Valad Developments (Llantrisant) Ltd and Sainsburys Supermarkets Ltd - Talbot Green Town Centre (Phase 1) - Rhondda ...
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WYG Planning & Environment
part of the WYG group
Valad Developments (Llantrisant) Ltd
and Sainsburys Supermarkets Ltd
Talbot Green Town Centre (Phase 1)
Design and Access Statement
September 2012
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www.wyg.comDesign and Access Statement
Document Control
Document: Design and Access Statement
Project: Talbot Green
Client: Valad developments Llantrisant) Ltd & Sainsburys Supermarkets Ltd
Job Number: A064211
File Origin: W:\A064000-A064999\A064211 Talbot Green Town Centre\September 2012 Sainsbury's full
application\120900 DAS report.doc
Revision: -
Date: September 2012
Prepared by Checked by Approved By
PJW PJW PJW
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www.wyg.comDesign and Access Statement
Contents
1 Introduction...................................................................................................................................3
1.1 The Site ....................................................................................................................3
2 The Development...........................................................................................................................4
2.1 A Vision for a New Town Centre .................................................................................4
2.2 The Phase 1 Development..........................................................................................4
3 Assessment ...................................................................................................................................6
3.1 Planning Policy Context ..............................................................................................6
3.2 Historical Background.................................................................................................6
3.3 Physical Context ........................................................................................................7
3.4 Natural Context .........................................................................................................9
3.5 Movement and Traffic ..............................................................................................10
3.6 Constraints ..............................................................................................................11
3.7 Opportunities...........................................................................................................12
4 Concept Development .................................................................................................................. 14
4.1 Design Approach .....................................................................................................14
4.2 Design Principles......................................................................................................14
4.3 Landscape Concept ..................................................................................................17
4.4 Movement Strategy..................................................................................................17
4.5 Illustrative Masterplan..............................................................................................18
4.6 Consultations...........................................................................................................18
5 Phase 1 Design ............................................................................................................................ 20
5.1 Amount ...................................................................................................................20
5.2 Scale.......................................................................................................................20
5.3 Design Elements ......................................................................................................21
5.4 Elevational Treatment and Materials .........................................................................21
5.5 Roof Scape..............................................................................................................22
5.6 Drainage .................................................................................................................22
6 Movement and Access .................................................................................................................. 23
6.1 Introduction ............................................................................................................23
6.2 Routes ....................................................................................................................23
6.3 Pedestrian ...............................................................................................................23
6.4 Bus Movement.........................................................................................................24
6.5 Parking ...................................................................................................................24
6.6 Dedicated Service Yard ............................................................................................24
6.7 A473 Junction..........................................................................................................24
6.8 Signage...................................................................................................................26
6.9 Disability Provision ...................................................................................................26
6.10 Emergency Access ..................................................................................................27
6.11 Other Access Features ............................................................................................27
7 Community Safety........................................................................................................................ 28
7.1 Car Park ..................................................................................................................28
7.2 Pedestrian/Vehicular Interaction ...............................................................................28
7.3 Night time activity....................................................................................................28
8 Environmental Sustainability ......................................................................................................... 29
8.1 Introduction ............................................................................................................29
8.2 BREEAM Pre-Assessment..........................................................................................30
8.3 Energy Strategy.......................................................................................................30
8.4 Ecology ...................................................................................................................33
8.5 Flooding ..................................................................................................................33
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1 Introduction
This statement should be read in conjunction with the documents accompanying the application, notably
the Environment Statement (October 2011) and Environmental Statement Addendum (August 2012),
collectively referred to hereafter as “the ES”, and other specialist reports. The purpose of this statement is
to examine the character and structure of the development in accordance with the requirements for Design
and Access Statements as set out in Planning Policy Wales Technical Advice Note 12: Design and the Town
and Country Planning (Development Management Procedure)(Wales)Order, 2012.
This report provides an overview of the early design work for the wider town centre proposals, exploring
what the place might become, as set out in the Design and Access Statement and Addendum DAS,
prepared by Holder Mathias Architects with input from the Valad design team, accompanying the outline
planning application for the wider town centre proposal (LPA ref 11/1330/13). This DAS utilises and builds
upon that work, repeating and reiterating relevant sections and providing further detail in respect of phase
1 of the town centre (i.e. the development the subject of this full application), as appropriate. Full
acknowledgement is given to Holder Mathias Architects in this regard. It provides an analysis of the site as
existing, the constraints and opportunities which arise from that site and the commercial and other drivers
governing the overall concept.
1.1 The Site
The Strategic Site is situated to the west of Cardiff, just south of the historic medieval hill town of
Llantrisant. It lies at the southern end of Rhondda Cynon Taf County Borough. The M4 motorway forms a
physical and psychological barrier in these parts: directly south of the M4 is the rural Vale of Glamorgan,
whereas to the north lie the former mining valleys of the Rhondda. Llantrisant Talbot Green commands a
unique position straddling these two contrasting areas.
The phase 1 site itself comprises part brown field industrial land (the former industrial buildings having
been removed) and part Greenfield land forming the north-western extent of the Pant Marsh SINC. The
site measures approximately 8.6 hectares.
The Council’s Local Development Plan identifies a Strategic Site (SSA8). The town centre forms one part of
this site and the supermarket and phase 1 development forms one part of the town centre. The masterplan
for the town centre has taken into account linkages to other areas contained in SSA8 as part of the strategy
for long term growth and community cohesion.
