Planning Statement Commodore - Torfaen County Borough Councilplanapps.torfaen.gov.uk/Former_Commodore_Hotel/Docs... · 2015. 5. 12. · Former Commodore Hotel, Mill Lane, Llanyrafon,

PLANNING

STATEMENT

Former Commodore Hotel,

Mill Lane,

Cwmbran

May 2015

F O R M E R C O M M O D O R E H OT E L | P L A N N I N G S TAT E M E N T PAG E | 2

Summary

Proposal:

Residential development (20 no. units), works to TPO trees, open space,

access, car parking and associated works

Location:

Former Commodore Hotel, Mill Lane, Llanyrafon, Cwmbran, Torfaen

Date:

May 2015

Project Reference:

14.449

Client:

Butler Wall Homes

Product of:

Asbri Planning Limited

Unit 9 Oak Tree Court

Mulberry Drive

Cardiff Gate Business Park

Cardiff CF23 8RS

Prepared by:

Dylan Green – Graduate Planner

Approved by:

Sam Courtney – Associate Director

Disclaimer:

This report has been prepared for the sole and exclusive use of Butler Wall Homes from

whom it was commissioned and has been prepared in response to their particular

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

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

provisions of the said Act are expressly excluded from this report. This report may not be

used for any purpose other than that for which it was commissioned. This report may not

be reproduced and/or made public by print, photocopy, microfilm or any other means

without the prior written permission of Asbri Planning Ltd. The conclusions resulting from

this study and contained in this report are not necessarily indicative of future conditions or

operating practices at or adjacent to the Site. Some of the information presented in this

report is based on information provided by others. That information has neither been

checked nor verified by Asbri Planning Ltd.


Contents

Section 1

Introduction 4

Section 2

Site description 6

Section 3

Planning context 8

Section 4

Application proposal 9

Section 5

Planning policy context 12

Section 6

Appraisal 18

Section 7

Conclusion 23


Introduction

1.1 This Planning Statement accompanies the Reserved Matters planning

application submitted on behalf of Butler Wall Homes for the

construction of 20 no. units, works to TPO trees, open space, access,

car parking and associated works at the site of the former

Commodore Hotel, Mill Lane, Llanyravon, Cwmbran.

1.2 The planning application comprises the following set of

drawings/documents, produced by Pembroke Design Ltd, unless

stated otherwise:

Drawing Title Drawing No.

Location Plan 8666 LP01

Proposed Plans Unit 1 8666 PP1-2 01

Proposed Elevations Unit 1 8666 PP1-2 02



Proposed Plans Units 3 & 4 8666 PP3-4 01

Proposed Elevations Units 3 & 4 (1) 8666 PP3-4 02


Proposed Plans Unit 5 8666 PP5 01

Proposed Elevations Unit 5 8666 PP5 02

Proposed Plans Unit 6 & 7 8666 PP6-7 01

















Proposed Elevations Units 15 & 16 8666 PP15-16 02

Proposed Plans Units 17-20 8666 PP17-20 01

Proposed Elevations Units 17 – 20 8666 PP17-20 02

Proposed Garage 8666 PP G01

Proposed Garage Roof Plan 1 8666 PP R01

Proposed Garage Roof Plan 2 8666 PP R02

Proposed Street Elevations 8666 PP SE01

Existing Site Plan 8666 PP SP01

Proposed Site Plan 8666 PP SP02


1.3 In addition, the following list comprises the supporting documents

submitted alongside the application:

Document Prepared by

Planning application forms Asbri Planning

Design and Access Statement Asbri Planning

Planning Statement Asbri Planning

Tree Survey Treescene

1.4 The purpose of this Planning Statement is to provide additional and

complementary information to the planning submission. It provides a

description of the application site at section 2, discusses the relevant

planning context of the site at section 3, describes the proposal at

section 4, sets out the planning policy context in section 5, appraises

the development in section 6 and draws together the conclusions at

section 7.


