Hafan Y Mor Design and Access Statement

Transcription

Hafan Y Mor
Design and Access Statement
March 2010
Contents
1. Introduction
1
5. Design Concept
12
Report Structure
1
Design Evolution and Consultation
12
2. Understanding the Context
3
The Proposals
13
Planning History Context
3
6. Response to Objectives of Good Design 15
3
Access and Movement
15
Accessibility Context
5
Character
15
Social and Economic Context
6
Appearance and Visual Impact
16
Planning Policy Context
6
Landscaping
19
3. Vision and Objectives
8
Community Safety
19
The Vision and Design Concept
8
Environmental Sustainability
19
Objectives
8
7. Assessment against Policy
20
4. Site Analysis
9
Appendix 1: Masterplan
21
The Site
9
Appendix 2: Visual Impact Assessment
23
Regional, Local and Site Context
iii
1. Introduction
Report Structure
1.1 This Design and Access Statement has been prepared
on behalf of Bourne Leisure Limited to accompany a
planning application for the implementation of phased
development and large scale improvements at land at
Hafan Y Mor Holiday Park, Gwynedd. It should be
read in conjunction with the Planning Statement and
other submission material which accompanies the
planning application.
1.2 This report responds to the requirements of the
Town and Country Planning (General Development
Procedure) (Amendment) (Wales) Order 2009 (the
“GDPO”). The GDPO requires that most planning
applications are accompanied by a Design and Access
Statement that explains the design principles and
concepts that have been applied to the development
and the way in which issues relating to access to the
development have been considered by the applicant.
1.3 The structure and content of the statement has been
informed by the Technical Advice Note (TAN) 12:
Design (June 2009), which sets out guidance on the
preparation of design and access statements. The
TAN states that Design and Access Statements should
explain the the development in relation to:
a
Accessibility;
b
Character (including amount, layout, scale,
appearance, landscaping and visual impact);
c
Community Safety;
d
Environmental Sustainability; and,
e
Movement to, from and within the development.
1.4 TAN12 requires Design and Access Statements to
explain and justify the objectives and concepts of good
design on which a development proposal is based and
how these will be reflected throughout the proposal. In
particular, it establishes a requirement for Design and
Access Statements to:
a
Provide evidence to justify the proposals in terms
of planning policy and the physical, social and
economic context;
b
Explain how the objectives of good design have
been applied;
c
Set out the established vision and principles for
the scheme;
d
Demonstrate that the principles of sustainability
have been addressed and used to inform the
design of the development;
e
Illustrate how conflicting demands have been
considered and how these have influenced the
proposed development;
f
g
Ensure that design issues have been satisfactorily
considered early in the design process; and,
Demonstrate how design decisions have been
influenced.
1.5 Based on the requirements of TAN12, this statement is
structured as follows:
1.6 Section 2.0 “Understanding the Context”:
provides a review of the existing physical, social
and economic characteristics of the site and its
surroundings in terms of land uses, the natural and
built environment, accessibility and its socio-economic
context. It also provides a brief review of relevant
design related policy and guidance.
1.7 Section 3.0 “Vision and Objectives”: establishes a
vision for the site and identifies key objectives that will
contribute towards the achievement of that vision.
1.8 Section 4.0 “Site Analysis”: provides an analysis
of the form, character and visual role of site and an
analysis of the constraints to, and opportunities for the
improvement of the site. It also sets out the design
principles to be used for the site.
1.9 Section 5.0 “Design Concept”: describes the
proposal and its evolution.
1.10 Section 6.0 “Response to Objectives of Good
Design”: this section outlines the approach taken in
terms of access and movement, character, community
safety and environmental sustainability.
1.11 Section 7.0 “Assessment against Policy”: considers
how the proposal accords with the requirements set
out in relevant design and planning policies.
Aerial Photo - Southern portion of site (existing)
2. Understanding the Context
Regional, Local and Site Context
2.1 This section demonstrates a clear understanding of
the site’s characteristics and of its physical, economic
and planning policy context. “Context” relates to the
physical, social and economic characteristics of the area
together with the planning policy context – the policies
and guidance that affect and shape redevelopment of
the site.
2.4 The application site is located approximately
5 kilometres (3 miles) east of Pwllheli on the
southern edge of the Llyn peninsula, and in a coastal
location on Tremadog Bay. Land owned by Bourne
Leisure extends to approximately 184 hectares.
Approximately 57 hectares is occupied by caravans/
lodges and facilities associated with the Holiday Park.
2.2 These contextual matters have all informed the
development solution in term of the level, layout
appearance and scale of the proposals.
2.5 The site currently contains about 1,200 units of
holiday accommodation, including static caravans,
chalet apartments and lodges. It also contains a
heated indoor swimming pool, indoor sports facilities,
family entertainment centre, shops, restaurants,
bars, an outdoor sports zone for fencing, archery
and trampolining, an all weather multi-sports court,
go-karting, a putting green, a fishing lake, children’s
activities and adventure playgrounds.
Planning History Context
2.3 A detailed planning history of Hafan Y Mor can be
found at Section 2.0 of the Planning Statement. Some
main development phases include:1
The site was originally developed as a Butlins
Holiday Camp in the 1950s.
2
In 1997 a number of planning applications were
submitted to upgrade the site. These were
approved in 1999 and implemented with a
comprehensive planting scheme.
3
In 2005, planning permissions were granted for a
series of projects, including demolition of some
old chalets and a catering building, construction
of caravan bases and associated infrastructure
and landscaping (some projects have been
implemented).
2.6 The application site is bound:
a
to the north by the A497 beyond which is open
countryside;
b
to the south by the coastline;
c
to the east by open countryside;
d
to the west by open countryside in the form of
grazing land, containing one farm complex and a
single dwelling house.
2.7 The railway line running from Pwllheli in the west to
Criccieth in the east bisects the site. There is a bridge
crossing the railway at the centre of the site.
2.8 Part of the coastal edge of the Hafan Y Mor site, to the
west of the main Hafan Y Mor Holiday Park complex,
is designated as Site of Special Scientific Interest (SSSI)
and Special Area of Conservation.
KEY
Site ownership boundary
KEY
Site ownership boundary
Project
Hafan Y Mor
Project
HafanTitle
Y Mor
Title
Site Location Plan
Client
Site Location Plan
Bourne Leisure
Client
Date
Bourne
Leisure
February 2010
Date
Scale2010
February
1:10,000 @ A3
Scale
Drawn
1:10,000
@byA3
IJ
Drawn by
IJ
IL01234/01
Drg. No
IL01234/01
Drg. No
N
N
MA01234/01
Based upon Ordnance Survey mapping with the permission of Her Majesty’s
MA01234/01
Stationery Office. © Crown Copyright
reserved. Licence number AL50684A
Site Location Plan
Based upon Ordnance Survey mapping with the permission of Her Majesty’s
Stationery Office. © Crown Copyright reserved. Licence number AL50684A
Accessibility Context
2.9 The site benefits from good accessibility to the road
network. It has a direct frontage onto the A497
(recently upgraded) to the north which is a coast road
that connects Pwllheli, Criccieth and Porthmadog and
links to the wider strategic road network.
2.10 Penychain railway station is located close to the
western boundary of the site. The railway line
provides direct access to local coastal towns as well
as further afield to Aberystwyth, Shrewsbury and
Birmingham.
