development briefCwrt y Gollen

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place at the heart

attractive affordable secure to work stimulating

engaging place well connected accessible secure to play easy to fi nd

supportive community

green environmentally friendly

Source: Cwrt y Gollen A Vision for the Future October 2007

This document includes mapping data licensed from Ordnance Survey ®. © Crown copyright and/or database right 2004. License number 0100031673

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Contents

01 Introduction 5

02 Site description 6

03 Land ownership and planning status 7

04 A vision for Cwrt y Gollen 8

05 Design objectives 9

Key design considerations 10

Natural capital and heritage 12

Compactness 13

Accessibility and ease of movement 14

Legibility 17

Character and context 18

Continuity and enclosure 19

Public realm 20

Diversity 22

Adaptability 23

Resource effi ciency 24

06 Socio-economic objectives 25

07 Development framework 27

08 Illustrative layout 29

09 Drivers for design & development character 30

10 Delivery and phasing 36

11 Planning Obligations 38

12 Environmental Impact Assessment (EIA) 38

Appendix 1 UDP Development Principles 39 Appendix 2 Vision checklist 42 Appendix 3 Tree Survey & Constraints Report 43

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Figure 1 Location Plan

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01 Introduction

Cwrt y Gollen is located in a stunning position in the Brecon Beacons National Park in the Vale of Grwyney on the edge of the village of Glangrwyney. It is strategically well connected on the A40(T) between Abergavenny and Crickhowell.

The site is allocated in the Brecon Beacons National Park Authority’s (BBNPA) Approved Unitary Development Plan (March 2007) as a previously developed site suitable for redevelopment as mixed use. The Development Plan sets out development principles for the site in order to assist developers and landowners to understand the requirements of the site at an early stage in the planning process (refer to Appendix 1).

The UDP stipulates that developers produce a detailed site development brief based on these principles, prior to any application being considered.

The BBNPA set up a Steering Group in early 2007 to advise in the production of a development brief for Cwrt y Gollen by the site owners, Crickhowell Estates Ltd, in collaboration with Powys and Monmouthshire County Councils, Crickhowell Town Council and Vale of Grwyney Community Council.

The purpose of this development brief is to set out the key design parameters that will inform the development of the site. The brief complements the design policies set out in the BBNPA Unitary Development Plan, together with the requirements of Planning Policy Wales (PPW) 2002, Technical Advice Note 12 (TAN12) and Creating Sustainable Places, which sets out the design and sustainable development aspirations of the Welsh Assembly Department of Economy and Transport.

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02 Site description

Cwrt y Gollen is a former MOD site in a mature parkland setting with a large number of existing buildings and areas of hardstanding. The site offers a unique opportunity to develop a sustainable place to live and work at the heart of a strong network of existing settlements in the Usk Valley, and improve on earlier phases of development in Glangrwyney.

The site is generally fl at, with the south western half, adjoining the main road, consisting mainly of amenity grassland with parkland trees and tree groups. This area contains a few isolated buildings and the former parade ground – a large area of tarmac hard standing. The eastern part of the site is occupied by two separate groups of 1, 2 and 3 storey 1960s buildings, remnants of its former use as a MOD site, separated by an area of open grassland extending to the woodland which borders the rear (north-eastern) boundary.

To the south-west the site is bounded by the A40 trunk road which separates the site from the fl at, open farmland of the river Usk fl oodplain. To the northeast a wooded escarpment rises to higher ground beyond. To the south east the site is separated from the village of Glangrwyney by two areas of housing formerly part of the camp, and the Grwyne Fawr River. To the north and north-east is an area of slightly elevated ground still in MOD ownership, occupied by buildings set amongst groups of trees and grassland.

Figure 2 Existing Site Plan

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The land within the red boundary is owned by Crickhowell Estates. The site is allocated in the BBNPA’s Approved Unitary Development Plan (March 2007) as a previously developed site suitable for redevelopment as mixed use.

Appendix 9 of the UDP sets out principles for development at Cwrt y Gollen. The UDP acknowledges that the development principles are not an exhaustive or defi nitive list of what is required, but that they will form the basis of any detailed development brief for the site. The UDP development principles for the site are included in Appendix 1 of this document.

In line with Appendix 9 of the UDP, this development brief incorporates the majority of the principles set out in the UDP, however following further site investigation and design work, the following suggested amendments to the UDP development principles are incorporated in this brief:

Item 3.4 bullet 3: in order to achieve a mixed use development, use class C2 (residential institution) shall be considered in addition to B1 or D2 uses for the northern area of the site.

Item 3.6 bullet 3: the requirement for a substantial belt of new planting between the developed areas and the open space, in order to screen the buildings from the A40 and reduce the impact of the development on the surrounding landscape and visual amenity may not be required if the development is well designed and laid out to positively address the open space.

Item 3.7 bullet 1: it is proposed that the existing access is retained and an emergency only access point provided in the south eastern corner of the site (outside of the C2 fl ood zone). It is proposed that a second arm off the access road is established to provide a separate access between the main employment and residential areas.

The UDP development principles plan shows a total area of 7.6ha for residential-led development in the south-east. The development framework in this brief reduces this area by 0.45ha to a total area of 7.15ha by retaining 1ha of woodland to the north and extending the boundary to the west by 0.55ha. This allows the creation of a stronger development edge that positively addresses the parkland and development blocks that work around the existing mature trees.

03 Land ownership and planning status

Figure 3 Site ownership boundary

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04 A vision for Cwrt y Gollen

The main priorities for development at Cwrt y Gollen were discussed at two workshops held in July and September 2007 attended by representatives from the local community, government and other statutory bodies and stakeholders. A separate document was produced to summarise the outcome of these workshops and sets out a vision for development on the site. The vision sets out nine key priorities identifi ed by the participants of the workshop which underpin this development brief. The vision was formally agreed by the Cwrt y Gollen Steering Group at their meeting on 3rd October 2007. The development proposals will be evaluated against these priorities (refer to Appendix 2 for an evaluation table).

A vision is, by its very nature, ambitious. It sets its goals high to inspire creative thinking and to avoid the creation of an ‘anywhere place’. The vision and priorities for development will act as a checklist throughout the detail design process. There will naturally be balances and trade-offs in the fi nal design between the different priorities, however developers will be asked to demonstrate how their proposals address the different priorities.

