Hayston Developments & Planning Ltd – Client Dr Kevin Caley
PLANNING STATEMENT AND JUSTIFICATION REPORT REV1
“PEMBROKESHIRE’S BUTTERFLY HAVEN CONSERVATION PROJECT” An eco-tourist attraction with Conservation Biomes, Café / Reception, Education Centre, Birdhouses, ponds, landscaping, and associated access and car parking.
BUTTERFLY HAVEN, THE DOWNS, LLANTEG, PEMBROKESHIRE, SA67 8QE
25th February 2019
Above – Scan of Drawing 02c showing the proposed site plan
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HAYS / 980 Hayston Developments & Planning Ltd – Client Dr Kevin Caley
Application for Planning Permission Town and Country Planning Act 1990
Head of Planning Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP
HAYSTON DEVELOPMENTS & PLANNING LTD is making an application on behalf of Dr Kevin Caley for the following planning permission:
1. Proposal: “The Butterfly Haven Conversation Project” - an eco-tourist attraction with Conservation Biomes, Café / Reception, Education Centre, Birdhouses, ponds, landscaping, and associated access and car parking. 2. Site location: Butterfly Haven, The Downs, Llanteg, Narberth, Pembrokeshire, SA67 8QE. 3. Type of Planning Permission: Full 4. Relevant LDP Policies: Policy SP.1, SP.5, SP.6, SP.16, GN.1, GN.2, GN.16 and GN.37 5. National Policy/Guidance & Other Local Guidance: Planning Policy Wales (Edition 10, December 2018) chapters 5 & 6. TAN 23 Economic Development (February 2014), Pembrokeshire Destination Management Plan, 2013-2018.
1.0 INTRODUCTION
1.1 Please find enclosed the following: Planning Statement and Justification Report (this document) Planning Application Forms and associated certificates of ownership. Drawing 00e: Expanded Location Plan (with Visibility Splays) at Scale A3 @ 1:1250 Drawing 01d: Location Plans at Scale A3 @ 1:2500 and 1:1000 Drawing 02c: Site Plan at Scale A3 @ 1:500 Drawing 03c: Cafe / Reception Floor Plan at Scale A3 @ 1:100 Drawing 04c: Cafe / Reception Elevations at Scale A3 @ 1:100 Drawing 05d: Floor Plan – African Biome at Scale A3 @ 1:100 Drawing 06d: Elevations – African Biome at Scale A3 @ 1:100 Drawing 07d: Floor Plan – Europe Biome at Scale A3 @ 1:100 Drawing 08d: Elevations – Europe Biome at Scale A3 @ 1:100 Drawing 09d: Propagation Biome Details at Scales A3 @ 1:100 and 1:50 Drawing 10c: Staff / Disabled W.C Details at Scales A3 @ 1:50 and 1:25 Drawing 11c: Male and Female W.C Details at Scales A3 @ 1:50 and 1:25 Drawing 12c: Geo-grid Details to Parking Area (not to scale) Drawing 13d: Floor Plan – South American Biome at Scale A3 @ 1:100 2
Hayston Developments & Planning Ltd – Client Dr Kevin Caley
Drawing 14d: Elevations - South American Biome at Scale A3 @ 1:100 Drawing 15c: Floor Plan- Education Centre at Scale A3 @ 1:50 Drawing 16c: Elevations – Education Centre at Scale A3 @ 1:100 Drawing 17d: Birdhouse Details at Scale A3 @ 1:100 and 1:50 Appendix A: Business Plan for the Butterfly Haven (dated 10/02/2019) – Commercially Confidential Information, not for public consultation Appendix B: Ecological Survey for the Pembrokeshire Butterfly Haven at Llanteg (Dated 11/02/2019 V2). Appendix C: Transport Statement, dated February 2019 by Acstro Appendix D: Letter of consent for reconfiguration of village hall carpark access dated 01 November 2018, from the committee of the Llanteg Village and Community Association. Appendix E: Planning Appeal (Planning Ref 17/0480/PA, Appeal Ref APP/N6845/A/18/3197902), dismissed 28 September 2018, for redevelopment of PFS, drive-thru, convenience store and ATM at the Llanteg Petrol Filling Station. Appendix F: Planning Approval 17/1051/PA (Approved 29 January 2019) for redevelopment of PFS, convenience store, food outlet and ATM, and replacement car garage at the Llanteg Petrol Filling Station. Planning fee –Application is for the creation of a total of 980.5 sqm of gross floorspace. And therefore the Total fee is £5,320.00. The total site area is 8963m2 so is not deemed as a major application.