2.11 The site is also well related to a bus route. Arriva
Route 3 runs along the A497 every 50 minutes
and links Hafan Y Mor to towns along the coast
road including Abererch, Pwllheli, Criccieth and
Porthmadog. The larger of these towns provide
options to change bus routes to access a wider area.
2.12 Pedestrian facilities surrounding the site are good for its
rural location. Public footpaths exist to areas of open
countryside to the west and east, although coastal
access to the south and east is currently restricted.
Penychain Railway, looking west
Access Aerial Photo
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Appraising
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2.23 The MIPPS specifies that good design should seek
to tackle climate change and made prudent use of
resources, including land. Furthermore, it states that
good design should seek to ensure that the needs of
everyone are taken into account in an inclusive process
which seeks to raise public aspirations and a sense of
civic pride.
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2.22 Good design is recognised to mean the relationship
between all elements of the natural and built
environment. It should go beyond aesthetics and
consider social, environmental and economic aspects
of development. Good design is cited as a key tool in
the delivery of sustainable development.
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2.21 Provides a revised section 2.9 (promoting sustainability
through good design) of PPW.
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Ministerial Interim Planning Policy Statement
(MIPPS) 01/2008 – Planning for Good Design
(2008)
afety
2.20 States that the priority for North Wales is to capitalise
on the region’s outstanding environment, including the
coast, ecological and historical heritage, and strong
cultural identity to promote and develop healthier
communities and build higher-value sustainable tourism
(page 69).
Co
m
Wales Spatial Plan Update (2008)
2.27 The document sets out the design process and the
“In preparing Design and Access Statements, applicants
approach which should be adopted to ensure the
should take an integrated and inclusive approach to
delivery of good design including a need to fully
sustainable design, proportionate to the scale and type
appraise the context of a site in order to get a better
of the development proposal. They should be ‘living’
understanding of the site’s assets and limitations.
documents which deal with all relevant issues of design Planning Policy Wales: Technical Advice Note 12: Design
2.28 The five objectives of good design which must be
throughout the process and the life of the development,
demonstrated in all Design and Access Statement are:
clearly stating the comprehensive design principles
Figure 1: Objectives of good design
adopted and include illustrative material in plan elevation
and section where appropriate.”
te r
arac
2.17 Further details of the economic benefits of these
proposals can be found in Section 3.0 of the Planning
Statement.
2.19 Requires tourism proposals to respect the integrity
of the natural, built and cultural environment and
to provide for economic growth, employment and
environmental conservation (para 11.1.2).
2.25 In relation to Design and Access Statements, paragraph
2.9.13 states that:
Ch
2.16 Since Bourne Leisure’s acquisition of the site, the
nature of visitors to the site has changed significantly.
Visitors to the caravans and lodges predominantly
use the Park as a base for a holiday which involves
exploring the wider Gwynedd area therefore they
also spread their expenditure over a wider area
with greater benefit to the Gwynedd economy. The
application proposals will enhance and sustain benefits
to the local community.
Planning Policy Wales (2002)
2.26 This recently published TAN deals with design
and provides advice regarding the promotion of
sustainability through good design and the preparation
and validation of mandatory design and access
statements.
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2.15 Nearby Pwllheli has a population of approximately
3,861 (2001 census) and serves as the local service
town for the surrounding area. It contains a
supermarket, a range of other shops, secondary
school, primary schools, a hospital and a range of
community and leisure facilities. Pwllheli also performs
an important role as a local tourist centre and contains
a marina. The location of Hafan Y Mor, near to
Pwllheli, means that both employees and guests will
benefit from these facilities.
National Design Policies
TAN 12: Design (2009)
2.24 Whilst this document specified a move away from ‘just
aesthetics’, visual appearance, including its scale and
relationship to surroundings and context is still and
important element of good design and is a material
planning consideration.
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ug
2.14 The Park currently employs 50 people on a full time
basis and approximately 300 seasonally. The proposed
development will retain employment within Gwynedd
and the increased diversification of the jobs at the
holiday Park will broaden the range of both seasonal
and year round employment. Approval of the planning
application would be likely to result in the employment
of a further 12 full-time and 30 part-time employees.
2.18 A full assessment of planning policies relevant to the
proposal is contained within the Planning Statement at
Section 4.0. The main policies in relation to design at a
national and local level are as follows:-
Env
Sus iron
tai m
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2.13 Hafan Y Mor is located within Gwynedd, an EU
Objective 1 designated area. This area has a
predominantly rural economy and approximately
12.2% of the region’s jobs are in tourism related
industries. However, the number of people employed
in the tourism industry has declined in recent years
and Gwynedd suffers from higher than average rates of
unemployment and lower than average wages.
Planning Policy Context
S
ity
un
Social and Economic Context
TAN 12 Objectives
of Good Design
Local Design Policies
Design Guidance
2.29 In addition to National Planning Policy, a variety of
design guidance has been published with an increased
emphasis on high quality inclusive design. Although
some of these documents originate and apply in
England, they provide guidance in relation to the latest
best practice:
a
Design and Access Statements in Wales: Why,
What and How: Design Commission for Wales
(October 2008);
b
Creating Sustainable Places: Welsh Development
Agency (2007);
c
Safer Places: The Planning System and Crime
Prevention, ODPM and Home Office (2004);
d
Planning for Sustainable Development: Towards
Better Practice, DETR (1998);
e
Protecting Design Quality in Planning, CABE
(2003);
f
Planning and Access for Disabled People: A Good
Practice Guide, ODPM (2003); and,
g
Access Statements: Achieving an Inclusive
Environment, Disability Rights Commission
(2004).
Gwynedd Unitary Development Plan (UDP)
2.30 UDP Strategic Policy 4 (Design Standards) requires
development to be of a good design in order to ensure
it makes a positive contribution to the landscape,
built environment and sustainable development.
Strategic Policy 17 (Tourism) supports proposals to
develop or improve the variety of tourist facilities and
attractions provided they do not significantly harm
the environment, the area’s cultural characteristics or
residential amenity.
2.31 UDP Policy B22 (Building Design) states that new
buildings, extensions or alterations of existing buildings
will be refused unless the proposal respects the site
and its surroundings in terms of a number key criterion
including scale, size, suitability of materials and density,
that is does not have a detrimental effect on the
form and character of the surrounding landscape or
townscape, and that is does not have a detrimental
effect on prominent public views.
2.32 UDP Policy B27 (Landscaping Schemes) confirms
that proposals which provide high quality soft / hard
landscaping will be approved. It considers that trees,
hedges, ‘cloddiau’ and other features that are part of
the landscape will be safeguarded. A landscaping plan
should ensure any proposed planting creates a link with
existing planting to add wildlife corridors and habitats,
key landscape features are retained and protected,
local native species are planted where appropriate and
important views are protected.
Additional Strategies
2.35 UDP Policy D17 (Upgrading of existing Static Holiday
Caravan and Holiday Chalet Sites) supports minor
extensions to the land area, relocations to less
prominent locations, a minor increase in number, and
proposals to exchange touring pitches for static holiday
caravan units provided that:
1
The proposed development is part of a scheme
to improve the range and quality of tourist
accommodation and facilities on the site;
2
The proposed development offers significant and
permanent improvements to the design, layout
and appearance of the site and its setting in the
surrounding landscape;
3
That any increase in the number of static
holiday caravan or holiday chalet units is minor
and is commensurate with the scale of any
improvements to the site.
