagans Conservation Area Appraisal focuses, understandably, on the historic core of the conservation area. The Conservation Area Appraisal document, in chapter 2, sets out a detailed description and analysis of the St Fagans Conservation Area, including a review of the part of the conservation area lying to the south of Cardiff Road and the railway in which the site is located.
Nature Conservation The site does not contain, or form part of, any area designated (either statutorily or non-statutorily) for its nature conservation interest. Therefore, it is considered that the proposals will not be contrary to any legislative or planning policy considerations relating to statutory or non statutory designations.
EDP’s Ecological Appraisal confirms the presence of one SSSI and eleven SINCs within 2km of the site. The Ely Valley Site of Special Scientific Interest is located approximately 300m from the site.
The majority of the habitats within the proposed development footprint, (the semi-improved grassland/bracken mosaic, ruderal and scrub) are of negligible inherent ecological value since these comprise common and widespread plant species that are easily recreated. The loss of such habitats to make way for the development proposals is not considered to be of ecological significance.
Flood Risk The site is located in a zone considered to be at little or no risk of fluvial or tidal/coastal flooding, as identified on the updated (2009) version of the Development Advice Map (Sheet ST17NW – see figure 7) published to accompany TAN 15: Development and Flood Risk (Welsh Assembly Government, July 2004).
Figure 7: TAN 15 Development Advice Map (DAM), 2009
Landscape The site does not lie within a designated landscape such as a National Park or Area of Outstanding Natural Beauty. A large part of the site lies within the non-statutory St Fagans Lowlands and Ely Valley Special Landscape Area.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
In relation to design, the Cardiff Residential Design Guide outlines design policies for new residential development in Cardiff. It applies to medium to large scale residential development proposals and is particularly relevant for developments that include new sections of adoptable highway and public open space.
The guide features 11 objectives that encapsulate the objectives of good design and the housing guidance set out in TAN 12. They are as follows:
1. Character and Context 2. Compactness 3. Accessibility and Ease of Movement 4. Legibility 5. Continuity and Enclosure 6. Public Realm 7. Variety and Diversity 8. Adaptability 9. Designing Safer Environments 10. Natural Heritage 11. Resources Efficiency
The following Supplementary Planning Guidance (SPG) issued by Cardiff Council will be relevant to the proposed development of this site: •
Energy Efficient Designs for New Residential Development, December 1995
•
Public Art, June 2006
•
Biodiversity, June 2006
•
Archaeologically Sensitive Areas, July 2006
•
Trees and Development, March 2007
•
Developer Contributions for School Facilities, March 2007
•
Community Facilities and Residential Development, March 2007
•
Affordable Housing, March 2007
•
Open Space, March 2008
•
Developer Contributions for Transport, January 2010
•
Access, Circulation and Parking Standards, January 2010
•
Draft Affordable Housing Delivery Statement 2007/08 – 2010/11, April 2010
•
Draft Biodiversity: The Cardiff Resource (2010 Amendment), June 2010.
Further to the above, in achieving inclusive access, attention is also paid to the Disability Discrimination Act (DDA) 1995 and the Disability Equality Duty (DED).
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
As indicated by photographs 2 and 3 previously the site has, and continues to, suffer from a lack of
3.0 SITE ANALYSIS AND APPRAISAL
management. Furthermore, as illustrated by the vandalism and graffiti, the site also suffers from the effects of its urban fringe location.
This section of the DAS appraises the site’s natural and physical resources, and also appraises the site’s character (i.e. topography, historic street patterns, waterways, architecture and historic quality, distinctive views, skylines and vistas, vernacular elements, etc) – in order to lead to an appropriate design response.
Furthermore, a summary of the key issues discussed in the Design Rationale and Conservation Area Appraisal document is provided in respect of the historical context of the site.
This section identifies the opportunities offered by the site and recognises the sites constraints.
Slope / Topography
The site lies between 35m and 50m AOD (Above Ordnance Datum), some 15m below the southern ridge line of the Ely Valley and below existing housing on this higher ground, and in general slopes down from south to north. The land falls distinctly away northwards through the site, and for another 200m to the north before the slope eases towards the Ely River – as illustrated by figure 8 opposite.
There is a mixture of trees, hedgerows
and
ground
cover
across the site, with a noticeable slope across its southern part, giving it a partly wooded and enclosed character – as illustrated by photograph 4.
Figure 8: Topography of the Ely Valley
Photograph 4: Enclosed character of southern par t of the site
However, the ecological value that can be attributed to the site is negligible as a number of the trees are in a poor condition and there are also extensive strands of Japanese Knotweed in this locality.
Disused agriculture sheds, a track, hard standing and a small decommissioned sewage treatment works are existing features on the site. As such, part of the site is previously developed land.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Parkland / Open Space to the east of the site
Open space created within the development of The Grange lies to the east of the site, an illustration of which is detailed within photograph 8 below.
Photograph 8: Existing open space to the east of the site – The Grange
Photograph 5 (left): Northern Part of the Site Photograph 6 (right): Dense woodland belt
A public footpath follows the southern boundary of the site (as seen on photograph 8 above), passing
The northern fields (see photograph 5). which are relatively flat, are laid to pasture with bramble and
east-west from the gateway access on Michaelston Road, towards the public open space associated
bracken encroaching in places. The northern and eastern areas of the site have been planted with a
with the Grange.
dense woodland belt in recent years, which acts as a screen between the proposed development parcels and he Ely Valley to the north. The new woodland is now fully established and growing well –
Figure 9 overleaf summarises the above natural constraints and opportunities.
as illustrated above on photograph 6 above.
Photograph 7: A Minor Watercourse crosses the site
A minor watercourse, with associated marshy grassland, rises from just within the site and flows northwards through fields, to the Ely River beyond.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Figure 9: Site Analysis (Not to scale)
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Landscape Appraisal
The Environmental Dimension Partnership (EDP) has been commissioned to review the landscape circumstances of site and assess the proposed impact of the development on the landscape. The full findings are presented in the Landscape Visual Impact Assessment (LVIA) which is also submitted as part of this application. A summary of the key points is given below.
As stated in the previous section, the site does not lie within, or in close proximity to, any nationally designated landscapes such as National Parks, AONBs or Heritage Coasts.
At a local policy level, the site is designated in the outdated Local Plan as being located within a
Photograph 9: A woodland belt provides effective visual filtering
Special Landscape Area (SLA). The above referenced woodland belt (photograph 9) is already 8m tall and wide enough to provide SLAs in Cardiff were first identified in the Landscape Study of Cardiff 1999 which was reviewed in
effective visual filtering even in winter. The woodland belts will double in height in the coming decades
2006. As outlined in the LVIA, these studies are now considered to be superseded by LANDMAP
and will provide very effective long term visual enclosure to the site.
studies. Arboriculture The St Fagans Lowlands and Ely Valley Landscape Character Area (LCA) is composed of a number of EDP has carried out an arboricultural survey compliant with BS5837:2005. The EDP Arboricultural
LANDMAP ‘Aspect Areas’, as detailed in the LVIA.
Report sets out the findings of a tree survey which comprised a quality assessment of each tree and a The LVIA provides detail on the landscape effects of the development. However, the key elements and
description of the arboricultural implications of the proposals and the measures required to protect
characteristics of the local landscape, which ought to be considered throughout the design process, are
retained trees during construction and operation.
as set out below. This survey quality grades the trees and identifies trees which require removal on health and safety §
Whilst the site is located within an SLA and Conservation Area, the site does not lie
grounds. This survey found that much of the tree stock within the site is in decline, symtomatic of a
within the historic core of either (i.e. the Ely valley and the village of St Fagans, the
lack of long term management. There is also evidence of the fire damage and vandalism to trees – evidence that the site suffers from the effects of its urban fringe location. The findings of the survey are
National History Museum etc) and indeed, in summertime especially, there is very
provided in the Arboricultural Appraisal.
limited inter-visibility between the site and land within the historical core. §
There is evidently an opportunity to remedy this status quo, and risk of further deterioration, through
The site supports many mature trees, creating a strong sense of visual enclosure.
careful management and mitigation measures. In turn, the proposed mitigation measures (i.e. new and
The higher value trees ought to be accommodated in the masterplan. Furthermore,
additional planting) will contribute to the conservation and preservation of the conservation area.
a woodland belt at the northern boundary of the site has been specifically conceived in order to enhance the existing visual enclosure to the site. This
There is one TPO located on the southern boundary of the site. This concerns a mixed group of trees
woodland belt builds on the already limited inter-visibility between the site and the
to the southern boundary of the site which are protected by the ‘Court Farm, Michaelston’ TPO of 1983.
wider, designated, Special Landscape Area and Conservation area due to the density and disposition of intervening tree cover.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
The site plan needs to be read in conjunction with the established trees and hedgerows which, by virtue of the strong defensible boundaries created, provide an opportunity to ‘round off’ the residential
As identified in the previous section, and illustrated on figure 10 opposite, the site is located within the southern edge of St Fagans Conservation Area. Cardiff Council has adopted a Conservation Area
area to the north-west of Michaelston Super-Ely. A Landscape Masterplan has evolved in conjunction with the layout plan in order to illustrate in detail how the landscape context has been a fundamental
Appraisal as Supplementary Planning Guidance for the St Fagans Conservation Area. The previous section details the history of the Conservation Area and how its boundary has changed over time.
consideration in the evolution of the proposed development.
