PLANNING STATEMENT CSD (THE STRAND) LIMITED AND TELEREAL TRADING PROPERTY LIMITED
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PLANNING STATEMENT CSD (THE STRAND) LIMITED AND TELEREAL TRADING PROPERTY LIMITED THE STRAND, SWANSEA www.dppukltd.com
PLANNING STATEMENT
On behalf of: CSD (THE STRAND) LIMITED and TELEREAL TRADING
PROPERTY LIMITED
In respect of: The Strand, Swansea
Date: February 2021
Reference: 3951CA
Author: GH/ FR
DPP Planning
Sophia House
28 Cathedral Road
Cardiff
CF11 9LJ
Tel: 029 2066 0265
E-mail info@dppukltd.com
www.dppukltd.com
CARDIFF LEEDS LONDON MANCHESTER NEWCASTLE UPON TYNE
CSD (THE STRAND) LIMITED Contents 1.0 INTRODUCTION .................................................................................4 2.0 APPLICATION SITE CONTEXT..............................................................7 3.0 PROPOSED DEVELOPMENT .............................................................11 4.0 PLANNING POLICY CONTEXT ...........................................................15 5.0 PLANNING ASSESSMENT .................................................................20 6.0 CONCLUSION ...................................................................................23 The Strand, Swansea 3951CA 3
CSD (THE STRAND) LIMITED
1.0 INTRODUCTION
1.1 This Planning Statement has been prepared by DPP Planning on behalf of CSD (The Strand) Limited
and Telereal Trading Property Limited (‘the Applicant’) for the development described below at
The Strand, Swansea, SA1 1SP.
‘’Full Planning Permission for the erection of purpose-built student accommodation and associated
works at The Strand, Swansea.’’
1.2 This Planning Statement outlines the site context and assesses the development proposals in the
context of national and local planning policy. In accordance with these frameworks, the
development aims to secure a sustainable pattern of development with maximum community
gains. In this instance, due consideration is given to the policies of:
• Planning Policy Wales (Edition 10) (2018)
• Technical Advice Notes (TANS)
• Swansea Local Development Plan
• Swansea Tall Buildings Strategy
1.3 This statement is structured as follows:
• Section 2- provides a description of the proposed site and the surrounding area, as well as
detailing the planning history of the site.
• Section 3- outlines the development proposal.
• Section 4- provides an overview of the relevant planning policy framework in relation the site
and the development proposal.
• Section 5- analyses the key planning considerations arising from the proposed development
against the relevant planning policy and assesses the planning balance to be applied to the
application.
• Section 6- provides some concluding remarks.
1.4 This statement should be read in conjunction with the accompanying suite of technical documents
and architectural plans which form this planning application submission:
• Planning Statement prepared by DPP Planning;
• Air Quality Assessment prepared by Hill Cannon;
• Flood Consequence and Drainage Strategy prepared by Hill Cannon;
• Noise Impact Assessment prepared by Hill Cannon;
• Wind Microclimate Assessment prepared by Hill Cannon;
• Ground Investigation Interpretative Report prepared by RPS Group PLC;
• Ground Conditions Desk Top Study and Preliminary Risk Assessment prepared by RPS Group
PLC.
• Associated Ground Investigation and Ground Conditions Appendices prepared by RPS Group
PLC;
The Strand, Swansea
3951CA 4CSD (THE STRAND) LIMITED
• Design and Access Statement prepared by Sadler Brown Group;
• Ecological Appraisal prepared by BSG Ecology;
• Daylight and Sunlight Assessment prepared by Hill Cannon;
• Transport Statement prepared by Vectos;
• Parking Management Plan prepared by Vectos;
• Travel Plan prepared by Vectos;
• Townscape and Visual Impact Assessment prepared by EDP;
• Archaeological and Heritage Assessment prepared by EDP.