1.2 This report is prepared in accordance with the requirements of Policies contained within the Local Development Plan for Pembrokeshire and incorporates SPG Requirements for the Validation of Planning Applications (June 2010) and the Welsh Government Development Management Manual (05th May 2017).
2.0 PREAMBLE
2.1 The applicant’s intention is to create a truly unique conservation project and visitor attraction. Dr Caley has extensive experience in both research and nature conservation related to a variety of insect species. His particular interest in butterflies (Lepidoptera) has led to this proposed development to create a wholly new management system for the conservation of butterflies. As such the development offers a unique opportunity to create a local Butterfly Haven of national significance.
2.2 The project will, as the applicant states, ‘showcase butterflies, moths and other insects, both indigenous and tropical, in appropriate display habitats (heated biomes, outdoor gardens and a native reserve complex)’. Separating species of Lepidoptera into their respective provenances will provide a habitat management system that has not been adopted anywhere else in the country. Furthermore, the creation of a reserve that is specifically focussed on insect conservation will provide a uniquely specialised Haven for butterflies. Butterfly houses in the UK traditionally form part of a wider zoological conservation park, for a range of animal species. The project that is the basis of this application is an invertebrate reserve aimed at conserving invertebrate pollinators, most specifically Lepidoptera, with a wide variety of flora species to support their conservation.
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley
2.3 The Butterfly Haven at Llanteg will be one of the few devoted pollinator-specific gardens in the UK. The purpose of the tourism venue and its development is to pay for the nature conservation and the management of the nature reserve. Therefore, although the surrounding land does not form part of the application site, its importance to the project as a managed conservation nature reserve is critical. The gardens and reserve will be managed so as to ensure their wildlife-compatibility with the venue to create a 'pollinator sanctuary' for Lepidoptera.
2.4 As well as conservation of a range of important species, and providing a new and unique tourist attraction for visitors to Pembrokeshire, the attraction will also include an active education programme. Dr Caley is well equipped to ensure appropriate education provision, given his expertise in this field of nature conservation. He is also well aware of the education requirements of DEFRA’s zoo license, due to his involvement in the zoo license reassessment procedure. He has extensive experience in ecology and research and was a member of the BIAZA (British and Irish Association of Zoos and Aquariums) committee. The Butterfly Haven Conversation Project will educate visitors on the conservation of Lepidoptera and pass on knowledge and skills to improve opportunities for pollinators within domestic gardens in the region.
2.5 The venue aims to turnover £200,000 per annum and will result in an injection of £0.5- £1mil into the regional economy as a whole. The development will be built out in phases over 7-10 years with the final completed scheme providing up to 10 FTE jobs to support the local economy. Phasing of the development will allow the natural and traditional conservation of the whole site to occur as the biomes and other buildings emerge in the landscape. The first of the purpose-built biomes and the Café / Reception will be provided within the first phase. As the scheme matures the remainder of the biomes will be completed (in phases 2, 3 and 8). Improvements to the gardens, the provision of the ponds and the reintroduction of native species, will occur throughout phases 1-9. The education programme will commence from phase 1 and be improved and expanded as the development progresses to completion (see full layout on Drawing 02c). Overall, the proposal will have significant benefits locally, providing a focus for the community in the immediate vicinity of the village hall, with volunteer and community associations that will aid community cohesion.
2.6 The Butterfly Haven Conversation Project aims to ‘provide a first class experience for all its visitors whilst furthering understanding and respect for pollinator species generally and butterflies and moths specifically’. This stated intention will result in conservation and biodiversity benefits locally, as well as a significant boost to local tourism. As this report demonstrates and concludes, the development will comply with planning policy locally and nationally. It is envisaged that this development will become an asset to the tourism and ecological community regionally, and be of substantial benefit to the local community in Llanteg.
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley
3.0 LOCATION
3.1 The application site lies on the north side of the A477 within a group of properties in the village of Llanteg. Immediately to the west is the Llanteg Community Centre which consists of a village hall and an associated car park. Adjoining the village hall is the residential property Haven Acre. To the east is a wedge of open countryside beyond which is a group of residential properties either side of the minor road leading to Tavernspite.
