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Candidate Site Assessment Report

Reference SK017

Name Cefn Coed Hospital, Waunarlwydd Rd, Swansea

Description Cefn Coed was purpose built as a mental health hospital in the 1930’s. NHS use of the site is being scaled back with only 2.9ha retained for health care uses and the Swansea Psychiatry Education Centre. 11.8 ha of land on the ridgeline to the north of the hospital are subject to a legal agreement relating to use for recreation, open space, landscape and wildlife conservation purposes only. The remaining 20 acres, which includes the original hospital building, is surplus to requirements and proposed for residential use for up to 575 dwellings. The site has potential to expand to the west via a link road to the top of Llwyn Mawr Rd, Tycoch (to join with Candidate site SK011) and increase the overall capacity for the combined sites to @600units. The site is currently allocated in the adopted UDP for mixed use including 200 dwellings. An outline application for the first phase of development (up to 73 dwellings) to the south of the site served off Lon Masarn has recently been approved subject to s106 agreement.

Size 34.923 Ha

Existing Land use Health Care Facilities

Proposed Land Use Mixed Use Health Care and Residential

Location Plans OS Plan and Aerial (not to scale)

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Background and History Current UDP Policy http://swansea.devplan.org.uk/map

© Crown Copyright, Licence 100023509

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Constraints

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Planning History Planning Applications:

App No. App Type Desc

Site Address Proposal Decision Type Code

Date Decision

Legal Agreement

Appeal Lodged

Appeal Decision

Appeal Decision Date

2001/0789 Full The Hospital Church, Cefn Coed Hospital, Cockett, Swansea

Change of use of deconsecrated church from stores to medical school

GPC 14/08/2001 N N

2007/0378 Full Cefn Coed Hospital, Cockett, Swansea

Construction of 21 space car parking area

GPC 09/08/2007 N N

2008/2245 Full Cefn Coed Hospital, Waunarlwydd Road, Swansea, SA2 0GH

Construction of a detached bat house

GPC 12/01/2009 N N

2008/2409 Full Cefn Coed Hospital, Waunarlwydd Road, Swansea, SA2 0GH

Construction of a Slow Stream Care Unit, Step Down Residential Unit and Step Down Bedsit Unit, energy centre and associated access, parking and landscaping

GPC 17/07/2009 N N

2009/1239 Full Cefn Coed Hospital, Waunarlwydd Road, Swansea, SA2 0GH

Construction of an older persons intermediate care unit with associated alterations to internal hospital access road, car parking and landscaping

GPC 11/01/2010 N N

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App No. App Type Desc

Site Address Proposal Decision Type Code

Date Decision

Legal Agreement

Appeal Lodged

Appeal Decision

Appeal Decision Date

2012/0523 Full Land off Pant yr Odyn (former Cefn Coed Hospital), Tycoch, Swansea

Installation of surface water drainage infrastructure to serve 54 no. new residential development

Grant Permission Conditional

26/07/2012 N N

A00/0132 Full Cefn Coed Hospital - Ty Maes Y Gruffydd -,Cockett Swansea

Provision of 20 additional car parking spaces to the north of the building and alterations to the existing car park to the south

HGPC 07/03/2000 N N

2006/1301 Outline Cefn Coed Hospital, Waunarlwydd Road, Swansea, SA2 0GH

Single storey block to provide a post graduate medical centre with associated car parking area (outline)

REFUSE 16/11/2006 N N

2009/0041 Outline Cefn Coed Hospital, Waunarlwydd Road, Cockett, Swansea, SA2 0GH

Construction of up to 54 residential units (outline)

S106P 15/04/2011 N N

2014/0969 Outline Land off Lon Masarn Cefn Coed Hospital Cockett

Residential development (up to 73 dwellings)