Site description

2.1 The application site is situated off Mill Lane, adjacent to the junction

with Beaumaris Drive, approximately 70 metres to the east of

Lakeside local centre, Llanyravon, Cwmbran. The site, which is located

approximately 1.8km south east of Cwmbran and 6.5km north of

Newport, is located to the west of the A4042 which links the M4

motorway to the heads of the valleys road and Abergavenny.

2.2 The site was formerly occupied by the Commodore Hotel and Bar, a

residential dwelling and car park. Whilst the dwelling was two storey

in height the hotel, which was of modern construction, was a

three/four storey building, built in the 1970’s. The former hotel, which

was recently demolished, was last in use approximately 4 years ago.

2.3 The site is irregular in shape, measuring approximately 1 ha in area.

The site is surrounded by residential properties including those

located on Beaumaris Drive (to the west), Mill Lane (to the north) and

Tudor Woods (to the north and east). There are also a number of

large detached properties located to the south and south east which

benefit from a right of access through the site.

2.4 There is considerable level difference across the site with the levels

rising significantly along Mill Lane and Tudor Woods in a west to east

direction. Levels also fall in a north to south direction.

2.5 The majority of the site was formerly occupied by the footprint of the

buildings associated with the hotel, the access roads which run

through the site and associated car parking areas. Pockets of informal

open space, with establish tree planting, are dispersed within the site.

The trees are protected by a Tree Preservation Order.

2.6 An important urban open space is situated within the north-

easternmost part of the site, whereas the southernmost area

comprises a site of importance for nature conservation, as designated

in Torfaen County Borough Council’s adopted Local Development

Plan. The site, therefore, is constrained in these areas.

2.7 The site is positioned within an established residential area with

convenient pedestrian links to a range of shops, services and

facilities, including public house and restaurant (50m), Lakeside local

centre containing a range of shops, a pharmacy, a dentist, cafe and

post office (80m), Llanyravon Golf Club (200m), Llanyravon Social

Club (350m) Llanyravon Primary School (400m), Doctors’ Surgery

(400m), Llanyravon recreational ground (500m), Cwmbran Retail

Centre (1.8km) and Croesyceiliog Secondary School (1.8km).


2.8 The site, which is located 150m from Llanfrechfa Way, has convenient

access onto A4042 (1km), which offers links to Cwmbran, the M4

motorway, Newport (to the south) and Abergavenny (top the north).

The site is also located in close proximity to public transport

opportunities including both bus (closest stop being 50m) and rail

(1.8km). Llanfrechfa Way also offers an off-road cycle route which

links national cycle route, including route 49, Abergavenny to

Newport.

2.9 The proposed development has been reviewed in line with TAN 15

and its associated flood maps. The site is established as being in

flood zone A, i.e. that which is not at any immediate flood risk.


Planning context

3.1 In terms of historic applications relating to the site, application

03/P/09546 for the erection of 2 no. residential dwellings and

relocation of the hotel car parking was refused by Torfaen County

Borough Council on the 16th

of March 2014 and was dismissed when

taken to appeal. The main issue being whether the siting of the

proposed dwellings and parking area would be harmful to the

character, appearance and amenity of the locality.

3.2 More recently, an outline application (11/P/00461) for the demolition

of the existing buildings on the site, including the Commodore Hotel

and the residential dwelling and associated parking areas in addition

to the redevelopment of the site was granted by Torfaen County

Borough Council on the 24th

of April 2013 subject to conditions.

3.3 Conditions 1 and 6 which sought the submission of both a

demolition/construction method statement and a photographic

survey to the local planning authority have been issued and

subsequently discharged. The remaining pre-demolition condition

associated with the outline application, number 12, required the

submission of a Code for Sustainable Homes ‘Interim Certificate’. This

has also been dealt with by virtue of its removal via a non-material

amendment (Ref No. 15/P/00016). As such, all pre-demolition

conditions have been discharged.