2.36 UDP Policy D20 (Touring Caravans, Camping and
Touring Unit Sites – Extensions, Additional Pitches,
Relocation and Exchanges) supports this form of
development provided it results in environmental and
visual improvements without any cumulative capacity
impacts on the locality.
North Wales Tourism Strategy
2.37 The Tourism Strategy North Wales 2010-2015
has recently been published and provides a useful
context in respect of tourism opportunities and
constraints together with key policy targets. The
Strategy recognises the importance of North Wales
and particularly Gwynedd as a key location for tourist
development. One of the key priorities for the
Strategy as a whole is to ensure a sufficient supply
and range of quality accommodation (Section 5). The
Strategy acknowledges the trend over many decades
for “improving quality and flexibility, reflecting growing
affluence and rising living standards”. The Strategy
points out that evidence suggests North Wales is
lagging behind other places in terms of the standard
and quality of accommodation offered.
2.38 The Strategy also seeks to strengthen and expand
tourism and the contribution it makes to regional
prosperity. In particular, page 38 states that areas of
development potential include ‘limited expansion of
holiday Parks where it results in upgrading, improved
landscaping and facilities’.
2.33 UDP Policy CH46 (Sports and Recreational Facilities
in the Countryside) supports the provision of these
facilities provided proposals are of an appropriate scale
and nature, that where new buildings are proposed the
facility cannot be accommodated through conversion
or re-use and that new buildings are sited as close as
possible to existing buildings and are in keeping with
the character and appearance of the surrounding
landscape.
2.34 UDP Policy D13 (Attractions and Facilities) supports
new or improved facilities provided that the scale, type
and character of the development is appropriate to
its setting and that the development is of a high design
quality.
3. Vision and Objectives
SEVEN
HAFAN Y MÔR: A NEW VIEW
The Vision and Design Concept
3.1 Bourne Leisure’s vision is to further enhance the ‘5
star’ caravan holiday Park so that it at least meets and
ideally exceeds the expectations of its guests, makes
a positive contribution to the local area including the
economy and avoids unacceptable impacts on the
wider environment.
3.2 To achieve this, the concept involves a reduction in
the number of holiday units at the site facilitating a
reduction in development density. Substantial areas
of planting and habitat creation and enhancement
are proposed which will be secured in the long
term by management plan. With the exception of
a small number of chalets to be retained for staff
accommodation, the remaining poor quality and largely
two storey chalets in the central area of the Park will
be removed and a linear ‘green Park’ will be located in
the northern part of the site.
3.3 There will be low density static caravan and lodge
developments in new locations within the Park
boundaries and facilities for customers will be
substantially improved to include a low intensity
9-hole golf course on land to the west of the main
development area.
Objectives
3.5 The delivery of the above objectives for Hafan Y Mor
will be built around the following key objectives:
a
Sustainability: To contain a range of
sustainability measures relating to layout, design,
implementation, management and maintenance.
b
Ecological enhancement: To enhance, protect
and maintain the sites ecological diversity and
sites designated for their ecological importance.
c
Design quality: To achieve a high level of design
quality which is sympathetic to the sites rural
coastal setting.
d
Socio-economic benefits: To provide social
and economic benefits to the wider Gwynedd
area through employment and increased local
spending.
e
Visual impact: To be sympathetic to the local
topography and the views both into and across
the site.
f
Movement: To increase permeability across the
site for pedestrians and to maintain both road
and rail access.
THE 2020 VISION
We want to take Hafan y Môr to an
even higher level - a 5 star standard,
environmentally conscious Caravan Park
holiday destination.
Our current proposals will include
substantial areas of planting and habitat
creation within our land ownership and
Management Agreements on SSSI.
The remaining chalets from the central
parts of the Park will be removed and
a ‘green park’ will run through the site,
linking the lake with the coast.
There will be low density static caravan
and lodge developments in new locations
within the Park boundaries.
Facilities for our customers will be
substantially improved including a 9-hole
golf course on land within our ownership
to the west of the main development area.
However, our vision does not stop with
our current plans and below are artists
impressions of how the Park could look
in 2020.
1
2
3.4 It is proposed to sympathetically enhance coastal
recreational access within the ownership of Bourne
Leisure by the provision of a permissive coastal
footpath to the south and east, with the aim of
securing access along the entire length of the Penychain
headland within Bourne Leisure’s ownership.
3
4
1.
Sketch of central area
2.
Proposed Lakeside pub and Spa
3.
Proposed central park piazza area
4.
Central and south side sketch
IDXXXX-006_Hafan-y-Mor_Exhibitio7 7
27/01/2010 19:48:57
4. Site Analysis
4.1 This section evaluates the information set out in
Section 2 relating to the nature of the site and its
context. Understanding the nature of the site and
the opportunities and constraints that exist provides
an important foundation upon which the proposed
development has been established.
The Site
Natural Environment
Context
Issues to consider
Form and orientation
The site is irregular in shape and occupies in part a south facing
headland. The site area which falls within the ownership of Bourne
Leisure extends to 184 ha.
Whether densely built development can be reduced
and open space enhanced?
Built development occupies a densely constructed central area with
open land within the site ownership towards the coast to the south
and west.
Topography
The site is gently undulating and rises to the north.
Consideration of the extent to which any new development is visible
and whether advantage can be taken of the undulating topography
and the site’s southerly aspect.
Views
Much of the site is not visible from the main road (A497) or other
public vantage points affording only glimpsed views into and across
the Park.
Sensitivity of parts of the site to change.
Landscape
A predominantly grassland (unmanaged / wet scrub / improved)
environment exists at the Park, but also cloddiau, wet woodland
swamp and standing water habitats.
Opportunities to improve and extend landscaping and open areas.
Ecology
Two statutory Sites of Special Scientific Interest (SSSI) and one
Special Area of Conservation (SAC) are adjacent to the site and
several non-statutory candidate Wildlife Sites are on or close to the
holiday Park;
The loss of habitats of moderate or high ecological value should be
avoided where possible. Where losses do occur, consideration of
appropriate mitigation measures should be considered.
Opportunities to increase the value of open land for biodiversity.
A number of key landscape habitats (listed above) exist on or
adjacent to the site;
Some protected species on site of between local, county and
regional value.
Built Environment
Context
Issues to consider
Access
The Park entrance is situated off the upgraded A497.
Opportunities to increase the permeability of the site.
A railway line divides the site with a single bridge linking the two
parts.
Transport impacts on the site or the main highway network and
whether measures are desirable to reduce such impacts.
A public right of way currently exists to the south-west of the site
running along the coastline and partly through the existing SSSI.
Opportunities to enhance public access.
The site currently contains a large number of 2 storey chalets that
have fallen into disrepair.
Opportunities to remove buildings which are of low architectural
value.
The central hub buildings and associated leisure facilities are located
to the north of the railway line.
Any potential adverse impacts that new development could have on
designated landscape / ecological sites.
The site also contains existing static caravan pitches, lodges and a
touring area.
Potential to improve the visual appearance of the existing site
through good design.
Buildings/
statutory designations
The site contains a number of areas that have statutory and other
designations, including an SSSI; Candidate Wildlife Sites and Special
Area of Conservation.