Here, and as supplemented by the Design Rationale and Conservation Area Appraisal, the
Archaeology
conservation area is appraised with regard to the founding principles and appropriate reference points of the Conservation Area, on which the design approach ought to be built.
An assessment of the likely impact of the proposed development on the archaeological remains and built heritage resources has been carried out by EDP.
The applicant and the design team recognise the special and unique opportunity represented by the
This archaeological assessment concludes that there is no, in principle, archaeological constraint to
surrounding context. It is not intended that the proposed development be an extension to Cwrt-y-
the proposed application site and its future development as it does not contain any designated or
Cadno. Rather, it is anticipated that the proposed residential development and community has its own identity and unique character. This position was reached following a careful and detailed appraisal of
design cues from the Conservation Area. As such, from the very outset, the approach has been to evolve a proposal that, because of its location within the Conservation Area, takes design cues from its
registered remains where there would be a statutory or planning policy presumption against development and in favour of preservation in situ.
the landscape, land-form and topographical setting of the Conservation Area and its relationship to St Fagans.
Conservation Area
A detailed appraisal of the Conservation Area, undertaken by WYG, accompanies this application. However, in summary, the following opportunities and characteristics are of fundamental importance in
Further to the inherent physical constraints and opportunities outlined above, the appraisal of the St Fagans Conservation Area is the starting point in order to evolve an appropriate site response.
the emerging design of the proposed development: §
Figure 10: Conservation Area Boundary
The quality of the landscape and topography of the Conservation Area varies throughout the area. The area is characterised by its dramatic landform, undulating countryside with frequent blocks of mature woodland and strong hedgerow patterns, together creating a distinctive, well managed ‘estate’ or parkland character. This landscape allows for the character of the area to be visually contained – and therefore influencing and ‘closing down’ views. This means that St Fagans village is isolated and well screened from the suburban fringes of Ely and Pentrebane – and is
Existing Public Open Space
amplified by the ridge of the Ely Valley, River Ely and Plymouth Woods. As such, the longer range views from the historical core of the village are very limited in nature. §
The Site
The settlement of St Fagans can be considered as having four character areas; these being: o
St Fagans Castle and Castle grounds – part of the Museum of Welsh Life, St Fagans Castle is Grade 1 listed;
Photograph 10: St Fagans Castle
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
o
o
November 2010 Charles Church
The historic village and village core – many older and historical buildings are informally clustered around the Castle and Church, whilst larger, detached
concluded that the boundary should remain unaltered as it contains ‘‘...physical evidence of the area’s development’’.
and more modern properties can be found on the periphery. The architecture and vernacular of the village core is the result of the Plymouth Estate
The only physical evidence presented in proximity to the site, however, is in relation to a possible
development and village and enhancements during the nineteenth century.
former moated enclosure near to Court Cottages, the existence of which has been disproved by field
Such cottages are generally modest in scale and form; architectural detailing is simple, with buildings appearing functional;
investigation (see below).
Michaelston
Therefore, at this stage, there is no evidence to suggest that the site materially contributes to the historic setting of St. Fagans Castle and therefore does not form an ‘‘...integral part of the historic built
Road approach – the topography of the area around
environment’’, as recommended by Welsh Office Circular 61/96. In addition, there is little inter-visibility between the site and the core of the conservation area and so it is therefore apparent that the land
Castle Hill has resulted in a
within it does not make any significant contribution to its character or appearance.
number of small cottages orientating themselves to be
The Landscape Visual Impact Assessment prepared by EDP includes a CADW dataset that shows that
Castle
Hill
and
outward facing to the countryside and taking advantage aspect.
of
the
the site is not in the setting of the castle (as set out in plan EDP 1 of the LVIA).
southerly Photograph 11: Michaelston Road
o
Twentieth
century estate
housing
–
properties along St Fagans Drive are substantial detached twentieth century buildings whose form is dominated by their loose grain, wide plots and generous mature vegetation.
Photograph 12: Twentieth Century Housing within the Conservation Area The extent and individual characteristics of each of these areas is detailed in the Conservation Area Appraisal. It is considered that development at the application site need not be contrary to the objectives of the Conservation Area; this is demonstrated by the 2007 boundary review which retained the more recent development at St Fagans Drive which lies adjacent to the core of the Conservation Area. The 2007 appraisal recognises that the St. Fagans Conservation Area includes large areas of the natural landscape and that Government guidance states that conservation area designation ‘‘...is not likely to be appropriate as a means of protecting landscape features, except where they form an integral part of the historic built environment’’. In light of this statement, the 2007 appraisal carried out a Figure 11: Relationship of the Castle with the Site (source: EDP LVIA)
review of land parcels within the conservation area, and, in relation to the area in which the site falls,
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Design Response Opportunities Materials The surrounding context (i.e. the detailing of individual buildings within the Conservation Area) provides a plethora of useful reference points for the spatial arrangement, massing and layout of buildings at
A variety of materials is used throughout the conservation area. The dominant materials are locally-
Michaelston Road.
sourced bare limestone rubble and render. Limestone is used on St Fagans Castle and Castle walls, the Church of St Mary and the many terraced cottages once associated with the Plymouth Estate.
Detailing
Stone is also the dominant building material used for garden and boundary walling, giving a unity to the appearance of the street. Important exceptions are the former St Fagans School and the Old Rectory,
Throughout the village of St Fagans materials such as dressed stone or Bath stone are used to pick
both of which are constructed of blue Lias limestone. The use of Lias stone reflected the importance of
out architectural detailing on landmark and public buildings. These include plinths, string courses,
these buildings to the village and within the Plymouth Estate during the nineteenth century. Rendered
stone mullioned windows and quoins. Brickwork is extensively used in the construction of chimneys,
or white wash renders are also extensively used throughout the village and are favoured by twentieth
window surrounds and cills. Generally residential properties are more modest, with simple rendered or
century estate
rubble finishes. In some cases simple architectural detailing is limited to around window and door
housing
openings.
and historic
cottages
on
Castle Hill.
Photograph
13:
Traditional
proportions, elevations and symmetrical window and door openings on older properties
Photograph 15: Typical Materials used throughout St Fagans village
Photograph 14: Combination of roof forms and chimneys on older buildings create sky-line interest
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Roofs
Windows
The principal roofing material in the conservation area is Welsh slate, although a collection of thatched
The windows of buildings in St Fagans are largely timber casement types, although there are some
cottages at Castle Hill remain. Older slated and thatched roof properties generally have low roof eaves
examples of timber sash windows and metal framed casements. Casement windows tend to include
and 'eyebrows' over first floor windows, and decorative ridges. Less common are instances of
two-light casements with small panes. On the former Plymouth Estate cottages windows are almost
decorative fish scale tiling to cottage roofs, such as that on Ivy Cottage, adding variety and interest.
always two or three light casements with a combination of plain and lattice-traced lights. Windows on
Fibre cement slate is generally used on modern buildings elsewhere.
twentieth century properties are generally timber framed, with top-opening casements and fixed lights. Windows are rectangular with a vertical emphasis, although windows on twentieth century estate housing have variations to this with greater use of horizontal shaped openings and glazed areas. Across the village there are very few examples of bay or dormer windows interrupting eaves or roof elevations.
Photograph 17: Typical
window
frames
and
openings with St Fagans Village
Photograph 16: Typical Roof Treatments within St Fagans Village
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Porches
Boundaries
Porches contribute to the character and special quality of the area. The older properties in the
Substantial garden walling is an important feature of the conservation area. Limestone rubble boundary
Conservation Area possess many porches of a simple open structure or canopy and they tend to be
walls are widely used throughout the conservation area and contribute significantly to its character. The
tiled with Welsh slate. On the twentieth century estate housing porches are more substantial and
dominant castle wall, the church wall and the majority of the low garden walls facing onto the public
generally form a large protruding front extension to the property with integral garage.
realm make use of this local material. Other boundary treatments evident in the area include railings on the former St Fagans Church in Wales Primary School and low timber picket fences set above stone dwarf walls on the terraced properties associated with the Plymouth Estate. Generally boundary materials are constructed in the same materials as the dwelling they serve.
Photograph 19: Typical boundary materials throughout St Fagans Village
Photograph 18: Typical porches and recesses throughout St Fagans Village
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Paving materials
The application site represents a unique opportunity to deliver a development scheme which takes its design cues and references from the heart of the St Fagans Conservation Area. Whilst some of the
Paving materials are varied and include poured concrete, tarmac and block
notable features of the village may not be appropriate to the application site, there are many that are.
paviors. Stone kerbs are still evident, although many have been replaced by
Section two of the conservation area appraisal documents these notable features with reference to
concrete alternatives. The road edge treatment is informal towards the
each of the identified character areas.
periphery of the village and, instead of kerbs, the macadam surface runs into Built Context
grass verges or meets the boundary walls or the gable of houses. Where pavements have been introduced in areas of newer infill development they
The recent development adjacent to the site to the east, known as The Grange (photograph 23), and
appear out of character, even alien.
Cwrt-y-Cadno to the south (photograph 22), are characterised by predominantly detached and semidetached houses. These are generally constructed in brickwork and rendered finishes.
Photograph 20: Paving Detail Street furniture
Street furniture largely consists of ‘heritage’ style street lights and litter bins, painted black with gold painted trim.