3.4 Furthermore, a subsequent prior notification application for the

demolition of the former hotel complex and the TPO consent for the

removal of four trees to facilitate the demolition was approved by the

local planning authority on the 9th

and 29th

of January 2015

respectively. As a consequence of all the above, the buildings on site

have been demolished and the site has been cleared, in preparation

for the redevelopment of the site.


Application Proposal

The proposal

4.1 The applicant seeks consent for the redevelopment of the site to

accommodate 20 no. residential units, works to TPO trees, open

space, access, car parking and associated works. The residential

development proposes a mixture of apartments and houses, as

follows:

House Type Number of bedrooms Number

1A 1 bed flat 4

2A 2 bed house 2

4A, 4C, 4D, 4E 4 bed house 13

5A 5 bed house 1

TOTAL 20

4.2 In accordance with Torfaen County Borough Council’s requirement

for provision of 30% affordable housing on sites within the Cwmbran

east & south housing sub-market areas, 6 of the 20 units (30%) are

affordable.

Layout

4.3 As seen in the accompanying layout plan, the scheme incorporates

an access road which is directed through the site in a north-west to

south-east manner. This ensures that the development is consistent

with the surrounding urban fabric in that the dwellings are orientated

so as to front onto their respective access lanes. Plots 1-5 are

positioned adjacent to the site’s northern boundary and orientated

so as to overlook the existing road network along Mill Lane and

Tudor Woods, respectively. Plots 6-10 and 14-16 are distributed on

either side of the internal access road; whereas two of the 4-bed

properties and the 5-bed property (Plots 11-13) are located along the

site’s eastern boundary. The apartment unit, which contains the 1-

bed apartments, is situated along the south-western site boundary,

adjacent to the rear gardens of the properties along Beaumaris Drive.

4.4 The largest dwellings are generally located within the northernmost

parcel of the site and provide a continuation of the street scene

along Tudor Woods, which successfully integrates the site with the

wider residential context, to the east.

4.5 As with the general scale of development, the layout has been

carefully designed to ensure that it does not impact or sustain any

detrimental impact on the important urban open space, the site of

importance for nature conservation, or any TPO’s on the site.

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Density

4.6 Much of the local vernacular along Mill Lane and Beaumaris Road, to

the north and west comprises of two storey terraced dwellings,

whereas the dwellings at Tudor Woods, to the east consist of more

recently built, larger two-storey detached dwellings. In this respect,

the density of the proposed development is in accordance with the

surrounding area, varying from one bedroom flats to five bedroomed

dwellings, at two storeys in height. The scheme, therefore, sits

comfortably within its immediate and wider residential context.

Design and character

4.7 The local vernacular is of simple form, comprising a variety of

external finishes including brick; render and stone (please refer to

accompanying context photographs contained within the DAS). The

residential dwellings along Beaumaris Drive, Mill Lane and Liswerry

Drive, further north, comprises pebble dash render and red brick

walls under grey slated gabled roofs. The more recently built

dwellings, along Tudor Woods comprises of larger, detached

dwellings, with a black and white mock timber and red brick

appearance under gabled roofs.

4.8 Accordingly, the proposed building seeks to complement and enrich

this vernacular, through a contemporary interpretation, proposing a

wide palette of materials with a finish of smooth, self-coloured/

painted render, red buff brick with contrasting plinths and buff

reconstituted stone key stones under artificial slate roofs with

terracotta ridges. uPVC windows with concrete cills, composite doors

and dark grey/black/white uPVC rainwater goods and fascias

complete the proposed external materials. Further information in

relation to design is contained within the Design and Access

Statement which also accompanies this submission.

Access & Parking

4.9 As mentioned above, the formal pedestrian and vehicular access into

the site is attained from Mill Lane, to the north of the site. The access

point is situated upon the location of the previous access point which

served the former Commodore Hotel. Once internal, the road runs

parallel to the site’s western boundary, before turning eastwards

approximately 35m into the site. Upon this point, a private parking

area is directed southwards, from the adoptable road, serving plots

17 to 20 with adequate parking, in accordance with national parking

standards.