The nine priorities for development on the site were summarised under the following headings:

A place at the heart of the Usk Valley communities with its own distinct identity ■An attractive and affordable place to live ■A secure place to work ■A stimulating and secure place to play ■An engaging place for the young population ■A well connected and accessible place that is easy to fi nd your way around ■A supportive and considerate community ■A green and environmentally friendly place ■An environmentally aware development ■

The vision for Cwrt y Gollen has been summarised in the following statement:

Cwrt y Gollen will be an exemplar and sustainable part of the village of Glangrwyney that will make best use of its assets and local resources, with a strong complementary relationship to the existing communities of Crickhowell and the Vale of Grwyney.

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05 Design objectives

Cwrt y Gollen has the potential to set a new standard for contemporary design within the Brecon Beacons National Park. Good design will ensure the best and most effi cient use of the site and will deliver social, environmental and economic benefi ts.

Good design is not arbitrary or subjective and there is a broad consensus in a number of statutory documents about the design objectives that need to be met to deliver well designed sustainable development. These objectives are set out in Box 1 below.

Box 1

Design and Sustainability ObjectivesFrom TAN 12 Design, Creating Sustainable Places (WDA), Model Design Guide for Wales, By Design (DETR 2000) and Guidance for Sustainable Design in the National Parks of Wales (2008).

1. Natural capital and heritage: Development will be designed to integrate with, protect and enhance the landscape, biodiversity and heritage values of the site.

2. Compactness: Development will use land effi ciently and where appropriate provide a density of use/population that supports public transport and commercial/ community services.

3. Accessibility and ease of movement: Create development layouts that are accessible to all in society, make links into surrounding areas, create new links where necessary and ensure that it is easy to get from A to B within a development.

4. Legibility: Create development layouts that are easy to understand and fi nd one’s way around.

5. Character and context: Development will respond to the character and local distinctiveness of site context.

6. Continuity and enclosure: Streets and spaces will be overlooked with continuous street frontage.

7. Public realm: Ensure high quality, attractive and safe streets and spaces for all members of society.

8. Diversity: Wherever possible there will be a mix of uses, variety and choice in types of properties and places.

9. Adaptability: Buildings and spaces will be designed so that they are fl exible and adaptable and can be used for a variety of uses over time.

10. Resource effi ciency: Buildings and landscape will minimise resource use in their construction, operation and maintenance. Development in the National Park shall aim to achieve Zero Carbon development.

The following pages set out site specifi c design objectives for Cwrt y Gollen, with reference to these general design and sustainability objectives.

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Key design considerations

There are a number of drivers and considerations infl uencing development at Cwrt y Gollen, which are largely refl ected in the UDP development principles and in the criteria of good urban design set out in Box 1. The following fi ve are the most fundamental issues infl uencing design decisions on the site:

Development at Cwrt y Gollen shall become a part of ■Glangrwyney and be well connected to the existing village.

Development shall be limited essentially to the previously ■developed areas and remain outside the fl oodplain (see diagram).

Category A and B trees as identifi ed in the Tree Survey and ■Constraints Report (refer to retention categories defi ned in Appendix 3) shall be retained unless a compelling case can be made for their removal.

Environmental sustainability shall be a key driver for ■design and layout, including consideration of passive solar design. Reference should be made to the Guidance for Sustainable Design in the National Parks of Wales (2007).

The development shall make the most of the site’s ■stunning natural setting

The MOD open fi ring range will be modifi ed to reduce noise impact on the development site and wider area.

An agreement shall be sought from Dwr Cymru Welsh Water to ensure mains drainage is available for the development that may also have supplementary benefi ts for the community.

Figure 4 illustrates the main design considerations for development on the site.

Solar orientation

Trees to be retained

Floodplain

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Figure 4 Design Considerations

Site boundary

Floodplain

Glangrwyney village

Existing village centre

Buildings to be considered for retention

Grade A and B trees to be retained

Panoramic views

Setting of SAM to be improved

Main access

Main links

Emergency egress

Key pedestrian and cycle links

Pedestrian, cycle & emergency access

Existing footpaths

Open parkland to be retained

South-eastern development area

North-western development area

Residential access link

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Natural capital and heritage

The natural and landscape setting is one of the most important assets of the area and will be protected and enhanced by the development. This does not mean that there will be no change, but that any new development will complement or contribute to the landscape character. Development at Cwrt y Gollen shall adhere to the following principles:

All site planning and design shall be preceded by an ecological survey carried out by a qualifi ed professional at the ■appropriate time of the year in line with BBNPA approved Planning Guidance.

Any planning application shall be informed and accompanied by an Archaeological Desk Based Assessment. ■

Development must be located outside the area defi ned by the Environment Agency Wales (EAW) to be at risk of ■fl ooding (Zone C2). Environmental, hydrological and geological surveys may also be appropriate.

Any development shall build in new features to promote biodiversity, including parkland tree planting and associated ■management plan; local native species and areas set aside for wildlife; and forms of sustainable drainage system (SUDS), which could include a pond.

Any unavoidable loss of biodiversity must be compensated for on or off site. ■

Development must retain and manage the existing natural features on the site, including category A and B parkland ■trees (as set out in Appendix 3), open spaces and woodland unless a compelling case can be made for their removal.

Buildings should be laid out and designed to take advantage of passive solar gain. ■

The previous land use may have caused contamination of the soil and/or groundwater. A Preliminary Risk Assessment ■(PRA) shall be undertaken of the site in line with Environment Agency Wales (EAW) guidance.

Any future planning application for the site will require an EIA to be undertaken in line with the Environmental Impact ■Assessment (England & Wales) Regulations 1999 (refer also to section 12).

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Compactness

Compact development forms minimise land take and help to support local services and amenities, which in turn helps to enhance the sense of community and reduces the need for travel. Compactness will need to take account of the local context. Low density solutions may be appropriate in sensitive locations, such as the parkland and woodland edges. Development at Cwrt y Gollen shall adhere to the following principles:

The development will make effi cient use of the site with development densities appropriate to the village location. ■In practice this means residential buildings of generally 2 to 3 storeys in height and residential densities of between 30 and 50 dwellings per hectare. Single storey development may also be appropriate on parts of the site subject to design resolution. The average development density across the potentially developed residential-led area on the site shall not exceed 40dph with a total capacity of in the order of 200 residential dwellings.