3.2 To the south of the A477 are various individual dwellings from Bevlin in the west to Brongwendraeth in the east. As a result of this grouping of properties along the A477 and the presence of minor side roads joining the A477, the speed limit has been set at 40mph in the vicinity of the application site. On either side it rises to 50mph, beyond which is rises again to an open limit (max 60mph).
3.3 The application site has the following boundaries:- The southern boundary lies along the A477 and is demarcated by mature trees / hedgerow; The eastern edge follows a field boundary which includes a number of mature trees; The northern boundary is an arbitrary line across a field with the western limit of the application site following the curtilage of the garden of the applicant’s house, The Downs; The western boundary is to the garden of The Downs, with some trees and hedges.
Aerial Photograph of the main Application Site (Source: Bing Maps)
3.4 The application site is an area of rough pasture of approx. 0.78ha adjoining the dwelling at The Downs. General habitat within and around the application site is described by the applicant, Dr Caley (an expert zoologist and ecologist), as ‘semi-improved natural grassland characterised by the dominant species of Cocksfoot, Yorkshire Fog, and the earlier flowering Meadow Foxtail’. Dr Caley goes on to confirm that whilst these species dominate in ‘the
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley northern section of the field (and in the paddock) … ‘Ribwort Plantain’ is the ‘dominant feature in the S.E. corner’.
Extract of Site Location Plan, Drawing 00e
4.0 ACCESS AND SERVICES
4.1 Access to the site is via an existing bell-mouth entrance off of the A477 trunk road onto an unclassified road (18ft wide). The road into the site currently serves two properties, Hillcrest and The Downs, the home of the applicant. A public right of way (footpath) leads to the north-west, which is temporarily closed. The access to the existing Llanteg village hall car park is to be reconfigured, following written agreement from the committee of the Llanteg Village Hall and Community Association (dated 01 November 2018, see Appendix D). The moving of the village hall car park access will ensure there will be no conflict of vehicular movements at the entrance to the Butterfly Haven Conservation Project. The photograph below shows the existing access from the A477. The improvements at the village hall car park will provide the required visibility splay at the site entrance of 4.5m X 120m in either direction.
4.2 The to the right shows the current access to the village hall with two entrances, which will be reconfigured to one and the parking layout improved)
Photograph of existing bell-mouth access from the A477 to Hillcrest and The Downs, which will6 be improved
Hayston Developments & Planning Ltd – Client Dr Kevin Caley
Street scene photographs showing Llanteg Village Hall, its associated carpark, existing entrance and the bell-mouth access from the A477
4.2 Mains water and electricity are already available at The Downs to serve the proposed development. Bottled gas will be used for cooking in the cafe as there is no mains gas supply in the area. Heating for the buildings (other than the biomes) is proposed to be from an air- to-water heat source pump. This would not be land invasive, is relatively cheap to install, and generates about the same level of noise as a household boiler. The biomes will be heated using small biomass (woodchip) heat generators, as is consistent with other zoos, such as Bristol Zoo.
4.3 It is proposed to install a bespoke package treatment plant with clarified water discharge to cater for foul drainage from the Café / Reception and from the public and staff toilets. This is because there is no mains sewerage available in this area. The plant and associated soakaway will be situated to the south west of the café near to the southern boundary of the site, as shown on Drawing 02c.
4.4 Storm water from the Café / Reception will be directed to water butts and, where overflows occur, diverted to a soakaway to the rear (east) of the service area. Water butts and soakaways for the overflow are also proposed for storm water from the Education Centre.
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley
5.0 PLANNING HISTORY & PRE-APPLICATION ADVICE
5.1 It would appear that there is no recent formal planning history for the site. However, informal discussions have been held with the Planning Authority and the Welsh Government Trunk Road concerning the proposal in principle, and the means of access in particular. Through Rachel Elliott, Dr Caley has had initial discussions with the planning department regarding the principle of the proposed development. Below is a summary of the other discussions that have taken place to date.
Pembrokeshire County Council Enterprise Team 5.2 Dr Caley has been holding discussions through Michelle Francis of the County Council’s Enterprise Team, with positive responses. The team recognise that the proposed Butterfly Haven will deliver a new form of tourist attraction that will be available throughout the year, appeal to a wide range of potential visitors, and be in a very accessible position. In addition, the Enterprise Team appreciate the educational value of the project and its role in facilitating the business to continue during the shoulder and low activity periods of the year. This will maintain the employment profile of the site and avoid a purely seasonal tourism offer.