Scale
The existing site contains a mixture of static caravan pitches and
chalet buildings which are of small scale and single storey. The older
chalet buildings are two storeys in height.
Opportunities to create a scale of development consistent with the
site’s function and context.
Boundaries
The northern boundary of the site is formed by the A497.
Siting of development to take advantage of planted boundaries.
Much of the Park is screened by established perimeter planting along
this boundary.
Interface between developed areas and open land towards
boundaries, particularly in the west.
The western boundary of the site is predominantly characterised by
open countryside in the form of grazing land and also contains part
of the SSSI. A farm and single dwelling house represent the built
development in this area.
Enhancement of coastal access.
To the south of the site lies the Llyn Peninsula coastline and further
areas of the SSSI designation.
To the east of the site there is a further area of open countryside.
10
Neighbouring Amenity
Two dwellings are located either within or adjacent to the boundary
of Hafan Y Mor.
Effect on residential amenity and potential affect on existing farming
activities.
Archaeology
No known features of archaeological importance are present on the
application site.
No further consideration of archaeological issues required at this
stage.
Urban Design
Context
Issues to consider
Grain
The existing older chalets are developed at a relatively high density
in a regular grid layout.
Appropriateness of retaining an urban grain established by earlier
patterns of development.
Lower density caravan and lodge pitches have already been
developed in parts of the site.
Local vernacular
Gwynedd and the Llyn Peninsula contain a large number of caravan
Park developments.
Retention of caravan park vernacular with respect to rural setting.
The sites vernacular is defined by large scale administrative of leisure
buildings within the northern and central parts of the site, older
chalet buildings and static caravan pitches extending beyond the
central area with static caravan and lodges accommodated at lower
densities interfacing with open countryside.
Legibility
Compact plan form creates legibility but legibility potentially reduced
by two storey high density chalet development and consequent
reduced landscaping opportunities.
Potential enhancements through reductions in density and creation of
open areas to provide visibility within site.
Adaptability and Diversity
The site contains a mixture of permanent chalets and static caravan
and lodge pitches. The pitches are adaptable to different types of
caravan and lodge accommodation. The chalets are less flexible to
adaptation.
Reduction in reliance on long term built tourist accommodation to
adapt to changes in tourism requirements.
Materials
The existing statics and lodges are clad in appropriate good quality
and traditional materials.
Opportunities to consider the use of materials to reflect the
traditional caravan park environment and to have regard to open
countryside surroundings where such an interface occurs.
The existing static caravans and lodges are clad in materials
appropriate to the caravan park function and the setting of Hafan Y
Mor within the open countryside.
11
5. Design Concept
5.1 This section provides a brief description of the design
evolution and comments on how the proposals have
been informed by the contextual analysis set out
previously in this document.
Design Evolution and Consultation
5.2 Pre-application consultation has played a major role in
shaping the Masterplan design. Discussions have been
held with Officers of Gwynedd County Council and the
Countryside Commission for Wales (CCW) and, as a
result, the layout of the proposals has been amended
to more closely integrate proposed areas for new static
caravans and lodges with the existing developed zones
of the Park. Landscaping, Ecological Enhancement
Areas and Management Plans have all been agreed with
the Local Authority and CCW.
5.3 In order to understand the view of local people wider
public consultation was undertaken, with a public
exhibition being held at the Park on 29th and 30th
January.
5.4 The response from members of the public was very
positive about the proposals. Attendees provided the
following comments on design issues:•
83% supported the reduction in unit numbers to
decrease development density;
•
100% of respondents supported the proposed
environmental and nature conservation
measures;
•
83% supported the provision of a 9-hole golf
course to separate main areas of the Park from
the coastal SSSI;
•
100% of respondents supported the provision of
a new coastal footpath;
•
78% of attendees supported the relocation of
the touring area.
Exhibition Boards Welsh and English version
5.5 Further details of the public consultation comments are
contained in the Planning Statement.
12
The Proposals
5.6 The planning application seeks full planning
permission for the phased of enhancement of holiday
accommodation and landscaping improvements at
Hafan Y Mor Holiday Park, Gwynedd.
5.7 The proposals include the demolition of approximately
450 two-storey chalets (a small number will
be retained in the north east of Llyn Village to
accommodate staff). The removal of the older
chalets will allow for their replacement with lower
density static caravan pitches set within high quality
landscaping. An area to the north of the railway line
which has planning permission for 90 static caravans
will now provide just 38 static caravans and a new
linear Park.
5.8 An area south of railway line, in Llyn Village, will
see large scale demolition of older chalet units and
replacement with 96 high quality caravan bases within
a low density, landscaped environment incorporating
access to the coast.
5.9 A new area of 71 static pitches with a nature
conservation corridor is proposed within the southern
part of the site. In the south-east of the site, 33 static
caravan pitches are proposed (which is an increase of
four pitches over an existing planning permission in this
location).
5.10 In total, the plans propose the creation of 209 static
caravan pitches. The proposals also include the
creation of 75 bases for lodges within high quality
landscaped communities, adjacent to the existing lodge
area and a proposed new 9-hole golf course.
5.11 The relocation of the touring area and provision of
a new site for up to 75 caravans is proposed to the
north-east of the site. This represents a reduction in
the number of tourers from 90. The surface of this
area will comprise of tarmac and grass and it will be
contained within established perimeter tree planting.
A sensitively designed facilities building containing
showers and toilets will also be provided.
5.12 A nine-hole golf course is proposed on land in the
south of the site, adjacent but not within the Morfa
Abererch SSSI. Active habitat management will
enhance biodiversity and recreational use of this part of
the site.
5.13 The proposals include a permissive footpath along
the coast to the south of the site, linking with
pedestrian routes to the west to substantially improve
permeability access through this part of the Park along
the coast.
5.14 The implementation of extant planning permissions
on site would result in a total of 1366 holiday
accommodation units on the site. The proposals
that are the subject of this application will result in a
reduction of 61 units at Hafan Y Mor (1305 units).
5.15 The caravans will be clad in traditional profile material
to reflect the established caravan park vernacular with
the colours to be agreed with the LPA. The lodges
will be clad in a variety of dark coloured timber effect
panels with dark roofs, to match the existing units at
the Park. The facilities’ building is to be constructed
in the touring caravan area and will be sensitively
designed within the established perimeter planting.
Details of the design of the facilities building are to be
agreed with the LPA. New roads within the site will
be constructed in tarmac with concrete kerbs and/or
tegular block paving edging.
5.16 A lighting strategy has been designed to limit the
potential for light pollution within and beyond the site.
Low level / bollard lighting will be used for all new
development.
5.18 One of the main objectives of the application is to
secure a lower density development and provide
enhanced landscaping and significant biodiversity
improvements. The reduction in the quantum and
density of visitor accommodation proposed represents
a significant opportunity to achieve this objective.
5.19 A Management Plan has been produced which will
cover a period of 5 years to support the landscape
design proposals and ensure the longevity of the
planting.
5.20 An Ecological Impact Assessment is submitted with the
planning application, which confirms that significant
opportunities exist to enhance biodiversity interest
through habitat creation and management.
file:///T|/Temp/Brian%20Murray/Nick%20pic7.txt
5.21 The site is accessed via motor vehicle from the A497
and the site can also be accessed form the Penychain
Railway Station which is located adjacent to the
Park. No changes to these access arrangements are
proposed as part of this application.