The parking provision will be in line with the BBNPA Unitary Development Plan and the CSS Wales Car Parking ■Standards 2007. On street parking within the centre of the development will be encouraged to support an active public realm, as long as confl ict between vehicles and pedestrians/cyclists is minimised. Street trees will be planted to visually break up on street parking. Large areas of surface car parking will be discouraged.

Phasing will allow for an effi cient and organic development of the land over a period of years. ■

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Accessibility and ease of movement

Accessibility and ease of movement considerations shape the basic structure of a place and determine how effectively new development is connected into the existing built fabric. A strong movement framework improves access by alternative modes of transport, such as walking, cycling and public transport, and reduces reliance on the car. This in turn enhances the vitality and safety of the public realm. Development at Cwrt y Gollen shall adhere to the following principles:

Streets and junctions shall be designed as places and will equally contribute to their place making and movement ■functions. The design of all streets and junctions will follow the principles of the Powys Highways Design Guide, the County Surveyor’s Society (CSS) Wales Car Parking Standards (2007) and ‘Manual for Streets’ (DfT 2007), which has been adopted for use within Wales by the Design Commission for Wales (DCfW). A permeable movement pattern within the site will be achieved by creating a typical block size (i.e. a grouping of plots surrounded by streets) in the range of 40-90 metres, as set out in the development framework.

Development of the site shall establish safe, overlooked and comfortable pedestrian and cycle connections throughout ■the development, to the centre of Glangrwyney (via Dan y Gollen) and to Crickhowell. Links between the site and public footpaths in the area shall be improved. The development shall provide an alternative route to the A40(T) footpath and cycleway within the parkland. Efforts shall be made to negotiate with Powys County Council to extend the pedestrian/cycle link to Crickhowell.

The site shall be accessed via the existing vehicle access point off the A40(T). A second arm off the access road may ■be established on a route to be agreed to provide a separate access between the main employment and residential areas and an emergency only access point provided in the south eastern corner of the site (outside of the C2 fl ood zone).

All streets and footways shall be barrier free and lead directly where people want to go. All streets within the ■development shall be designed as part of the public realm and for pedestrian priority, to create a permeable network, to facilitate way fi nding and create a safe pedestrian environment. Streets will predominantly be shared surface in line with an informal village character. If separate footways are required, they will be wide enough for two pedestrians to pass in comfort. Cycling will be accommodated on street to reduce speed.

Traffi c calming shall be integrated as part of the street scene. The arrangement of buildings, spaces and activities shall ■be used as a natural traffi c calmer and to create a pleasant environment for pedestrians and cyclists. Development should seek to keep speed below 20mph throughout, subject to further consultation with the Highways Authority.

The use of traffi c signs and other street furniture shall be kept to a minimum to reduce clutter, in keeping with the ■predominantly residential character of the site and its rural location. Excessive use of lighting, kerbing, signage and road markings shall be avoided. The following design measures will reduce clutter on the site:

traffi c signs shall be mounted on lighting columns;

service inspection boxes shall be associated with buildings or boundary walls;

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inspection covers shall be located fl ush in the footway and set out as part of the pavement;

household bins and recycling containers shall be stored out of sight and off the footway;

street furniture design shall be coordinated across the site and in keeping with its surroundings; and

guard railing shall not be used unless a clear need for it has been identifi ed.

The space created by a junction shall not be defi ned primarily by the physical requirements for vehicle movement, ■but by the buildings and footways. Corners will be kept as tight as possible to aid traffi c calming and refl ect the residential village character and create a safer environment for pedestrians and cyclists.

Materials throughout the development shall be coordinated to strengthen local identity and aid way-fi nding. Materials ■choice shall refl ect the position of each street in the hierarchy, with local lanes streets using smaller scale, more informal paving materials than main access streets. Well-designed shared surfaces will encourage low vehicle speeds and make it easier for people to occupy the space without feeling intimidated by motor traffi c.

Any planning application shall be supported by a ■ Transportation Assessment and by a green transport plan as recommended by Environment Agency Wales (EAW).

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Figure 5 Movement Hierarchy

main access

primary internal link

secondary internal link

local access

pedestrian & cycle links

pedestrian, cycle & emergency route

residential access link

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Legibility

The structure of development, created by streets, spaces and buildings, informs the way people orientate themselves and fi nd their way around. A structure that is easy to understand and navigate can also contribute to a positive perception and identity. Development at Cwrt y Gollen shall adhere to the following legibility principles:

The movement function of each street and lane shall be reinforced through the design of the public realm and the ■scale, form and design of adjacent buildings to help people fi nd their way around the development.

The development shall be tied in to the existing pattern of landscape, streets and spaces to reinforce this pattern ■and aid legibility.

The placement and design of landscape, marker buildings or structures (e.g. a memorial cross) to create memorable ■spaces, focal points or vistas shall be considered carefully and as an integral part of the design.

A permeable movement pattern within the site shall be achieved by creating a typical block size (i.e. a grouping of ■plots surrounded by streets) in the range of 40-90 metres, as set out in the development framework.

Materials choice shall refl ect the position of each street in a clear movement hierarchy, with local lanes streets using ■smaller scale paving units than main access streets.

Typical internal street section

rear gardenrear garden shared surface street

longer south-facing front

gardens

shorter north-facing front garden

north south

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Character and context

The character and context of a site should infl uence the design positively so that development does not simply replace what is there, but responds to it in a positive and creative way. Importantly, if the context of a development has been compromised by an earlier stage of development it will not be seen as a reason to perpetuate what has been done before. Development should complement the historic character of the area, but refl ect the technologies and aesthetics of the 21st century to add a positive layer to the local character. Development at Cwrt y Gollen shall adhere to the following principles:

Views towards the surrounding countryside shall be maximised by the development to add to its sense of place and ■identity.

The character of the site shall be informed by an appropriate response to the edge conditions of the site, e.g. a ■more urban edge towards existing built development at Dan y Gollen and Martell Way and a more open edge to the woodland and the river Grwyney with a greater proportion of glazing, balconies and outdoor space.

Building height will create a human scale whilst providing appropriate levels of enclosure. Building height shall not ■exceed 2/2.5 storeys towards the front and 3 storeys towards the rear of the site (3.5 storeys where appropriate in agreement with the BBNPA).

