LAND AT HOLLY HOUSE FARM, PANTLASAU ROAD, … · Name Land at Pant Lasau Road, Holly House Farm, Morriston Description The site is located to the south side of the junction of Heol

SA ASSESSMENT

LAND AT HOLLY HOUSE FARM, PANTLASAU ROAD, MORRISTON, SWANSEA.SITE - MR002

PROPOSED RESIDENTIAL DEVELOPMENT LAND

FEBRUARY 2018

OUR REF: 18/749

58 Walter Road, Swansea. SA1 5PZTel: 01792 648380 - email: [email protected]

SA Assessment MR002 – Holly House, Pant Lasau Road

Page 1

Candidate Site Assessment Report

Reference MR002Name Land at Pant Lasau Road, Holly House Farm, MorristonDescription The site is located to the south side of the junction of Heol Maes Eglwys with Pant Lasau Road. It comprises a

dwelling, stables and paddock on a level open-fronted site with agricultural land extending to the south andresidential development to the east. There are two isolated residential properties adjoining part of the site’ssouthern boundary fronting onto Heol Maes Eglwys and there is scattered low density ribbon development alongthe northern side of Pant Lasau Road opposite the site

Size 0.43HaExisting Land use Existing Dwelling, Stables and PaddockProposed Land Use ResidentialLocation Plans OS Plan and Aerial (not to scale)

© Getmapping Plc.


Page 2

Background and History

Current UDP Policy

Map Copying Licence: LIG0317


Page 3

Constraints


Page 4

Candidate Site Context

Candidate Site submissions within buffer


Page 5

Stage 1 Summary - CCS Candidate Site Assessment

Criteria 1st Filter CheckNo Major

ConstraintsDeliverability Minimum Size Pass Fail

Further Information

Site RefMR002

Stage 1 pass. Progress to detailed stage 2 assessment.


Page 6

Key Stakeholder Consultations

Internal Stakeholder CommentsCCS Transportation Means of Access: Access can be constructed from Heol Maes Eglwys or Pantlasau

Road, in principleLocal Highway Conditions: Peak time traffic congestion on the wider highway networkmay be an issueAccessibility: There is a 10 min frequency bus service past the siteWider Issues / Combined effect: Peak time traffic congestion is an issue in the localityRestrictions: Assessment of the affect of development traffic on peak time congestionwill need to be undertaken and any access will need to be located an agreed distancefrom the mini roundabout

CCS Housing The SHMA identifies that around 2100 homes are needed within this strategic housingpolicy zone over the LDP period

CCS Biodiversity No issuesCCS Environmental Health No comments obtainedCCS Education Primary: Cwmrhydyceirw. There is little surplus capacity in this large school and concern

that some of the capacity is in substandard demountables. There is scope to extendSecondary: Morriston. Has recently undergone a major rebuild. There will be capacityto take increased pupil numbers

External Stakeholder CommentsNatural Resources Wales No comments obtainedDwr Cymru Water Supply: The local water supply network for this ward is sufficient to meet the

projected growth promoted. However, for the large sites in particular, some modest off-site mains will be required to service the sitesWaste: Proposed developments in this ward ultimately drain to our Swansea Bay WasteWater Treatment Works. Based on the cumulative growth information provided for theresidential, employment and the residential element of mixed sites, our assessmentequates to a population in excess of circa 40,000 people. If all this growth is to bepromoted in its entirety, then we will need to plan for future investment plans at theappropriate time

Western Power There is currently spare transformation capacity at each of the substations, which maybe able to accommodate future load growth

Coal Authority No comments obtained


Page 7

Planning Assessment - Landowner Assessment

Site DescriptionReference MR002Name Land at Pant Lasau Road, Holly House Farm, MorristonContext and Character

Issue Criteria Commentary NotesBrownfieldGreenfieldClassification Brownfield /

Greenfield Mix

Brownfield / Greenfield Mix Site of an existing dwelling and horsestables/yard/paddock

In settlementEdge of settlement

Out of settlement

Relationship to existingsettlement pattern andbuilt form

Other

Edge of settlement

AgriculturalResidentialEmployment

LeisureMixed Commercial

Surrounding land use(s)

Other

Residential and agricultural

WaterSewerageElectrical

GasUtilities infrastructure

Telecommunications

The local water supply network for this wardis sufficient to meet the projected growthpromoted

Connections at adjacent residential propertiesand businesses

GeologicalHabitat

Visual and Sensory

LANDMAP

Historical

Geological – Lowland hills and valleys/Lowland scarp and dip-slope dominatedterrain/Lowland escarpment (Level 3)Habitat – Dry (Relatively) Terrestrial Habitats/Grassland & Marsh/Improved Grassland(Level 3)Visual & Sensory – Lowland/RollingLowland/ Mosaic Rolling Lowland/RollingFarmland Mosaic (Level 4)Historical – Rural environment/Agricultural/Irregular Fieldscapes (Level 3)Cultural – Influences/Material expressions/Urban/Urban Settlement (Level 4)