Other Insect & Butterfly Attractions 5.3 Discussions have been held with Rosy Plummer (NBGW, former Director), Sarah Beynon (Dr Beynon’s Bug Farm, St Davids), Neil Gale (Magic of Life Butterfly Farm, Aberystwyth) and the former owners of Felinwynt Tropical Forest Experience. These and other discussions with zoological experts have provided the necessary information for Dr Caley to fine-tune the project.
Local Community 5.4 Dr Caley has discussed the proposals with neighbours and other villagers within Llanteg, including the Llanteg Village Hall committee, which provides events and news to Llanteg, and with the Amroth Community Council. Dr Caley has already consulted with the occupiers of Hillcrest, the only immediately adjacent residential property, and they have no objection to the proposal.
Highways Trunk Road Section Welsh Government – Access from the A477 (T) 5.5 Dr Caley received email correspondence from Chris Davies on 19th March 2015. This outlined responses to two points from Dr Caley regarding the proposal and the A477. The Welsh Government’s comments were provided on the basis of receipt of the following proposed details from Dr Caley:
5,334 visitor cars a year (x2 for drives) = 12,000 visitors 8 coaches a year (booked, only) (x 2 for drives) = 240 visitors [now removed after consultation – minibuses being accepted in their stead] 6 staff cars, coming in 160 days a year (x 2 for drives) = 6 fte 2 van / small lorry visits a week (although this is an overestimate) = 64 deliveries (excluding setup) (x 2 for drives) AADF = 33.57 (i.e 0.46% of the AADF for the closest count point)
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley
5.6 The response from the Welsh Government is summarised below: The relevant stretch of A477 is no longer regarded as an accident black spot, now that the speed limit has been reduced and the problems with the section, known as the Red Roses- Llanddowror Bypass, have been resolved. Llanteg has not been identified as a collision cluster site for some time. There has been a single collision close to the proposed access, but this would not appear to be attributable to access operation. The accident was a head- on with vehicles on the trunk road with apparent loss of driver concentration, unrelated to the use of any access onto the A477. The Red Roses – Llandowror bypass is currently being reviewed but as this access is distant from the improved section, works here would have little relevance. The projected number of cars visiting the butterfly centre would not be problematic. However, the existing access serves a residential function of relatively low vehicular use and its geometry does not conform to that which would be necessary for a commercial use. Accordingly, an appropriate access should be designed that meets the requirements of the Design Manual for Roads and Bridges *DMRB). Traffic figures have been provided, but in order to provide a level of assurance, figures would need to reflect the peak season AADT use. The Transport Statement / Assessment must also detail a suitable access design.
5.7 The proposal and the submission documentation has sought to attend to the advice given above. The scheme submission includes a Transport Statement (Appendix C) and an appropriately designed access with suitable highways visibility. Further detail on the Acstro Transport Statement can be found at sections 5.8, 5.9 and 7.14 below.
Planning decisions at Llanteg Petrol Filling Station
5.8 The 2018 planning appeal decision at the Llanteg Petrol Filling Station (PFS) (Planning Ref 17/0480/PA, Appeal Ref APP/N6845/A/18/3197902, Appendix E) on the opposite side of the A477, is a relevant planning consideration. The PFS appeal concerned the proposed ‘redevelopment of existing petrol filling station comprising demolition of existing petrol filling station and adjacent bungalow and erection of replacement forecourt canopy, pump island, underground tanks, parking, landscaping and sales building including store, office, WC, drive-thru and convenience store (total 418 sqm GIA) together with ATM’. One of the reasons for the dismissal of the appeal was the unacceptable impact of the development on highways safety. The Inspector’s report cites the ‘identified harm to the safety of users of the A477 which would be caused by the increased frequency and duration of vehicles waiting on the carriageway to turn into the site’ (paragraph 24). In particular the Inspector was concerned at the potential for rear-end collisions caused by vehicles waiting to turn into the site on the eastbound carriageway of the A477. There are substantive and considerable differences between that dismissed appeal scheme and this application in highways safety terms. These differences are detailed below: i) The PFS appeal scheme generates a significantly higher frequency of vehicles entering and exiting that site. The frequency of between 5 and 20 minutes per vehicle is far higher than that proposed here, with the duration of stay at the Butterfly Haven projected to be some 3 to 4.5 hours. 9
Hayston Developments & Planning Ltd – Client Dr Kevin Caley ii) Significantly fewer daily trips are associated with the Butterfly Haven project. Section 4.20 of the Transport Statement (Appendix C) projects a peak of 240 daily movements in August which is well below the figures associated with the PFS appeal scheme. iii) The PFS appeal would have resulted in a particularly restricted capacity for vehicular access, due to the restricted drive through length, the car park for only 12 spaces, and 8 fuel pumps. The proposed access and car park at the Butterfly Haven will ensure against blockages on the A477(T) caused by waiting traffic. The reconfigured village hall access arrangements ensure there is no conflict with vehicles accessing the village hall car park. There will be capacity for 47 cars in the car park (including 4 disabled spaces) and ample space for turning on site when the car park is at capacity. Therefore, given the number and frequency of trips and the access arrangements for the Butterfly Haven, the development will not result in the same concerns of waiting vehicles on the A477(T).