4.10 Internally, the road will extend in a south-easterly direction before

terminating towards the south-eastern part of the site, adjacent to

Plot 13. Private driveways will extend from this point in a north-east

south-west direction, hereby ensuring that the dwellings at this


location are sufficiently serviced with adequate parking, as above, in

accordance with national parking standards.

4.11 The important area of urban space, as mentioned above, is to remain;

therefore, could be utilised as informal pedestrian access point into

the site.

4.12 Car parking is proposed entirely on-site. A total of 54 car parking

spaces are proposed (including garages and visitor spaces), which is

in accordance with CSS Wales Parking Standards 2008 which

advocates 1 space per bedroom with a maximum requirement of 3

spaces. The parking is laid out as below:

Number of

bedrooms

Number Number of

parking required

Number of

parking

provided

1 bed flat 4 4 4

2 bed house 2 4 4

4 bed house 13 39 39

5 bed house 1 3 3

TOTAL 50 50

4.13 Cycle storage is able to be provided either in garages or rear

gardens.

Site enclosures

4.14 It is proposed that 1.8m close boarded fencing/walls will form the

site’s western boundary in addition to the rear and side boundary of

the individual plots.


Planning Policy Framework

Context

5.1 The planning policy framework for the determination of this

application is provided by national planning guidance, together with

the Torfaen County Borough Local Development Plan, which was

adopted on the 3rd

of December 2013.

5.2 National planning policy is contained within the seventh edition of

Planning Policy Wales (PPW), published by the Welsh Government in

July 2014. PPW is supported by 21 topic-based Technical Advice

Notes (TANs), which are also relevant.

Planning Policy Wales (PPW)

5.3 PPW Edition 7 is the principal document for planning considerations

in Wales. PPW provides land use planning policy and should be taken

into account when preparing development plans. The main thrust of

PPW is to promote sustainable development by ensuring that the

planning system provides for an adequate and continuous supply of

land available and suitable for development. It dictates that available

land must meet society’s needs in a way that is consistent with overall

sustainability principles.

5.4 PPW identifies the overall basis on which the planning system is to

operate. It confirms at paragraph 1.2.2 that:

“The planning system must provide for an adequate and

continuous supply of land, available and suitable for

development to meet society’s needs. It must do this in a way

that pays regard to:

overall sustainability principles, outcomes and objectives,

paying particular attention to climate change as the

Assembly Government’s key sustainability concern;

the Wales Spatial Plan; and

detailed policies on the different topic areas set out in this

[PPW] document.”

5.5 In regard to the location of development, PPW advises in terms at

paragraph 4.7.4 that:

“Local authorities should adopt policies to locate major genera-

tors of travel demand such as housing, employment, retailing,

leisure and recreation, and community facilities, including

libraries, schools and hospitals within existing urban areas or in

other locations which are, or can be, well served by public

transport, or can be reached by walking or cycling.”

“Higher density development, including residential development

should be encouraged, near public transport nodes or near


corridors well served by public transport (or with the potential to

be served)”

5.6 Also, in terms of the location of development, Section 4.9 of PPW

states that previously developed land should be developed, wherever

possible, in preference to greenfield sites, particularly those of high

agricultural or ecological value. Many previously developed sites in

built-up areas may be considered suitable for development because

their re-use will promote sustainability objectives. This includes sites

in and around existing settlements where there is vacant or under

used land, including the curtilage area, as defined in Figure 4.3.

5.7 In regard to housing development, chapter 9 of PPW states that

LPA’s should:

“…promote sustainable residential environments, avoid large

housing areas of monotonous character and make appropriate

provision for affordable housing…Local planning authorities

should promote:

mixed tenure communities;

development that is easily accessible by public transport,

cycling and walking, …;

mixed use development so communities have good access

to employment, retail and other services;

attractive landscapes around dwellings, with usable open

space and regard for biodiversity, nature conservation and

flood risk;

greater emphasis on quality, good design and the creation

of places to live that are safe and attractive;

the most efficient use of land;

well-designed living environments, where appropriate at

increased densities;

construction of housing with low environmental impact

(see 4.12);

reducing the carbon emissions generated by maximising

energy efficiency and minimising the use of energy from

fossil fuel sources, using local renewable and low carbon

energy sources where appropriate; and

‘barrier free’ housing developments, for example built to

Lifetime Homes standards.