Page 8

CulturalYesDominant Landscape

functions NoNo

ComplexModerateKey landscape featuresSimple

SimpleNo TPOs

AONBSLA

Impact on areasdesignated for landscapevalue Heritage Coast

None, local views only

Ancient MonumentArchaeologicallySensitive Area

Archaeological SiteHistoric Park and

Garden and SettingHistoric LandscapeConservation Area

Impact on historicdesignations

Listed Building

None

Impact on views andvistas - Local views only

LevelUndulating

SlopingTopography

Mixed

Level

YesNatural surveillance NoYes

< 400m< 800mProximity to public open

space > 800m

<800m – common land

< 400m

Proximity to leisurefacilities or recreationspace

< 800mLeisure CentreMorriston Leisure Centre - 920mCommunity CentreMorriston Memorial Hall – 1.5kmMorriston Community Centre – 1.9kmLibraryMorriston Library – 2km


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> 800mYesPresence of overhead

cables NoNo

YesOpportunities to providecontinuity and enclosure No

Yes, provides a realistic infill opportunity

YesOpportunities tocontribute to an activestreet frontage No

Yes

Located in an aggregatessafeguarding area

Yes/ No Category 1 Aggregates Safeguarding Areas(Sand and Gravel)

Located in a Primary orSecondary shallow coalresource area

Yes/ No Sand and Gravel – Glaciofluvial

Coal Authority information:Partly a Development Low Risk AreaPartly a Coal Referral AreaCoal Resource Area – Surface Coal

Regeneration and CommunityIssue Criteria Commentary Notes

SignificantSomeOpportunities for new job

creationFew

Some – Adjoins Morriston Hospital withcurrent and future expansion plans

SignificantSome

Opportunities tocontribute to vitality andviability of the area Few

Some

< 400m< 800mProximity to primary

school(s) > 800m

Cwmrhydyceirw Primary - 920m Catchment: Cwmrhydyceirw. There islittle surplus capacity in this large schooland concern that some of the capacity isin substandard demountables. There isscope to extend

< 400m< 800mProximity to secondary

school(s) > 800m

Morriston Comprehensive - 999m Catchment: Morriston Comprehensive. Ithas recently undergone a major rebuild.There will be capacity to take increasedpupil numbers

< 400mProximity to conveniencestore selling daily livingessentials

< 800m>800m local superstore, Rhodfa Fadog


Page 10

> 800m< 400m< 800mProximity to Local

Centre/District Centre > 800m

Local Centre - Rheidol Avenue, Clase 2.2kmDistrict Centre - Morriston 2.2km

> 20% Welsh SpeakingWard

16-19% WelshSpeaking WardLinguistic Impact

0-15% WelshSpeaking Ward

11.8% of people are Welsh Speaking (2011Census)

Environment and Climate Change MitigationIssue Criteria Commentary Notes

Impact on open space orrecreational space -

Development of the site would not result in aloss of Fields in Trust provision. Site is notwithin 300m of Fields in Trust provision –deficiency of provision

Impact on Greenspace -

Development of the site would not result in aloss of Accessible Natural Greenspaceprovision. The site is not deficient of suchprovision (Tier 1)

Impact on Biodiversity - No issues

Flood-risk and drainage - No flooding issues

No loss of agriculturalland

Grade 3 and belowImpact on agriculturalland

Grade 1/2

ALC map = mainly Grade 3, with some Grade4

OdourNoiseLightAir

Proximity to existingpotential nuisance and/orsources of pollution

Waste

None

OdourNoise

Potential impact of futureuse on existingneighbouringdevelopment

Light

None


Page 11

AirWaste

Land contamination - No issues identifiedLand stability - No issues identifiedTransport and Accessibility

Issue Criteria Commentary NotesYes

Yes, but improvementrequired

Vehicular access topublic highway

No

Access from Heol Maes Eglwys or PantlasauRoad can be readily made

YesRansom Strip NoNo

< 400m< 800m

Accessibility to highfrequency publictransport access point,i.e. train station or busstop

> 800m

Accessibility: There is a 10 min frequencybus service past the site

Bus Stops:-550m - Morriston Hospital, Heol Maes Eglwys(E-bound), Cwmrhydyceirw550m - Morriston Hospital, Heol Maes Eglwys(W-bound), Cwmrhydyceirw60m - Pantlasau, Pant Lasau Cross (NE-bound), Cwmrhydyceirw

