DESIGN AND ACCESS STATEMENTDate 11th January 2016

Design and Access statement modified to support request for variation of condition 15 on proposed touring caravan site Planning Consent (C12/0563/14/LL) Glan Morfa, Ffordd Pwllheli, Caernarfon LL55 2YW

Proposed site plan

DESIGN AND ACCESS STATEMENTDate: 11th January 2016

Proposal:

Variation of condition 15 on Planning Consent for proposed touring caravan site (C12/0563/14/LL) Glan Morfa, Ffordd Pwllheli, Caernarfon LL55 2YW

Applicant:

Mr David GibsonSt Lukes HouseSt Lukes RoadDoseleyTelfordTF4 3BD

Relevant drawings:

- Location Plan 1:2500/A3[1-]01 Existing Site Plan 1:1000/A3[9-]01 Proposed Site Plan 1:1000/A3[2-]01 Proposed Toilet Block 1:100/A3[2-]02a Proposed Manager’s Cottage 1:100/A3

Other supporting documents:

These documents were submitted with the original planning application and remain current.

1. Flood Consequence Report2. Protected Species Survey3. Swept Path Analysis of the site entrance4. Archaeological Mitigation Report5. Eradication plan Japanese Knotweed

Contents:

1. Access

2. Character

2.1. Size

2.2. Design

2.3. Scale

2.4. Appearance

2.5. Landscaping

3. Community safety

4. Caravan site security

5. Environmental sustainability

6. Movement to and from proposal

7. Other factors

7.1. Economy

7.2. Previous Planning Consent

7.3. Planning Policy

7.4. Consultants’ Reports

1 ACCESSAccess to the site will be as existing, directly from Ffordd Bont Saint/Ffordd Pwllheli at the southern boundary of Caernarfon. This access has been approved as suitable for the proposed development by the Council’s Highways Department. It is intended to carry out some minor improvement works on the site access to the highway as agreed with the Welsh Government and the Council’s Highways Department. Swept path analysis drawings of the proposed entrance are attached to this application

2 CHARACTER

There was an existing building on site which was originally a slate processing mill and had been extended and adapted over the years. The last use was as a furniture outlet. There is a two-storey dwelling attached to the mill building.

There are remains of previous developments all over the site; from the remains of the sluice for the waterwheel on the southern bank of the river, to the former mill building, to remains of the walls of Glan Morfa House up to the mill race outfall at the north of the site. The site is an area of previously developed land much of which has been cleared and leveled but extensive areas of levelled rubble and hard standings remain. Planning permission for the construction of one new house was previously granted on an area to the north of the site, but this consent has now lapsed.

The mill building has been substantially demolished for safety reasons specified in the reports from the structural engineer. The cottage and other parts of the mill building have been retained to be refurbished as part of the touring caravan park development, planning consent (C12/0563/14/LL).

Afon Seiont forms the eastern site boundary and there is a considerable area of protected historic broadleaf woodland to the south which is in the ownership of the Applicant- as can be seen on the Location Plan. This woodland is currently subject to a Glastir woodland development contract.

Surrounding buildings are few and at some distance from the site, there are several private dwellings nearby which are of a domestic scale and constructed from a variety of building materials mainly coloured smooth rendered walls with natural local slate roofs. There is extensive mature landscaping to all site boundaries which screen the site from all aspects and, in addition, as the site is situated in a sheltered dip in the landscape it is invisible from the road.

2.1 SizeThe Applicant desires to provide a site of a high quality in terms of facilities, service and control and in order to achieve this it is necessary that a full time manager is appointed and is available on site at all times.. The development will require constant administration, servicing, and maintenance throughout the year, as will the extensive surrounding grounds and woodland. Parts of the old mill building and the existing cottage are being renovated to provide accommodation for a site manager, and storage facilities for equipment that will be required to maintain the caravan site development on a daily basis. Another part of the old mill will be converted to provide the toilet, shower, washing and disposal facilities for the caravanners.

2.2 DesignThe design will be robust and low-maintenance, making use of salvaged materials where possible. Works to the cottage will be restorative and copy the original as far as possible. The design of the toilet block will be industrial vernacular in appearance reinforcing the robust appearance of the mill itself.

2.3 ScaleAs the building is situated on the outskirts of Caernarfon, well screened and within the touring caravan site, we believe that this proposal does not impact on the accepted criteria of scale for this type of development.

The scale of the development conforms to the allowable density of 75 units/ha. which gives a pitch size of 133.33m2. Most of the pitches are larger than this minimum and are arranged around the perimeter. The layout allows for generous circulation areas and the positioning of site amenities to conform to the required standards. The recommended density would allow up to 50 pitches to be accommodated on the site.

2.4 AppearanceThe walls will be a combination of repointed stonework and white render as this is the predominate style in the area. The roofs will be slate of the same shade as other neighboring houses.

Landscaping features will be use natural materials salvaged from the demolition of the mill with slate waste paths wherever possible.

2.5 LandscapingThe site is semi-rural infill brown-field with numerous mature trees and shrubs on site. These will be retained and additional planting of native varieties used to provide further screening and additional habitat areas. Landscaping features which will be introduced will include permeable paving to parking areas and pathways and additional planting to provide privacy within the site.

3 COMMUNITY SAFETYThe proposal should not pose any risk to community safety. The presence of a manager on site at all times will ensure immediate action for any problems that might arise on the park.

4 CARAVAN SITE SECURITYThere have been numerous incidents of trespass and fly tipping over the past few years and a two robberies where intruders forced entry overnight and stole a number of items of construction machinery and building materials. A permanent residence on this isolated location would be a major deterrent to this type of incident and would lead to improved security in the surrounding area.