5.8 The redevelopment of previously developed land is addressed under

paragraph 9.2.6 of PPW, which states:

“Maximising the use of suitable previously developed land for

housing development can assist regeneration and at the same

time relieve pressure for development on greenfield sites.”

5.9 Paragraph 9.2.8 of the Housing chapter provides specific advice on

the search sequence that should be applied when identifying sites for

housing. Whilst this is most applicable to development plan

preparation, it reinforces the Welsh Government’s preference for the


development of previously developed land or underused land within

settlements. The advice states that:

“…local planning authorities should follow a search sequence,

starting with the re-use of previously developed land and

buildings within settlements, then settlement extensions and

then new development around settlements with good public

transport links.”

5.10 Paragraph 9.2.14 relates to affordable housing and states:

“A community’s need for affordable housing is a material

planning consideration which must be taken into account in

formulating development plan policies.”

5.11 Paragraph 9.3.1 states that new housing developments should be

well integrated with, and connected to the existing pattern of

settlements.

Technical Advice Notes

5.12 This application has been prepared in deference to the latest version

of TAN 12 (Design), which was updated in July 2014, and TAN 18

(Transport) which was published in March 2007.

Technical Advice Note 12: Design

5.13 TAN 12 (June 2009) provides advice on design considerations and, in

relation to housing design, it states that local planning policies and

guidance should aim to:

“create places with the needs of people in mind, which are

distinctive and respect local character;

promote layouts and design features which encourage

community safety and accessibility;

focus on the quality of the places and living environments

for pedestrians rather than the movement and parking of

vehicles;

avoid inflexible planning standards and encourage layouts

which manage vehicle speeds through the geometry of the

road and building;

promote environmental sustainability features, such as

energy efficiency, in new housing and make clear specific

commitments to carbon reductions and/or sustainable

building standards;

secures the most efficient use of land including appropriate

densities; and

consider and balance potential conflicts between these

criteria.”


Technical Advice Note 18: Transport

5.14 TAN 18 offers national guidance on transportation related planning

policies and advises that it should be read in conjunction with

Manual for Streets. It advocates:

“the integration of land use planning and transport in order

to promote resource and travel efficient settlement patterns;

ensuring that development is located where there is good

accessibility by public transport, cycling and walking. This

minimises the need to travel and promotes social inclusion;

and

managing parking provision.”

5.15 TAN 18 acknowledges that the availability of parking space is a major

influence on the choice of means of transport and advocates the use

of maximum parking standards. At paragraph 4.13 it states:

“Maximum parking standards should not be applied so rigidly

that they become minimum standards. Maximum standards

should allow developers the discretion to reduce parking levels.”

Torfaen County Borough Council Local Development Plan

(March 2011)

5.16 The LDP for Torfaen County Borough Council was formally adopted

on 3rd

December 2013 and is the principal document for the

assessment and determination of planning applications and appeals

within the County.

5.17 On the LDP Proposals Map, the application site is situated within the

urban boundary but is largely unallocated, apart from a section along

the eastern site boundary which is designated as an important urban

open space. Accordingly, the general principle of development within

the areas outside of this designated urban open space is established,

subject to normal development management criteria.