Valad Developments (Llantrisant) Ltd and the Welsh Government own the majority of land within the Core
Town Centre and considerable tracts of land further to the east. They have entered into a contract with
Sainsburys Supermarkets Ltd in respect of the application site. Other adjacent landowners are Leekes,
whose department store currently fronts Cowbridge Road, and Rhondda Cynon Taf County Borough
Council, particularly in its capacity as highway authority.
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2 The Development
2.1 A Vision for a New Town Centre
The vision for the wider town centre is set out in detail in the DAS accompanying application 11/1330/13.
This confirms that an opportunity exists on land to the south of the A473 to create a new social, economic,
cultural and entertainment focus for the expanding area; in other words, a new town centre that would be
easily accessible and built on sound sustainable principles. This development would become a vibrant new
heart for the surrounding community, complementing the existing facilities in the surrounding villages. In
this context the area has been identified by the Welsh Assembly Government (through the Wales Spatial
Plan) and by Rhondda Cynon Taf Council (through its Local Development Plan) as a strategic area for
growth.
The new town centre will include:
• shopping: a supermarket (the subject of this application), a relocated Leekes, an additional
department store, and other town centre type shop units
• cultural and entertainment quarter: cinemas, hotel and restaurants
• business space: offices
• town centre living: apartments and town houses
• educational facilities: better linkages bringing the school into the town centre
• public realm and open space: of a high quality.
The town centre and the phase 1 supermarket part of it will seek to create/contribute to a sustainable
mixed development which reflects the local context and circumstances. The development has been
benchmarked under the key headings identified by the Welsh Government in Technical Advice Note 12:
Design, namely:
• Access
• Character
• Community Safety
• Environmental Sustainability
• Movement
2.2 The Phase 1 Development
The phase 1 development, the subject of this application, will comprise a Sainsbury’s supermarket
measuring 11,000sqm GEA with a net sales area of 7,230sqm (Competition Commission definition of sales
area), of which 4,130sqm will be convenience floorspace and 3,100sqm will be comparison floorspace.
An eight-pump Petrol Filling Station (PFS) with kiosk (100sqm) and jet wash facilities will also be provided.
Groundwater levels in this part of the site require this to be served by above ground fuel tanks which will
be located to the east of the PFS forecourt and appropriately screened.
The store will be served by a 573 space surface level car park (comprising 503 standard spaces, 35 parent
and child spaces and 35 disabled spaces). A dedicated area will also be provided for motorcycle parking in
the north west corner of the car park while cycle parking will be provided beneath the front elevation
canopy with 23 cycle racks providing space for 46 cycles. A customer recycling area will also be provided in
the north of the car park, with dedicated pull-in area.
A link road forming a southern arm from the Glamorgan Vale roundabout will provide vehicular access to
the PFS, supermarket car park and bus stop via an internal roundabout. This will provide two east bound
exit lanes at the approach to Glamorgan Vale roundabout, albeit the highway design will allow this to be
expanded to three lanes to accommodate the wider town centre scheme in due course. Minor modifications
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are proposed to the east and west bound exits from the Glamorgan Vale roundabout as necessary,
associated with the above.
Further highway works are required comprising a new priority junction onto the A473 between Glamorgan
Vale roundabout junction and the A4222 (Cowbridge Road) junction to allow access/egress to the
supermarket’s service yard. While this junction will be designed to accommodate access to the northern
town centre service yard and a multi-storey customer car park as part of the wider town centre scheme in
due course, during phase 1 it will solely serve the supermarket service yard.
Associated landscaping works include, specifically, landscaping of the above ground fuel tanks to the east of
the petrol station, feature/strategic landscaping adjacent to the A473 and planting along the southern
boundary of the car park to provide some enclosure and to ultimately form part of the Linear Garden of the
wider town centre scheme in due course.
Re-profiling of land to provide an approximately level development plateau at 48m AOD and flood
alleviation works comprising an earthen bund of c.280m length at c.46m AOD to the east of Y Pant School
are also proposed.
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3 Assessment
3.1 Planning Policy Context
Introduction
This section provides an overview of planning policies associated with the proposals. A more comprehensive
study is set out in an accompanying Environmental Statement or covering letter accompanying the
application.
National policies
Llantrisant is identified in the Wales Spatial Plan as one of three Principal Towns earmarked for future
development and expansion within the County Borough of Rhondda Cynon Taf. A Principal Town is an area
that will see significant new development; in Llantrisant’s case this is listed as housing, employment and
retail. Furthermore, Llantrisant/North West Cardiff is identified as a “Strategic Opportunity Area” (SOA).
Planning Policy Wales, 4th edition (PPW) sets out national planning policy on various topics. These include
sustainability, the economy, transport, housing, retailing and town centres, protection of natural heritage,
infrastructure and services and pollution, all of which will be relevant to the redevelopment of the subject
site.
PPW promotes resource efficient settlement patterns and states a preference for the use of previously
developed land. The use of good design is promoted in order to ‘protect and enhance the quality of the
environment…help to attract business and investment, promote social inclusion and improve the quality of
life’. Town centres are promoted as the most appropriate location for retail, leisure and office locations in
order to assist with reducing the need to travel and any new retail floorspace is required to accord with the
sequential approach to site selection.