GPC 14/04/15 Y

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App No. App Type Desc

Site Address Proposal Decision Type Code

Date Decision

Legal Agreement

Appeal Lodged

Appeal Decision

Appeal Decision Date

2012/0518 Reserved Matters

Land off Pant yr Odyn (former Cefn Coed Hospital), Tycoch, Swansea

Construction of up to 54 residential units (details of access, appearance, landscaping, layout and scale pursuant to outline permission 2009/0041 granted on 15th April 2011)(Amended plans: layout and house types)

- - N N

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Candidate Site Context Candidate Site submissions within buffer

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Candidate Site Public Consultation: Summary of Representations The Candidate Site application was advertised on site in the form of site notices. 42 letters of objection were received which are summarised below:

• Loss of green space

• Adverse visual impact

• Adverse impact on wildlife/habitat

• Increased traffic on inappropriate narrow residential roads

• Adverse impact on existing surrounding properties

• Adverse impact on surface water drainage/flood risk

• Contrary to current policy

• Increased pressure on local services e.g. schools, doctors etc.

• Green belt

• Rights of way on site

• Loss of recreational space

• Lack of capacity in local schools

• Waunarlwydd Road should be retained as it is a historic part of Cockett and Sketty

2 letters of comment were received which are summarised below:

• Need to clarify 'mixed use', could it be residential/commercial?

• Land ownership does not permit Waunarlwydd Road to be upgraded sufficiently to accommodate such a large development area

• A substantial green wedge is required along Waunarlwydd Road to prevent ribbon development, and to protect wildlife and fauna.

LDP Preferred Strategy Consultation: Summary of Representations No comments were received specifically regarding this site.

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LDP Draft Proposals Map Consultation: Summary of Representations 1 representation of support as summarised below:

• Re-provision of services will make surplus land at site suitable for development

• Land disposals aid reduction in expenditure managing surplus estate and allow continued investment in modern health care facilities

• ABMU support the allocation of 575 residential units and considers that this is reasonable and realistic having regard to: (a) ABMU's own detailed assessment of the capacity of the site to accommodate residential development; and (b) ABMU's investment and land disposal programme.

Response to representations

• Site is already allocated for development in the current UDP. It is not green belt or part of the greenspace system. The mixed uses proposed are health care and residential as per UDP however there is a greater density of residential development proposed

• A small portion of the NW part of the site falls within the currently designated green wedge. Upon commencement of preparation of a new development plan all existing policies and previous decisions (e.g. current UDP designations) are subject of review and moreover the UDP policies will have no status upon expiry of that plan from Nov 2016. Consultation on an initial review of green wedge, open countryside and settlement boundaries has recently been undertaken and will inform the LDP Deposit Plan

• Green wedges unlike Green Belts are only temporary in nature and around 40% the new housing to be allocated in the LDP will have to be on land currently designated as green wedge, as there is insufficient land available within existing settlement boundaries to meet all future demand. Each site is looked at on its individual merits and does not set a precedent as all policy is being considered anew.

• There is no public recreational space currently available on site

• There will need to be recreational/open space provision within the proposed development or nearby. Any existing deficiency of ‘Fields in Trust’ (FiT) or accessible natural greenspace (ANGS) provision will also need to be addressed through new development

• Traffic impact is key to the development of this site. Highway improvements to reduce congestion and improve air quality would be required. To this effect a proposed link through the site to the top of Llwyn Mawr Rd Tycoch is proposed in conjunction with the development of the adjoining candidate site to the west. The link road safeguards the existing single track Waunarlwydd Rd. Strategic Highway Network Modelling is currently being carried out to determine the impact of the proposals and link road benefits.

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• Highways /access improvements would be a condition of any development being brought forward in accordance with schemes agreed with the Highways Authority. Schemes could include road widening, footway provision, junction improvements, speed restrictions, etc and will depend on the specific requirements for the site and the proposals brought forward.