Regularly congestedCongested at times

Traffic conditions onnearby highway network No significant

congestion

Assessment of the affect of developmenttraffic on peak time congestion will need to beundertaken. Peak time traffic congestion is anissue in the locality towards MorristonComprehensive (other route available) and atM4 Junction 46

HighMedium

Potential to accesscommunity facilities andservices via activetransport Low

Access to community facility provision rangesfrom 1000m to 2000m

DeliverabilityIssue Criteria Commentary Notes

Need IdentifiedSupply and Demand No identified need

2100 homes required within the NorthStrategic Housing Policy Zone during theLDP Plan period


Page 12

Immediately availableSome indication ofavailabilityAvailabilityNo indication ofavailability

Would require removal/relocation of on siteaccommodation but owner able to relocateimmediately

The Site and Surrounding Area

The identified site lies some 7km north of Swansea City centre, close to and adjoining the Morriston Hospital area. The site is more specifically

identified on the plans reproduced above. For the Inspector’s information, the landowner owns additional land to the south of the submitted site

(MR003 refers), which adjoins Heol Maes Eglwys Road. The submitted site adjoins onto what is identified in the former UDP as the urban area.

The site is an irregular shaped area of paddock land of about 0.43 hectares in area. Holly House Farm and its stable buildings occupy the eastern

part of the site. The remainder of the site extends up to the roundabout junction with Pant Lasau Road to the north and Heol Maes Eglwys road to the

east. This area is laid to grass, used predominately as horse paddock without any significant ecology within the site boundaries. The whole of this site

is level with no trees or planting within the site. There is new housing opposite on Heol Maes Eglwys road and further to the south where a significant

housing estate development has been completed. There is sporadic housing to the north along Pant Lasau Road including the existing dwelling at

Holly House. To the south-west lies generally open countryside beyond the existing and established defensible boundaries to the site.

Morriston Leisure Centre and Comprehensive School are located to the south and accessed via Heol Maes Eglwys with an urban developed area to

the west. Opposite the site is a large area of newly constructed housing, which was identified for housing under Policy HC1 of the former UDP.

The site is located close to Morriston Hospital but also being within short travel times of Morriston Town centre, Swansea Enterprise Park and the

Penllergaer Business Park. There are major facilities nearby that include hospital, leisure centre, school, town centre, business parks and large

employment areas. Junction 46 of the M4 is within 1.3 kilometres to the south-west.


Page 13

Scope for New Development

As set out in PPW guidance and the LDP strategy, it is a key aim to make provision for housing close to or with good access to local employment and

community facilities.

Recent and proposed significant development of Morriston Hospital provides an immediate large employment generator minimising the need for long

distance commuting and achieve integration of different uses in accessible locations reducing the need to travel and adding choice to places in which

to live.

The identified site is in a location that meets these criteria, specifically in relation to Morriston Hospital but also being within short travel times of

Morriston Town centre, Swansea Enterprise Park and the Penllergaer Business Park. There are major facilities nearby that include hospital, leisure

centre, school, town centre, business parks and large employment areas. The choice of this locality as a sustainable location for new housing

development was recognised in the strategy of the preceding UDP since across and opposite Hoel Maes Eglwys road there have been major housing

site allocations and some 200 houses in all.

Given the acceptability of the general location for new development in term of its accessibility and proximity of complementary employment centres

and considered to be on the urban edge and adjoined as they are by existing buildings, this would form a suitable location. Given that the site is

adjoined and forms part of an existing cluster of dwellings around this road junction, the development of the site would not lead to a loss of the

openness of the green wedge area. Given that there is a defined and defensible western boundary, this would form a logical edge to the urban area.

The urban fringe location of the objection site is recognised as a desirable place for people to live and there should be a range and choice of housing

type and locations for people to live. This generally complies with government objectives as set in PPW where the objective is to provide a greater

choice for people over the type of housing and location they live in.


Page 14

It is submitted that the LDP strategy leaves little in the way of choice of sites for new housing for greater choice for people in fringe locations. Given

the recognition of this locality as an area where there is pressure for new housing, the objection sites provide the opportunity to allow for such a

contribution to be made to the strategy for such a range of housing choice.

The numbers of houses that could be accommodated on the objection sites is not sufficient to adversely affect the housing strategy and there are a

number of windfall sites are anticipated It seems that there is capacity in the housing numbers therefore to easily accommodate these sites.

It can be seen that this corner/junction area is already developed with houses and the road junction at Pant Lasau Road and Heol Maes Eglwys road

has established housing all around it. Indeed, opposite the site on the eastern side of that roundabout junction has seen a number of large properties

being constructed. The impression therefore gained of this area is one of a developed, urban fringe area and quite distinct from the open countryside.