Local policies
Rhondda Cynon Taf County Borough Council has prepared and adopted a Local Development Plan covering
the period from 2006 to 2021. The strategy adopted in the Plan is to divide the County Borough into two
halves and allocate a number of Strategic Sites in each. One such Strategic Site is allocated in the
Llantrisant/Talbot Green/Mwyndy area, thus correlating with the Wales Spatial Plan’s upgrading of
Llantrisant into a principal settlement and the Llantrisant/NW Cardiff Strategic Opportunity Area.
The Strategic Site allocation covers c.88 hectares of land and relates to the following development: 500
dwellings, 32 hectares of employment land, 23,200sqm (net) of retail floorspace, including a food store,
10,000sqm (net) of leisure floorspace a primary school, library/community facility and informal amenity
space. The town centre allocation of the Strategic Site contains all of the retail and leisure floorspace, the
library/community facility and 100 of the residential units. The allocation recognises that the town centre
will also contain some employment provision as part of its mixed use development, but this is separate
from the 32 hectares of specific employment allocation, which is located around Mwyndy Cross. The
residual 400 dwellings and primary school are allocated at Cefn-yr-Hendy.
3.2 Historical Background
This section outlines the key historic developments in the locality. Talbot Green sits in a shallow valley near
the rivers Clun and Ely and in the shadow of Llantrisant, the medieval hill-town. A settlement has existed on
this site from at least the beginning of the 6th century, when the poet Aneurin wrote of 'the white houses
of Glamorgan' when referring to Llantrisant. It was seized in the 13th century by Richard de Clare who built
Llantrisant Castle as well as nearby Caerphilly. It is thought that de Clare established the borough of
Llantrisant although the Royal charter was not granted until 1346.
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The medieval hilltop church is a prominent landmark to this day affording panoramic views of the area. The
church is dedicated to three Celtic saints: Saints Illtyd, Gwynno and Dyfodwg. A church was built and
dedicated by the Normans in 1096 on the earlier Celtic site. The church was rebuilt by Richard de Clare in
1246 in the Norman style and in the 15th century the tower was added. Its interior houses an effigy of a
13th century warrior, believed to be Cadwgan, lord of Miskin.
Other nearby hills also contain historic landmarks. The iron age fort of Rhiwsaeson to the east of Llantrisant
was the site of a battle against the invading Saxons in 873. To the west is Graig hill, the town’s highest
point, topped by the stone remains of a 13th Century windmill known locally as “Billy Wynt”. By the early
19th century the tower was in ruins and in 1893 it was restored as a folly.
Industrial activity has been recorded at nearby Mwyndy (“Stone House”) as early as the 1750’s, but possibly
as far back as the Tudor period. Haematite (iron ore) and lead mines were sunk and by 1770 over five
hundred men were employed there.
The more recent development history of Llantrisant and its surroundings is in many ways a microcosm of
the rise and fall of South Wales as a whole. Rapid industrial expansion in the 19th century was followed by
a steady and inexorable decline in the 20th century. First the coal mines closed, then the railways were
shut, and new factories were built in an effort to refocus the economy.
From the mid-20th century onwards new fast roads were built and there followed a period of urbanisation
based upon use of the private car. Retail parks and industrial estates were constructed along with suburban
housing aimed at the Cardiff housing market. The Llantrisant Talbot Green area today is essentially a
collection of edge of town retail and business units surrounded by expanding residential areas, many of
which are dormitory suburbs to Cardiff and elsewhere.
3.3 Physical Context
Overview
The site comprises relatively flat land, part of which used to house large industrial premises and part of
which comprises the undeveloped Pant Marsh. The only building which now remains on the wider town
centre site is Leekes department store, a large and successful local business. Leekes is situated on
Cowbridge Road, which is bisected by the disused railway and the A473. North of this single lane two-way
carriageway is a post-war residential area eventually leading to the attractive stone-built high street of
Talbot Green.
Further south along Cowbridge Road is another attractive village, Pontyclun. The Cefn yr Hendy woodland
forms an attractive natural feature between the town centre site and Pontyclun, and the only formal
pedestrian link is currently via Cowbridge Road.
Built context
Llantrisant Talbot Green comprises a number of distinct and separate areas, which could be termed
Character Areas.
Talbot Green Village Centre
A single bustling high street (Talbot Road) of 19th century two storey buildings with a variety of local
businesses, with some small scale post-war buildings such as a bus station and doctor’s surgery. Primarily
built of local stone, brick, slate and tiled roofs, the street is very much a linear east-west artery with limited
north-south crossing routes for vehicles or pedestrians.
Pontyclun Village Centre
Cowbridge Road in this location contains two-storey stone-built cottages clustered either side of the railway
station. The 19th century architecture forms longer unbroken line than at Talbot Green. Towards the
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southern end is an attractive village green. Some streets lead off either side of the high street towards
residential areas. East of here is the Cefn yr Hendy area, which has seen much recent expansion and will
expand further through a land allocation in the LDP. It is very much a conventional estate with housing
from the 1970s, 80’s and 90’s.
Talbot Green Big Box Retail
This is edge of town-style development. It is characterised by large buildings and surface car parks.
Pedestrian links are generally poor in all directions due to heavily trafficked roads.
Talbot Green Residential
This area of two storey inter-war and post-war housing, mainly semi-detached, was designed in an estate
fashion with winding roads and cul-de-sacs. There are pedestrian links in all directions.