Architectural design shall refl ect requirements to achieve high standards of sustainable design. Innovative and ■contemporary design solutions will be supported for the site. Reference should be made to the Guidance for Sustainable Design in the National Parks of Wales (2008 or subsequent revisions).

The developer will be expected to demonstrate how the development will relate spatially and socially to the existing ■settlements of Crickhowell and Glangrwyney and the community of the Vale of Grwyney.

In particular contribution to local education/community facilities will be required either by on-site provision or ■contribution to improvement of existing facilities in the Vale of Grwyney and Glangrwyney Village.

Illustrative photographs of typical local development and landscape character

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Continuity and enclosure

Enclosed and continuous streets and spaces create a well defi ned, overlooked public realm and a safer, more pleasant environment for people. Positive frontage development along the street maximises the opportunity for social interaction and creates a sense of place for residents. Enclosure can be achieved by boundary walls and hedgerows as well as buildings, however these boundary features must be low enough to maintain an overlooked public realm. Development at Cwrt y Gollen shall adhere to the following principles:

Streets and spaces shall generally have consistent building lines and be defi ned with buildings of between 2 to 3 ■storeys (3.5 storeys where appropriate in agreement with the BBNPA).

There shall be a range of alternative parking provision options as part of the development (including on street, small ■scale courtyards, garaging). Some on street parking shall be provided to maximise an active residential frontage on all the streets and ensure the provision of cohesive usable shared open space or gardens for residents.

Active frontages shall be created to animate the street scenes, particularly along main routes. ■

Any parking not on-street or contained by buildings shall be enclosed by high quality landscape or other elements ■to maintain overall continuity of frontage and enclosure of streets.

Trees and hedgerows shall be used as structuring elements, providing enclosure and softening the street scene. ■

Illustrative photographs of well enclosed streets designed for shared use

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Public realm

The public realm is the space that is accessible to the public and includes streets, spaces and play areas. An attractive and usable public realm is essential for enabling positive interaction by the community. Development at Cwrt y Gollen shall adhere to the following public realm design principles:

Streets and spaces: ■ The design of all streets and spaces will follow the principles of Powys Highways Design Guide, the CSS Wales Car Parking Standards (2007) and ‘Manual for Streets’ (DfT 2007), which has been adopted for use within Wales by the Design Commission for Wales (DCfW).

Frontage development: ■ There shall be clear distinctions between public and private areas throughout the development. The main access points and openings in any building will be from the principal street frontage to help animate the public realm, with all openings to the front comprising habitable rooms. Individual front doors will have direct access to the street. A regular rhythm of doors and windows will animate the edges, provide visual interest and ensure informal surveillance.

Car parking: ■ On street parking shall be positively designed into the street layout. Parking in front gardens of residential dwellings shall be avoided as it breaks up the street frontage and impedes informal surveillance. Integral garages must be sensitively integrated and form a positive part of the architecture of the building.

Street furniture: ■ Street furniture shall be coordinated throughout the development and be used to strengthen the legibility of key routes and spaces. Street furniture shall be designed as attractive and robust sculptural elements in its own right to ensure it looks attractive when not in use.

Lighting: ■ The public realm and streets within the development will need to be illuminated to safe standards without over-lighting to prevent excessive glare or disturbance to wildlife.

Utilities: ■ The design of utilities shall be integral to the development. Utility and meter boxes shall be kept away from street frontages. Rear utility servicing will be achieved. Developers will be required to use a common service trench to minimise the area taken in providing services, and to limit impact on the public realm. A common system for TV/satellite receiving equipment will be provided to avoid clutter. Domestic and commercial mechanical and electrical (M&E) plant must be avoided on property frontages. External vents shall not be visually intrusive and must be coordinated within the architectural treatment of the elevations.

Servicing: ■ The design of refuse storage, services and utilities shall be integrated as part of the design. Utility and meter boxes will be at the rear of building, away from street frontages to minimise unnecessary clutter. Any new services shall need to be coordinated and use common trenches located in roadways where possible to avoid negative effects on the public realm and maintain the fl exibility for future changes. Buildings shall be serviced from the street where possible to tighten the urban grain of the village centre. Where private delivery or service space is required, this shall be integrated within the building block and screened by buildings to avoid unsightly yards and storage areas along the street frontages. Bin storage areas shall be integrated into the architecture and/or located at the rear of buildings. The development shall provide community recycling and composting facilities on site.

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Trees ■ : The site contains a large number of notable mature trees. A detailed arboricultural report to BS 5837:2005 has been undertaken (refer to Appendix 3). Any healthy trees identifi ed worthy of retention must be protected during construction and retained and managed as part of the development.

New trees shall be planted as part of the development to maintain the parkland setting in perpetuity, identify key ■routes, strengthen the character of the public realm, frame views and aid way-fi nding. Any development proposals must be accompanied by a tree planting strategy with an appropriate maintenance plan.

Green space: ■ The development shall retain the existing open parkland fronting onto the A40(T), as well as an area of open green space between the two main development areas. New uses for the parkland area can include sports pitches and surface water retention ponds. The parkland will be managed for improved biodiversity. Public access will be made available across the parkland as part of a permissive Right of Way to provide an alternative pedestrian route and recreational resource to the new and existing residents of Glangrwyney.

Open space/children’s play areas shall be provided within the development in accordance with N.P.F.A standards ■and the County Councils’ adopted methods of calculation. Allotment facilities and a community orchard shall be provided in the parkland.

Maintenance: ■ Planning permission will be granted on a comprehensive basis so as to ensure a co-ordinated development in accordance with the principles set out in the Brief, including arrangements for long-term management of open spaces and other common areas. Any planning application shall be accompanied by a maintenance plan to demonstrate how the development, open spaces and common areas will be maintained in perpetuity. Open space on the site will be maintained via a site management agreement.

Other: ■ The site and surroundings of the standing stone (Scheduled Ancient Monument) shall be enhanced as a feature at the current entrance to the site. A memorial cross could be located within the site to commemorate its military past.

Illustrative photographs

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Diversity

A sustainable development should comprise a mix of uses and different property types to minimise car travel and support all members of the community. For Cwrt y Gollen this means the following:

The development shall comprise a mix of uses including residential and employment. The main village shall comprise ■primarily housing with associated community and possibly educational facilities. The provision of live/work units or residential institutions (Class C2) would also be appropriate.