In summary, the architectural influences relevant to the land at Michaelston Road include: §
Photograph 22 (left): Cwrt-y-Cadno
Simple rendered finishes, with architectural detailing limited to around window and door openings or panels on key elevations.
Photograph 23 (right): Residential development at the Grange
§
Simple roof forms in Welsh slate.
§
Largely timber casement windows with some use of sash windows in
To the west of the site and fronting Michaelston Road are four properties known as Court Cottages. These are elevated above the site on a level platform and were, until recently, well screened from the site by existing vegetation within their gardens. However, much of this screening appears to have been
rectangular, vertical openings. Limited use of plain and lattice-traced lights may be used on buildings in key locations to mirror the Plymouth
removed recently.
Estate cottages. Minimal use of bay windows or dormer windows interrupting eaves or roof elevations. §
Simple open porch structure or canopy over the main entrance.
§
Substantial boundary treatments, preferably the use of stone rubble walls. Some use of hedgerows and limited use of railings or rendered
§
Only four listed buildings are located in close proximity (i.e. 500m radius) of the site. These include:
walls. Informal road edge treatments and, instead of kerbs, macadam surfaces should run into grass verges or meet boundary walls. Photograph 21: Street Furniture
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•
Llanmaes House (Grade II) – identified as listed building 1 on figure 12 overleaf
•
St Fagans Court (Grade II) – identified as listed building 2 on figure 12 overleaf
•
Great House Farmhouse (Grade II) – identified as listed building 3 on figure 12 overleaf
•
Church of St Michael – identified as listed building 4 on figure 12 overleaf
DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
is now surrounded by the housing estate at Cwrt y Cadno. It dates from 1907 and was converted in 1956 into the Glamorgan County Hostel. The building is now a nursing home with a substantial new wing added to the west. The building is finished
with
pebbledash
render
with
freestone facing to the porch. It supports a tiled roof, with swept eaves and ribbed red brick chimneys. The main elevations have a stone
band
course
and
plinth.
The
architecture is simple Arts and Crafts style with a Jacobean influence. It is listed for its special interest as an early twentieth century house on the edge of Cardiff, with wellpreserved interiors. Photograph 24L: The Court
Views
Figure 12: Location of Listed Buildings within 500m radius if the site
The combined effects of the undulating topography and wooded landscape limit both long and short distance views of the site from adjacent public areas. Notwithstanding this, longer range views are identified from the Museum of Welsh Life and high points within St Fagans, although these are very limited in nature.
Llanmaes House (Cadw record No.13919, Grade II) is located north of the site. It is an early
From within the site, the ridge line development at The Grange to the east is visible from numerous
nineteenth century classical style house, but was considerably altered during the mid/late twentieth
locations, reminding the viewer of the proximity of Cardiff and conveying an urban fringe character.
century when it was re-roofed and re-chimneyed. The building has roughcast render, with smooth
From higher points, between areas of woodland and trees, uninterrupted views of St Fagans Castle are
render quoins and window dressings, under a hipped Welsh slate roof. Despite recent extensions, the
possible, although these are likely to be screened once the recent woodland planting within the site has
original character of the house is still evident.
matured. Views in other directions are generally screened by mature vegetation and changes in topography.
Great House Farmhouse and attached Barn (Cadw record No.13921, Grade II) is located a short distance to the east of the site. The original structure of the present building dates from a sixteenth /
The Landscape Visual Impact Assessment which accompanies this application provides greater detail
seventeenth century house. It is characterised by whitewashed stone walls and a Welsh slate gabled
of the impact of the proposed development on the landscape and key views.
roof which at one time was thatched. The building's elevations were modified during the eighteenth and nineteenth centuries. The garden is enclosed by a stone rubble wall, interrupted by a gateway with nineteenth century piers and capping. Despite numerous alterations, the farmhouse retains its former characteristic detail.
St Fagans Court, also known as The Court (Cadw record No.311997/176054, Grade II) and illustrated by photograph 24 opposite, is a small country house located a short distance to the south of the site. It
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Ecology and Biodiversity
Bats
EDP’s Ecological Appraisal confirms that there are no ecological considerations which would present
The mature trees on the site offer limited bat roosting potential. The
an ‘in principle’ constraint to the development of the site, which for the most part comprises habitats of
hedgerows and woodland / scrub edges provided good foraging and
negligible or local value only.
commuting habitats for bats.
The majority of habitats within the proposed development footprint, namely the semi-improved Great Crested Newts
grassland, bracken mosaic and scrub are of negligible inherent ecological value since these comprise common and widespread plant species and are easily recreated.
The site contains no water bodies and therefore there is no potential breeding habitat for great crested Nonetheless, the EDP Appraisal considers that, should a number of recommendations and mitigation
newts. A survey of off site ponds in 2010 demonstrated that there are no Great Crested Newts in the
measures be implemented within the development proposals, then no significant impacts upon
vicinity of the site.
protected and/or notable habitats and species are anticipated. Moreover, it is considered that Reptiles
opportunities for enhancements to the site for wildlife as described above would further ensure the delivery of biodiversity gain through the proposed development.
A small number of reptile records have been received within 1km of the site, including grass snake The Landscape-led Masterplan, which focuses on the informal open space area, has been designed to
(Natrix natrix) and common lizard (Zootoca vivipara). The rough grass and bracken habitats within the
deliver a net increase in the ecological value of the site. These are summarised below:
site provide potentially suitable habitat for reptiles and the marshy areas offer particular opportunities for grass snake.
§
Any loss of significant trees is mitigated through additional planting Flooding and Drainage
§
§
The enhancement of the retained hedgerow resource through a combination of new planting in gaps where appropriate and long-term management
As identified in the previous section, the site is not at risk of flooding.
The section of the stream which passes through the informal open space area is proposed to
Existing movement and access
be enhanced as part of the Landscape Masterplan There is a need to appraise movement and ease of access for all to and from development at the §
Management of the existing immature broadleaved plantations to promote diversity of species,
strategic and local level – with a view to supporting a shift from car use to walking, cycling and pubic
structure and age-classes;
transport and recognising the need for better connectivity within areas and with the surrounding areas.
§
New woodland planting beside existing plantations; and
The main transport corridors in the area are:
§
A new pond designed to perform a sustainable drainage function and create valuable new
Highway
wetland habitat. The site is 1.4 km from the A48 which provides linkages to Cardiff City Centre to the east and Culverhouse Cross to the west.
The key ecological considerations are outlined below.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
The Culverhouse Cross interchange provides a strategic link to the wider highway network such as To the north of the proposed development area, the applicant group has control of additional land
Junction 33 of the M4 to the north, Barry to the south and Cardiff Bay to the south east.
parcels which are proposed as a potential extension to the existing informal open space associated The nearest bus stop to the site is located on Falconwood Drive approximately 300m from the
with The Grange. These northern land parcels could be used to create a sympathetic transition
proposed site access on Cwrt-y-Cadno. Services 12 and 13 operate from this bus stop and provide
between development at the urban fringe and rural landscapes of the River Ely to the north.
buses into Cardiff City Centre at a 30 minute frequency. Summary: Constraints and Opportunities Pedestrian and Cycle Access From the site analysis and review of the studies undertaken, a number of constraints and opportunities have been identified in the development of the site – as set out in figure 13 below.:
A Public Rights of Way (PROW) runs through the site behind the residential dwellings that bounds Cwrt-y-Cadno to the north. The PROW links to existing residential dwellings east and west of the site.
There are a number of advisory cycle routes in the vicinity of the site. They are predominantly found to the south along roads such as Grand Avenue and Green Farm Road and provide linkages towards the city centre. Figure 13: Summary of Opportunities and Constraints
Physical / Landscape
Opportunities
Constraints
§
Existing young woodland belt screening the site from the north
§
Steeply sloping topography at the southern end
§
Mature trees create a strong sense of visual enclosure and strong defensible boundary –
§
Minor watercourse and area of wetland
providing the opportunity to ‘round off’ residential development
§
Mature trees and hedgerows across the site
§
Opportunity to integrate watercourse into landscaped area of development
§
Buildings, areas of hard standing and other features which will require removal
§
Demolition of unsightly, disused agricultural buildings and sewage treatment
§
Minimise impact on Special Landscape Area
§
Development of the site offers the opportunity to bring existing landscape fabric into enhanced
§
Need to address relationship with Conservation Area sensitively
§
Fixed highway entrance point into the site from Cwrt y Cadno to the south.
management, remove trees which have been identified as being in decline and provide substantial
Economic
Social /
Access
Historic
quantity of tree planting. §
Opportunity to realise design cues from the historical core of St Fagons – presenting a special and unique opportunity and creation of identity
§
Footpath running east-west along the sites southern boundary may be utilised and improved
§
Good strategic access and links to public transport facilities need to be addressed
§
Creation of open space will enhance existing facilities for future and existing residents in the locality
§
Opportunity to meet the need for a range and type of housing in Cardiff, including detached family housing and in effect, respond to demographic changes in a sustainable way
Open Space Provision
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
4.0 DESIGN EVOLUTION AND PRINCIPLES
WYG’s detailed Conservation Area Appraisal a design concept and associated principles have emerged – as set out below.