• Appropriate ecological surveys have been or are being carried out and necessary mitigation measures will need to be put in place to protect wildlife/habitats

• 100% priority habitat sites have been filtered out of the site selection process. For all other sites an extended phase1 habitat survey would need to be undertaken to determine the habitat classifications, species lists and for the presence of protected species. Important features highlighted may require further survey at planning application stage, but do not preclude allocation at this stage. For example, most hedgerows will be protected under the Hedgerow Regulations (1997). A hedgerow assessment would need to be undertaken to determine the hedgerow quality and the findings would be taken into account when considering a site’s development capacity. When wider issues need to be taken into account Any impact on European protected sites will be fully assessed as part of the Habitat Regulations Assessment (HRA)

• Woodland areas and key features, hedgerows, bridleways, etc should be retained as far as possible as part of any development proposal and form natural defensible boundaries

• Surface water flooding issues will need to be addressed /are being addressed as part of current planning application and future phases of development. Sustainable urban drainage scheme (SUDS) will need to be incorporated into development schemes as necessary. All new development needs to demonstrate that greenfield run –off will be achieved. No increase in surface water run-off would be permitted

• Rights of Way across the site will need to be retained and pedestrian connections to the wider community improved as appropriate

• The capacity of local schools is a key consideration and any development proposals will need to make a significant financial contribution to existing or new school sites. The LDP is being prepared in close liaison with the Local Education Authority (LEA) who are fully aware of the potential additional pupil numbers likely to be generated and have made provision accordingly within the 21st century schools programme. Existing schools will be expanded where possible and new schools built as appropriate to accommodate the projected increase in pupil numbers.

• The local health authority has not identified any capacity issues at local medical practices. If new facilities are required they could be delivered in conjunction with development being brought forward. New development also has a positive impact by increasing local populations, adding to the vitality/viability of settlements and helping to sustain and improve local services, facilities and businesses. Services at capacity will expand to meet demand. If improvement of facilities is required contributions can be sought from site developers

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• The impact of development on adjacent properties would be a matter to be addressed through the detailed site layout at the application stage. Any development would need to respect the density, scale and character of adjoining development and have to have regard to the Places to Live Residential Design Guide SPG which sets out separation distances to ensure there is no detriment to privacy, amenity or any material increase in noise or other sources of pollution.

• Land beyond the site (as amended) extending along Waunarlwydd Rd has been identified for protection as a Special Landscape Area

LDP Draft Allocation Proposals: Special Planning Committee 11th June 2015 Site Promoter Statement – Mr P Vining (WYG Group)

INTRODUCTION Mr Chairman, Ladies and Gentlemen My name is Paul Vining. I am a Chartered Town Planner and I represent the Abertawe Bro Morgannwg University Health Board (ABMU) in respect of Cefn Coed Hospital. Thank you for allowing me to address Committee. THE UHB’s PLANS As you will know, the ABMU is responsible for providing health care services in Swansea and neighbouring boroughs. Cefn Coed Hospital is part of the NHS estate in Swansea and over the last few years ABMU has made a big investment in new mental health care facilities at Cefn Coed. This is in line with the Council’s own adopted UDP policies, under which the Cefn Coed Hospital site is already allocated for redevelopment for health care and housing. The UDP allocation is for 200 units. The LDP proposal is for a total of 575 units, of which the Council recently granted planning permission for 73 units on what is termed Development Area A (application no. 2014/0969). Some patients at Cefn Coed Hospital are still accommodated in the original hospital buildings and will be until new purpose-built facilities are provided elsewhere in the Health Board’s area. That will then release the remainder of the Cefn Coed Hospital site for housing later in this decade, well within the LDP plan period of 2025.

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ABMU has begun planning for that and, in consultation with your planning and highway officers, has produced a draft master plan showing how the overall site will be developed. An outline planning application is expected to follow next year, after the LDP has been on deposit and after bat surveys at the hospital have been carried out. Subject to the Council granting planning permission for that application, ABMU will dispose of a large part of the site and proceeds from the sale will be reinvested in health care services and facilities in the Health Board’s area.