Whilst employment uses shall be primarily contained in the north-west of the site, an element of smaller scale ■offi ce and live work development shall be integrated as part of the residential-led development to the south-east to maintain activity throughout the day.

The north-western area will be developed for B1 commercial employment uses and / or residential institutions (Class ■C2). Other employment generating uses such as education/training facilities or D2 leisure related businesses which could be linked to recreational use of the open space in the western section of the site, may also be appropriate.

Employment uses particularly suited to the location include: residential homes/supported living; sports and leisure ■facilities; offi ces and live-work (the work element of this will need to be defi ned so as not to confl ict with residents’ wellbeing); and potentially a small village shop located in walking distance to the existing village centre.

Residential development shall comprise a range of sizes and house-types, including detached, semi-detached, ■terraces and apartments. 30% of properties will be affordable. Consideration shall also be given to inclusion of some live/work units.

Consideration shall be given to development of the site by a variety of developers and architects to create a naturally ■diverse and evolved character. The development shall be managed as a single project.

Whilst all streets will be positively addressed by development, the village green in particular shall be surrounded by ■active ground fl oor uses. This may include an element of employment.

The appropriate retention of existing buildings will add architectural diversity and character to the development and ■shall be considered by the developer.

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Adaptability

If designed successfully, a development will become an integrated part of an area and become part of the built fabric in the long term. This means that buildings may change use over their lifetime and will need to be designed to allow for future adaptation (to, for example, live work units or ground fl oor shops). Development at Cwrt y Gollen shall adhere to the following principles:

As set out by the development framework, blocks will build in fl exibility for the future. This means creating simple ■blocks of built development measuring between about 40-90 metres which are capable of being developed and subdivided in a variety of ways in line with a phasing strategy.

Re-using existing buildings can be the most sustainable way to develop an existing site. Development blocks shall ■enable the option to re-use the following buildings and infrastructure:

the gymnasium; - the museum; - the cricket pavilion; and -

road infrastructure if appropriate.-

10% of the development shall be lifetime homes. ■

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Resource effi ciency

The design and orientation of a building can have a signifi cant effect on its energy demands. Development at Cwrt y Gollen shall adhere to the following principles:

The development will be designed in recognition of WAG’s aspirations for ‘Zero Carbon’ development by 2011 and ■in accordance with the adopted Design Guidance of BBNPA. All dwellings will be designed to achieve a Code for Sustainable Homes Level 4 in the interim, and Building Research Establishment Environmental Assessment Method (BREEAM) Excellent for commercial buildings. Reference should be made to the Guidance for Sustainable Design in the National Parks of Wales (2008).

The development shall include water conservation measures, such as rainwater harvesting, grey-water recycling and ■water effi cient appliances.

Buildings shall be designed to maximise passive design by optimising the benefi ts of insulation and solar gain. A ■balance will have to be struck between optimum building orientation for passive design and place-making principles. Ideally, the orientation of buildings shall be within 25-30˚ to south and the spacing between houses shall allow for a minimum three hours solar access per day. As it is not always possible to provide southerly aspects in a complex masterplan, alternative means of improving daylight and solar access can include the use of skylights and atria. Locating utility and parking areas to the north of buildings makes good use of solar access.

Rooms facing north should generally have smaller windows to minimise heat loss (approximate 70:30 glazing ratio ■to north and between 40-60% on the south façade). Using thermal mass within the walls allows the sun to be stored during daylight hours and released back into the building at night.

The amount of direct sunlight and overheating in the summer can be controlled with blinds, brise soleils, deciduous ■tree planting and effi cient ventilation systems to allow excess heat to dissipate.

The layout of the site shall provide people with the choice to use safe and attractive pedestrian and cycling routes as ■an alternative to the car. In addition alternatives such as car share/car pooling for the site shall be considered.

Materials with low embodied energy (i.e. natural local materials) shall be used wherever possible together with ■construction techniques that make future maintenance and repairs simple and cost effective. The development shall promote sustainable construction and the use of recycled aggregates.

Optimal dwelling orientation for passive solar design Majority of development blocks with southerly orientation

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06 Socio-economic objectives

The development at Cwrt y Gollen will deliver the following socio-economic objectives and benefi ts to the local community, in line with the UDP development principles and the Vision for Cwrt y Gollen:

The community impact of the development will be identifi ed and requirements for on-site provision or funding towards • any necessary off-site enhancement will be secured in conjunction with the grant of planning permission. The development shall provide community facilities benefi ting the existing and future residents of Glangrwyney. Whilst the development will support and place additional demands on local services through the generation of additional population, detailed requirements for community facilities shall be agreed with BBNPA as part of the submission of a planning application.

The development shall create a safe footpath and cycle link to Glangrwyney and Crickhowell, integrating the • development physically with its surroundings. It shall provide public access to part of the parkland along the A40(T), including provision of a footpath and cycle way providing an alternative route parallel to the A40(T).

The mixed use development shall integrate employment and leisure-related facilities with residential development and • potentially a residential institution. The development will make a signifi cant contribution to meeting the housing needs of local communities and the wider National Park through the lifetime of the development. Residential development will include a range of house types in accordance with prevailing planning policy, including 30% affordable units. Key worker and fi rst time buyer housing may also be included.

The employment development on the site shall complement and support, rather than compete with other businesses • in the area and avoid adversely affecting the vitality and viability of Crickhowell town centre.

The development shall be designed to assist vulnerable sectors of society, including the young, elderly and • disabled.

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Figure 6 Illustrative Framework Plan

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07 Development framework

The framework plan sets out the main linkages, spaces and development blocks which will form the basis of any future masterplan. In contrast to a prescriptive masterplan, the framework sets out some strong principles for the development in terms of its underlying connections and main development blocks, but retains an element of fl exibility to respond to changing requirements.

The form of settlements is shaped by streets, which form the ‘backbone’ of the development and divide the urban form into development blocks. In most historically grown places this results in a grid-like structure with a direct association between buildings and streets. Historically the form of these two elements is generally very simple, driven by the aim to connect A and B in the most direct way. The grid structure is then distorted by physical constraints such as topography, waterways and vegetation. 20th century development tended to break the historic grid structure formed by streets and buildings, creating patterns of roads following a more fl uid geometry disassociated from the built form. The layout of roads was increasingly shaped by engineering considerations and ‘organic’ forms unrelated to underlying physical constraints.