5.9 Following the September 2018 dismissal of the appeal for application 17/0480/PA, planning approval has now been granted at the Llanteg Petrol Filling Station (Application 17/1051/PA, Approved 29-Jan-2019, Appendix F). The proposal has overcome the traffic safety concerns through changes to the content of the scheme (e.g., removal of the drive thru), and through revisions to the access arrangement (one-way system and right hand turn lane). Notwithstanding the fact that design changes to the highway were required to overcome the refusal of the PFS scheme, this application is significantly different and generates far fewer daily vehicle movements. The fact of a better internal car park configuration, and the generation of fewer and less frequent trips, means that the proposed development at the Butterfly Haven does not require the same approach to access arrangements, but can provide safe access through the revision to the Village Hall Car Park access to provide a safe visibility splay. The trip generation for the Butterfly Haven falls comfortably below the level which would necessitate a right hand turn lane (500) (Section 4.20 of Appendix C).
6.0 THE PROPOSAL
6.1 The proposal is the creation of an eco-tourist attraction, The Butterfly Haven Conservation Project; with Conservation Biomes, Café / Reception Building, Education Centre, Birdhouses, ponds, landscaping, and associated access and car parking. The site is land adjoining The Downs at Llanteg. The access to the site is from an unclassified road which connects to the A477. The creation of The Butterfly Haven (see site plan extract below) will include the following elements. Each of the building and ancillary features proposed is discussed in turn on the next page.
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley
Extract of Drawing 02c showing Proposed Site Plan (see official copy of Drawing 02c for annotations to plan)
6.2 Butterfly Biomes. The proposal includes the construction of four butterfly biomes of air bubble film (LP-Keder), stretched over a steel frame. The air bubble roofs are essential, as they harness as much natural light as possible for the plants and invertebrates. Each biome will be purpose-built and will incorporate a specifically designed habitat for the species living there. The biomes will include a lobby/entrance area. The lobbies associated with the biomes are required as a secure entrance as well as an education area before entering the biome. Power rooms are essential for the electrics and heating required in the biomes, with the exception of the European Biome, which will depend on latent heat. Services to the biomes will include watering points, electrics and vents.
6.3 African biome. The building will be constructed to the south of the site adjacent to the Education Centre. The biome will be 17m long including the entrance lobby and power room and 3.1m in height to the top of the arched roof. The walls to the entrance lobby and power room are to be timber clad with horizontal emphasis. The extract plans below show the proposed floorplan and elevations of the biome and provide an illustration as to the general design approach to each of the biomes. 11
Hayston Developments & Planning Ltd – Client Dr Kevin Caley
Extract of Drawing 05d showing Proposed Floorplan of the African Biome
Extract of Drawing 06d showing South and North elevations of the proposed African Biome
Extract of Drawing 06d showing West and East elevations of the proposed African Biome 12
Hayston Developments & Planning Ltd – Client Dr Kevin Caley
6.4 South East Asian Biome. This will be constructed to a similar design and with the same materials and external measurements as the African biome above. It will be located to the north of the African biome, to the east of the woodland reserve and between the two proposed birdhouses (see Drawing 02c for exact location).
6.5 South American Biome. This biome is proposed to be 27m in length, 7.4m wide and 3.1m to the top of the curved roof and to be constructed to a similar design with the same materials as the other two biomes above. This, the largest of the biomes will be located to the north of the site beyond the propagation biome.