PUBLIC CONSULTATION In anticipation of a planning application next year, ABMU has agreed to the Ward Member’s suggestion that a public consultation event be held in September this year. This will comprise an exhibition of the draft proposals for the Cefn Coed Hospital site, which will give local residents and others an opportunity to discuss them with ABMU representatives and to comment on them before they are finalised and submitted for planning permission. MEETING THE REQUIREMENT FOR NEW HOMES There is a substantial requirement for new homes in Swansea over the plan period and the Cefn Coed Hospital site can make an important contribution to meeting that need for housing, including affordable housing. (As part of the recent planning permission granted for Development Area A, ABMU agreed to provide 30% affordable housing as well as making a substantial financial contribution to education and also to local highway improvements.) THE MERITS OF ALLOCATING THE SITE FOR HOUSING The site has substantial merits as a site for housing: 1. The site comprises previously developed or “brownfield” land, which lies within the existing built-up area. The development of such land is preferred by national planning policy. It will not involve development in the open countryside. 2. The site is free of flood risk, being located in Zone A. 3. The site is free of any significant environmental constraints. Detailed studies of the site’s ecology, archaeology, heritage, trees, drainage and ground conditions have been carried out already. Further, more detailed studies are being carried out over the Summer. And ABMU has contributed to the Council’s own LDP transport study. 4. The site is already allocated for residential development in the adopted development plan. Allocating the site in the LDP would be a continuation of the Council’s long-standing existing policy as contained in the adopted UDP.

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5. The site is included in the Council’s Joint Housing Land Availability Study, and is therefore expected to contribute to meeting housing needs in Swansea in the period from 2015. 6. Development on the site can be accessed and drained satisfactorily, and laid out in an acceptable manner, having regard to topography, site features and neighbouring development, and without detriment to local amenity.

7. Although the hospital buildings are not listed, ABMU proposes to retain the water tower – which is a landmark – and to convert some of the existing hospital buildings to residential use. 8. Development of the site will enable it to provide a useful contribution to Swansea’s housing stock in the LDP plan period and in an area that is proven to be attractive to house builders and purchasers. 9. The site is sustainably located and development of the site will be sustainable. The site has performed well in the Council’s own candidate site assessment, including the assessment against LDP objectives and the SEA/SA objectives. CONCLUSION In conclusion, Mr Chairman, Ladies and Gentlemen, I would respectfully ask you to confirm the allocation of the Cefn Coed Hospital site for 575 units. It will be of enormous benefit to ABMU’s plans for improving health care in Swansea as well as providing Swansea with much-needed housing land to cater for the city’s housing and affordable housing needs.

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Stage 1 Summary

Site Ref SK017

Criteria 1st Filter Check

No Major Constraints

Deliverability Minimum Size Pass Fail

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Further Information

Stage 1 pass. Progress to detailed stage 2 assessment.

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Key Stakeholder Consultations

Internal Stakeholder Comments

CCS Transportation Means of Access: Site can be accessed from Waunarlwydd Road as currently. Local Highway Conditions: Some traffic congestion issues at peak hours along Cockett Road. Additional traffic may impact on Air Quality issues at Sketty cross. Accessibility: There is a 60 min frequency service 200m from the site. Wider Issues / Combined effect: Combined affect of additional traffic in the area will need to address issues of road congestion and the affect on Air Quality at Sketty. Restrictions: A Transport Assessment has been submitted indicating a development of between 200 houses and 450 houses. The lower figure has less impact on local road conditions and it may be necessary to restrict the overall number of units. Transport Proposals: Congestion reduction and improvements to Air Quality required.

CCS Housing There is a requirement for affordable housing across all areas of Swansea and it will be important to maximise affordable housing delivery wherever possible. The SHMA identifies that around 1,600 homes are needed within this strategic housing policy zone over the LDP period.

CCS Biodiversity This site contains Lowland Mixed Deciduous Woodland and may contain; semi-natural grassland, scrub and bracken of SINC habitat importance. Lowland Mixed Deciduous Woodland is a habitat of principal importance for the conservation of biological diversity in Wales under the natural environment and rural communities act (2006). An extended phase1 habitat survey would need to be undertaken to determine the habitat classifications, species lists and for the presence of protected species. Important features highlighted may require further survey.