Preface
Design Concept
This section of the DAS focuses on the principles that have informed the design; first from a wider context and, then, how this context determines the design concept for the site. Reviews of character,
From the previous analysis of site context, the following design aims have been identified in the development of proposals for the site at Michaelston Road. These include:
layout, community safety, sustainability and access are set out in the subsequent sections. § Extent of Development / Developable Parcels
Respecting the site's position on the upper wooded slopes of the Ely Valley, with positive visual and physical relationships to the surrounding countryside, as seen around Castle Hill in St Fagans village.
The total site area measures 9.77 hectares. It is proposed that residential development will be focused on 3.59 hectares of the site’s southern extent – approximately 37% of the total site area. The remaining 6.18 hectares, to the site’s northern boundary, are proposed to be enhanced Strategic Open Space.
§
Retaining and introducing better long-term management of the mature trees, hedgerows and ecological habitats on the site.
The site is capable of accommodating residential development inspired by the character and §
appearance of the Conservation Area. Development density would be consistent with the adjoining
Delivering enhanced value to the public open space function by deliberately linking existing and proposed public open spaces together.
residential developments along Cwrt-y-Cadno. §
Response to Surrounding Context
Providing new areas of tree planting within the development, where possible, to enhance the strong existing woodland cover to further limit any visual impact of development, and ensure that
The appraisal of context detailed in the previous section has provided helpful design pointers which have inspired an innovative design response. As stated in TAN 12, ‘a contextual approach should not necessarily prohibit contemporary design’ (paragraph 4.9).
housing is only discernible as no more than scattered roofs amongst mature trees. §
Creating 'focal areas' with buildings clustered around retained and new landscape features, allowing landscape to penetrate into and through the site, as seen in the lower density areas and
The site is set on the southern slope of the Ely valley in an equivalent position to that occupied by the village of St Fagans on the opposite side of the valley. The landscape structure is remarkably similar.
mature landscape setting of housing along Crofft y Genau Road.
Both areas are set on a slope below established woodland that extends to the valley ridge and, in each case, the land comprises parcels of open areas enclosed by established woodland and hedgerows;
§
this makes it difficult to identify building form when viewed from afar.
Designing housing to integrate with and respect the topography, in a similar way to that at Castle Hill.
St Fagans is acknowledged as an attractive village and a sought after living environment. Indeed,
§
these qualities led to its designation as a conservation area in 1971. Successive extensions to the conservation area were made in order to create an enlarged 'buffer' to the village, and this now
Retaining of the existing footpath running east-west through the site and enhancing overall connectivity by providing new footpath routes from the site to adjacent areas.
includes a substantial portion of the Ely Valley including land at Michaelston Road. The design team has analysed the relevant characteristics of St Fagans itself in order to inform the design for the application site and collaborated in a genuinely multi-disciplinary approach to ensure
§
Creating clearly defined public and private areas through appropriate boundary treatments.
§
Creating an attractive approach to development and positive first 'impression'.
§
Providing a buffer with Cwrt y Cadno to respect the differing character of the two residential areas.
each element has fed into the appraisal and rationale. The site, and its wider context, present a number of complex challenges and require a sensitive approach to its design and layout. In light of the context appraisal set out in the previous section and
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
§
§
November 2010 Charles Church
Providing a street layout that is reflective of St Fagan’s but consistent with modern highways
be created that is more respectful of the vernacular and architectural appearance of St Fagans.
requirements; one that meanders through the site to avoid retained features and minimises the
The mature woodland buffer comprises 1.4 hectares (3.5 acres) of the 9.77 hectare (24.2 acre)
need for pavements and kerbs; one which creates a sense of neighbourhood.
site. §
Providing a built form that emulates the massing and building alignments of appropriate parts of St
Public open space and parkland: The three fields in the far north of the site, beyond the young woodlands, relate to the open countryside beyond. The buffer planting gives this area a closer
Fagans.
connection with the rural countryside than the urban fringe. This area is proposed as an extension §
Providing a development that embraces contemporary design, rather than a pastiche of historical
to the existing public open space associated with the Grange, together with areas of ecological
styles.
enhancement, but is to be designed as part of the 'parkland' character beyond, as a sympathetic transition between the urban fringe and countryside. The public open space and parkland
§
Providing a range of tenures, to support and encourage a balanced residential community.
§
To the north of the site, the opportunity to create both enhanced ecological habitat and public open
comprises 4.78 hectares (11.8 acres) of the 9.77 hectare (24.2 acre) site.
Design evolution
space.
The site presents a number of complex challenges and requires a sensitive approach to its design and §
To the south of the site, the opportunity to introduce proper management (including supplemental
layout.
planting) of the existing woodland cover. The evolution of the design has led to the §
Pedestrian and cycle links within the built development and through the open space to the north,
proposed development of 79 houses across 3.59
linking the existing open space to the north of the Grange to Persondy Lane and footpath links to
hectares (8.9 acres) of the site. The urban form
the west.
has been designed to reflect that of surrounding settlements, but adapted to accommodate the
Design Strategy
st
needs of a 21 century community. The density of the proposed development is approximately 22
These design concepts have led to a design strategy and disposition of land uses across the site
houses per hectare. This is approximately twice
comprising three main elements: the development area; a mature woodland buffer; and an area of
the density of the twentieth-century estate
public open space and parkland. These are described below: §
housing in St Fagans village, which is itself very low and differs from the tight urban grain of the
Development area: The majority of development is proposed on areas with the fewest landscape
village core.
and topographical constraints. These comprise the three fields south of the young woodland buffer. This area has the advantage of being level and well screened by vegetation. The development
The proposed layout emulates aspects’ of the built form and character of St Fagans and conservation area. Groups of buildings are orientated in a similar way to those in St Fagans and formal terraced lengths of up to four properties were introduced to reflect the terraces formally associated with the Plymouth Estate, positioned in key gateway locations.
area comprises 3.59 hectares (8.9 acres) of the 9.77 hectare (24.2 acre) site. §
Mature woodland and public open space buffer: The sloping topography and mature vegetation on the southern parts of the site, adjacent to the existing development at Cwrt y Cadno, is the most constrained part of the site. This area is proposed for very little development, to allow the existing woodland buffer to benefit from proper management and supplemental planting. This will have the
Smaller groupings of houses around courtyards have been introduced along the Michaelston Road boundary to mirror the clusters of farm buildings within the conservation area. Larger detached
advantage of separating the site from adjacent suburban development, allowing a new character to
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
properties are included in key locations through the site, and at the end of vistas to act as focal buildings, to aid legibility and way finding. Design Rationale
The report by WYG which accompanies this application demonstrates how the layout has, in light of the above, been created through a respect for the site’s existing landscape and topography. In summary, the design principles and rationale which ought to be considered in the design response concern the following themes: §
Retention of landscape features
§
Relationship with topography
§
Sequence of spaces
§
Focal areas and groupings of buildings
§
Building line
§
Set backs
§
Gateways
§
Building orientation and frontages
Each of these rationale are considered in detail in the subsequent sections.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Figure 14: Layout Plan (not to scale)
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
spacious grounds. These reflect the lower density twentieth century estate housing, to aid a more seamless transition with the countryside setting (as illustrated by the perspective below).
5.0 CHARACTER Further to the appraisal of the context of the site and establishment of design principles, this section sets out, in as much detail as appropriate and possible for this outline application, how the proposed development responds to the site, and its surrounding character. Indeed, given the inherent attention paid to the sites historical and natural context in the design evolution of the site (section 4), there may be some repetition in points raised. Landscape design is considered in Section 8. Size, Scale and Massing This application seeks outline permission only – and therefore, as design is anticipated to be considered by the LPA as a reserved matter, the information provided below is indicative only. The height and scale of the proposed development has been carefully considered in the context of its immediate neighbours. Development proposed on the site comprises predominantly 3 and 4 bedroom detached and semidetached properties, set within spacious, landscaped grounds. Heights of buildings in St Fagans generally are two storeys. In response, buildings on the site are also generally two storeys, with maximum heights approximately 5m to eaves and 8.5m to ridge. Of equal or more importance is the nature and form of the roofscape, which may be just discernable above trees from distant views. Roof forms adopt the same principles as the building layout, following the linear form of the buildings, with simple pitched roof forms and continuous roofing treatments. All roof pitches are approximately 40 degrees across the site, typical of those found within the conservation area.
Figure 15: Perspective of the Site Layout of Development
Proposed Density and Mix
Orientation
The evolution of the design has lead to the proposed development of 79 houses across the site.
Daylight reduces the need for artificial illumination and passive solar gain will reduce the amount of energy needed to heat habitable rooms that are orientated to the sun. Optimising passive solar gain
The development will include a range of house types, including affordable housing provision which will be provided through ‘pepper potting’ and integration throughout the development.
requires a south facing orientation but it is possible to move away from this (up to 30 degrees) to gain some benefit and also potentially achieve 90-95% of the maximum output of photovoltaic cells. The
The landscape-led Masterplan proposes an average density of 22 dwellings per hectare (dph). This
proposed indicative layout allows, as far as possible, for the proposed units to face south so that the habitable rooms will benefit from passive solar gain.
would be consistent to the low density of adjacent residential properties along Cwrt-y-Cadno.