5.22 The proposal includes enhancements to pedestrian
access. A proposed permissive footpath is included
along the southern and eastern coastal boundaries of
the site. This footpath will link with existing footpaths
to the east and west of the site.
file:///T|/Temp/Brian%20Murray/Nick%20pic7.txt (1 of 2) [12/11/2004 10:04:57]
5.17 The Masterplan (Appendix 1) covers the whole site
area under the ownership of Bourne Leisure. It
indicates the concentrated area of development within
the central part of the site and the layout of different
elements of the proposal.
Permission reference C05D/0200/40LL
Lodges (top)
Static Caravan (centre)
Park entrance from A497 (left)
13
Development Proposals Plan
14
6. Response to Objectives of Good Design
Character
6.1 Following on from the vision, and taking into account
the earlier sections of the DAS as a baseline for the
design proposals, this section provides an explanation
as to how the context analysis has informed the design
of the scheme, and how the proposals have addressed
the objectives of good design as set out in TAN12:
•
Movement – promoting sustainable means of
travel;
•
Access – ensuring ease of access for all;
•
Character – sustaining or enhancing local
character;
•
Community Safety – ensuring attractive, safe
public spaces;
•
Environmental Sustainability – achieving efficient
use and protection of natural resources.
Access and Movement
6.2 Vehicle access to the site remains from the A497
and as the proposal results in the reduction of units
of accommodation across the site there will be no
adverse impact on the highway network.
6.3 The road network within the site allows easy car
access around the site and to caravans, however there
is no conflict between car and pedestrian access in the
Park.
6.4 The proposals include the inclusion of a permissive
footpath to the coastal boundary of the site which will
enhance pedestrian access to these areas and overall
permeability across the site. The site is fully accessible
with robust pedestrian routes providing safe, legible
and easy access throughout the Park.
6.5 The central site amenities are accessible to all. All
holiday accommodation pitches on the site are
accessible to all but the specific access arrangements to
units are the concern of the individual owner.
6.6 The character of the proposed development has been
informed in the following ways:
Amount of development
6.7 The overall proposals will result in the creation of
209 static caravan pitches, 75 bases for lodges and a
relocated touring area providing for up to 75 caravans.
The removal of almost all of the existing chalets on site
will increase the range and quality of accommodation
across the site through the replacement of the old,
high density two-storey chalet blocks with modern,
low density caravan units along with the enhanced
landscaping.
6.8 The proposals will reduce the number of units of
accommodation across the site and this in turn will
enhance visual amenity and opportunities for landscape
and ecological enhancement across the site. The static
caravan pitches are proposed at a low density of 25-30
per hectare and the lodges are at 20 per hectare.
6.9 The guiding principle leading the proposed
development is to reduce development density within
the Park, improve green spaces whilst locating new
development close to established development. In
order to accord with this principle, the proposals have
been driven by two main concepts:1
Static caravan and lodge development contained
within established perimeter planting; and
2
Located within the visually contained area of the
site;
Layout
6.11 The development layout has taken into account the
following key constraints:
1
No encroachment into SSSI;
2
Protection of views into and across the site;
3
Retention and enhancement of existing landscape
features;
4
Impact on existing farming activities;
5
Retention of existing public footpaths through the
site;
6.12 These constraints have been addressed within the
layout in the following ways:
1
2
6.10 The amount of development proposed by this
application is considered highly appropriate to the
nature of the Park and will result in substantial
economic, social and environmental benefits to the
Park and the local and wider area.
3
and suitable mitigation measures proposed.
This strategy accords with key local policies
and national guidance on tourism development.
Approximately 45% of the site is to be covered
by landscape/ecological management plans to
ensure proposals benefit the environment in the
long term. These measures are explained in
more detail in paragraphs 6.19 - 6.20.
The more ecologically sensitive land (SSSI)
adjacent to the coast in the west remains
undeveloped and the proposed golf course
located between the intended area of built
development and the SSSI provides an innovative
way of preserving this area and separated the
SSSI from the new more intensively used parts of
the holiday Park. The golf course will however
be a low intensity use and will not involve any regrading of land to provide fairways.
A Visual Impact Assessment contained at
paragraph 6.18 of this document concludes that
the proposed development will result in a neutral
effect on the major views identified, which will
therefore maintain their existing quality and level
of visual amenity. For the longest views, this is
due to the low degree of change evident in the
view and for closer views this is primarily due to
the low sensitivity of likely viewers (i.e. motorists
on the A497). A number of mitigation measures
are proposed as part of the development with
the intention of reducing any potential effects
on visual amenity, including extensions of the
landscape coverage, use of dark coloured
materials and low level lighting and the removal
of the majority of two-storey chalets on the site.
4
The proposed ecological assessment
recommends the establishment of low intensity
agricultural management regimes on existing
meadow and pasture areas, with the objectives
being to maintain and enhance current
biodiversity interests.
5
The layout proposes the retention of existing
footpaths and furthermore the inclusion of a
permissive footpath to increase access along
the south-easterly coastal boundary of the Park.
Footpaths at the east and west of the site will link
together to provide coastal access.
6.13 The layout of the pitches has been designed to create
informal community groups, which has been shown
to appeal to the owners and users of the caravans.
Landscaping will break up these areas to create
comfortable and enclosed environments to the benefit
of wider visual amenity issues across the Park.
Scale
6.14 The proposed caravans and lodges are singles storey
in height and when combined with the removal
of the two storey chalets will ensure the scale of
development across the Park is reduced. There
will be no impact on visual amenity as a result of the
proposals and the removal of the two storey chalets
can be considered to be a positive visual impact. This
is described in greater detail below.
6.15 The positioning of new pitches and lodges will
not impact on issues of residential amenity e.g.
overshadowing to neighbouring units nor the small
number of residential units not connected to the Park.
A Landscape Strategy submitted with the
application proposes significant areas of landscape
and biodiversity enhancement. Any potential
impacts of the developments have been assessed
15
Appearance and Visual Impact
6.16 The architectural approach to the package of
improvement and enhancement proposals at Hafan
Y Mor has been to ensure a high quality layout,
removal of existing features of the Park which can
be considered to adversely impact on visual amenity,
create attractive public spaces and enhance the
landscape and biodiversity offer of the Park.
6.17 The materials to be used for the caravans and lodges
will follow the style of the successful existing units at
the Park. In particular, the use of dark coloured timber
effect panels and dark roofs to the lodges will ensure
they are sensitive to their surroundings and will cause
no impact on visual amenity.
6.18 The bulk of the existing chalets are to be demolished.
These units are in a poor state of repair and adversely
impact on visual amenity of the site due to their scale
and appearance. The proposed caravan pitches that
will replace the chalets are less visually intrusive and
will improve the visual amenity of the site. They are at
a lower density and set within a high quality landscaped
environment.
6.19 Various UDP policies (section 2) refer to the principle
of the Council supporting the improvement of holiday
parks, including the upgrading of accommodation and
facilities and extensions to sites but that the visual
impact should be appropriate. For example, buildings
should avoid detrimental impacts on prominent public
views (B22) and extensions to holiday parks should
offer improvements to their setting in the surrounding
landscape.