Cowbridge Road
Formerly the principal high street, this is now little more than a road fronted by an assortment of two and
three storey buildings and surface car parks presenting a fragmented frontage. It consists of a variety of
building types including light industrial, residential apartments, some houses, a council depot and a primary
school, adding to a lack of coherence. Cowbridge Road forms a strong north-south line with limited
connections for pedestrians in other directions. Most east-west links are dead ends. The original
north/south vehicular route was severed by the A473 bypass.
Llantrisant Hill Town
A cluster of small 19th century cottages following a medieval pattern of narrow streets congregates around
a public square and, behind it, an ancient church. Due to its elevated location Llantrisant is relatively
isolated from the surrounding area, although the village and its church form the principal landmark for
miles around.
The A473
This road, and the disused railway alongside, currently forms a barrier to pedestrian and vehicular
movement in a north-south direction. The footbridge presents the only crossing point. Apart from the
Cowbridge Road Junction, the speed limit on this section of road is currently derestricted. It is currently
lined on both sides with large trees. It is unrelated to its surroundings, nor do any adjacent sites have any
relationship within the wood.
Built Character
There is a clear contrast between the fine grain of 19th century development and the mono-use vehicle-led
planning of the 20th century. Both Pontyclun and Talbot Green village centres consist of a rich mixture of
uses sitting cheek by jowl in a walkable environment. Contrast that with the large expanses of residential
dormitory suburbs, industrial estates and retail parks. The new town centre will aim to provide a greater,
more concentrated critical mass of uses resulting in a higher density of development which is able to
support services such as enhanced public transport. It will also seek to create a new urban grain on this site
which has hitherto consisted of large industrial units bearing no relation to their context.
Services infrastructure
It is not anticipated that any services infrastructure will pose a significant problem for development, since
this site previously accommodated low density industrial uses.
Contamination
The areas of former industrial land within the site include some ground contamination from the old Purolite
chemical factory. A ground survey by Environ found some contamination, and remediation work to the
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ground has now been carried out. There are numerous mine shafts and some known contamination from
lead workings on land further east, which is outside the site.
3.4 Natural Context
Topography
The application site is situated within a flat river valley adjacent to the Afon Clun river, sitting at
approximately 48m elevation. South of the site is an area of former industrial land included within the
wider town centre proposals, Y Pant secondary school and the Coed yr Hendy woodland which rises to an
elevation of approximately 85m. To the north are the landmark twin hills of Llantrisant (150m) and Y Graig
(175m), with the Rhiwsaeson fort on another hill to the north-east at 167m. To the north-west is Mynydd
Garthmaelwg, a large hill rising higher still to some 255m and covered by Llantrisant Forest.
The site can be regarded as the extreme northern edge of the gentle hilly landscape that is typical of the
Vale of Glamorgan. Immediately to the north, and beginning with Llantrisant hill town, is a much steeper
and more rugged landscape, with characteristically narrow valleys known as ‘cwms’.
Significant landscapes
There is a small line of trees within the application site which are the subject of Preservation Orders (TPO).
The impact on these is set out in section 8. Other than a solitary brick chimney standing on what is today a
green hillside, there are no nearby listed structures.
The council has highlighted as important the panoramic view from Llantrisant church looking south. Large
retail sheds dominate the middle ground. The central view encompasses a large swath of mainly green land
including the wooded Coed yr Hendy hillside, the Pant Marsh and the proposed Mwyndy employment area.
Much of this area is designated in the LDP as Special Landscape Area (SLA). This SLA was reviewed as part
of the LPD process using a methodology developed to accord with LANDMAP and thus taking a holistic
approach to landscape assessment. The Council’s approach in this regard is set out in two of the
documents forming part of the LDP evidence base (“EB48: Development of Criteria for Special Landscape
Area Designation for South East Wales Local Authorities 2007” and “EB49: Proposals for Designation of
Special Landscape Areas in Rhondda Cynon Taf, 2008”. As such, the application’s further assessment of
landscape and the implications for and mitigation of the development on that landscape have been carried
out in accordance with LANDMAP and are set out in the ES.
Landscape character
There are significant and varied areas of green space in the immediate vicinity, each with its own character.
Pant Marsh SINC is an area benefiting from SINC status reflecting the presence of the Marsh Fritillary
butterfly. It is prone to flooding and characterised by low level planting and small trees. The only current
public access to the Pant Marsh is from the informal footpath on the north bank of the river. Part of the
Marsh forms part of the application site.
Coed yr Hendy is a dense deciduous forest with significant undergrowth, bisected by an overhead high
tension power line. The woodland is visible from various locations because it rises up a hillside. It is a
designated Ancient Woodland and Site of Interest for Nature Conservation. Paths currently provide limited
access through the woods.
Y Pant School has wide open playing fields in front of the school buildings, with Coed yr Hendy forming a
wooded hillside backdrop. There is a small limited wooded area immediately behind the school buildings.
Ecologically, school playing fields are insignificant. As with all schools public access is limited, and the site is
fenced off from the surroundings. Dense perimeter planting means most of the school site is not even
visible to the outside world at present.
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Afon Clun is a small stream/river with an overgrown footpath to one side. It is quiet, secluded and semi-
rural. Public access is limited to a footpath, which at its eastern end becomes boggy and prone to flooding.