Response to topography of the site
The nature of the urban form reflects that seen in St Fagans, with a tight urban form created in the more central parts of the site, with smaller scale buildings clustered together in terraced lengths of no more than four, in a similar fashion to what might be seen in St Fagans village, around the Castle and Castle wall. Towards the periphery of the site, larger detached buildings are positioned in larger
The proposed development illustrated by the Masterplan demonstrates the strong urban form that has been created, through a respect for the sites existing landscape and topography. The development areas, including the positioning of individual buildings and streets, have been arranged on the site to
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
The creation of a sequence of spaces and focal areas
allow the retention of the greatest number trees (taking into account the trees that will be removed following the recommendations in the tree survey report).
A 'sequence' of spaces have been created throughout the site. These spaces have been achieved through the informal and irregular arrangement of buildings; sometimes buildings lie parallel to the streets with various degrees of set back, in other locations, buildings are set with their gables to the street. Such an irregularity in the building form reflects the urban form of St Fagans and creates a situation where buildings close down views in places, and then open them up beyond.
Design cues from Castle Hill have influenced the development layout on the most steeply sloping parts of the site, to allow buildings to overcome the significant changes in topography. The design and layout of the site sees buildings rise up the slopes through different building orientations. The subtle use of wider frontage, shallower depth unit types running with the contours, and narrower frontage, deeper plan unit types running across the contours, helps development to further respond to the topography. Where short lengths of terraces are used, these run along the contours, to reduce the need for these to
"Focal areas" are created around key junctions and between development and areas of public realm, where the collective grouping of wider frontage, semi-detached and terraced properties encloses the space. Formal terraced lengths of up to four properties and other specific groupings of buildings have been introduced in key locations, and are influenced by the building pattern found in St Fagans village and design cues taken from the former Plymouth Estate cottages. Larger detached properties are also included at the end of vistas to act as other focal buildings, to aid legibility and way finding. These are positioned to terminate the view, in a similar fashion to the buildings around the Castle entrance in St Fagans village.
'step' up, or down the slope. Elsewhere, the subtle use of wider frontage, shallower depth unit types running with the contours, and narrower frontage, deeper plan unit types running across the contours, helps development respond to the topography.
Gateways have been created, through the use of set piece units and corner buildings, to reinforce the street and mark the entrance to development areas. Smaller groupings of houses around courtyards have been introduced along the western boundary, to mirror the clusters of farm buildings within the conservation area.
Creating diversity and interest
Minor variations in the building line, through the relationship of the houses to the street and an appropriate mix of unit types, help to create an irregular appearance and places of differing character, adding to the visual interest. The increased use of set backs, in particular locations, allows front gardens and semi-private spaces, enclosed by walls, to be introduced. In other locations, buildings have gable ends fronting the street. These have high stone garden walls running directly from the gable to enclose private gardens, obstruct forward views and open these up beyond.
The proposed development has both an outward and inward looking aspect. Dwellings face outwards towards areas of open space and footpath links, providing a positive interface to the development for pedestrian and cycle users. Furthermore, dwellings also face inwards to aid the creation of a ‘sense of place’ and, wherever possible, front onto the street, or are orientated to create a positive relationship. These design characteristics help to increase natural surveillance and aid crime prevention.
Figure 16: Coloured Sketch of the site layout
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
pastiche of historic styles, which are appropriate to the twenty first century and that contribute to, rather than distract from, the qualities of the conservation area.
The architectural style is one of simple and modest proportions. For example, the positions of window and door openings on elevations are simple, with doors and windows aligned vertically.
Limited use of plain and lattice window panes may be used on buildings in key locations to mirror the window detailing of the former Plymouth Estate cottages identified in St Fagans.
Window openings themselves have a vertical emphasis and use largely wooden casement windows. Limited use of plain and lattice-traced lights may be used on buildings in key locations to mirror the window detailing of the former Plymouth Estate cottages identified in St Fagans.
The use of bay windows or dormer windows interrupting eaves or roof elevations have been restrained across the site as these architectural features are limited throughout the conservation area. The use of porches above main entrances take design cues from St Fagans, and have been designed to be open structures, or a simple canopy, in materials that match the elevational treatments and architecture of the corresponding building. Materials Figure 17: Aerial Perspective of the Site Appearance
The materials proposed across the site adhere to the types found in the conservation area and comprise of a limited palette to create unified area.
Consideration of the aspects of a building of a place which will determine the visual impression of the building or places makes is due consideration. As set out in the previous section of this Statement and
Generally, rendered finishes are to be used across the site and use shades of white, with some use of natural colouring, including shades of grey, green and brown.
also in the Conservation Area Appraisal, design cues have been taken from the conservation area and Brick, in multi hues of grey to buff to light brown, may be used to match the colour of local limestone and pick out key architectural features around window and door openings in some locations.
surrounding context. External built form of the development
The use of large areas of mixed materials on the same elevation, such as stone or render in vertical or horizontal banding, will not be suitable as this does not generally reflect the typical character of the conservation area.
The proposed development of the application site will be required to be designed in recognition of the character and appearance of the Conservation Area and the adjoining countryside. As noted previously, the development has both an outward and inward looking aspect. Dwellings face outwards
Simple roof forms use Welsh State (or materials with a similar appearance, such as fibre cement tiles) to match those used throughout the conservation area.
towards areas of open space and footpath links, providing a positive interface to the development. Architecture
Garages fronting streets are to be constructed in the same wall and roof materials as the house they serve.
The architectural appearance of buildings is derived from local styles and traditions identified in the character appraisal. These traditional references are interpreted in a contemporary way, rather than a
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Although trees would be removed, sufficient mature trees will remain in the site, and this, combined Decoration
with the vegetation outside of the site, will screen the majority of the development from view. Additional planting will in time add to the overall tree cover and enhance the biodiversity of the site.
Chimneys, eaves and verges have been designed to match those found in the conservation area, and use materials that are coordinated with the main buildings on which they are found. Formal boundary treatments include low stone walls enclosing front gardens to provide narrow semiThe use of porches above main entrances take design cues from St Fagans , and have been designed
private spaces. Where the gable end of a building faces the street, private gardens are forced adjacent
to be open structures, or a simple canopy, in materials to match the elevational treatments and
to the public realm. In these locations, high stone garden walls run directly from the gable of buildings
architecture of the corresponding building.
along the main street to enclose larger private gardens. The influence of high stone walls as a continuation of the gable end of properties is a direct response to the building and boundary relationships that can be seen throughout St Fagans village.
Boundary treatments are also important to reinforce the street scene, to give definition and lessen the impact of parked cars and in plot parking, in much the same way as the areas of twentieth century housing in St Fagans village. The limited use of wooden picket fences, set above stone dwarf walls on formal terraced properties, take cues from the Plymouth Estate cottages in St Fagans village. Elsewhere, hedges are used to give a different character, particularly around the periphery of the site, to soften the impact of development on areas of retained vegetation.
Figure 18: Perspective illustrating the character and style of development proposed at Michaelston Road
Boundary Treatment The character appraisal noted that there is a strong definition of public and private areas through the use of substantial garden walling and other forms of boundary throughout St Fagans.
Appropriate boundary treatments are reflected in the layout and will be important in reinforcing the street scene. These include stone walls to replicate the form found in the locality, and the limited use of wooden picket fences, set above dwarf walls, on formal terraced properties. Hedges will be used to define boundaries on properties around the periphery of the site. Where side or rear gardens abut the public realm, they will be enclosed by a 1.8m high stone wall to ensure privacy.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
6.0 COMMUNITY SAFETY The safety of a development can be guaranteed largely in the design of the space. Other key factors that enhance the safety of a development include the lighting and surveillance of the space. To ensure that the development succeeds it is imperative that visitors and residents feel safe in their own community. TAN 12 emphasises that community safety is a key issue in the design of residential development with the objectives of ‘ensuring that attractive, safe public spaces and security through natural surveillance’. As previously outlined within this statement, the design process has evolved to ensure that the safety of the community is secured. The objectives have been achieved within the design through the following considerations:
Access and Movement The development has well defined routes, spaces and entrances that provide for convenient movement without compromising security. Surveillance Naturally occurs through overlooking from several dwelling across all publically accessible spaces. Ownership In response to the context of the site, the proposed development aims to promote high quality in the public realm, routes which are fit for purpose and will provide opportunities for safe physical activity and recreation to meet the needs of all members of society and to create a sense of ownership and responsibility for every part of the development. Physical protection At a detailed level the dwellings may include well-designed security features.
Activity Open spaces designed to encourage a level of human activity appropriate to the location thereby creating a reduced risk of crime and a sense of safety at all times.
Management and Maintenance The open spaces will be designed and managed to discourage crime in the present and future.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
7.0 ENVIRONMENTAL SUSTAINABILITY
The information contained within this section ought to provide a level of detail on the sustainability of the scheme which is appropriate for this stage of the design process (i.e. outline application).
Sustainable development is central to the aims of the Welsh Assembly Government (WAG) and as such is embedded within planning legislation, policy documents and TANs.
Where detailed information cannot be provided, as much detail regarding the applicant’s aspirations for the detailed design stages of the proposed development are stated. Environmental Sustainability is
PPW (July 2010) sets out the WAG’s aspiration to secure zero carbon buildings. Paragraph 4.11.2 of PPW advises that ‘development proposals should mitigate the causes of climate change by minimising
therefore addressed in its broadest sense and predominantly on a site wide basis.
carbon and other greenhouse gas emissions associated with their design, construction, use and eventual demolition’.