6.6 European Biome. This biome will again be constructed to a similar design with the same materials as the biomes above. This biome will be 9.8m by 6.1m with a height of 3.1m to the top of the arched roof. However, the power room will be excluded and there will be no timber cladding to the entrance/lobby, as this will be incorporated into the main structure. See plans below, which show the exclusion of the lobby / power room feature of the other biomes, as the lobby is internalised.
Extract of Drawings 07d and 08d showing the proposed European Biome
6.7 Australian Birdhouse. The first of the birdhouses is proposed to be located between the African Biome and the South East Asian Biome. It will have the following dimensions; 6.5m by 5.0m with a height of 2.5m to the ridge of the shallow pitched roof. On the south elevation is a small foyer with outward opening doors on the outside and sliding doors on the 13
Hayston Developments & Planning Ltd – Client Dr Kevin Caley inside. This will allow for controlled entry and exit, prohibiting escape by the birds. The exterior of the birdhouse will have bird and predator proof netting and a polycarbonate covered roof. The wall to the lobby and covered alcove will be finished in horizontal timber cladding. The doors will be in stained or painted wood to match the cladding. A Forest Birdhouse is also proposed as a replica of the above to be located to the north, between the South East Asian Biome and the South American Biome.
Extract of Drawing 17d showing the proposed Birdhouse elevations
Extract of Drawing 17d showing the proposed Birdhouse plan 14
Hayston Developments & Planning Ltd – Client Dr Kevin Caley
6.8 Propagation Biome. The building will be constructed in Lp-Keder air bubble film over a steel skeleton, as per the habitat biomes. The structure will be 4.9m long, 2.0m wide and 2.0m to the top of the curved roof. A small adjacent shed is to be used for the storage of tools and equipment.
6.9 Café / Reception. The building will be timber clad with vertical emphasis and will have a wildflower green roof, in order to create additional and native short sward habitat. This will be of particular benefit to Lepidoptera and other short sward specialists. It will be 17.8m in length (including the gas bottle storage area) by 8.2m in depth and 3.3m to the ridge. To the north of the building will be an external patio area with glass screening along the east and west sides. There will be a service area to the rear of the building, with a door in the eastern corner.
6.10 The café has been designed to accommodate 52 covers within the building and an additional 28 within the external patio area, where a temporary awning could be erected. Siting the building close to the southern boundary will also assist in attenuating the noise from traffic along the A477. A staff / disabled toilet and separate male / female toilets are also proposed with vertical timer cladding. These are to be located to the west of the reception building.
6.11 Education Centre. This building will be located in the south-east corner of the site. To the north of the building an external veranda is proposed with glazed balustrade. The north elevation will also be glazed. The east, west and southern elevations will comprise vertical timber cladding. The roof will be a wildflower green roof with the same objective as the Café / Reception. Visits by schools will be by appointment and generally during the shoulder months, outside of peak spring and summer periods.
Extract of Drawing 15c showing the proposed Education Centre Floor Plan 15
Hayston Developments & Planning Ltd – Client Dr Kevin Caley
Extract of Drawing 16c showing the proposed elevations of the Education Centre
6.12 Car Parking. The car park will provide space for 43 general use spaces for staff and visitors and a further four spaces for those with disabilities. Provision has also been made for the parking of two mini-buses and for such vehicles to enter and leave in a forward gear. These two larger parking spaces will also cater for the occasional delivery of food for the café and for other equipment that may be needed for the operation of the business.
6.13 The parking and service yard surface will be finished in a geo-grid ground stabilisation system, as described in Drawings 02c and 12c. The final design and lattice structure for the ground stabilisation (e.g. ecolattice / ecogrid) will be determined at detailed design stage. The walkways through the site and between the buildings will also be finished in an Equigrid E50 reinforced system or similar. This will be in-filled with a grass mix over a gravel base to prevent these areas becoming boggy. Dr Caley also intends to incorporate various interactive sculptures around the walkway. Example of a geogrid surface treatment, detail of which to be decided (Drawing 12c)
6.14 Drawing 02c also shows the locations of the bollard style downlights together with a proposed detail of the lights (see extract below). The downlights will give the necessary level of illumination for visitors whilst minimising any impact on wildlife and avoiding any glare or distraction for drivers on the A477. An appropriate system for security lighting will be required for the Café / Reception to reflect a balance between the need for security and the sensitive nature of the wildlife concept for the site.