5.18 The following list of LDP policies are considered relevant and are

expanded upon below where necessary. Note that policies prefixed

with the letters ‘S’ are strategic policies, whilst all other prefixes are

used for development management policies under various more

specific topics:


5.19 The following policies are the most pertinent to the proposed

development:

5.20 S2 - Sustainable Development

“Development proposals will need to demonstrate they have

taken account of the following principles and where relevant that

they: -

a) Contribute to the regeneration of existing communities;

b) Meet Sustainable transportation and infrastructure priorities

and promotion of a sustainable transport hierarchy, including

reducing the reliance on the private motor car and encouraging

the use of more sustainable modes of transport;

c) Conserve and enhance the natural and built environment;

d) Promote the efficient use of land;

e) Maximise the efficient use of existing community

infrastructure;

f) Utilise Sustainable construction techniques;

g) Promote sustainable Economic and employment growth; and

h) Are located within the Urban Boundary unless it is an

acceptable development in the countryside.”

5.21 S4 - Place Making / Good Design

“Proposals for all new development must have full regard to the

context of the local natural and built environment and its special

features through: -

a) Promotion of local distinctiveness by sympathetic design,

material selection and layout including public art;

b) Delivering a mix of uses to complement existing facilities and

aim to address local deficiencies; and

Policy

reference

Relating to

Strategy Policies

S1 Urban Boundaries

S2 Sustainable Development

S3 Climate Change

S4 Place Making / Good Design

S5 Housing

S8 Planning Obligations

Borough wide policies

BW1 General Policy - Development Proposals

Topic based policies

H4 Affordable Housing

H5Provision for Recreation, Open Space,

Leisure Facilities and Allotments

CF4Protection of Important Urban Open

Space (IUOS)


c) Ensuring that location and layout integrates and contributes to

local accessibility.”

5.22 CF4 Protection of Important Urban Open Space (IUOS)

“Development proposals, which result in the loss of Important

Urban Open Spaces, as identified on the Proposals Map, will not

be permitted, unless the proposal complements or relates to the

function of the Open Space and would enhance its value, or there

is an overriding community or regeneration need for the proposal

or where its integrity would be maintained.”

Supplementary Planning Guidance

5.23 The Authority has produced a series of Supplementary Planning

Guidance documents that complement and support the policies

within the LDP. Those of relevance are mentioned below.

5.24 Affordable Housing Delivery Statement – This SPG seeks to ensure

that good quality affordable homes are provided within the Borough

and aid in meeting the provisions of policy H4, quoted above.


Appraisal

6.1 Section 3 discussed the planning history, section 4 outlined the

proposals and section 5 covered the relevant planning policies that

need to be taken into account in the determination of the planning

application. The following section expands on this by appraising the

development against the key issues, which are identified as follows:

The principle of development in terms of land use planning

policy and sustainable development;

The impact of the development on the character and

appearance of the surrounding area;

The impact of the development on the residential amenity of

surrounding properties;

The acceptability of the development in terms of sustainable

travel and car parking;

Any other material considerations.

The principle of development in terms of land use planning

policy

6.2 The site is situated within the urban boundary for the county of

Torfaen, within an established residential area, yet is not allocated for

any specific use, as shown on the adopted LDP Proposals Map. There

are, however, two areas which are designated as an important urban

open space and an area of importance for nature conservation.

Accordingly, the general principle of development within the areas

outside of these designated zones is established, subject to normal

development management criteria. As there is no defined land use

specified for the site, residential development is deemed to be

appropriate.

6.3 As explained, under the Planning Context chapter, an outline

application (11/P/00461) for the redevelopment of the site for

residential purposes was granted by Torfaen County Borough Council

on the 24th

of April 2013 subject to conditions. A subsequent prior

notification application for the demolition of the former hotel

complex and the TPO consent for the removal of four trees to

facilitate the demolition was approved by the local planning authority

on the 9th

and 29th

of January 2015 respectively. The redevelopment

of the site for housing therefore is firmly established.

6.4 From a policy perspective, policy S2 seeks to promote appropriate

development within the urban boundaries. Policy S5 set out the

housing requirements in the Authority over the plan period for

general housing and affordable housing respectively. The


development of this site for 20 no. dwellings would assist in meeting

this provision.