Nonetheless, where relevant and possible, the following section assesses the proposed development against both the mandatory and tradable criteria. On an indicative basis, this section indicates the credits can be achieved.
In order to address the objectives and provisions of PPW (in particular sections 4.10 and 4.11), and associated TAN 22: Planning for Sustainable Buildings (2009) and TAN 12: Design (2009), the design, layout and orientation of the proposed development at land will seek to: § §
Promote the efficient use of resources Minimise the use of non-renewable resources
§ §
Maximise energy efficiency Reduce greenhouse gas emissions
§
Minimise the generation of waste and pollution
The provisions of Paragraph 4.11.4 of PPW specifically require that: §
st
Applications for 5 or more dwellings received on or after 1 September 2009 to meet Code for Sustainable Homs Level 3 and obtain 6 credits under issue Ene1 – Dwelling Emission Rate
As such, future development at the application site will be required to achieve the above target for sustainable building standards (as a minimum) – and these targets will form a central consideration of the development of the scheme going forward (and particularly when detailed design features are formulated).
Figure 19: Scoring System for the Code for Sustainable Homes (Source: Code for Sustainable Homes, Technical Guide Version 2 – CLG, May 2009).
In addition, TAN 22 states that ‘the design of a building should look to implement the energy hierarchy in order to reduce carbon emissions associated with the development’. With regards to the design of anticipated that potentially design steps could be taken to ensure that as far as possible the base
It is noted that the environmental impact categories within the ‘Code’ and as listed above are not of equal importance.
buildings would have low carbon emissions, which could be enhanced with energy supplied from renewable energy sources. Potentially, this strategy would help ensure that the buildings are designed
Charles Church Environmental and Sustainability Policy
to be future proofed in terms of energy performance (to be considered in full detail at the reserved matters stage).
As one of the UK’s leading house builders, Charles Church acknowledges that climate change is a
development at the proposed site, in applying the ‘energy hierarchy’, as an overall strategy it is
significant issue and presents a number of risks to their business. They recognise the role they play in
It is acknowledged that there is a two stage assessment process – the design stage and the post
minimising our contribution to climate change and believe their primary responsibility is to build homes
construction stage.
and communities that are sustainable, inherently energy efficient and which encourage their customers to live in a way that minimises their contributions to climate change.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Inherent Sustainability of the Site
The proposal notably responds to demographic change in Cardiff and the need an improved range and choice of house types. The desire for housing, and the subsequent market demand, in this location
The development of the site presents an opportunity to accommodate a new urban neighbourhood for
informs that the site will viably come forward for development and contribute to meeting local housing
Cardiff in a sustainable way.
needs in the short to medium time frame.
The Code for Sustainable Homes maps the future direction of building regulations and, especially at its
An appraisal of the development in terms of its sustainability
higher levels of compliance, includes measures that will need to be embraced at the designing of the
credentials is required to consider the economic, social and
site layout of a development. By anticipating these standards in the early design process, from the
environmental impacts, whether positive, neutral or negative,
outset, the design of the site will be ‘future proofed’, and a highly sustainable community will result.
with equal weight. The proposed development undoubtedly will lead to direct social impacts by meeting the needs of a
Location
demographic group who require larger, executive, family homes.
It is important to note that the site is an inherently sustainable location to create a new neighbourhood. The site, in part, comprises of previously developed land, which planning policy at all levels advocates
Looking beyond the inherent sustainability of the site there are a range of sustainable development
the re-use of. In addition, the site is located in an accessible location by means of transport other that
measures that could be accommodated at the site, to ensure that the development, and its new
the private car, which will help to reduce the need for residents to travel by car for employment,
neighbourhood, are responsive to some of the key challenges in twenty-first century urbanism (e.g.
services and leisure.
climate change, energy security, environmental protection and efficient resource use). These are outlined below.
The distance that people have to travel to reach facilities and services will inevitably affect the mode of Environmental Sustainability – Implementation Measures
transport and subsequently the sustainability of the location. The close relationship between homes, jobs, community facilities and supporting infrastructure are considered indicative of a sustainable
Greenhouse gases that are caused by the construction and occupation of dwellings at application site
location for residential development.
will be reduced as a result of any future residential development at this location: Existing use of the site §
Accessibility to public transport
Given the underused and low grade agricultural value of the land, and the brownfield nature of part of
§
Road Infrastructure
the site, development of the application site is considered an efficient use of the land. Furthermore, the
§
Proximity to services
land does not form any significant landscape function or provide any visual amenity to the neighbouring
§
Proximity to employment
residential estate. Indeed, development of the site is considered appropriate ‘rounding off’ of the
§
Building construction / materials
existing residential development to the south, east and west of the site.
§
Energy efficiency
Social sustainability: the need to recognise the housing needs of all
Energy Efficiency
The proposal for this site represents an opportunity to provide housing in a sustainable location which
Further to the sustainable aspirations which are inherent to this proposed development, the scheme
can meet local demand. There is a need to ensure that local communities have sufficient good quality
will, in line with the energy hierarchy, and where practical / relevant, focus upon ‘reduce’, ‘re-use’ and
housing for all their needs. As a result, the provision of the right mix of housing will strengthen
‘recycling’ opportunities throughout. TAN 12 requires consideration of the way in which new
communities and the local economy.
development seeks to minimise the energy demand and carbon emissions associated with the development through implementation of the energy hierarchy.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
explored as part of the detailed design stage: The proposed development will be required to achieve 6 Energy Credits. In relation to credit Ene 1, PPW Edition 2 (2010) sets a higher standard that Code 3. Ene 1, in relation to the Dwelling Emission
§
Rate, it is required that DER is 31% over the Target Emission Rate (TER).
Opportunities to incorporate micro-generation energy technologies / equipment and on site renewable energy will be considered.
A wide range of energy efficiency measures
§
and renewable energy generation options
Passive solar orientation of buildings will facilitate the potential for future integration of solar hot water and photovoltaic systems
could, technically, be deployed at the proposed development site. However, it is necessary
to
tailor
the
§
requirement to reflect considerations such
Charles Church have tested an array of renewable energy technologies, such as air and ground source
as the character of the site, the nature of the
proposed
development,
Potential for a proportion of dwellings to have solar hot water systems
proposed
cost
heat pups, photovoltaic cells, solar thermal panels and rain water harvesting. Increasingly, renewable
and
energy sources are being used in the homes they build.
technological viability, and local preference. Water Nonetheless, it is recognised that ‘energy efficiency’ needs to be built into the design of any residential development. The following examples may potentially be pursued to promote and increase energy In order to encourage the reduction of water consumption and to increase efficiency in use, the
efficiency:
following measures can potentially be pursued: §
The potential use of high seasonal efficiency boilers (reducing the energy need used for §
heating and hot water). Other design features to potentially include, for example, lighting
The provision of taps and fittings that reduce water demand to be considered at detailed design stage
controls and energy efficient lamps and ballasts will also be considered. Indeed, in the majority of Charles Church homes, energy efficient light fittings and bulbs and all the appliances §
installed will have an Energy Rating of B or more.
Potential for grey water recycling to be taken into account
§
The scope to use modern methods of construction will be kept under review. Charles Church use modern construction processes and materials in order to reduce the amount of
§
water used on site to build homes. For example, concrete and mortar will often come premixed and
Energy efficient light fittings and the use of low energy white goods will be explored, and where
ready to use from their suppliers.
viable, actively encouraged §
Materials
The layout of the development applies passive solar design principles. The design and orientation of dwellings will attempt to incorporate optimal use of the sun for warmth and light.
TAN 12 encourages the use of materials with a low environmental impact §
(embodied energy). This will be encouraged through the following measures:
Where appropriate, the developer will aspire to source local materials in order to reduce the unnecessary transport of goods over long distances.
§
Where applicable and viable, timber and timber products will be sourced from a certified source, such as the Forest Stewardship
Renewable Energy
Council (FSC). Indeed, Charles Church have an agreement with timber In terms of the use of, and potential creation of, renewable energy, the following opportunities will be
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
suppliers to ensure that 100% of the softwoods they provide, such as timber in roof trusses §
and engineered floor joists, are from sustainable sources, certified to PEFC or FSC standards.
The provision of sufficient space to store waste, including for recycling purposes, within the dwelling as well as outside for waste collection.
§
The use of recycled construction materials where appropriate. Charles Church seek opportunities to work with suppliers and contractors to make efficient use of materials and
§
The potential preparation of a strategy to reduce construction waste.
§
Minimising the use of material resources and the production of waste though, for example,
incorporate reused / recycled content into the product used.
Surface Water Runoff
efficient design, logistics, stock control, the use of prefabricated / pre-sized materials, minimising packaging and efficient construction techniques,
The development seeks a sustainable approach to water supply, demand management and drainage, Pollution
potentially embracing the following opportunities: §
Construction methods and materials specifications will have regard to the need to limit greenhouse gas
Comprehensive use of Sustainable Urban Drainage Systems (SUDS)
emissions. §
Potential for rainwater harvesting Health and Wellbeing (i.e. Lifetime Homes)
Sustainable drainage is making use of the ways that avoid wastage of water and avoids the overloading of drainage systems.