6.20 During pre-application consultation the Council officers
requested that an assessment is provided of the
proposed development with particular reference to
the golf course and extension of holiday units towards
the headland. (These are referred to as the ‘southernmost lodges’).
6.21 The components of the application that comprise
a comprehensive plan for the Park are described in
section 5. The aim is to create more open space
within the Park, reduce the scale and density of
development and improve the layout of units and
enhance the nature conservation value of Hafan Y Mor.
16
Approach to Visual Impact Assessment
6.22 Visual impact is concerned with the effects of
development on views, viewers and visual amenity.
It primarily relates to where views are available from
the public realm (e.g. roads and public footpaths). The
extent of available views of any site are affected by
features in the landscape such as topography, trees and
hedges as well as man-made features such as buildings
and walls.
6.23 Visual effects depend upon the magnitude of change
caused by a development in a view and how sensitive
the viewer is to this change. The magnitude of change
to a view can be estimated via a combination of
application drawings and physical reference points on
the site. The sensitivity of a person to a particular view
is influenced by their activity. For example, a car driver
is less sensitive to change in a view compared to a
rambler using a public footpath. Sensitivity and change
in views can be established through site survey and
understanding of a proposed development.
6.24 Change in a view may have a beneficial, neutral or
adverse effect on a view depending on the quality
of the existing view and what may be removed by a
project and how this compares with the replacement
development. A neutral effect is one in which the
quality of the view for these experiencing it remains
broadly the same as existing, with no loss in visual
amenity.
6.25 This part of the DAS concentrates on the visual effect
of development of lodges towards the southern end
of the site for those travelling along the A497. This
analysis responds to specific questions raised by the
Council offices during pre-application discussions.
There is also a commentary on the visual impact of the
golf course development – again from the A497 - and
notes about the visual impact of other components of
the comprehensive planning application.
Methodology and Scope of the Assessment
6.26 An appraisal of the Hafan Y Mor site has been
undertaken using a combination of desk-based study
and fieldwork to:•
identify and record key views and vistas and
define the current role of the holiday park within
those views; and,
•
assess which members of the public will see the
views.
6.27 Focusing on the route of the A497, the desk based
assessment and fieldwork have identified;
i
ii
Topography, landscape and the overall scale of
the Hafan Y Mor site result in views to only parts
of the site from particular view points;
From the east, the views are towards the
southern part of the site, facing the Tremadog
Bay, but due to topography it is only the eastern
coastal margin of Hafan Y Mor that is visible;
iii
From the west, topography screens many views
of the main developed area of the Park but there
are southerly views towards the bay; and,
iv
From the A497, immediately to the north of the
Park, the new road, cloddiau and planting screen
the majority of the main park.
6.28 The visual assessment is therefore structured to first
examine the views from the east and, secondly, views
from the west.
Assessment: A497 from Criccieth (East)
6.29 Photographs have been taken from locations to the
east of the park.
6.30 Field work was completed during the winter and,
therefore, screening by foliage is at a minimum and the
visual analysis represents the worst case scenario.
6.31 The visual role of Hafan Y Mor in all views along the
A 50mm focal length lens equivalent was used to correspond as
closely as possible to the perspective seen by the human eye. This
is especially important given the importance of the wider views in
this case. Wider guidance, in the Landscape Institute Advice Note
01/09 “Use of photography and photomontage in landscape and visual
assessment has been referred to.”
A497 road has been assessed. The visual role is shown
in the Visibility Analysis plan (Plan 1 Appendix 2) of
the Park which identifies clear and partial views of the
southern part of Hafan Y Mor as well as where the site
is not visible.
6.32 The desk and field surveys have indicated seven
viewpoints looking towards Hafan Y Mor. These
viewpoints are identified on Plan 2 in Appendix 2.
These are:
•
View 1 - From Criccieth waterfront
•
View 2 - From a bridleway leading to the coastal
path from the A497
•
View 3 - From the A497 at Dwyfor
•
View 4 - From the A497 at Tyddyn-sianel
•
View 5 - From the A497 at the Old Toll Gate
•
View 6 - From the A497 at Afonwen Farm
•
View 7 - From the beach near Swn-y-don
6.33 These views range from 6.75km from the site in
Criccieth, to a point 1.5km from the site on the
beach to the east of the holiday park. These are
all considered to be long views of part of Hafan Y
Mor. These views are considered to give a good
representation of those views of the site from the east.
6.34 Views 1 and 2 (6.75/5.96km) look towards the eastern
coastline of the southern part of Hafan Y Mor. Various
elements of the Park are just discernable (and are
annotated on the photograph). The elements include
the frontage of Llyn Village chalets and the roof of the
indoor swimming pool. Part of the proposed southern
lodge area can just be identified. The lodges will sit
below the higher land to the centre of the promontory.
A very low level/negligible change will be discernable
from these very long distance views due to the
proposed colour of the lodges and their positioning
below the existing and proposed vegetation and that
will be behind and above them.
6.35 The dark coloured lodges in the Pine Lodge and Forest
Lodge communities cannot be identified from their
viewpoint due to the colour and relationship with
vegetation. This gives confidence that the proposed
lodges will not be significant features.
6.36 Although of limited impact, the white façade of Llyn
Village can just be seen. This will be removed as a
result of the redevelopment of this site. The overall
effect of the development will be neutral from these
viewpoints.
6.37 In view 3 the southern-most part of the promontory
is glimpsed through the hedgerow along the A497. In
view 4 there are also glimpses towards Llyn Village.
The southern-most lodges would sit below the level
of the surrounding landscape. In both views, there will
be a negligible level of change. Although closer than
views 1 and 2, these views are filtered by hedgerow
and trees which will reduce the effect of the proposed
development in views. Views are likely to be from
motorists on the A497, who will have a low sensitivity
to change. Overall, the effect for 3 and 4 is considered
to be neutral due to the low change and the low
sensitivity of motorists to change.
6.38 In view 5 there is a clear view of the eastern side of
Hafan Y Mor, seen over flat open land from a limited
viewpoint from a field gate. Various elements of Hafan
Y Mor can be identified (see annotated photograph).
The southern-most part of the lodge site can be
identified as well as a few ‘skyline’ units in Pine Lodge
(but not the majority of the units that are below the
skyline and set amongst vegetation) and the 2 storey
chalets of Llyn Village. As a result the proposed
lodges will result in a low discernable change due to
the proposed colour and setting within the existing
landscape that will be complemented with additional
planting. This can be balanced by the removal of the
2 storey chalets in Llyn Village. Views are likely to be
from motorists who will not be particularly sensitive
to change. Overall, the change will be neutral due to
the low discernable change and the low sensitivity of
motorists.
6.39 View 6 is a glimpsed view, looking through a hedgerow
and various features can just be seen. The only part of
the southern-most Lodge site that is seen is the upper
part of the field that will remain undeveloped but will
be planted. Again, the lack of impact of Pine Lodge
indicates how darker units, set amongst and below
vegetation can be successfully incorporated into the
landscape.
6.40 The proposed lodges will result in a neutral change to
this view which is largely obscured by the outcrops and
filtered by the hedgerows. This view would be seen by
motorists and visitors staying at the B&B adjacent to
the viewpoint. Overall, the effect on this view would
be neutral.