The existing functional structure of the site was driven by its former MOD use and has left a legacy of roads, buildings and trees. Whilst development at Cwrt y Gollen will inevitably need to change this structure into one that accommodates different uses and built form character, the development shall not simply copy the historic environment in the surrounding area, but rather be seen as a new layer in the history of Glangrwyney and Cwrt y Gollen. The master planning and design of the site should adopt an ‘honest’ approach to design, i.e. plans should be driven by a response to the site conditions and requirements rather than an approach that seeks to impose a false vernacular. This approach avoids designs that could in the future be perceived as historic or could be interpreted as a part of the site that did not in fact exist.

The street and block pattern of the development framework is shaped by the design considerations set out in section 05. Given its fl at topography, the main physical constraints informing the layout are the fl ood plain and mature trees. The framework is based on a robust distorted grid which achieves connectivity between the development and the surrounding area. The streets and lanes create clearly defi ned development blocks which are orientated to maximise passive solar gain and allow a number of different development scenarios. The size of the blocks and layout of the streets and lanes may vary in the detailed design, as long as the key design principles are met.

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Figure 7 Illustrative Layout Plan

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08 Illustrative layout

The illustrative layout demonstrates one of a number of outcomes of the application of the design objectives to the development framework. This illustrative proposal does not present the only development option within the above parameters.

The illustrative layout to the left shows:

A primarily residential-led development to the south-east and a courtyard type employment development to the ■north-west, positively connected by an informal open space;

A new village green and other areas of public space; ■

Retention of the museum, the cricket pavilion and the gymnasium; ■

Streets and spaces that divide the area into fl exible and adaptable development blocks with generous space to ■accommodate green infrastructure and front gardens.

Development areas:

Total site area approx. 25ha

Residential - led (south-east) approx 7ha total area / 200 dwellings

Employment (north-west) approx 2ha total area / fl oor space to be agreed depending on mix of uses

Open space and woodland approx 16ha total

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09 Drivers for design and development character

The development character at Cwrt y Gollen will be shaped by its setting. Whilst designed as part of one cohesive development, there will be subtle differences of character across the site, determined by the local setting, existing features, the development layout, building types, architecture and public realm treatment. The fi gure below and following pages set out some of the main contextual drivers for built form character.

A combination of existing and new tree planting, as well as low garden walls and hedgerows will bring cohesion to the

built development. The relationship between public and private development will be important to achieve a ‘loose knit’, green character that nevertheless hangs together as a built form.

Architecture will be guided by sustainability principles, pro-moting innovative design solutions and potentially acting as a ‘showcase’ for Glangrwyney.

the village centre

the parkland edge

the woodland edge

the courtyard

the parkland

village green

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the village centrethe village centre

The ‘heart’ of the development at Cwrt y Gollen will be at the interface of existing development at Glangrwyney and the new development and will be centred on an area of open space – an informal ‘village green’ containing a number of mature trees and a Local Area of Play (LAP). The development will be at a density befi tting its rural location, with a slightly tighter grain at the centre.

The new ‘village green’ will be partially hard surfaced and may in-corporate a limited number of parking spaces to animate the space throughout the day. The green will be surrounded by residential scale houses with short front gardens overlooking the green. Front garden boundaries will be low walls or hedgerows of no more than 1.2m high to ensure a positive relationship between public and private space with a safe and overlooked public realm. Development around the green may also incorporate some offi ce or live/work space and/or a local corner shop. Informal tree planting will soften the space and provide partial shade.

The village centre will be the place where people meet, children can play safely overlooked by adjacent development and community events can be held. It will be a resource to both existing and future residents.

Illustrative examplesLocation plan

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the parkland edge

Development facing the parkland will be partly visible from across the valley and along the A40(T) and will have to be designed to the highest standard. The development will positively address and face the parkland, with an edge delineated by low front garden boundaries and an informal access track. Access along the parkland edge will be primarily pedestrian. Car and emergency access will be accept-able on a shared surface track, but no cars shall be parked fronting the parkland.

The architecture along this edge can be innovative and will create an attractive edge to the parkland. Buildings along this edge will defi ne a clear edge to the development and should be generally 2/2.5 sto-reys.

Illustrative examples

Location plan

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the woodland the woodland edgeedge

Development along the woodland edge will generally become looser than in the centre of the village and development will benefi t from views into the woodland. The rear gardens will run into the woodland edge, creating a soft and informal edge to the development.

Located to the rear and north of the site, development against the woodland may range from 2 to max. 3.5 storey dwellings where ap-propriate and agreed with the BBNPA. Building materials along this edge will minimise the visual effect of development and may include natural materials such as timber.

Illustrative examples

Location plan33

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the courtyardthe courtyard

The courtyard comprises a mix of employment development, includ-ing the potential for a residential institution. Covering a total area of approximately 2ha, the framework sets up two courtyard develop-ments which can have different uses or built character. The southern courtyard has the potential to incorporate the existing gymnasium building.

The courtyard will be a high quality employment development with attractive, permanent architecture. The development will be related in style and quality to the residential –led development to the east and will be underpinned by principles of sustainable design.

Illustrative examples

Location plan

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the parklandthe parkland

The parkland will provide a cohesive setting for the new develop-ment. The majority of the existing parkland will become public open space (see green space plan below), easily accessible to new and ex-isting residents of Glangrwyney. The Parade Ground will be removed. The parkland will be managed to increase its biodiversity value and may include sustainable urban drainage (SUDS) features for the de-velopment. The retained mature parkland trees will be managed and enhanced by a planting strategy to ensure tree cover in perpetuity.

The area closest to the existing village will accommodate a commu-nity allotment facility and a community orchard.

A footpath and cycle way will provide an alternative route between Crickhowell and Glangrwyney across the site set back from the A40(T).

The former cricket pitch and pavilion will be the new home for Crick-howell tennis club (or other appropriate organised use), a community facility replacing the current one in Crickhowell.

The woodland to the rear of the development will be retained and managed as a discreet barrier along the active MOD uses to the rear of the site and will be privately managed as continuous cover wood-land under a management plan.

tennis club

allotments

SUDS pond

Illustrative examples

space for play

Green space plan35

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10 Delivery and phasing

The development of Cwrt y Gollen will be phased over the period to 2016 in line with the UDP. Detailed phasing arrangements will be secured through the grant of a comprehensive planning permission for the site. The developer will have to demonstrate that the proposed approach to phasing will deliver the essential elements of the master plan at the right stage. As part of this requirement, the main community facilities and footpath/cycleway across the parkland will need to be provided before the completion of Phase 1. The phasing shall be designed to avoid disturbance of completed development during the construction of subsequent phases.