Increasingly, an all-inclusive approach to public health is emerging for those planning and building
The drainage solution for the site, including the potential for SUDS,
places that affect people’s health. Improving well-being involves providing a more pleasant and healthy
will require further investigation during the development process of
place to live, by, where possible, encouraging the follow:
any development proposal on the site. §
Good day-lighting and natural ventilation standards through the use of passive solar design in buildings
Charles Church recognise the importance of implementing appropriate measures to reduce the risk of §
surface water run-off – and as such, increasingly are introducing SUDS into their developments.
Potentially ensuring the provision of improved sound insulation to reduce the likelihood of noise complaints from neighbours
§
Waste
A proportion of the development may potentially, if viable, comply with the Lifetime Homes standard
The way in which waste will be dealt with during and after construction (re-use and disposal), including
§
Good relationship between housing and open space
the provision of appropriate facilities for sorting, storing and recycling of waste in buildings and across
§
Provisions to improve the occupiers’ quality of life by providing an outdoor space for their use, which is at least partially private
the site will be considered. §
To encourage the construction of homes that are accessible and easily adaptable to meet the changing needs of current and future occupants.
The opportunity to reduce waste and all forms of pollution, and promote good environmental management and best environmental practice, will be considered at the detailed design stage of the development. This will include:
Management §
The preparation of a Site Waste Management Plan, which is a regulatory requirement on all Charles Church development sites. Charles Church will ensure that all sub contactors and
Various steps may be taken to allow good management of the environmental impacts of the
waste management contractors manage waste properly and maximise recycling.
construction and operation of the home, such as:
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
§
November 2010 Charles Church
The provision of a simple user guide which covers information relevant to the ‘non-technical’ tenant/owner on the operation and environmental performance of their home and to enable them to understand and operate their home efficiently and make the best use of local facilities
§
Potentially include a regular audit under a nationally or locally recognised
independent
certification
scheme
such
as,
or
comparable to, the Considerate Contractors Scheme §
Aiming to comply with ‘Secured by Design – New Homes’. This will include working closely with an Architectural Liaison Officer or Crime Prevention Design Advisor from the local Police Force
Ecology The impact on biodiversity and the local environment is considered, notably the way in which the development will maintain and enhance opportunities for species to inhabit the area and building fabric and how the scheme will maintain and improve habitat connectivity and illustrate how the development will integrate with open spaces, including management and aftercare is considered. It is acknowledged that the development of the subject site should contribute to the protection and improvement of the environment, so as to improve the quality of life, and protect local and global ecosystems. In particular, it is appreciated that planning should seek to ensure that development does not produce irreversible harmful effects on the natural environment.
The following measures will be encouraged in the detailed design of residential development: §
Management of public access to protect the most sensitive habitats.
§
Ecological features have been designed for positive enhancement in accordance with the recommendations of the consultant ecologist
§
The protection of existing features of ecological value and their maintenance and adequate protection from damage during site preparation and construction works
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
readily accommodated within a sensitive development layout and therefore minimise the impacts on
8.0 LANDSCAPE, ECOLOGY AND PUBLIC OPEN SPACE
the sites features. Preface It is considered that, due to the existing enclosed nature of the site, the views of the site would blend
The Environmental Dimension Partnership (EDP) were commissioned to undertake a number of site
into the existing urban / semi-rural backdrop and would not visually detract from the openness of the
assessments to inform this planning application. Accordingly, they have produced the following documents:
countryside to the north of the site.
§
Arboricultural Assessment
The site has housing to the south and is adjacent to the built-up envelope of the residential area of
§
Archaeological Desk-Based Assessment
Michaelston-super-Ely. Developing the site for housing would be a natural extension of the existing
§
Ecological Appraisal
built form into a parcel of land which is currently visually unobtrusive and serves little purpose. Longer
§
Landscape and Visual Impact Assessment
distance views of the site would place the application site within the context of a clearly defined urban area.
The context appraisal (section 3) identified that whilst the site lies within the St Fagans Lowlands and Landscape planting
Ely Valley SLA, St Fagans Conservation Area, the site does not appear to be an intrinsic part of the landscape which contributes to these designations. Nonetheless, it is recognised that the acceptability of proposed development is dependent upon the potential effects of the proposals on the aims and
The verdant woodland setting of the site is one of its most distinguishing features, and as such, has
purposes of the designation. Therefore, the nature of the development proposed will aim to be
formed a major consideration in the evolution of the design. Existing mature trees and hedgerows will
sympathetic to such landscape designations.
be retained wherever possible and incorporated as a central feature in public open spaces and focal areas.
The proposed development aims to protect and reinforce those habitats and elements which help to create its character and are valuable for wildlife; seamlessly integrate existing and new landscape with
Dwellings will be set within a spacious landscape context facilitating tree retention and tree planting
the new neighbourhood; reinforce urban and street character; afford opportunities for all residents to
within the site. Substantial tree planting in southern parts of the site will seek to replace those trees lost
enjoy its setting and create formal and informal recreation activities in open spaces which are safe and
in recent years as a result of neglect and recreate the wooded character of this part of the site.
have natural surveillance. The overall character will be one where buildings are subservient to the landscape. The planting will This has been achieved through a number of objectives in the proposed indicative layout plan, as
aim to enhance the wooded setting of the development, replicating the vegetation types represented in
addressed below and within the Landscape Masterplan at Figure 15.
the existing vegetation cover, to improve the biodiversity of the site, and the amenity of residents. New tree and hedgerow planting (of native species) will be used to strengthen and thicken existing
Landscape-led Masterplan
hedgerows as necessary.
The landscape-led Masterplan for the site describes the landscape structure, recreation and amenity,
Development has been pulled away from the boundary of 'Court Cottages' to the south, allowing the
public open space and potential links to the pedestrian/cycle network and has been based on a
creation of a landscape buffer to filter development from view.
detailed site appraisal (see figure 15 previously). The development areas, including the positioning of individual buildings and streets, have been The main landscape feature of the site, which provides an opportunity for the proposed development, is
arranged on the site to allow the retention of the greatest number of trees (taking into account the trees
the existing vegetation within the site and along its boundaries. Existing hedgerows incorporate mature
that will be removed following the recommendations in the tree survey report). Buildings have been
trees which will help to create a landscape setting for the residential development and public open
clustered around existing landscape features, allowing the surrounding landscape to penetrate into,
space. It is such landscape features, which are representative of the area’s character, that can be
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
and through the development, creating a strong woodland cover, in a similar way to that seen along Crofft y Genau Road, in the northern part of St Fagans. Public open space Large areas of public open space are provided in the northern parts of the site. These areas total 4 hectares and form an extension to the existing public open space associated with The Grange. The design and landscape planting in this area is to be undertaken in such a way as to appear part of the 'parkland' character beyond, to act as a sympathetic transition between the urban fringe and open countryside. Footpath links through to the open countryside beyond will be incorporated.
The more westerly field parcel has been identified as having lower grassland interest and this area is identified in the Landscape-led Masterplan as a focus for more active recreation. This area will require a frequent mowing regime to maintain the amenity grassland. Areas identified as having greater grassland interest are proposed to have a twice yearly cut and will therefore having a more informal aesthetic.
On the steeply sloping southern parts of the site, the existing trees are to be largely retained and enhanced through new planting, to form a new mature woodland buffer and area of public open space. Housing adjacent to this area has been designed to front onto this space, providing both a positive relationship with the space, and improving the outlook from these dwellings.
The positive building relationship with the space is clearly seen by plot numbers 71 to 74 and 75 to 77. The minor watercourse running through the site is to be retained and incorporated as a key feature. The retention and incorporation of these features into the layout will aid the creation of a mature and established landscape setting for the development.
This area will provide the opportunity to enhance the quantity and quality of landscape fabric and enhance the wooded / parkland landscape character of the area. Lighting Lighting is an important, but often ignored, part of the landscape. It is needed to satisfy highway visibility standards, for security and to help with passive surveillance. A uniform and dogmatic approach to lighting can lead to wasted energy resources and unwanted light pollution. The Institute of Lighting Engineers (ILE) provides guidance on how to minimize adverse effects of lighting through the design process and choice of lamp fittings.
Lighting will be carefully considered as part of the detailed design stage.
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
Framework Travel Plan has been submitted with the TA to promote travel to and from the site by
9.0 ACCESS AND MOVEMENT
sustainable modes. Preface Given that the centre of the site is located within a 10 minute walk of regular and frequent bus services, This section explains how the proposed access arrangement will make reasonable provision to ensure that all users will have equal and convenient access, both into the site from its boundaries to all of the
the provision of these facilities will enable residents and visitors alike to be able to choose whether to travel to and from the site by sustainable modes of transport. These facilities may also assist and
dwellings built within the site.
encourage those living in the surrounding areas to use alternatives to the private vehicle. The design response to the appraisal of the existing access requires the adoption of inclusive design The site is well served by local bus services.
principles that deliver adequate provision for all people including those with mobility impairments, sensory impairments and learning difficulties. Policy Context
The site is some 3.6km from Waun-Gron Railway Station. The Cardiff City Line runs northbound to Radyr and southbound to Cardiff Central and Coryton – providing a regular service into the city centre
The need for new development to be served by public transport, and the obligation upon developers to
and the other suburbs of Cardiff. It takes just 8 minutes to travel by rail to Cardiff Central from WaunGron.
contribute towards the provision of necessary infrastructure, is highlighted in paragraph 7.1 of TAN 18, Pedestrian Access / Cycleways
as follows:
In addition to the distances from the services discussed above, other factors will affect people’s preferred mode of travel. The quality of the pedestrian / cycle links with regard to safety, convenience
‘New or improved public transport provision has the potential to provide alternatives to private vehicle use and to change existing travel demands. Where enhanced public
and ease of use will affect transport choice. A full accessibility assessment is provided within the TA which accompanies this application.
transport services or infrastructure is necessary to serve the new development, but provision on a commercial basis is not viable, a contribution from developers towards an
There are good, well lit footpaths providing walking routes to the services and facilities south of the site. There is potential to provide a pedestrian link between the proposed application site to the east
agreed level of service of infrastructure provision may be appropriate.’ Inclusive design
(Ramsons Way, Mostyn Road). There is a signal controlling junction at the site entrance to Cwrt-yCadno with a pedestrian phase for demand.