6.41 View 7 is approximately 1.5km to the east of the
site, from a public route to the beach. The annotated
photograph identifies several existing features of the
eastern edge of Hafan Y Mor, such is the treatment
works, Llyn Village, Pine Lodge (again, the ‘skyline’
units being rather more identifiable) Forest Lodge
and a portion of the southern-most lodge site. The
removal of two storey chalets and replacement with
single storey caravans will reduce the visual impact of
the Park. At the southern end, lodges set below new
planting and using darker colours will have minimal
impact. Overall the visual impact on viewer at this
point (who will be beach users/walkers with a medium/
high sensitivity to change) will be neutral. They will
experience this view as part of the wider seafront
panorama. The mitigation proposed as part of the
development, together with the potential perception
and actual reduced density in other locations within
the park in the wider scene, would reduce potential
adverse effects on the view from this location to an
overall neutral effect.
Assessment A497 from Pwllheli (west)
6.42 Due to topography and planting, the majority of
Hafan Y Mor is screened from view when travelling
eastwards along A497. There are glimpsed views to the
upper part of caravans on the highest ground within
the Mountain View and the Stables communities. Over
the past 10 years planting belts at Hafan Y Mor have
significantly reduced the impact on views from the
west.
6.43 The new road alignment and the boundary wall/
planting further reduce the views towards Hafan.
Photograph 8 is typical of the screening along the road.
6.44 From viewpoint 9 on the A497 looking south/
southeast, the viewer sees the roofs of various
buildings at Penychain Farm and the adjacent outcrop,
rising to 36m AOD, marked as X on plan 3 (In the
foreground is a glimpse of the railway line). In the
distance it is possible to identify the sea, adjacent to a
second area of higher ground. This is the area shown
as ‘Y’ on plan 3 and rises to 16m AOD.
6.45 The land in the centre/right (south/east) of the
panoramic photograph is relatively level coastal margin.
(The grazing fields in the foreground and middle
distance are outside of Bourne Leisure’s ownership).
6.46 The proposed golf course occupies land towards the
western side of Hafan Y More. It has been explained
elsewhere that the ‘construction’ of the golf course will
avoid existing clumps of vegetation. These are notable
features in the photograph and, along with the outcrop
screen any views of Hafan Y Mor land.
6.47 Accordingly from the west there will be no visual
impact arising from the application. The overall effect is
neutral.
Assessment from A497; north of Hafan Y Mor
6.48 The majority of the Park is screened from views
from the A497 as it passes along the northern edge
of the site. However, the construction of the new
road resulted in some trees on the north-western
corner of Hafan Y Mor being felled. This results in a
view towards the central facilities buildings – most
noticeably the swimming pool roof and flume tower.
However, no new development is proposed in this ‘line
of sight’.
6.49 At the north-eastern corner, the realigned road is
further away from the Park boundary than the ‘original’
road. With boundary planting on land at the Park and
new landscaping to the new A497, the touring caravan
site (on/and in the north-east corner) will be screened
from view.
Conclusions
6.50 The applicant appreciates the importance of visual
impact of the Park on the surrounding area. This
issue has been taken into account in preparing this
application proposal and various measures have been
deliberately incorporated to ensure an acceptable
impact. These measures to avoid or reduce any
potential effects on visual amenity consist of:
1
Extended planting;
2
Conservation colours are to be used to the
lodges (exact colour to be agreed with Gwynedd
Council);
3
Low level / bollard lighting to all new
developments;
4
Construction of single storey units only;
5
Removal of the majority of existing two-storey
chalets on site; and
6
Minimising the removal of existing vegetation.
6.51 As part of the overall improvements to Hafan Y Mor,
the applicant will undertake a phased replacement
of existing lighting. This will involve removing
column/globe lights in the caravan communities and
replacement with low level/bollard lighting. (Whilst this
is a separate initiative, the applicant would accept a
planning condition to secure these works).
6.52 The proposed development will result in a neutral
effect on the major views identified, which will
therefore maintain the existing quality and level of
visual amenity of the wider area. For the longest views,
this is due to the low degree of change evident in the
view and for closer views this is primarily due to the
low sensitivity of likely viewers (i.e. motorists on the
A497).
6.53 Should a few lodges be seen on the southern-most
fields this will be balanced by the removal of the
extensive lines of two storey chalets (also seen on the
eastern edge of Hafan Y Mor) and their replacement
with caravans in a landscaped setting.
6.54 In conclusion, the development as a whole will,
therefore, have a neutral overall effect on views and
the impact of this Park on the surrounding area.
17
Landscape Masterplan
18
Landscaping
6.55 The proposals include significant landscape
enhancements at Hafan Y Mor. The main components
of this are:
Community Safety
4
Provision of new, replacement habitats
and roosting facilities for bats during chalet
demolition;
1
New linear Park in the central part of the site;
5
The transfer of reptile populations to new sites;
2
Nature conservation corridor to the south of
the railway, linking the heart of the site to open
countryside to the east;
6
A Package of measures for habitat creation,
restoration and management measures;
7
Entering into a formal management agreement
with CCW to address management issues on
Morfa Abererch SSSI. CCW have previously
identified a range of management issues on this
SSSI;
3
Golf course habitat west of the main holiday
complex, interfacing with adjacent SSSI;
4
Long term management of the SSSI and other
nature conservation areas;
5
Inclusion of new permissive footpath along the
coast to substantially enhance public access
through the site;
6
Potential introduction of new managed heathland
areas.
6.56 These measures will increase the quality and level
of landscape provision across the site enhancing the
existing habitats on the site and improving biodiversity
resources. The proposals incorporate significant
associated environmental benefits which include
indigenous planting throughout the Park, significantly
strengthening and diversifying the landscape and habitat
character of the site.
6.57 The proposals include a package of measures for
habitat creation, restoration and management
measures that would be adopted across 45% of the
land under Bourne Leisure’ ownership. In addition
to the compensatory attributes of these measures,
they also have the potential to yield very significant
biodiversity enhancement in the area, including to BAP
species and habitats and on statutory and non statutory
designated sites. These measures comprise:
1
The adoption of good construction practices;
2
The efficient disposal of foul drainage from the
completed development;
3
Comprehensive habitat creation, restoration and
management strategies
8
The implementation of ecology led management
plans for existing areas of wetland, mire,
woodland and grassland habitats that hold nature
conservation interest;
9
The establishment of low intensity agricultural
management regimes on existing meadow
and pasture areas, with the objectives being
to maintain and enhance current biodiversity
interests;
10
A management plan for the 9 hole golf course,
which seeks to marry golfing and biodiversity
interests, and includes habitat creation and
restoration measures;
11
Subject to further feasibility studies, the creation
of about 2.4ha of heathland on existing farmland
near the Penychain headland.
6.59 Since Bourne Leisure took ownership of Hafan Y
Mor the nature of the Park has changed to being a
high quality, family orientated caravan holiday Park
destination. The numbers and type of guests have
changed in this time due, amongst other things, to
Bourne Leisure’s policy of not allowing single sex
groups to stay at the Park. They have also improved
conditions of safety and security on the site, thereby
significantly reducing demands on the local police
force.
6.60 The current proposals have been carefully designed to
retain a high level of safety for guests. The extension
of the coastal footpath and the increased ‘openness’
of the Park due to the reduction in unit numbers
and scale will further improve conditions for natural
surveillance.