CCS Environmental Health Air quality issues identified within neighbouring areas in Fforestfach and Sketty – possible opportunity to introduce measures to take pressure off Sketty

CCS Education Sketty Primary: There is no capacity to accommodate increased numbers from these sites. Therefore consideration would have to be given to a new primary school being incorporated as part of SK017 as that site alone could generate nearly 180 primary pupils. Olchfa Comprehensive: Very little surplus capacity - Developments in the catchment area would require significant investment to the school to enable any increase in pupil numbers

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External Stakeholder Comments

Natural Resources Wales European Protected Species (EPS) - Bats known to be present. Any demolition or alterations of buildings at the site will require appropriate levels of bat surveys / assessments. Hedgerows and boundaries at the site must be retained in order to provide connectivity. Known Bat Roosts within the site boundary. WFD Moderate. Possible contamination due to previous use.

Dwr Cymru Water Supply: Initial Comments for Candidate Sites in the Ward: The local water supply network for this ward is suffice to meet the projected growth promoted. However, for the large sites in particular, some modest off-site mains will be required to service the sites. Site Specific Comments on the Draft Proposals Map: A water supply can be made available to service the proposed development site. However, an assessment may be required, in particular for the larger densities, to understand the extent of off-site mains required. Sewerage: Initial Comments for Candidate Sites in the Ward: DCWW has records of isolated incidents of flooding in this ward and dependant on the location of the confirmed sites, these flooding issues would need to be resolved to promote the development. Waste: Initial Comments for Candidate Sites in the Ward: Proposed developments in this ward ultimately drain to our Swansea Bay Waste Water Treatment Works. Based on the cumulative growth information provided for the residential, employment and the residential element of mixed sites, our assessment equates to a population in excess of circa 40,000 people. If all this growth is to be promoted in its entirety, then we will need to plan for future investment plans at the appropriate time.

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Site Specific Comments on the Draft Proposals Map: Due to the size of the public sewerage system in this area and the likely demands from the proposed allocation it is unlikely the public sewers will be adequate to accommodate the site. A hydraulic modelling assessment will be required to understand the point of connection and/ or any potential improvements required. The site is crossed by a number of public sewers for which protection measures, either in the form of an easement and/ or diversion may be required. Swansea Bay Waste Water Treatment Works capacity – ok.

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

Coal Authority Mining legacy - PRUG – Unrecorded probable historic underground workings at shallow depth no objection to P/A 2014/0969 subject to standard conditions

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Stage 2: Planning Assessment

Site Description

Reference SK017

Name Cefn Coed Hospital, Waunarlwydd Rd, Swansea

Context and Character

Issue Criteria Commentary Notes

Classification

Brownfield Brownfield / Greenfield Mix

Greenfield

Brownfield / Greenfield Mix

Relationship to existing settlement pattern and built form

In settlement In settlement Area to north west would be out of settlement Edge of settlement

Out of settlement

Other

Surrounding land use(s)

Agricultural Residential Agricultural Health related

Residential

Employment

Leisure

Mixed Commercial

Other

Utilities infrastructure

Water All connections available

Sewerage

Electrical

Gas

Telecommunications

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LANDMAP

Geological Geological – Lowland hills and valleys/ Lowland scarp and dip-slope dominated terrain/Lowland escarpment (Level 3) Habitat – Dry (Relatively) Terrestrial Habitats /Grassland & Marsh/Improved Grassland (Level 3) Visual & Sensory – Lowland/Rolling Lowland/Mosaic Rolling Lowland/Rolling Farmland Mosaic (Level 4) Historical - Built environment (Level 1) and Rural environment/Agricultural/Other fieldscapes (Level 3) Cultural - Influences/Material expressions /Infrastructure/Education & Welfare (Level 4)