Mwyndy is a predominantly rural area with low hills, hedgerows and farmland. It is split in two by the
A4119 dual carriageway. The area is peppered with locally designated SINC sites. There are various public
rights of way of a rural nature, and some limited country lanes with vehicle access. The A4119 is difficult to
cross on foot.
Ecology
The project team has carried out exhaustive ecological surveys as set out in the ES, not only of the site
itself, but also of a much wider area of land that is owned by Valad and the Welsh Government. The
findings of these studies have helped inform the scheme’s development. There are extensive SINCs (Sites
of Interest for Nature Conservation) in the vicinity of the site and part of the Pant Marsh SINC is within the
site itself. The area contains significant areas of swamp, marshy grassland, damp semi-improved neutral
grassland, wet scrub/woodland and riverbank habitats. The site also contains a number of rare or locally
important species as described in the Environmental Statement.
There are no SSSI (Sites of Special Scientific Interest) or other statutory protected areas within or near to
the application site. The western part of the application site is brownfield and of little ecological value.
Flood risk
The “Development Advice Maps” accompanying TAN15 Development and Flooding indicate a large swath of
category C2 (without significant flood defence) flood plain which follows the line of the Afon Clun river. Part
of the site lies within this area, as does the whole of Y Pant School. These areas therefore cannot
accommodate certain categories of “highly vulnerable” development such as housing. However, retail is not
classified as a highly vulnerable form of development and, subject to appropriate assessment of the
consequences of flooding, should be acceptable. Not surprisingly, the Pant Marsh also sits squarely in the
flood plain. The Council commissioned a Strategic Flood Consequences Assessment (SFCA) of the LDP’s
strategic sites, including the Talbot Green/Mwyndy strategic site. This study concluded that the site was
capable of development subject to a site specific FCA being carried out.
Specialist consultants Atkins Environment & Water were commissioned to produce a more detailed
computer model to predict an accurate flood risk boundary, taking into account future climate change.
Atkins also calculated the options for mitigation measures and a full Flood Consequences Analysis forms
part of the ES.
3.5 Movement and Traffic
Regional Context
At Talbot Green the A4119 leads directly south to the M4 at Junction 34, and to the north it continues up
the valley towards Tonyrefail. Pontyclun railway station is relatively near, within reasonable walking
distance of the site. The short branch from Pontyclun to Beddau via Talbot Green, which skirts the north of
the development site, is currently recommended for protection by SEWTA (the South East Wales Transport
Alliance) as a potential passenger rail link and is safeguarded as such in the LDP. However, part of the line
has been granted planning permission for interim use as a community cycle/foot path.
Private vehicles
At Talbot Green the A4119, running north-south from the M4, is bisected by the east-west A473. Part of
this road has recently been upgraded in the form of the Church Village bypass. The council have plans for
further dualling of this road in the future, between the Glamorgan Vale roundabout and the A4119
roundabout.
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Whilst the Glamorgan Vale roundabout is currently a 3-arm roundabout, it was constructed with the
intention that a fourth arm could be added to facilitate traffic from the application site. RCT’s highway
evidence, written by Hyder and submitted as part of the LDP evidence base, states that most vehicular
traffic using a new Town Centre in this location would approach from the east and therefore access via the
A473.
Cowbridge Road crosses the A473 further west. It is a historic north-south route connecting the Vale of
Glamorgan and the Rhondda valleys. Construction of the A473 in the 1990’s cut Cowbridge Road in half.
RCT’s report and the project team’s own research estimates that about a quarter to a third of future traffic
to the Town Centre would access from this direction.
Public transport
Local bus services currently run out of Talbot Green bus station, with a frequency along Cowbridge Road
averaging nine buses per hour. The general preference is that the new town centre include a number of
new bus stops rather than a relocation of Talbot Green bus station. The phase 1 development, the subject
of this application, includes a bus stop adjacent to the supermarket car park allowing bus access to the
development without the delays associated with entering the car park itself.
Pontyclun railway station with fast hourly services to Cardiff is only ten minutes’ walk from the Town Centre
site.
The disused mineral railway that runs around the northern boundary of the site is safeguarded in the
emerging LDP as a passenger line and a potential future location for a train halt has been identified west of
Cowbridge Road.
Pedestrians and Cyclists
North-south links along the historic Cowbridge Road have been hampered by the disused railway as well as
the A473. This road has taken on the character of a bypass and does not have pavements. A footbridge is
the only way of crossing it and the railway. The footbridge is the only safe means for Y Pant pupils to reach
the school from north of the A473.
Car orientated retail parks and housing estates based on cul-de-sacs do not readily connect with each
other, with the result that orientation can be difficult. Many of these areas have been designed without the
benefit of modern design criteria and, as such, pedestrian connectivity is limited. Various paths and rights
of way cross the area. The challenge will be to protect important ecological and landscape attributes whilst
providing access to the town centre. The woodland of Coed yr Hendy provides no formal pedestrian
linkages with limited access. Further east, the land quickly becomes agricultural green fields. Cycle
accessibility is limited to on-road riding; however, there are many plans to improve the off-road network in
the area.
3.6 Constraints
Introduction
The development, while commencing the regeneration of the locality by providing phase 1 of the wider
town centre, needs also to address the sensitive setting especially with regard to safeguarding ecological
assets, providing access and recognising the flooding potential.
Barriers
The disused railway which runs parallel to the northern boundary to the site currently forms a barrier to
north-south movement. Likewise the A473 strategic highway which runs parallel to the railway has the
character of a bypass and reinforces this northern barrier.