Environmental Sustainability
6.61 The proposals will contribute to an overriding
objective of achieving ‘sustainable development’. The
proposals will modernise the site to ensure it meets
the changing requirements of the UK’s holidaying
population and will contribute towards an overreaching
sustainability aim of retaining holiday makers within the
UK.
6.62 The proposals will not require additional infrastructure
capacity or additional water treatment facilities.
6.63 Other elements of sustainability are encapsulated by
the proposals in relation to the following factors:
a
Local job creation;
b
Landscaping and biodiversity;
c
Accessibility.
6.64 Bourne Leisure Limited pursues a policy of aggressive
investment in green technology and has implemented
a long running recycling strategy for the Park, a
Combined Heat and Power (CHP) plant and a food
waste composter.
6.58 The ecological impact assessment which accompanies
the planning application confirms that the risk of
potentially adverse impacts on statutory designated
sites (SSSI and SAC) can be adequately addressed
through the adoption of good construction practices
and by ensuring the efficient disposal of foul drainage
from the completed development.
19
7. Assessment against Policy
7.1 This section of the report provides a review of the
scheme against the policy objectives outlined in Section
2.0.
Summary of design policy objectives
Response
Achieving design that is appropriate in context and that makes a
positive contribution to the landscape, character, built environment
of the site and surroundings and sustainable development (TAN12
para 2.6, UDP Policy 4 Design Standards).
The proposals will result in a reduction in the number, density and scale of units of accommodation on the site which allow for the
inclusion of significant levels of landscaping and ecological enhancement that will improve conditions of visual amenity and the landscape
and biodiversity character of the site.
The design proposals will enhance visual amenity particularly through the removal of the poor quality chalet buildings without detracting
from key views into and through the site.
The proposed development is entirely appropriate to the character of the site as a Holiday Park.
The proposal will meet the objectives of sustainable development by enhancing the Park environment and providing job opportunities in
the long term.
Achieving a high quality of design through respecting the site and
surroundings in terms of scale, size, character, suitability of materials
and density (UDP Policy B22 Building Design).
The density of development and the perception of scale of the Park from the surrounding area will be reduced through the removal of
the chalets, the careful siting of caravan pitches within the landscape and extensive landscaping proposals.
The upgrading of static caravan and holiday chalet sites to improve
the range of tourist accommodation and facilities by improving the
design, layout and appearance of the site and setting (UDP Policies
CH46 Sports and Recreational Facilities in the Countryside, D13
Attractions and Facilities, D17 Upgrading of existing Static Holiday
Caravan and Holiday Chalet Sites).
The removal of chalets and replacement with static caravans and lodges will significantly open up the Park by removing bulky, unsightly
buildings and will improve the quality and range of accommodation on offer at the Park. All proposed development is sited within a high
quality natural environment.
The materials to be used for the lodges and caravans are appropriate in the context of the site as a Holiday Park and are sympathetic to
its surroundings.
The proposals will protect and enhance the existing high quality natural environment at the Park, together with providing new areas of
landscape and ecological enhancement.
The proposals reduce unit numbers and densities to the benefit of visual amenity across the Park.
The proposed golf course represents an innovative design solution which enhances the facilities on offer at the Park whilst protecting the
adjacent SSSI and not requiring any significant engineering works.
Achievement of visual and environmental improvements and
improved access and design through the relocation of touring caravan
sites (UDP Policy D20 Touring Caravans, Camping and Touring Units
Sites- Extensions, Additional Pitches, Relocation and Exchanges).
The proposals include the relocation of the touring caravan site. The new location, to the north of the site, adjacent to the Park
boundary takes full advantage of existing perimeter planting and new additional planting in this location. The site is well located and
screened in relation to the main Park access.
The number of touring caravans on site will be reduced from 90 to 75. A facilities building located on this part of the Park will be
sensitively designed with materials to be agreed with the LPA.
There will be no impact on visual amenity.
20
Appendix 1: Masterplan
Appendix 2: Visual Impact Assessment
B
West
8
9
5
6
4
3
A
B
7
C
2
Hafan y Mor (part) glimpsed/filtered view
Hafan y Mor (part) clearly visible
1
Key Photograph viewpoint
1
East
C
Hafan y Mor: Visual iMpact assessMent: appendix
A
Plan 1: Visibility analysis along route of A497
ID1234-006 25.03.10
paGe 3
2
5
6
1
7
Touring site - proposed
8
9
Static caravans - proposed
Llyn Village to be demolished / caravans proposed
Pine Lodge - existing
Southernmost lodges - proposed
Golf course
Approximate application boundaries
Approximate site ownership boundary
1 Photograph viewpoint
Ordnance Survey © Crown Copyright 2010. All rights reserved. Licence number 100020449. Plotted Scale 1:25000
4
Plan 2: Key Viewpoint Locations
ID1234-006 25.03.10
paGe Touring site - proposed
Llyn Village chalets (to be redeveloped)
X
Pine Lodge
GOLF
COURSE
PROPOSED
Southernmost lodges - proposed
Y
Approximate application boundaries
Approximate site ownership boundary
8
Photograph viewpoint
X
Outcrop 36M AOD visible in photographs 8 & 9
Y
Outcrop 16M AOD visible in photograph 9
8
9
Plan 3
ID1234-006 25.03.10
paGe Pen-ychain
headland
Southern-most
Lodges (part)
Existing
Pine Lodge
Llyn Village
(chalets)
Indoor
swimming
pool (roof)
Hafan y Mor
Viewpoint 1 - 11am (50mm)
ID1234-006 25.03.10
paGe Southern- most Lodge site (proposed). Proposed planting along
ridge and units set on lower land / with planting behind
Hafan y Mor
ID1234-006 25.03.10
paGe Pen-ychain
headland
Southern-most Lodge site (proposed)
Hafan y Mor
Viewpoint 3 - 11.30am (50mm)
ID1234-006 25.03.10
paGe Hafan y Mor: Visual iMpact assessMent: appendix
Hafan y Mor (generally obscured by trees)
ID1234-006 25.03.10
paGe Pen-ychain
headland
Southern-most
Lodge site
(proposed)
Pine
Lodge
Forest
Lodge
Llyn Village (chalets)
to be redeveloped
Hafan y Mor
ID1234-006 25.03.10
paGe Southern-most Lodges
Pine
- upper area to be
Lodge
landscaped / open
Forest
Lodge
Llyn
Village
Hafan y Mor
ID1234-006 25.03.10
paGe Pine
Lodge
Forest
Lodge
Llyn
Village
Sewage Treatment
Works
Pen-ychain
headland
Southern-most
Lodge site:
Planting to be
added and units
below skyline
Viewpoint 7 - 12.15pm (50mm)
ID1234-006 25.03.10
paGe 10
Viewpoint 8: Typical view from west, towards Hafan y Mor
ID1234-006 25.03.10
Penychain
Farm
Outcrop X
36M AOD
Mountain view caravan
community (screened)
paGe 11
Outcrop X
36M AOD
Outcrop Y
16M AOD
Railway
horizon line
Viewpoint 9
ID1234-006 25.03.10
Penychain
Farm
paGe 12
3rd Floor
One St James’s Square
Manchester
M2 6DN
Please contact Nathan Matta for further information
T: 0161 837 6130
E: [email protected]
nlpplanning.com

Hafan Y Mor Design and Access Statement

Transcription

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