The design of individual phases may incorporate development infl uenced by different design character as set out in section 09 and phases will need to be coordinated with each other. Broad phasing bands will be as follows (based on the illustrative phasing diagram overleaf):

Phase 1 (2009-2011):

approx. 2.5ha development in the south-east, including approximately 70• (20 affordable homes) residential dwellings, public footpath and cycle links across the parkland, village green, access roads and contributions to the enhancement of Glangrwyney village hall.

approx. 1ha e• mployment development and/or residential institution to the north-west

Phase 2 (2012-2014):

approx. 2ha development to the south-east, including approximately 60 • (20 affordable homes) residential dwellings

approx. • 1ha employment development and/or residential institution to the north-west

Phase 3 (2015-2016):

approx. 2.6ha development to the east, including approximately 70 • (20 affordable homes) residential dwellings

Employment development will be phased with the aim of bringing it forward broadly in line with residential development.

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Figure 8 Illustrative Phasing Plan

phase 1

phase 2

phase 3

existing development

public open space, woodland and tennis courts

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11 Community benefi ts

The development at Cwrt-y-Gollen will provide, during its construction and beyond, a number of community benefi ts, the detailed terms of which will be secured through a S.106 Agreement between the landowner and BBNPA.

The benefi ts will include:

1. Public Open Space, community orchard and allotment facility2. Cycle route within the site, and improvements along the footpath beside the A40(T) to Crickhowell3. Replacement of the open fi ring range on the adjacent MOD site with an indoor range to reduce noise impact on the wider community4. Affordable housing5. Enhancement of Glangrwyney Village Hall as a community facility6. Play Area (LEAP)7. New sports facility for Crickhowell Tennis Club8. Ecological enhancement and long-term management9. Financial contributions and/or on site facilities for the Education Authority10. Emergency access route for adjacent MOD users during extreme fl ood events

11. Employment opportunities.

12 Environmental Impact Assessment (EIA)

The Brecon Beacons National Park Authority has deemed that by virtue of the characteristics, location and potential impacts of the development, any future outline planning application for the site will require an EIA to be undertaken in line with the Environmental Impact Assessment (England & Wales) Regulations 1999.

It is likely that the EIA will cover the following topics:

1. Ecology;2. Transportation & Highways;3. Human Beings – including local services, schools, health care;4. Landscape & Visual Impact Assessment;5. Noise;6. Hydrology (Flood Risk & Land Drainage);

The Environmental Impact Assessment will examine the impact of proposed development on these topics and will be required to accompany the Outline Planning Application.

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Appendix 1

Brecon Beacons National Park Authority Approved Unitary Development Plan (March 2007)

Cwrt y Gollen Development Principles

Site Description

3.1 The site comprises the major part of a former army camp in an area of otherwise open countryside in the Vale of Grwyney between Glangrwyney and Crickhowell. The site is generally fl at, with the south western half, adjoining the main road, consisting mainly of level grass sward with scattered trees and tree groups. This area could broadly be described as ‘parkland’, though it does include one or two isolated buildings and the former parade ground – a large area of tarmac hard standing. The eastern part of the site is occupied by two separate groups of 1, 2 and 3 storey 1960’s buildings, remnants of its former use, separated by a ‘tongue’ of open grassland extending to the woodland which borders the rear (north-eastern) boundary.

3.2 To the southwest the site fronts the A40 trunk road which separates the site from the fl at, open farmland of the river Usk fl oodplain. To the northeast a wooded escarpment rises to higher ground beyond. To the south east the site is separated from the village of Glangrwyney by an area of housing formerly part of the camp, and the Grwyne Fawr river. To the north and northwest is an area of slightly elevated ground sill in MOD ownership, occupied by scattered houses and other buildings set amongst groups of trees and grassland.

General Objectives

3.3 The two primary objectives are;

to enable redevelopment of the former army camp • without compromising the open parkland setting and

to ensure that any development relates to and benefi ts • the existing settlements of Crickhowell and Glangrwyney and the community of the Vale of Grwyney

Principal Development Constraints

3.4

Building development to be restricted broadly to those • areas in the eastern and northern parts of the site already built upon.

The eastern areas to be mainly housing with associated • community and possibly educational facilities. The provision of live/work units or residential institutions (Class C2) would also be appropriate. The number of dwellings will be determined through consultation at the detailed development brief stage.

The northern area to be developed for B1 commercial • employment uses. Other employment generating uses such as education/training facilities or D2 leisure related businesses which could be linked to recreational use of the open space in the western section of the site, may be appropriate. The area might also be a suitable site for a community waste recycling facility.

The open parkland areas, including the tongue of • open land between the two building groups, to remain open for recreational/amenity purposes, and existing isolated buildings within that area demolished unless, in individual instances, a strong case can be made for retention/adaptation for functional reasons.

No building to be carried out on those parts of the • site defi ned by the Environment Agency as at risk of fl ooding (See map. Zone B and C2) .

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Site Specifi c Requirements

Housing

3.5

Housing layout to be designed as far as possible • around existing trees with lower density of building towards western edge to soften visual impact

A range of sizes and house-types needed, including • detached, semi-detached, terraces and apartments

Minimum of 20% of properties to be affordable • housing.

Consideration to be given to inclusion of some home/• work units

Landscape, Open Space and Play Provision

3.6

A full, detailed tree/shrub survey to be carried out as • part of detailed design brief for the site

Existing trees and shrubs to be retained and protected • wherever possible as integral part of any development scheme

In addition a substantial belt of new planting, • incorporating any existing trees and shrubs, will be required between the developed areas and the open space, in order to screen the buildings from the A40 and reduce the landscape impact of the site from high ground in the area (see map).

Open space/children’s play areas to be provided within • the housing and co-ordinated with the provision of more extensive recreational facilities in the western part of the site, all in accordance with N.P.F.A standards.

The site and surroundings of the standing stone • (Scheduled Ancient Monument) to be enhanced as a feature at the entrance to the site.