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To the south, the existing school also acts as a barrier to movement. As with all schools, its playing fields
are fenced off. South of the school is the Coed yr Hendy woodland, which is ecologically sensitive, as is the
Pant Marsh to the east. Public access to these areas is currently limited to some overgrown and unpaved
paths.
Clearly a new town centre on this land and, as far as possible phase 1 of that town centre, will need to
transcend the barriers that separate it from the surrounding communities.
Careful attention has to be paid to areas of ecological sensitivity or at risk of flooding. The Pant Marsh SINC
supports the marsh fritillary butterfly. The flood plain covers a small part of the site.
3.7 Opportunities
Socio-economic opportunities
The historical analysis on previous pages shows how the local economy, like much of South Wales,
underwent a huge transformation during the latter part of the 20th century. Mining and heavy industry,
served by railways, were gradually replaced by smaller scale manufacturing. In recent years manufacturing
has given way to the service sector.
At the same time changes in society mean that fewer women stay at home, people are more affluent than
their parents’ generation and they generally travel more, especially by car. Centres of employment are
often further from the home, and this in turn gives rise to a demand for retail and other facilities en-route.
Despite recent efforts to stem growth in car travel this pattern of dormitory estates and out-of town retail
parks generally characterises the wider Llantrisant area today.
In Rhondda Cynon Taf this trend has resulted in an imbalance of both trade and people. Every day sees
thousands of local residents travel to Cardiff to work and also to spend their earnings. This ‘expenditure
leakage’ must be tackled if the Borough is to close the economic gap with the capital. It is partly for this
reason that a New Town Centre, including a new supermarket, is envisaged, providing both employment
and services to the wider community. Those people who currently commute to work out of the borough
would be able to spend the money they have earned in their own community.
Employment
Part of the new Town Centre’s role, and thus the phase 1 development the subject of this application,
should be to enhance and diversify the opportunities for local employment. An Economic Impact
Assessment of the proposed development, including the phase 1 supermarket, has been carried out by DTZ
(set out within the ES) which concludes there will be a highly beneficial effect.
Movement
The new town centre including phase 1 needs to make improvements to all transport users in and around
the site: cars, delivery vehicles, public transport, cyclists and pedestrians. Current access to the site is
effectively restricted to the extreme western edge, along Cowbridge Road. This is where the pedestrian
footbridge is located and it is also the only vehicular access into the site.
At the council’s suggestion and in accordance with the new LDP, a new eastern access point is envisaged
from the Glamorgan Vale roundabout. More detailed studies suggest a service access from the A473 is also
essential.
Visual Links
South Wales is blessed with many green hills, and the Llantrisant area is no exception. Several distinctive
hills are visible around the site, which aid orientation and help provide a strong sense of place. Chief among
these is Llantrisant itself with its hilltop village crowned with an ancient church. The church is a prominent
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landmark that can be seen from some of the key approach routes, especially travelling north along the
A4119 which is aligned perfectly towards the hill. West of the church is Y Graig, a bare hill with the ‘Billy
Wynt’ ruin, another local landmark. Coed yr Hendy woods to the south present a pleasing forested
backdrop to the town centre site. A well-designed town centre will take advantage of this potential for
attractive views giving local character and will respect the adjacent SLA designation and LANDMAP data
sets.
Sustainability: Building and Energy
Wales is one of the few administrations in the world to have a statutory duty in relation to sustainable
development. The scheme, One Wales One Planet, states that sustainable development is the central
organising principle of the Welsh Government and the public sector in Wales.
In Wales, sustainable development means enhancing the social, economic and environmental wellbeing of
people and communities, achieving a better quality of life for our own and future generations:
• In ways which will promote social justice and equality of opportunity: and
• In ways which enhance the natural and cultural environment and respect its limits – using
only our fair share of the earth’s resources and sustaining our cultural legacy.
The target for this proposal of BREEAM Excellent is in line with the requirements of Welsh Government
policy. Further details are provided below in the “Environmental Sustainability” section, below.
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4 Concept Development
4.1 Design Approach
General
The design approach to the town centre as a whole is set out in the DAS supporting application
11/1330/13. That approach envisaged a supermarket would be built early on, in order to enable the
remainder of the project. This was to compete with the nearby Tesco Extra and it was recognised that in
order to achieve this it would need to be of a similar size, provide a similar offer and to face east in order to
be visible to traffic along the A473. A further consequence is that it requires a surface car park. The
proposed development reflects that approach and is fully in accordance with the overall design concept of
the wider town centre proposal.
Sustainability Appraisal
A sustainability appraisal workshop was held early in the town centre design process in order to appraise
and optimise the contribution of the scheme to various sustainability indicators and requirements. A
masterplanning process was identified as part of this comprising three key stages and ten separate steps.
The first key stage “Working Together” comprises establishing the multidisciplinary team to assess the site,
working with partners to define the scope of the project and appointing masterplanning consultants. Each
of these steps has been actioned with iterative assessment ongoing. Key stage two, “Creating the Vision”
comprises establishing the baseline and collaborating to agree sustainable development objectives (as
discussed above). Key stage three, “Delivery of Sustainable Development Design”, comprises five stages
including the testing of alternative solutions, developing the preferred solution, submission to the Design
Commission for Wales (DCfW), formulating a delivery strategy and marketing of the development.