6.5 Furthermore, the site, which was previously used as a hotel in

addition to for an individual residential purpose, is located within a

sustainable location, in close proximity to shops, schools, services and

public transport opportunities. As such, the proposal accords with

guiding principles of both PPW and the LDP which seeks to promote

the efficient reuse of previously developed land within sustainable

locations.

The impact of the development on the character and

appearance of the surrounding area

6.6 The proposal has been designed in an overall contemporary style,

broadly reflecting the general form and scale of the residential

context and taking design cues from the character and appearance of

development within the wider residential area. Whilst successfully

incorporating the above, the proposal also takes into consideration

the site constraints and caters for the needs of the future occupiers.

6.7 Rather than attempting to directly mimic the post-war suburban

terraced form, which is the predominant dwelling type within the

Llanyrafon ward, a more contemporary approach was instead

favoured, which would be sensitive to the general scale, design and

form of development in the area.

6.8 The form of the development has been dictated by the site

constraints and opportunities; therefore, the proposed development

generally follows the building line of the previous hotel building

which formerly accommodated the now vacant plot. Residential

development is restricted from the southernmost area, which is

designated within the LDP as a site of importance for nature

conservation. Similarly, the north-easternmost area is retained as an

urban area of importance. In considering the limited activity within

these areas, the proposed development is considered to be

acceptable and in line with the most pertinent local policies, in

particular HF5 Provision for Recreation, Open Space, Leisure Facilities

and Allotments and CF4 Protection of Important Urban Open Space

(IUOS).

6.9 In terms of scale, massing and density it should be noted that the

outline scheme, which was approved by Torfaen County Borough

Council, was for the redevelopment of the scheme to include 20

dwellings and associated works, thus establishing the provision

proposed as part of this reserved matters application. Furthermore,

the proposed development has also been restricted to two storeys in

height (with accommodation within the roof space of the 5-bedroom


dwelling), to reflect the general character of development in the area.

6.10 In terms of facing materials, a mixture of materials has been chosen

which will not only reflect the vernacular of the area but complement

these with some choice additions which will help support the

introduction of a more contemporary approach and assimilate the

building into the more established contemporary fabric, in particular

at Tudor Woods, to the east.

6.11 In light of the above, it is considered that the development

represents design solution which successfully reflects and enhances

the form and scale the character and appearance of the development

within the wider area, offering a contemporary design which will add

some interest within the immediate streetscape and meet the needs

of the future occupiers.

The impact of the development on the residential amenity of

surrounding properties

6.12 As mentioned above, in arriving at the proposed design solution

careful consideration was given to the site constraints so as to avoid

any significant impact upon the amenity considerations of the

adjoining occupiers.

6.13 With regards to the site’s adjoining use, which largely comprises

residential dwellings, it is considered that the layout and orientation

of the proposed 20 dwellings has been sufficiently set from the

boundaries and orientated so as to provide satisfactory relationship

with adjoining dwellings. The proposed redevelopment therefore

offers no significant amenity impact, in terms of privacy, overlooking,

overbearing, loss of daylight and loss of sunlight. As such, the

scheme represents an acceptable relationship, both internally and

externally on the neighbouring residential context.

6.14 It is accordingly considered that the proposal accords with principles

of good design and will not result in any significant adverse amenity

impact, in terms of loss of privacy, overbearing, loss of daylight or

loss of sunlight. In fact, the improvements within the street scene, in

considering the site’s previous use as a hotel building and the added

natural surveillance, are considered to be of benefit to both the visual

and residential amenities of the area.

The acceptability of the development in terms of sustainable

travel and car parking

6.15 As mentioned above and discussed in detail within the Design and

Access Statement, the site is considered to be located within a

sustainable location within close proximity to a number of shops,

schools, services, recreational facilities and employment


opportunities. Furthermore, the site is located with close proximity to

a number of public transport modes, with bus services particularly

well serviced within the immediate and wider site context, as

depicted in the Movement Map within the Design and Access

Statement). Moreover, Cwmbran rail station is located approximately

1.8km to the east, and is easily accessed via the aforementioned bus

service, providing regular connections to settlements along the

marches line. The site also benefits from convenient access to the

National Cycle Route.