The Strand, Swansea
3951CA 5APPLICATION SITE CONTEXT
CSD (THE STRAND) LIMITED
2.0 APPLICATION SITE CONTEXT
2.1 The following section describes the application site and its surrounding context.
Site Description
Location
2.2 The proposed development is located at The Strand, Swansea, SA1 1SP. The site is located in a
central position within the city of Swansea approximately 0.1 miles from the City Centre and
approximately 0.5 miles from Swansea Marina. The site is also located approximately 0.5 miles
from the University of Wales Trinity Saint David, 2.3 miles away from Swansea University Singleton
Campus and 3.1 miles from the Swansea University Bay Campus.
2.3 The application site currently comprises a vacant car parking area with access via The Strand.
2.4 The application site is indicated on the map below.
(Map to show Site Location of the proposed development site, The Strand)
Surrounding Context
2.5 The area surrounding the site is entirely urban. An additional car park adjoins the site to the north
and east, which services the variety of uses along Wind Street. To the south of the site, there are a
number of uses including residential apartment (Use Class C3), Food and Drink establishments (Use
Class A3) and Hot Food Takeaways (Use Class A5). However, all these uses front Wind Street and
therefore activity within and around these buildings is minimal apart from servicing. To the west
of the site is the BT Tower, the second tallest building in Swansea at 13 storeys.
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3951CA 7CSD (THE STRAND) LIMITED
2.6 The site is in a highly sustainable location. The site is within Swansea City Centre and, therefore, is
a short walk from a number of services and amenities. The closest bus stop is located along Quay
Parade, only 0.1 miles from the proposed site. Bus services are regular with a number of different
routes within Swansea City Centre and the wider region. In addition, the site is approximately a 10-
minute walk from Swansea Central Train Station which provides regular routes to Cardiff, Newport
and many other Welsh regions. The station also provides services to Bristol, Taunton and London
Paddington that do not terminate at Cardiff Central.
Technical Designations
2.7 The site is not within a conservation area, nor are there any technical designations that would
restrict development. There are no listed buildings or designated heritage assets on the site. The
site is, however, within Natural Resources Wales Flood Zone 2, though, the risk of flooding from
rivers is low. The site also resides within Flood Zone C1, as such the site is served by significant
infrastructure including flood defences which means the risk of flooding is very low.
2.8 In respect of the surrounding area, there are several allocations. Wind Street Conservation Area is
immediately south of the site, with the area also being designated as an archaeological sensitive
area. In addition, to the south west of the site is Swansea Castle, a scheduled ancient monument
with a Grade I heritage listing.
Planning History
2.9 Details of the Site’s planning history can be found in the table below.
LPA Ref: Description Status
2010/1058 Retention of use of surface level carpark (Council Approved- 19/08/2010
Development Regulation 3) at the Terrapin Car
Park, Post Office Garage Site, The Strand, Swansea.
2012/0746 Retention and completion of trade waste bin Approved- 16/07/2012
storage compounds/facilities and associated means
of enclosure (Council Development Regulation 3) at
Council Managed Car Park, The Strand, Swansea.
2013/0153 Trade waste bin storage compound and associated Approved 07/03/2013
means of enclosure (Council Development
Regulation 3) at the Council Managed Car Park, The
Strand, Swansea.
Pre-Application Engagement
2.10 The Applicant engaged with Swansea Council through the discretionary pre-application service to
confirm the principle of development and early design principles with planning and design officers.
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3951CA 8CSD (THE STRAND) LIMITED
2.11 Two pre-application meetings have been held with the Local Planning Authority have been held as
well as separate discussions with highways officers and consultees including the SAB.
2.12 Through the pre-application discussions, it was confirmed that the redevelopment of the vacant
site was welcomed. It was also agreed that there was no issue with the principle of a purpose-built
student accommodation use in this location.
2.13 Concerns were raised at the pre-application about the extent of the proposed building, which was
visible from Castle Square, appearing in what was identified as a key view from the Castle. Following
these comments and further testing of the proposals in respect of townscape and heritage
considerations, the height of the proposals has been greatly reduced to ensure that the proposals
are barely visible in this key view.