The appraisal workshop also signalled Welsh Government requirements in relation to equality ,diversity and
the Welsh Language. A project of this nature and size will of itself contribute enormously to local
employment opportunities and diversity and equality objectives. In addition to an equality and diversity
impact assessment, opportunities for the use of the Welsh Language and a Welsh signage strategy will be
pursued, as part of the Delivery Strategy (Key stage 3) and in addressing the community benefits such as
recruiting the economically inactive, which might be delivered in the procurement process.
4.2 Design Principles
Background
The scheme development for the wider town centre established 20 Design Principles to govern the future
shape of the masterplan and to serve as a benchmark of best practice against which all subsequent plan
layouts can be assessed. The principles are organised under four broad headings: Uses, Movement, Urban
Structure, Sustainability.
Uses
Development Area
The siting of the proposed phase 1 supermarket development is fully in accordance with the development
area set out within the wider masterplan.
Diversity
The proposals will provide one of the mix of uses set out within the masterplan; retail in the form of a
supermarket.
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Phasing and Layout
The masterplan recognised that land for the supermarket had to be released early in the development
programme and that a successful complement to the existing Tesco Extra store will require an appropriate
size and visibility. It was further noted that a new Leekes store would logically sit alongside a new
supermarket. This suggested that the two large format stores would gravitate towards the eastern end of
the site. The proposal is in accordance with this vision.
Retail Circuit
The proposed development respects the circulation pattern for the wider town centre helping to ensure the
legibility of the scheme as a whole. However, as the phase 1 development will be single destination, this
design principle is not of direct relevance.
Movement
Circulation
The phase 1 development will provide routes through the car park and along the front of the store such
that customers can circulate within the site in an appropriate fashion. Furthermore, as the proposed
development forms phase 1 of the wider town centre it helps enable wider circulation when the town centre
is complete, including the reinstatement of Cowbridge Road as an urban high street with active frontages,
traffic calmed with a friendly pedestrian environment.
Link Road
The phase 1 development will create the first length of the new road which will ultimately circulate around
the south of the town centre.
Connections
The site is well located with sufficient routes available to maximise pedestrian permeability and connectivity
to the development from the neighbouring residential areas.
Public Transport
The site benefits from a number of existing services that pass the site. These services provide regular and
convenient links to Talbot Green Bus Station that would remain as the local public transport interchange
facility. Public transport will be integrated into the proposals with a bus stop conveniently located adjacent
to the car park.
The existing railway station at Pontyclun is a short walk from the site.
Car Parking
Surface level parking for convenient access to the supermarket is proposed as well as a dedicated service
yard, in accordance with the masterplan for the town centre.
Urban Structure
Views
The proposal has sought to minimise any adverse impact on the swath of natural green landscape identified
in the Indicative Concept Plan when viewed from the hilltop church at Llantrisant.
Site Frontages
The site is bounded to the north by the strategic A473, to the west by Cowbridge Road and the remainder
of the town centre site and to the east by the Pant Marsh. The form and nature of the built frontages will
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endeavour to enhance their context in the immediate term and facilitate linkage with surrounding areas to
be developed as part of the remainder of the town centre in due course.
Gateways
Located at one of the principal approaches to the town centre, the phase 1 development has been designed
to ensure an appropriate visual presence and establish a sense of image and place, in accordance with the
masterplan.
Public Realm
The masterplan noted that a high quality public realm will be established through the quality of space
between buildings and by providing spaces and routes that are safe, uncluttered, active and identifiable.
The proposed development achieves this by providing a wide route in front of the store which will facilitate
customers using the surface car park but also other visitors walking into the development from the
remainder of the town centre, once complete. Furthermore, the southern boundary of the car park will be
landscaped, in accordance with the masterplan, as this will form the northern boundary of the ‘Linear
Garden’ referred to in the masterplan when the remainder of the town centre comes forward.
Scale and Appearance
The scale, height, massing and appearance of the phase 1 supermarket development is in accordance with
the masterplan.
Sustainability
Integration
The proposed supermarket development will reduce the need to travel and increase choice to those with
limited ability to travel.
Ecology
While inevitably including the development of part of the Pant Marsh, the proposal includes the
management of two SINCs (including the Pant Marsh) for a period of 25 years. The ES confirms that there
are no unacceptable ecological impacts.
Flooding
Some of the proposed development land sits in an area at risk of flooding. Mitigation works will be
undertaken to minimise this risk and allow the wider town centre to come forward in accordance with
adopted policy.
Ecological Footprint
The masterplan provides an opportunity for an exemplar sustainable development, the phase 1 element of
which will achieve BREEAM Excellent.
Adaptability
Whilst the supermarket has a specifically defined floorplate and building form, the building could
accommodate other large format uses, thus being reasonably adaptable for alternative uses in the future, if
required. Furthermore, the highway infrastructure proposed has been designed specifically to
accommodate the remainder of the town centre development, albeit this is not necessary for the phase 1
development. As such, the internal approach to the Glamorgan Vale roundabout has been designed to
accommodate an additional lane of traffic (which will be hatched off in phase 1) and the A473 junction has
been designed to serve the northern town centre service yard and a multi-storey customer car park (the
spurs for which will be blocked off in phase 1).