16 Image of proposed detail for 500mm bollard downlights (see Drawing 02c)
Hayston Developments & Planning Ltd – Client Dr Kevin Caley
6.15 The traditional conservation management of the site will encourage native species to return. The existing woodland area is to be kept as a reserve, a wildflower garden is to be planted and three small ponds are proposed across the site. The ponds are important for diversity and educational reasons. The exotic pond (between the S.E. Asian and the European biomes) is important for the immersive element and for sound mitigation (likely to be a powered boulder stream). The education pond, where pond dipping would take place is in the south-east of the site and is proposed to be at a higher level to facilitate access. The pond within the wildlife garden will form part of the water supply for the overall site, providing both a drainage system and a source of water for plants during dry periods.
6.16 Due to the ecological conservation management of the site, there are a number of ecological benefits that the scheme will bring to the area. In addition to enhancing the attractiveness of the area to a range of important species through ecological enhancements and conservation management, the scheme is intentionally highly sustainable. Water harvesting, green power generation, green roofs and biomass boilers will form part of a range of features across the site which will ensure the efficiency and sustainability of the site as a whole.
7.0 LOCAL DEVELOPMENT PLAN POLICIES
7.1 The site falls within the administrative area of Pembrokeshire County Council (PCC). The County Council adopted the Local Development Plan for the area of the County outside the National Park on 28th February 2013. The most relevant policies identified are SP.1, SP.5, SP.6, SP.16, GN.1, GN.2, GN.16 and GN.37. Each policy is discussed in turn below.
SP.1 Sustainable Development All development proposals must demonstrate how positive economic, social and environmental impacts will be achieved and adverse impacts minimised.
7.2 The proposed Butterfly Haven will comply with strategic policy SP.1, delivering a variety of benefits, which include but are not limited to:- Economic – the creation of an estimated 10 FTE jobs, associated with the management of the ecological systems and the Café / Reception. The ecological aspect is a sector of job creation of which there are few examples in the County. Directly and indirectly the scheme will inject £0.5 - £1mil into the regional economy. Social - the intention is to attract school (junior and secondary) pupils and college students to visit as part of their educational studies. In addition there will be opportunities to link with the local community as the Haven adjoins the village hall and the site will encourage volunteer involvement in conservation projects. Environmental – the whole of the land in Dr Caley’s ownership will be managed as a nature reserve with the intention of improving its management in the interests of ecology.
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley
SP.5 Visitor Economy Proposals for development relating to the visitor economy will be supported provided that they are in sustainable locations, contribute to the diversity and quality of accommodation and attractions, respect and protect the environment and benefit local communities.
7.3 This proposed visitor attraction is in a sustainable location, adjoining the A477 within the cluster of properties at Llanteg. The site is accessible by means other than the private car, with the bus stop nearby at the Petrol Filling Station and cycling routes along the A477. On- site provision for mini-buses will promote the use of such vehicles providing for shared trips for visiting schools and other groups. Adjoining the site is the village hall. Within close proximity is the petrol filling station and shop, a caravan sales and servicing centre and a separate café.
7.4 The Butterfly Haven:- Will be a unique attraction and as such a significant benefit to the visitor economy in Pembrokeshire; It will have the advantage of being an all-weather enterprise as many of the attractions will be under cover, including the biomes and the café; It will appeal to a wide range of visitors from all demographics and particularly for those interested in the natural world; It will include the creation of a variety of habitats including additional landscaping and the formation of ponds; It will be a year round attraction, with the advantage of attracting educational trips from schools during the shoulder months; and, It will also be an asset to the community at Llanteg, providing local employment that will require a variety of skills from the scientific, to education, food preparation and retail.
Therefore the development will comply with the objectives of strategic policy SP.5.
SP.6 - Minerals A contribution to the national, regional and local need for a continuous supply of minerals will be met by: 1. Maintaining a reserve of hard rock and sand and gravel during the Plan period; 2. Safeguarding known resources of coal and aggregates (including sand and gravel and hard rock) from permanent development, except those in settlements; and 3. Safeguarding the landfall locations for marine dredged sand and gravel.
7.5 The site is on a hard rock reserve. However, there are no known or anticipated requirements for extraction from this site. Furthermore, the proposed use will support the continued conservation of the site and its surroundings, protecting it from more urban forms of development. Therefore the development will comply with policy SP.6.