The Strand, Swansea
3951CA 9PROPOSED DEVELOPMENT
CSD (THE STRAND) LIMITED
3.0 PROPOSED DEVELOPMENT
3.1 This planning application seeks approval for the construction of a new purpose-built development
comprising 301 student beds. Due to the central location of the site, the development will not
include vehicle parking, however, secure cycle storage will be provided on the ground floor of the
site. The scheme will also include a shared amenity space for students on the ground floor with
associated site management facilities. In addition, an outdoor landscaped amenity courtyard will
be available at the rear of the development.
3.2 The application wording is as follows:
‘’Full Planning Permission for the erection of purpose-built student accommodation and associated
works at The Strand, Swansea’’
Accommodation
3.3 The scheme comprises an ‘L’ shaped development comprising heights of 8, 9 and 10-storeys. This
will be discussed below under Massing and Scale.
3.4 The development will accommodate 301 student beds, with a mixture of studio and accessible
rooms. The development will also include communal areas such as a foyer, lounge area, cinema,
and gym on the ground floor. An external amenity landscaped space is also available on the ground
floor. In addition, the development will also provide site management facilities including but not
limited to a reception, cycle store and bin store.
Design
3.5 This section should be read in conjunction with the associated Design and Access Statement
prepared by SadlerBrown.
3.6 The main design principles have been informed by the pre-application dialogue with the LPA, which
empathised the need to reduce the visibility of the proposals from Castle Square.
3.7 The design of the scheme seeks to achieve the following:
• Provide purpose-built, high-quality dedicated accommodation for students close to existing
higher education establishments and local amenities.
• Regenerate vacant brownfield land.
• To design a contemporary scheme which will enhance and integrate with the character of the
surrounding area;
• To create a scheme which promotes the passive surveillance of the surrounding streetscape
helping to contribute to a safer environment in the area surrounding the building; and
• The scheme has been designed to create a safe, secure and welcoming environment. The
design of the proposal as a single entity is key for the management and security of scheme.
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3951CA 11CSD (THE STRAND) LIMITED
3.8 In respect of scale and massing, the site is positioned between the second tallest building in
Swansea, the BT Tower (13 storeys) and a Council-run carparking facility. The massing of the
proposed development is classed as a tall building with the main ‘spine’ of the building positioned
to the south of the site, standing 10-storeys tall. The rear of the building will gradually decrease to
9-storeys and 8-storeys respectively.
3.9 Crucially, the site is located in the ‘Welcome Zone’ for tall buildings. With the height proposed and
the high-quality design, the development will have a positive impact on the character and image
of the City.
Access and Parking
3.10 The sustainable location of the site means that the application proposal promotes a ‘car-free’
development.
3.11 Pedestrian Accessibility: The site has good pedestrian access around the site and into the city
centre. In addition, there are a number of available transport interchanges accessible by foot,
including bus stops and railway stations all within a 10-minute walk.
3.12 Vehicular Access: The closest bus stop is located along Quay Parade, only 0.1 miles from the
proposed site. Bus services are regular with a number of different routes within Swansea City
Centre and the wider region, including the Swansea University Campuses. In addition, the site is
approximately a 10-minute walk from Swansea Central Train Station which provides regular routes
to Cardiff, Newport and many other Welsh regions. The station also provides services to Bristol,
Taunton and London Paddington that do not terminate at Cardiff Central.
3.13 Car Parking: The nature of the proposal and the sustainable local means that car parking is not
included within the scheme. This approach is consistent with the Council’s wider sustainable travel
plans and reduces private car use with associated benefits to the environment and character of
the site. However, it is acknowledged that the adjacent Council-run car park may accommodate
the site, subject to the appropriate charges.
3.14 Cycle Storage Provision: A single, large internal cycle store is located on the ground floor of the
site. The cycle store capacity meets the requirements of the Local Planning Authority.