It is appreciated that ‘good design’ is achieved through ‘inclusive design’. In this vein, inclusive design has been an integral part of the design process.
A public right of way lies along the southern boundary of the site. This route will be incorporated into any residential development of the site.
In designing the Masterplan of the development, wherever feasible and appropriate, the principles of inclusive design have been acknowledged and embraced. This includes the acknowledgement of
Walking routes from the site towards local shops and local education centres, in the main, provided as
diversity and difference, the need to provide flexibility in use and the desire to provide buildings and environments that are convenient and enjoyable to use for everyone.
footways along Michaelston Road. These facilities are located within the 20mph speed limit zone along Michaelston Road. A zebra crossing is found along Michaelston Road in addition to traffic calming measures in the form of speed bumps.
Access to Public Transport The proximity to, and frequency of, public transport will encourage potential residents to reduce the dependency on the private car.
Acceptable walking distances will vary considerably depending on various factors such as fitness and land topography; however, guidelines by the Institution of Highways and Transportation (IHT) suggest the following walking distances:
As part of the development of the site various facilities will be introduced that will assist and encourage travel to and from the site by sustainable modes of transport; namely bus, cycle and foot.
A
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
Desirable
Acceptable
Preferred Maximum
500m
1,000m
2,000m
(6min 24secs)
(12min 48secs)
(24mins 56secs)
November 2010 Charles Church
The site is very accessible to the major highway network. The site is approximately 1.6 km from the Culverhouse Cross Interchange – providing links to the A4232 (a 70 mph dual carriageway) east into Cardiff City Centre / Cardiff Bay and northbound to Junction 33 of the M4 Motorway. The site is located some 6.5km from the M4 Motorway.
Based on a walking speed of 1.3 m/sec or just over 4.5 km/h, the following facilities are less than 25 minutes walk from the site which is within the preferred maximum distance:
§
Five primary schools;
§
One secondary school;
§
One college;
§
One supermarket;
§
Local Shops;
§
One Post Office;
§
Three pharmacies;
§
One dental surgery
§
One leisure centre; and
§
Culverhouse Cross Retail Park.
Photograph 25: Proposed Access Point into the Site Michaelston Road is a multipurpose urban road with pedestrian footways either side and traffic calming measures. A signalised junction controls a staggered junction at Michaelston Road which operates satisfactory, with capacity for the additional traffic brought about by the proposed development. Vehicular access is proposed along Cwrt-y-Cadno via a simple priority T-junction. Refuse vehicles will also access the site via this main access. Photograph 24: Local Centre This planning application seeks permission for the strategic access into the site off Cwrt-y-Cadno. As such, access is to be considered in full as a reserved matter. It can be demonstrated at this stage that
The Institution of Highways and Transportation (IHT) state that three quarters of journeys by all modes are less than five miles (8km) and half are less than two miles (3.2km). These are distances that can
strategic access can be achieved, as per the plan below. However, detailed plans of the sites internal
be cycled comfortably by a reasonably fit person. Culverhouse Cross roundabout retail park is within
access will be considered at a later date, as a reserved matter.
2.0 km from the site and Cardiff City Centre is within 4.0km, making cycling to and from the development a viable option given the distance and the number of recommended cycle routes in the
The junction arrangement is shown in Figure 20.
vicinity of the site. Based on a cycling speed of 4.0 m/sec, or just over 14.4 km/h, Culverhouse Cross t Retail Park and Cardiff City Centre are just over 8 and 16 minutes ride from the site respectively. Road Infrastructure / Proposed Access into the Site FMW Consultancy have undertaken a Transport Assessment (TA) for the application site which is submitted with this application. The assessment of possible access points into the site has revealed that the most appropriate route is off Cwrt-y-Cadno, as opposed to the existing access to the Sewerage Treatment Plant from Michaelston Road. Figure 20: Proposed Junction Arrangement (Source: FMW Figure 4.1. of the TA)
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
these areas is to be marked by transition strips in a different colour and texture, to signal the change in
The salient points of the proposed access arrangement are:
status. § §
Major Carriageway Width – 5.5m; Minor Carriageway Width – 5.5m;
§
Junction Radii – 6.0m;
§ §
Junction Visibility - 2.4 x 90m; and Footways – 2.0m both sides of carriageway.
The layout of buildings and form of the streets provide the principal means of traffic calming, through frequent changes in the angle of buildings and alignment of streets. Design speeds will be limited to 10-15 mph dependent on location.
The alignment of the site access arm will require the removal of trees located at the site frontage. An
The existing route of the pedestrian footpath along the southern boundary will be improved by ensuring
‘S’ bend alignment option was explored however the impact on the trees were similar to the proposed.
that a wider passage is available between the mature trees and boundary fencing.
In addition the ‘S’ bend option would be deemed too close to the neighbouring properties. Although the
The aim of the proposed development is to create an attractive, safe, legible and secure environment
trees indentified are likely to be removed they have not been listed as ‘Category A: Those of high
for future residents. The needs of pedestrians and cyclists have been recognised particularly by the
quality and value’ by independent Arboricultural Assessment.
creation of new connections through the site to surrounding areas and this encourage walking and recreation in the local area.
Movement
Car parking
As identified above, the primary vehicular and pedestrian access into the site is proposed from the south-east corner from a junction with Cwrt-y-Cadno. The primary access street winds in a south-east
The car parking provision is in accordance with the parking standards contained in the Addendum to
to north-west alignment, through the area of public open space and retained woodland, providing the
South Wales Parking Guidelines (January 2008). Parking provision will generally be within each plot
means to overcome the change in levels.
with some properties benefiting from a private garage. Parking will be designed to be an incidental element within the street, behind the building line. Shared surface and courtyard parking will be
Within the development areas of the site, buildings and streets have been arranged within the site to
incorporated into these particular areas. In all cases, planting will be used to soften the appearance of
allow the retention of the greatest number of trees and the features identified as important in the
parked cars and parking will be designed to achieve high levels of natural surveillance to minimise car
ecology and landscape appraisals.
crime.
The result is a street network meandering through the site, with the informal street layout and width, varying to provide irregularity and natural traffic calming. A variety of street edge treatments are to be used, and includes grass verges and drainage swales, to lessen the impact and dominance of streets.
The hierarchy of movement routes is: §
Primary Access Street - 5.5m maximum
§
Secondary Access Street - 4.8m maximum
§
Shared surfaces - variable
§
Courtyards - variable
§
Private Drives - 4m maximum.
Shared surfaces, courtyards and private drives will be designed with a single unified material, which convincingly appears as a natural product, covering both the footway and carriageway. The entrance to
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DESIGN AND ACCESS STATEMENT Proposed Residential Development and Strategic Open Space at Land at Michaelston Road, Cardiff
November 2010 Charles Church
This development will, once complete, be seen as a leading example of how development can and
10.0 CONCLUSION
should be related to its intrinsic landscape qualities, neighbouring historic character and, above all, an environment where resident and visitor alike will experience elation and pride. This Design and Access Statement has documented how the design of proposed development has emerged from a detailed contextual analysis of the Conservation Area, of which the application site forms part. It is acknowledged that the site, given its wider context, presents a number of challenges which have required a sensitive approach in order to harness the considerable opportunity presented by this very special site.
As a result, a purposeful and ‘landscape-led’ design concept and strategy has emerged, which includes a detailed set of aims and aspirations for the site including consideration of the need to retain landscape features, respond to the sites topography, the proposed sequence of spaces, proposed focal areas and groupings of buildings and other detailed design considerations which will contribute to the creation of a sensitively designed and exemplar development.
As such, the design process embraced has relied heavily on design cues from the St Fagans Conservation Area – which have helped to inspire an innovative design response which is capable of meeting the aspirations of the current householders.
The proposed development seeks to respond to its landscape setting in three key ways: §
Creation of a landscape framework within developed areas through the retention and enhancement of landscape fabric;
§
The layout and scale of proposed dwellings will respect and respond to the character of development in St Fagans; and,
§
The creation of a 6.8hectare area of public open space, creating a sympathetic urban-rural transition.
There is undoubtedly an opportunity for the creation of an outstanding example of village architecture, with a distinctive sense of place, that will enhance the landscape context and conservation area within which it is set.
The scheme represents an opportunity to create an exemplar village and community; not a pastiche of St Fagans, but a twenty-first century design that draws upon its sense of place, juxtaposition of building form, informal layout and natural interaction of built environment and established woodland.
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