6.16 Car parking is proposed entirely on-site with a total of 54 spaces

proposed as part of the redevelopment of the site (including garages

and visitor spaces). This provision is in accordance with CSS Wales

Parking Standards 2008 which advocates 1 space per bedroom with a

maximum requirement of 3 spaces. It is demonstrated therefore that

the proposed development can accommodate the necessary amount

of parking spaces for each dwelling, without needing to reduce the

provision. As such, it is considered that the development accords with

related policies of the LDP.

Other material considerations

6.17 As previously mentioned, 30% of the units proposed as part of the

development are to be made available for social rent, to meet the

needs of the local community and to accord with LDP policy H4,

which requires proposed development within the Cwmbran East &

South to deliver 30% affordable provision. In regards to the

redevelopment of the Commodore Hotel site, this equates to a total

of 6 units, delivered in the form of plots 15-20.

6.18 The proposed layout demonstrates that the future needs of intended

occupiers has been carefully considered through the provision of

conveniently located refuse/recycling and sufficient cycle store

provision within the curtilage of each property. Furthermore, each

dwelling is provided with landscaped private and semi-private

amenity space for the enjoyment of the future occupiers.

6.19 The risk of flood has been considered and the TAN 15 flood map

identifies the site not considered to be at risk of flooding.

6.20 In terms of landscaping proposals, the proposed site plan sets out

the design principles, highlighting the opportunities which exist to

supplement the existing retained trees with additional planting and

distinguishing between public amenity space and private gardens.

6.21 Finally, in terms of trees and landscaping, the existing site has been

assessed through the accompanying arboricultural assessment which

identifies the main tree constraints which have been considered in


the final design. It should be noted that the demolition of the former

hotel was completed in accordance with the bat method statement

and demolition protection plan which supported the prior

notification submission.


Conclusion

7.1 This Planning Statement accompanies the Reserved Matters planning

application submitted on behalf of Butler Wall Homes for the

construction of 20 no. units, works to TPO trees, open space, access,

car parking and associated works at the site of the former

Commodore Hotel, Mill Lane, Llanyravon, Cwmbran.

7.2 The site, which is regarded as previously developed land, is located

within a sustainable location situated within the defined urban

boundaries for the county of Torfaen and as such, in land use policy

terms is supported by both National Planning Policy together with

the Policies of the LDP.

7.3 The scale, form, massing, layout and design are considered to be

appropriate to the local setting. In this respect the design assimilates

into the streetscene and successfully assimilates the dwellings at

Tudor Woods with the older dwellings, to the west, along Mill lane

and Beaumaris Drive.

7.4 The density and massing is not greater than some of its immediate

neighbours, in fact, is subservient to the adjoining three storey

dwelling, located adjacent to the site access, and is designed in a

manner that the development fits within the townscape. Despite not

reflecting a high density scheme, it must be noted that higher density

on sites in sustainable locations, similarly to the former Commodore

Hotel, is encouraged under the provisions of PPW and supported by

policies of the LDP.

7.5 The development has also carefully considered both the needs of

future occupiers together with the amenity considerations of its

existing neighbours. It is considered that the development will

provide an attractive and pleasant living environment for future

inhabitants, whilst the development will not give rise to any

significant impacts upon the amenity considerations of nearby

properties.

7.6 In view of the above, it is considered that the proposed development

has suitably addressed the key material considerations for this site

and would provide a quality development that would complement

and enhance the existing residential context. It would make use of a

vacant and redundant site in a good location in terms of

sustainability. It is for these reasons that Torfaen County Borough

Council is respectfully requested to support this planning application.

Documents

Planning Statement Commodore - Torfaen County Borough Councilplanapps.torfaen.gov.uk/Former_Commodore_Hotel/Docs... · 2015. 5. 12. · Former Commodore Hotel, Mill Lane, Llanyrafon,