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4.3 Landscape Concept
The meeting of two landscapes
As noted within the Natural Context Appraisal earlier in this document, the site lies at the meeting point of
two significant landscape characters. The landscape characters are the gentle hilly landscape that is typical
of the Vale of Glamorgan rising up from the south, in contrast to the Rhondda Valley descending from the
north, incorporating Llantrisant hill town, which is a steeper and more rugged landscape.
The Concept
The landscape concept for the wider town centre, addressing the meeting of the two landscapes, is
described in the DAS accompanying application 11/1330/13. The joining of the two contrasting landscapes
is celebrated by ‘the seam’. This is described as a distinctive and unique public realm element that will run
through the heart of the new town centre and which also joins the ecological area in the east with the
green space and potential future rail link in the west. The seam travels along the southern boundary to the
supermarket surface car park and the landscaping proposed along this boundary fully accords with the
wider vision and the inclusion of the ‘Linear Garden’ in this location. The function of the Linear Garden,
which would be provide as part of the wider town centre development and does not itself form part of the
phase 1 supermarket, is to create visual quality along the adjacent car park but also to provide a useable
edge that people can sit on and populate.
In addition to ‘the seam’, the importance of boundaries is described in the wider town centre landscape
concept. Boundaries are a large part of the history of Llantrisant both through the tradition of Beating the
Bounds and the meaning of Llan as an ‘enclosed piece of land’. This lends the concept to express strongly,
distinctively and attractively the boundaries and edges of the scheme. This is accentuated by the
importance of quality along the edges of the site to visitors coming down the A473 and to the relationship
with the natural environment along the eastern edge of the town centre.
Accordingly, the eastern edge of the development includes increasing elements of high quality landscaping
design to blend in with the Pant Marsh and to appropriately screen the petrol filling station. Landscaping is
also proposed adjacent to the link road from the Glamorgan Vale roundabout.
The most important function of the northern boundary is to encourage the transformation of the A473 into
a town centre street with compelling and visually interesting edges. The masterplan notes that key
features will include (inter alia) a mix of hard and soft treatments reflecting the overall concept. The
northern boundary of the supermarket site has a wide swathe of landscaping, including trees adjacent to
the northern elevation of the supermarket itself.
4.4 Movement Strategy
The broad objectives of the movement strategy are considered to be to:
• reduce the number of retail trips made by local residents to destinations outside the area;
• enable a successful, comprehensive and sustainable development of the Study Area;
• ensure that the town centre becomes fully integrated with the established communities
surrounding it;
• ensure that the town centre is readily accessible by a variety of modes such as by foot, by
cycle and by bus;
• encourage the use of non-car modes of travel;
• fully meet the needs of the mobility impaired in accessing the development;
• provide satisfactory vehicular access to the development; and
• balance the desire to reduce car dependency with the commercial needs of the
development.
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A number of more specific objectives for the movement strategy were proposed to ensure that the
development meets RCT Council and Welsh Government objectives and these are set out in the DAS
accompanying application ref 11/1330/13.
4.5 Illustrative Masterplan
Introduction
As referred to above, a masterplan for the wider town centre site has been produced and presented as part
of application ref 11/1330/13. The town centre can be said to consist of seven key Character Areas or
urban quarters, three of which are specifically relevant to the phase 1 supermarket development:
Eastern End
This end of the town centre is characterised by large open expanses of flat land with distant views. It will
form a contrast to the relatively tight grain of the internal streets of the remainder of the town centre. The
two largest retail stores in the town centre, namely the new Leekes department store and a supermarket,
will be crisply designed buildings designed to be seen from a fair distance away. The detailed proposal for
phase 1 accords with this vision.
Eastern Square
Both Leekes and the supermarket will have glazed store frontages at the ground level. Sitting side by side,
they form a natural gateway into the heart of the town, facing each other across a small square. Again, the
location, orientation and glazing of the phase 1 proposals accords with this vision.
Linear Garden
A carefully considered landscape treatment including softening canopy of trees acts as a transition zone
between the built development and the Pant Marsh to the east. In between the supermarket and Leekes’
car parks is a landscaped garden. Views of surrounding hills, notably Llantrisant hill town to the north-east,
will make orientation very straightforward. As set out in the Landscape Strategy, above, while the Linear
Garden does not form part of the phase 1 development, the siting of the supermarket car park and the
landscaping along its southern boundary is fully in line with this concept and facilitates it’s realisation as
part of the wider town centre.
Northern Boundary: A473
The landscape strategy outlined previously is to create a setting for the buildings that will be fronting this
road. The northern side of the A473 is already heavily landscaped, with a thick band of trees.
The buildings fronting the A473, appropriately, are some of the biggest proposed in the town centre. The
supermarket, the principal decked car park and some of the retail anchor units form a line parallel to the
road and the phase 1 development accords with the masterplan in this regard.
4.6 Consultations
As a major strategic site, the wider Town Centre proposal (application ref 11/1330/13) has been subject to
numerous discussions with a range of parties, including Rhondda Cynon Taf County Borough Council and
the Design Commission for Wales. Preliminary contact has been made with the local authority’s Building
Control department and the South Wales Police Architectural Liaison Officer. Discussions have also taken
place at Local Authority level with Y Pant School, specifically regarding access. A three day community
consultation event was held prior to the outline application’s submission in 2011 and there have been
ongoing discussions and formal consultation with bodies such as the Environment Agency Wales,
Countryside Council for Wales and internal Council departments such as the Highway Department and
Public Health and Protection.
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