Access and Transport

3.7

Vehicular access to be restricted to the existing access • point onto the A40, modifi ed and improved to provide better visibility and pedestrian safety island/s.

Provision of pedestrian/cycle link between the housing • areas and Glangrwyney village via existing housing (Martell Way*), and also across, and linking with the Grwyne Fawr river corridor. Links also to be formed/improved between the site and public footpaths in the area.

Provision of a pedestrian/cycle link to Crickhowell.•

Education and Community

3.8

The developer will be expected to demonstrate how • the development will relate spatially and socially to the existing settlements of Crickhowell and Glangrwyney and the community of the Vale of Grwyney

In particular contribution to local education/community • facilities will be required either by new on-site provision or contribution to improvement of existing facilities in the Vale of Grwyney and Glangrwyney Village.

The possibility of providing a community waste • collection/recycling facility within the commercial zone, will need to be explored.

Utilities/Drainage/Sewerage Constraints

3.9 Development of this site is constrained by problems with the public sewerage network for which no Regulatory improvements are planned under Dwr Cymru Welsh Water current Capital Investment Programme (April 2000 March 2005). Will this site be promoted for development in advance of DCWW investment developers may be required to fund the essential infrastructure improvements

* Note: should read Dan y Gollen

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Figure A1: Brecon Beacons National Park Authority UDP Development Principles Plan

Note: The drawing provides a broad indication of the location of uses but the exact boundaries may vary when detailed plans are prepared, to refl ect identifi ed needs and site specifi c con-siderations

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VISION PRIORITY

Priority 1: A place at the heart of the Usk Valley communities with its own distinct identity

Priority 2: An attractive and affordable place to live

REFERENCE IN DEVELOPMENT BRIEF

Appendix 2

Vision checklist

The table below sets out how the development brief relates to the priorities set out in the Vision for Cwrt y Gollen:

refer to page 10 bullet 1; p12 Natural and Capital Heritage; p18 Character and Context; p27 Development Framework and p30-35 Design Drivers

refer to p18 Character and Context; p19 Continuity and Enclosure; p20-21 Public Realm; p.22 Diversity; p27 Development Framework

refer to p22 Diversity; p23 Adaptability; p25 Socio-eco-nomic Objectives; p37 Delivery and Phasing;

refer to p14-15 Accessibility and Ease of Movement; p17 Legibility; p19 Continuity and Enclosure; p20-21 Public Realm; p25 Socio-economic Objectives; p35 The Parkland

refer to p22 Diversity; p25 : Socio-economic Objectives

refer to p14 Accessibility and Ease of Movement; p17 Legibility; p27 Development Framework

refer to p10 Key Design Considerations; p12 Natural Capital and Heritage; p18 Character and Context; p20-21 Public Realm; p30-35 Drivers for Design

refer to p18 Character and Context; p22 Diversity; p25 Socio-economic Objectives

refer to p23 Adaptability; p24 Resource Effi ciencyPriority 9: An environmentally aware development

Priority 3: A secure place to work

Priority 4: A stimulating and secure place to play

Priority 5: An engaging place for the young population

Priority 6: A well connected and accessible place that is easy to fi nd one’s way around

Priority 7: A supportive and considerate community

Priority 8: A green and environmentally friendly place

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A survey and preliminary arboricultural assessment of all major trees in the potential development area was undertaken by Jerry Ross Arboricultural Consultancy on behalf of Crickhowell Estates Ltd between October 2006 and February 2007. The assessment is based upon the methods set out in BS5837: 2005 ‘Trees in Relation to Construction – Recommendations’, adapted to the particular circumstances of this site. The overall condition, likely life-expectancy in the light of increased usage of the surrounding land, and likely ability to withstand some degree of disturbance are set out for each tree.

Each tree is allocated to a retention category to provide a guide as to its suitability for being retained within a developed site. Trees are classed as category R, A, B or C, based on criteria given in BS5837:2005 (see below).

A total 66 trees have been classifi ed as Category A or B trees and are considered key constraints for the purpose of this development brief.

A Root Protection Area (RPA) is calculated for each tree to help determine the area that must be protected and left undisturbed throughout the process of site preparation and development.

Retention categories:

Note: This is NOT a health and safety classifi cation and does not take into account any requirement for remedial tree care or ongoing maintenance apart from that which may affect the trees’ general suitability for retention.

R REDUNDANT TREES: Defective, poor or negligible specimens, not worthy of retention within a developed site. Trees whose existing value would be lost within 10 years, or which should be removed on grounds of sound arboricultural management (e.g. trees that will be left unstable by other essential works; poor quality that are trees suppressing better specimens.)

A HIGH RETENTION VALUE: Important or valuable trees or groups of trees that are likely to make a substantial contribution to the locality for 40 years or more.

(i) Notably fi ne specimens; rare or unusual specimens; essential component trees within groups, semi-formal or formal plantings (e.g. dominant trees within an avenue etc.)

(ii) Trees, groups or woodlands of particular screening benefi t in relation to views into and out of the site; those of notable visual importance (including avenues & other features that may be assessed collectively as groups)

(iii) Trees, groups or woodlands of signifi cant conservation, historical, commemorative or other value (e.g. veteran trees)

B MODERATE VALUE: Trees or groups of some importance and likely to make a signifi cant contribution for in excess of 20 years.

(i) Fair quality but not notably fi ne; good specimens showing some impairment (e.g. remediable defects, minor storm damage or poor past management.)

(ii) Numbers of trees, groups or woodlands forming distinct landscape features that are of higher collective value than they would warrant as individuals (e.g. non category A trees within avenues). Also trees internal to the site that are of little visual impact within the wider locality.

(iii) Trees, groups or woodlands with clearly identifi able conservation or other cultural benefi ts.

C MINOR VALUE: Trees or groups of low quality, but potentially capable of retention for perhaps 10 years, for example to provide some cover until new planting is established. Also small, young trees (below 15cm diam) whose loss would be easily mitigated by new planting, or which would be capable of transplanting.

(i) Retainable (for the present), but not trees that represent a signifi cant constraint

(ii) Secondary specimens within groups or woodlands whose loss would not greatly diminish their landscape value; trees providing only minor or short term screening benefi t

(iii) Trees with very limited conservation or other cultural benefi t.

Appendix 3

Jerry Ross Arboricultural Consultancy, Tree Survey & Constraints Report (Feb ‘07)

(full survey available as separate document)

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