3.15 Inclusive Access: The application proposal has been designed to ensure inclusive access. The
building can be accessed via a well-lit ramp along The Strand. Lifts are provided for access to the
upper storeys in which there will be a number of accessible rooms.
Waste Management
3.16 An internal area has been provided for students to use which will accommodate bins to suit waste
requirements. The internal bin store is located to the front of the building, along The Strand to
allow for easy access and collection. In addition to this, each studio and accessible room will be
The Strand, Swansea
3951CA 12CSD (THE STRAND) LIMITED
provided with both general and recycling bins. Both general and recycling bins will be located
within the foyer and student amenity spaces. There will be initiatives to encourage recycling.
The Strand, Swansea
3951CA 13PLANNING POLICY CONTEXT
CSD (THE STRAND) LIMITED
4.0 PLANNING POLICY CONTEXT
4.1 The planning policy framework for the determination of this application is provided in the form of
national policy and more locally through the statutory Development Plan.
National Policy and Guidance
Planning Policy Wales
4.2 Material considerations include Planning Policy Wales (Edition 10) (December 2018). PPW sets out
the Government’s planning policies for Wales and how these are expected to be applied. The
relevant chapters from PPW are as follows:
• Chapter 3- Good Design Making Better Places.
• Chapter 3- Previously Developed Land.
4.3 Chapter 3 of PPW emphasises that good design is fundamental in creating sustainable places where
people want to live, work and socialise. There are 7 objectives of good design including:
• Ensuring ease of access for all.
• Sustaining or enhancing local character.
• Providing attractive and safe public spaces.
• Achieving efficient use and protection of natural resources.
• Promoting sustainable means of travel.
4.4 In accordance with Chapter 3 Good Design and Making Better Places, the design of the proposal
ensures that access is inclusive and accessible by all including those with disabilities. In addition,
the development enhances the local character through the redevelopment of a brownfield site
which detracts from the local environment.
4.5 The proposed development also provides an attractive and safe public area. As previously
mentioned, the food and drink establishments along Wind Street back out onto the Strand resulting
in very few active frontages, this coupled with the location of the car park can result in anti-social
behaviour. As such, the development provides passive surveillance of the surrounding streetscape.
The central location of the proposal and lack of carparking on site also promotes sustainable means
of transport.
4.6 In addition, Chapter 3 of PPW places significant weight on the re-use of previously developed land
to minimise the need to use greenfield sites. The document states ‘’previously developed (also
referred to as brownfield) land should, wherever possible, be used in preference to greenfield sites
where it is suitable for development’’.
4.7 Evidently, the application proposal seeks to make use of previously developed land within a central
location in Swansea. The proposed purpose-built student accommodation will provide students of
University Wales Trinity Saint David and Swansea University a place to stay during their studies.
The Strand, Swansea
3951CA 15CSD (THE STRAND) LIMITED
Technical Advice Notes
4.8 Supplementary to Planning Policy Wales are Technical Advice Notes (TANs) which provide
supplementary advice and guidance to the policies found within the PPW. The following documents
are most relevant to the proposed site:
• TAN 11- Noise 1997
• TAN 12- Design
• TAN 15- Development and Flood Risk
• TAN 18 Transport 2007
• TAN 21- Waste
Local Development Plan
Swansea Local Development Plan (2010-2025)
4.9 The Swansea Local Development Plan (2010-2025) was adopted on 28th February 2019 and
outlines, at a local level, the relevant policies against which proposals will be assessed. The
document also confirms the various designations relevant to the site. The LDP Constraints and
Proposals Map identifies that the site:
• Is located within Flood Zone 2.
• Falls within the Parc Tawe Strategic Site allocation.
• Is within the Swansea Tall Building ‘Welcome Zone’.