5 ENVIRONMENTAL SUSTAINABILITYThe sustainability credentials of the proposal will be reinforced by recycling the building materials and the slate waste which is on site. Other building materials will be sourced as locally as possible and all timbers will be from sustainable sources. The site will be provided with space for sorting and storing recyclable waste which will then be collected by the Local Authority.

6 MOVEMENT TO AND FROM PROPOSALThe development will be accessible via the existing access road. This road will be upgraded and repaired as necessary and passing places will be constructed at the road entrance and in the form of a lay-by near the proposed site office. The site is within easy walking distance of the town centre and of all local facilities and attractions. The pavement leading into town is fairly level and, in addition, there is a bus stop nearby. The proximity of the site to the Lon Las cycle track offers an alternative safe and convenient method of transport. Facilities on site are accessible to wheelchair users and there are dedicated disabled parking spaces.

7 OTHER FACTORS

7.1 EconomyThe construction work will provide employment for the local construction industry including builders’ merchants and suppliers. When complete the development will bring revenue to the Local Authority and further economic benefits to local businesses, such as restaurants, pubs and shops. One full time and two part time workers will be employed when the site is operational.

7.2 Previous Planning ConsentsPrevious planning consent has been given for a house to the north of the site but this has since expired. There is a current planning consent on the site for a 40 pitch touring site and associated facilities.

7.3 Planning PolicyThe relevant policies within Gwynedd Unitary Development Plan are CH9, D13 and D19, and we believe that the proposals conform to these policies. In addition we believe that the proposal will create employment benefits locally and bring further economic benefits to Caernarfon and Gwynedd

Policy D13: Attractions and facilitiesThe proposed site involves the re-use of existing buildings and of a previously used site. This is consistent with the development of a ‘niche’ market and supports the development of a specific destination which in this case is the World Heritage Site at Caernarfon.

Policy D19: New Sites for Touring Caravans etc.The proposal meets all the criteria as described in the policy:1 High quality design is in an unobtrusive

location which is screened by existing landscape.

2 It is close to the main highway network.3 The site is for touring units only.4 The proposed development does not

exceed the capacity of the area.

Policy CH9: New Dwellings in open countrysideThe cottage is required as a permanent home for the manager of a rural enterprise. The manager will be in full time employment and will need to be on site during the season to deal with the day to day operations and out of hours emergencies. The planning authority have already agreed to residential use for the manager but have limited the period of occupation from one week before the season to one week after the season ends. There will be continuous work on the site for the manager throughout the year and there are also security issues. The inspector when he upheld the refusal of a B&B on site stated that “It would be difficult to conclude that on site presence in the form of a full time worker would not be justified to run a touring caravan site” We believe that we can show that the tests in paragraph 4.6 of TAN6 justify all year round occupancy. Our application for the B&B had not given him the information to conclude on this basis.

TAN6 paragraph 4.6 tests

The manager must be available at all times to deal with emergencies on site. For example medical emergencies among guests, or the failure of the sewerage pumping station.

We have invested around £100,000 in professional fees, groundworks and services and have estimates of a similar figure for the small cottage and toilet block. We have projected income from the site based on local prices of £100,000pa with 50% occupancy and £160,000pa based on 80% occupancy. We believe that an owner operator would derive a good income from the site and this has been confirmed by one of the directors of Morris leisure, a major operator of touring sites.

The dwelling would meet the planning requirements in terms of design, sustainability and access and would be sited in a position central to the rural enterprise without being prominent in the landscape.

7.4 Consultants’ reports

Flood Risk

A flood risk assessment has been prepared and the design has taken the recommendations into account by raising the ground levels and providing a flood compensation area (where thelevels remain as existing). The FCA concludes:

Whilst parts of the site are within a flood risk area, the proposal to create a development plateau effectively removes the development from the flood plain,and also ensures that there is no adverse effect elsewhere within the catchment.

Consideration has been given to the justification for developing the site in view of the potential risk to occupants of the buildings. It has been concluded that the tests set out in Sections 5 and 7 and Appendix 1 of TAN 15 can be satisfied and that the risks to life and property can be properly managed.

The consequences of any future flooding have been assessed and mitigation measures incorporated into the development proposals to reduce the impact of any possible future inundation.

Most of the raising of the development plateau is now complete, and there was no flooding anywhere on site, including the parts not at present raised, during the storms in December and January this year, despite the river Seiont reaching the highest recorded level at the Peblic Mill monitoring station.

Protected Species Survey

The proposal will not have a detrimental effect on the biodiversity of the site. In fact biodiversity will be encouraged by the provision of wildlife habitats as recommended in the Species Survey Report. The Horseshoe bat colony on site is thriving in the new position. In addition the proposed management works to the adjoining woodland will ensure the preservation of existing habitats and provide improved conditions for biodiversity.

Entrance analysis

Swept path analysis of the proposed entrance has been carried out by Gwynedd Council’s Highways Department which confirms a suitable swing into the access can be achieved from all directions by a car and towing caravan

Archaeological Mitigation Report

An archaeological mitigation report was produced and submitted to Gwynedd Council as a condition of the caravan site planning consent.

Eradication plan Japanese Knotweed

An eradication plan for Japanese Knotweed was produced and submitted to Gwynedd Council as a condition of the caravan site planning consent. The first two stages of this eradication plan has been implemented.

Structural Engineers Reports

These reports cover the buildings that have been retained for the caravan site, and the old mill building that has recently been partially demolished.

8.1 Welsh Water Dwr Cymru sewer location plan

8.2 Sewerage pumping chamber detail drawings

8.3 SP Energy Networks electrical connection