Habitat

Visual and Sensory

Historical

Cultural

Dominant Landscape functions

Yes Site forms part of urban landscape but includes no. of mature trees and open space

No

Key landscape features

Complex TPO358 Moderate

Moderate

Simple

Impact on areas designated for landscape value

AONB SLA abuts the site to the north/west

SLA

Heritage Coast

Impact on historic designations

Ancient Monument The site does not contain any known archaeological resources, but GGAT have advised developer that there is a need for an archaeological desk based assessment 1930’s building is not listed

Archaeologically Sensitive Area

Archaeological Site

Historic Park and Garden and Setting

Historic Landscape

Conservation Area

Listed Building

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Impact on views and vistas

- Tower represents a key landmark figure when viewed from the north. Site occupies an elevated position within the landscape

Assessment included in Masterplan D&A statement July 2014

Topography

Level Mixed. Slopes up from south to existing development on ridgeline and gradually falls away to north

Undulating

Sloping

Mixed

Natural surveillance Yes No

No

Proximity to public open space

< 400m < 400m See legal agreement relating to open access land to north – land has not been made accessible. ANGS survey indicates deficiency of open space for adjoining residential development to the west which would be overcome if this land were available

< 800m

> 800m

Proximity to leisure facilities or recreation space

< 400m < 800m – Dylan Thomas School Wales National Pool – 2.4km Cockett Community Centre – 1.1km Sketty Library – 1km

< 800m

> 800m

Presence of overhead cables

Yes No

No

Opportunities to provide continuity and enclosure

Yes Yes through link road proposal

No

Opportunities to contribute to an active street frontage

Yes No

No

Located in an aggregates safeguarding area

Yes/ No Category One Safeguarding Area High Specification Aggregate: Sandstone and Igneous Rock

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Located in a Primary or Secondary shallow coal resource area

Yes/ No No

Regeneration and Community

Issue Criteria Commentary Notes

Opportunities for new job creation

Significant Some – through construction and health care related employment

Some

Few

Opportunities to contribute to vitality and viability of the area

Significant Some

Some

Few

Proximity to primary school(s)

< 400m Sketty Primary - 480m Gors Community Primary - 730m Parkland Primary – 1.7km

Catchments to be reviewed with Education. Cumulative development within catchment takes all schools over capacity

< 800m

> 800m

Proximity to secondary school(s)

< 400m Dylan Thomas Community - 680m Olchfa – 1.5km Bishop Gore – 1.5km

< 800m

> 800m

Proximity to convenience store selling daily living essentials

< 400m < 800m - Tycoch

< 800m

> 800m

Proximity to Local Centre/District Centre

< 400m District Centres: Sketty – 1.2km Uplands – 2km Killay – 2.4km Local Centres: Tycoch Cross, Tycoch - 680m Graiglwydd Square, Townhill – 1.2km Gors Avenue, Mayhill – 1.4km

< 800m

> 800m

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Linguistic Impact

> 20% Welsh Speaking Ward

10.9% of people are Welsh Speaking (2011 Census)

16-19% Welsh Speaking Ward

0-15% Welsh Speaking Ward

Environment and Climate Change Mitigation

Issue Criteria Commentary Notes

Impact on open space or recreational space

-

Loss of disused football pitch, however proposal dedicates 11.8 hectares of land as open space – could include formal recreational facilities

Existing provision relating to 1991 legal agreement - not being fully utilised

Impact on Greenspace -

Site includes greenspace within grounds, but not formally covered by greenspace protection policy. However important to retain key features and habitats to ensure continuity through site from adjoining countryside to north and west through to greenspace system to the south and east

Impact on Biodiversity -

An Extended Phase 1 Habitat Survey of the site and surroundings was undertaken in 2010.

• The site is dominated by areas of grassland of varying levels of botanical diversity and Cefn Coed Hospital and associated hard standings.

• In addition, the site contains areas of semi-natural and planted woodland, dense scrub and bracken.