4.5 Based on the designations of the site, the below policies are deemed relevant:
Policy Number Policy Name
SD1 Strategic Development Area
SDJ Swansea Central Area
H11 Purpose Build Student Accommodation
RC1 Swansea Central Area Regeneration
T1 Transport Measures and Infrastructure
T6 Parking
RP2 Noise Pollution
RP10 Sustainable Waste Management for New Developments
The Strand, Swansea
3951CA 16CSD (THE STRAND) LIMITED
Policy SD1 Strategic Development Areas
4.10 Policy SD1 Strategic Development Areas identifies 12 locations to provide strategic development,
whether it be new homes, opportunities for job creation or commercial investment. The proposed
application falls within Strategic Development Area SDJ Swansea Central Area.
4.11 Although the proposal does not provide new homes or jobs, the site does provide housing for
students studying at University Wales Trinity Saint David and Swansea University, which will in turn
alleviate the ‘studentification’ of residential areas and the clustering of student HMOs.
Policy SDJ Swansea Central Area
4.12 Policy SDJ Swansea Central Area provides additional guidance to Policy SD1 Strategic Development
Areas. The policy emphasises the importance of according to placemaking principles at locations
within the Swansea Central Area. The policy emphasises the principles that must be met along and
around Wind Street. These include reinforcing and diversifying mixed used development,
maintaining, or improving the quality of public spaces and pedestrian routes though the area from
the waterfront and retail centre as well as enhancing the setting of the Castle and Conservation
Area. Evidently, the proposed development seeks the construction of purpose-built
accommodation which in turn reinforces and diversifies the uses within the area.
4.13 In addition, the proposed development along The Strand is immediately adjacent to Wind Street
and the Wind Street Conservation Area. There are a number of pedestrian routes that lead through
the Strand from Wind Street to Parc Tawe. As such, careful consideration has been given to
placemaking principles. The Strand is currently high risk of anti-social behaviour due to the lack of
active frontages coupled with the location of the carpark, the development will, therefore, provide
passive surveillance, improving the safety of citizens walking to the retail centre from Wind Street.
H11 Purpose Built Student Accommodation
4.14 Policy H11 states that proposals for purpose-built student accommodation should be located
within the Swansea Central Area. The application proposals meet this requirement.
RC1 Swansea Central Area Regeneration
4.15 In order to enhance the attractiveness, viability and competitiveness of Swansea Central Area,
Policy RC1 states that development must accord with the strategic aim of delivering a revitalised
retail centre, an increased amount of high-quality office space, city living and student
accommodation as well as improve education facilities.
4.16 In compliance with Policy RC1, the proposed development provides high-quality student
accommodation which will improve the attractiveness, viability, and vitality of the area.
The Strand, Swansea
3951CA 17CSD (THE STRAND) LIMITED
T1 Transport Measures and Infrastructure
4.17 Policy T1 Transport Measures and Infrastructure outlines that development must be supported by
appropriate transport measures and infrastructure. Developments must also safeguard and
expand active and sustainable travel networks and reduce the overreliance on cars.
4.18 The proposed development complies directly with Policy T1. The proposed development does not
include carparking facilities and promotes the sustainable and active transport modes that can be
easily accessed from the site.
RP2 Noise Pollution
4.19 Where development could lead to exposure to a source of noise pollution, it must be demonstrated
that appropriate mitigation measures will be implemented and incorporated into the design of the
development to minimise the effects of existing and future occupants.
4.20 The Noise and Vibration Report prepared by Hill Cannon assesses the exposure to noise pollution
and also provides mitigation measures to be incorporated in design to ensure appropriate levels of
noise and vibrations.
RP10 Sustainable Waste Management for New Development
4.21 Developments are required to incorporate appropriate and effective provision for the storage,
recycling and other sustainable management of waste and allow for appropriate access
arrangements for recycling and refuse collection vehicles and personnel.
4.22 In compliance with Policy RP10, the proposed development includes provision for the management
of recycling, waste management and waste storage. To ensure the ease of collection, the waste
facilities have been located to the front of the development along The Strand. The timings for waste
collection are likely to be secured through planning condition.
Supplementary Planning Guidance
4.23 Supplementary Planning Guidance is produced to provide further detail on certain policies and
proposals contained within Swansea’s Local Development Plan.