The development of the site would fit into this established built form and, subject to detailed matters such as design, would not appear out of context

in this locality.


Page 15

Assessment Against LDP Objectives

Score =

Objective Score1 Ensure that communities have a mix of uses and facilities to create sustainable, inclusive neighbourhoods that help to

bring about wider social benefits and allow community life to flourish+1

2 Encourage development of town and district centres as focal areas for regeneration n/a3 Improve access to healthcare, lifelong learning, leisure, recreation, and other community facilities n/a4 Create environments that support and promote walking, cycling and public transport as integral elements of a sustainable

transport system +1

5 Facilitate the provision of appropriate utility and transport infrastructure to support communities and businesses n/a6 Encourage appropriate development of low carbon and renewable energy resources and energy infrastructure n/a7 Support the safeguarding and sustainable use of natural resources where appropriate -1

Soc

ial

8 Facilitate the sustainable management of waste n/a9 Direct new housing to economically viable and deliverable sites at sustainable locations +110 Support development that positions Swansea as an economically competitive place and an economic driver for the City

Region 0

11 Facilitate growth and diversification of the local economy and an increase in high value, skilled employment n/a12 Reinforce and improve the City Centre as a vibrant regional destination for shopping, culture, leisure, learning and

business n/a

13 Ensure Swansea represents a strong commercial investment opportunity for developers and other partners to deliver theCouncil’s priority regeneration schemes n/a

14 Ensure that communities have a sufficient range and choice of good quality housing to meet a variety of needs and supporteconomic growth +1

Eco

nom

ic

15 Promote and enhance a diverse and sustainable rural economy 0

+2 Will fully meet LDP objective+1 Will have positive impact on LDP objective0 Neutral effect on LDP objective-1 Will have a negative impact on LDP objective-2 Will not meet LDP objective


Page 16

16 Improve, expand and diversify appropriate sustainable tourism facilities and infrastructure n/a17 Promote a sustainable development strategy that prioritises the re-use of appropriate previously developed land, avoids

significant adverse environmental impacts and respects environmental assets 0

18 Preserve and enhance the County’s high quality cultural and historic environments +119 Conserve and enhance the County’s natural heritage -120 Maintain and enhance green infrastructure networks -121 Support measures to minimise the causes and consequences of climate change n/a22 Promote good design that is locally distinct, sustainable, innovative and sensitive to location 023 Support the development of safe, accessible and vibrant places and spaces +1

Env

ironm

enta

l

24 Create environments that encourage and support good health, well-being and equality +1


Page 17

Assessment Against SEA/SA Objectives

Key:

1. Promotion of sustainable development +/-2. Maintain and enhance biodiversity resource and protected habitats and species. -3. Increase community safety and sense of security ?4. Enable people to meet their housing needs and provide good quality housing +5. Provide high quality, accessible lifelong learning opportunities which meet future needs x6. Encourage an inclusive society and promote equality +7. Support the development of Swansea as a competitive place and contribute to Swansea’s role as a regional economic driver +8. Promote and enhance the rural economy -9. Support the development of the environmental goods and services sector. ?10. Create social and physical environments that encourage and support health and well-being. +/-11. Protect soil resources -12. Improve the quality of inland coastal water (surf zone) and rivers -13. Promote the efficient use of water resources ?14. Ensure development respects constraints such as floodplains and unstable land +/-15. Promote an integrated transport system and encourage sustainable travel and development patterns that do not cause

significant harm to air quality +

16. Support adaptation and mitigation measures due to climate change x17. Improvement in prudent and efficient use of energy ?18. Development of appropriate types of renewable energy resources +/-19. Promote the sustainable management of waste in an integrated manner, aiming towards zero waste by 2050 ?20. Efficient use of minerals that safeguard existing resources and promote the use of secondary aggregates over primary

resources where appropriate. -

21. Protect and enhance the quality of the cultural and historic environment +/-22. Maintain and enhance the quality and distinctiveness of the landscape, townscape and seascape. +/-

++ Will contribute to sustainability +/- Range of positive and negative effects+ Will result in some positive effects 0 Neutral effects- Will have some negative/non-sustainable effects ? Uncertain effects-- Will have a negative/non-sustainable effect X Not applicable to policy


Page 18

Site Photographs

The site looking in an easterly direction off Pant Lasau Road

The Site looking back in a westerly direction off Heol Maes Eglwys


Page 19

Holly House Farm looking along Pant Lasau Road in an easterly direction

The site beyond the fencing at the roundabout junction of Pant LasauRoad and Heol Maes Eglwys looking in a westerly direction

Documents

LAND AT HOLLY HOUSE FARM, PANTLASAU ROAD, … · Name Land at Pant Lasau Road, Holly House Farm, Morriston Description The site is located to the south side of the junction of Heol