See also more recent ecological survey accompanying P/A 2014/0969

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• Within the site are numerous areas of Japanese knotweed with adjacent habitats including residential housing, semi-improved grassland and semi-natural broadleaved woodland.

• No designated sites are likely to be impacted by the development and no signs of protected species were noted within the site, however a number of habitats have potential to support protected species known to be present within the area.

• No TPO’s are present on site. The survey recommend that

• the mature broadleaved woodland should be retained within the development;

• a bat survey should be carried out on all mature trees and buildings;

• a reptile survey should be carried out;

• an invertebrate survey should be carried out and

• that any excavations should be closed at night or fitted with escape ramps to help any animals such as badgers, escape.

NRW supports the additional surveys and advises that all the surveys and recommendations laid down in the Habitats Survey 2010 are provided with any future planning application

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Flood-risk and drainage - No issues See also more drainage /ground

conditions surveys accompanying P/A 2014/0969

Impact on agricultural land

No loss of agricultural land

No loss of agricultural land Provisional ALC Information – Welsh Government (February 2015) Provisional Grade: Grade 3 Other Information: FCD >225, Climate Grade 3A. Soil type Brick 2 with very small section (0.3 ha) Withnell 1. Majority developed with fields surrounding. Probable BMV: Low Probability BMV

Loss of grade 3 and below land if site extended to the west

Grade 3 and below

Grade 1/2

Proximity to existing potential nuisance and/or sources of pollution

Odour No issues Need to consider opportunity to address air quality issues at Sketty Cross

Noise

Light

Air

Waste

Potential impact of future use on existing neighbouring development

Odour No issues

Noise

Light

Air

Waste

Land contamination - There is no known ground contamination or stability issues – the site has been used for many years as a hospital.

Land stability - No issues identified

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Transport and Accessibility

Issue Criteria Commentary Notes

Vehicular access to public highway

Yes Means of Access: Site can be accessed from Waunarlwydd Road as currently.

Highways reservations about roads in the area being able to accommodate the quantum of development proposed

Yes, but improvement

required

No

Ransom Strip Yes No

No

Accessibility to high frequency public transport access point, i.e. train station or bus stop

< 400m Accessibility: There is a 60 min frequency service @200m from the site. Bus Stops:- 270m - Tycoch, Lon Masarn (NE-bound), Sketty 290m - Tycoch, Bayswater Road (W-bound), Sketty 450m - Tycoch, Bayswater Road Lower (SW-bound), Sketty

< 800m

> 800m

Traffic conditions on nearby highway network

Regularly congested

Local Highway Conditions: Some traffic congestion issues at peak hours along Cockett Road. Additional traffic may impact on Air Quality issues at Sketty cross. Wider Issues / Combined effect: Combined affect of additional traffic in the area will need to address issues of road congestion and the affect on Air Quality at Sketty. Restrictions: A Transport Assessment has been submitted indicating a development of between 200 houses and 450 houses. The lower figure has less impact on local road conditions and it may be necessary to restrict the overall number of units.

There is potential for significant impact onto already congested routes The potential to link Llwyn Mawr Rd to Cockett Rd needs to be assessed as part of the strategic highway assessment. Also need to safeguard potential future route across Cockett Valley to the north. Land in three ownerships:

Congested at times

No significant congestion

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Transport Proposals: Congestion reduction and improvements to Air Quality required.

Potential to access community facilities and services via active transport

High Medium

Medium

Low

Deliverability

Issue Criteria Commentary Notes

Supply and Demand

Need Identified Need Identified. Site is allocated for mix of uses in UDP and part has already been developed. Further schemes to be brought forward in near future. Significant element of the site falls within JHLAS 5 year housing land supply

No identified need

Availability

Immediately available

Immediately available. Some indication of availability

No indication of availability

Constraints

Physical Highways (wider network capacity) School Capacity

Environmental

Legal

Viability - Affordable Housing Viability Assessment required

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Stage 2 Summary

Key Issues

• Affordable housing requirements

• Education capacity constraints

• Safeguard future alternative access route to north of site

• Improve leisure/recreational space provision

• Link road through site positive or negative? – to be established by Strategic highway network study

• Minerals survey required?