4.24 The SPG’s relevant to the proposed development at The Strand include;
• Swansea Central Area Regeneration Framework (SCARF);
• Tall Buildings Strategy;
• Car Parking Standards.
The Strand, Swansea
3951CA 18PLANNING ASSESSMENT
CSD (THE STRAND) LIMITED
5.0 PLANNING ASSESSMENT
5.1 In light of the policies summarised within the previous section, we consider below the main issues:
The Principle of Development
5.2 Throughout national and local planning policy there is a prevalent drive for sustainable
development. This prevalence leads to a preference for purpose-built student accommodation to
be within the Swansea Central Zone which benefits from accessibility to services, facilities, and a
variety of transport links. The application proposal is consistent with all of these aims, bringing back
into beneficial use a longstanding vacant plot in a sustainable location.
5.3 Whilst there have been a number of purpose-built student developments built or approved in
recent years, there remains a need for further high quality, appropriately located facilities. The
application proposals are to meet a specific demand for high-quality purpose-built accommodation
in a central location.
A Deliverable Scheme Meeting an Identified Need
5.4 Crosslane, one of the joint applicants, is a specialist student accommodation developer and
operate their sites under the Prime Student ‘banner’. As such, this application is not by a
speculative property developer, it is by an experienced student accommodation developer and the
end operator of the site. Crucially, this demonstrates that if approved, this site will be delivered
and not just ‘banked’.
5.5 As the applicant is the operator of the site, they have focused on ensuring that the design and
quality of accommodation and amenity space meets the expectations of the students they are
seeking to house. Finally, being an experienced operator, they have also designed-in the efficient
management of the site and created a building which will meet the tough demands of a student
population.
5.6 If approved, this scheme would represent Crosslane’s second site in Swansea following the opening
of the Coppergate scheme in 2020 which is located on the Kingsway. As such, the applicant is
content that their sufficient need in the city to open a second offering, indicating that there is still
plenty of demand.
Suitably Located to Education Facilities
5.7 The location of the site is in close proximity to University of Wales Trinity Saint David as well as
Swansea University Singleton Campus and Swansea University Bay Campus which means that it is
well located to accommodate students across a range of education settings. The site being located
within the heart of the city centre also makes it very attractive to students, as well as boosting the
vitality and viability of shops and services located there.
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3951CA 20CSD (THE STRAND) LIMITED
A Sensitively Designed Proposal
5.8 The site is located within the defined ‘Welcome Zone’ for tall buildings, but following feedback
from officers at the pre-application stage, the height of the proposed development has been
significantly reduced to minimise the impact of the proposals on key views. As such, the scheme is
considered sensitive to its setting especially when considered alongside the BT Tower, which
currently dominates the skyline.
A Sustainable Location
5.9 The site is in a highly sustainable location. The site is within the Swansea Central Area and is,
therefore, a short walk or cycle from a number of services and amenities. In compliance with cycle
parking standards, the development provides 1 stand per 2 bedrooms.
5.10 The closest bus stop is located along Quay Parade, only 0.1 miles from the proposed site. Bus
services are regular with a number of different routes within Swansea City Centre and the wider
region. In addition, the site is approximately a 10-minute walk from Swansea Central Train Station
which provides regular routes nationally.
The Strand, Swansea
3951CA 21CONCLUSION
CSD (THE STRAND) LIMITED
6.0 CONCLUSION
6.1 This Planning Statement concludes that this development proposal will bring significant benefits to
The Strand and the wider city. Overall, the provision of high-quality purpose-built student
accommodation will meet the current demand, on brownfield land in a sustainable location.
6.2 The development proposal is consistent with local and national planning policy and we consider
that the planning balance weighs significantly in favour of this application,.
The Strand, Swansea 23DPP Planning
Sophia House
28 Cathedral Road
Cardiff
CF11 9LJ
Tel: 029 2066 0265
E-mail: info@dppukltd.com
www.dppukltd.com
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