• Various Ecological surveys needed

• Highways capacity issues likely to determine the volume of future build

Are there opportunities for development to occur on adjoining land?

Yes No

If yes, provide details Improved public access to land to north. Also make provision for potential future

expansion to north beyond LDP period

Is there an alternative land use considered more suitable for the site?

Yes No N/A

If Yes, specify land use considered appropriate

Should site progress to Preferred Strategy Appraisal?

Yes, whole site Yes, part of site No

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Stage 3A: Assessment Against LDP Objectives Score =

Objective Score

Social

1 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

+2

2 Encourage development of town and district centres as focal areas for regeneration n/a

3 Improve access to healthcare, lifelong learning, leisure, recreation, and other community facilities +1

4 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 +1

6 Encourage appropriate development of low carbon and renewable energy resources and energy infrastructure ?

7 Support the safeguarding and sustainable use of natural resources where appropriate -2

8 Facilitate the sustainable management of waste n/a

Economic

9 Direct new housing to economically viable and deliverable sites at sustainable locations +2

10 Support development that positions Swansea as an economically competitive place and an economic driver for the City Region

+1

11 Facilitate growth and diversification of the local economy and an increase in high value, skilled employment n/a

12 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 the Council’s priority regeneration schemes

+1

14 Ensure that communities have a sufficient range and choice of good quality housing to meet a variety of needs and support economic growth

+2

15 Promote and enhance a diverse and sustainable rural economy 0

+2 Will fully meet LDP objective

+1 Will have positive impact on LDP objective

0 Neutral effect on LDP objective

-1 Will have a negative impact on LDP objective

-2 Will not meet LDP objective

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16 Improve, expand and diversify appropriate sustainable tourism facilities and infrastructure n/a Environmental

17 Promote a sustainable development strategy that prioritises the re-use of appropriate previously developed land, avoids significant adverse environmental impacts and respects environmental assets

-1

18 Preserve and enhance the County’s high quality cultural and historic environments +1

19 Conserve and enhance the County’s natural heritage -1

20 Maintain and enhance green infrastructure networks 0

21 Support measures to minimise the causes and consequences of climate change n/a

22 Promote good design that is locally distinct, sustainable, innovative and sensitive to location ?

23 Support the development of safe, accessible and vibrant places and spaces +1

24 Create environments that encourage and support good health, well-being and equality +2

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Stage 3B: 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 0

6. 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 0

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 x

17. 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

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Comment: #2 Phase 1 survey carried out. Further detailed surveys recommended. #7 & 10 : Site not part of ANGS, loss of football pitch (FIT provision) but proposal dedicates 11.8 hectares of land as open space – could include formal recreational facilities; #10: +/- proposal has some elements of healthy lifestyle but may impact on air quality in Sketty - to be assessed as part of Strategic Transport Assessment, will be rescored once assessed; #12: A greenfield site that will drain to Swansea Bay WWTW – no capacity issues. WFD Moderate. Will have to achieve Greenfield run-off rates. Rescore when further information submitted to assess likely effects; #11: - score as greenfield site, but no loss of agricultural land; #15 (&10): single negative score due to potential impact on air quality in Sketty Cross, however Strategic Highway Assessment will assess this impact and potential of new road removing traffic volume through Sketty Cross - may improve air quality. Rescore when assessment submitted; #17 (&10): moderate public transport links but no local services near site. However, amount of proposed development may deliver new services/shops; #20 Category One Safeguarding Area: High Specification Aggregate: Sandstone and Igneous Rock #21 GGAT have advised that Archaeological survey is needed. #22: Single negative score as potential impact on landscape/townscape due to visibility of site and long views into site.

Revision Date: 21.07.15