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley
SP.16 - The Countryside The essential requirements of people who live and work in the countryside will be met whilst protecting the landscape and natural and built environment of Pembrokeshire and adjoining areas. Development which minimises visual impact on the landscape and relates to one of the following will be promoted: 1. Enterprises for which a countryside location is essential; 2. Opportunities for rural enterprise workers to be housed in suitable accommodation that supports their employment; and 3. The re-use of appropriate existing buildings.
7.6 This proposed visitor attraction, by its very nature, requires a countryside location and therefore fits within criterion 1 of SP.16. As the Executive Summary of the Business Plan for the Butterfly Haven states ‘as a venue containing wildlife-centric gardens (within which will be sited butterfly biomes) and a High Nature Value reserve, there is an overwhelming need for the ‘Butterfly Haven’ to be sited in a countryside setting…. The presence of this venue will enhance the local biodiversity through its management practices which can only be made possible through a regular income stream, as would be provided by the visitor elements.’ The purpose for the business enterprise entails the protection of the landscape and natural environment in accordance with this policy. The design of the proposed buildings, parking and access is sensitive and minimises any visual impact through appropriate scale, siting and use of materials. Therefore the development complies with the objectives of policy SP.16.
GN.16 Visitor Attractions and Leisure Facilities A. New visitor attractions and commercial recreation and leisure proposals will be permitted where both the following criteria are met: 1. The site is well located in relation to A or B class roads and/or, rail stations and/or bus routes; and 2. The site is within or immediately adjoins a settlement, unless the proposal requires a countryside location, in which case evidence must be provided to support this. B. Extensions to the area, or an intensification, of the visitor, commercial recreation or leisure facility will be permitted where the scale and nature of the facility and of the proposed extension would be compatible with its location.
7.7 The proposed Butterfly Haven meets the criteria of Policy GN.16. The site has access from and fronts onto the A477 (criterion 1). The A477 links the population centres along the south coast of Wales to the very popular holiday destinations of Saundersfoot and Tenby, and the villages and beaches along the coast of South Pembrokeshire. The applicant has therefore chosen a location which is ideal for attracting both long stay and day visitors to the area. The site is also close to the bus stop in Llanteg, which is adjacent to the nearby petrol filling station and so is accessible using the local bus service.
7.8 The site lies within a cluster of properties along this stretch of the A477. These include a number of residential dwellings, a caravan sales and maintenance enterprise, the Llanteg village hall and a petrol filling station and general convenience shop. Although the site is not within a settlement, it requires a countryside location by the very nature of the proposed use (see section 7.6 above). The wildlife and conservation of the countryside is a key component 19
Hayston Developments & Planning Ltd – Client Dr Kevin Caley of the attraction. Furthermore, the scheme will protect and enhance biodiversity in this countryside location.
7.9 The Butterfly Haven will be a unique addition to the range of attractions in Pembrokeshire. It will provide an all-weather attraction and will diversify the range of visitor attractions available in the County. Alongside tourist visitors and special interest visitors, Dr Caley also intends for the Butterfly Haven to be an educational resource that will be visited by both pupils and teachers from junior and secondary schools across West Wales. Whilst the biomes will be the key educational elements on the site, there will be a specific Education Centre which is located in the south-east corner of the site. Such provision will also encourage repeat visits by schools.
7.10 The application not only involves the construction of biomes and all the associated buildings, but the planting of a variety of flowers, shrubs and trees throughout the site and the creation of three ponds. Traditional conservation and reintroductions for the management of the reserve will enhance the natural landscape and biodiversity locally. The proposal also provides a live/work opportunity, as Dr Caley lives at the adjoining dwelling, The Downs.
GN.37 Protection and Enhancement of Biodiversity All development should demonstrate a positive approach to maintaining and, wherever possible, enhancing biodiversity. Development that would disturb or otherwise harm protected species or their habitats, or the integrity of other habitats, sites or features of importance to wildlife and individual species, will only be permitted in exceptional circumstances where the effects are minimised or mitigated through careful design, work scheduling or other appropriate measures.
7.11 The proposed development demonstrates a positive and practical approach to enhancing biodiversity in the Llanteg area. The proposal includes a variety of landscape enhancements within the site, including wildlife / wildflower gardens, ponds, and the creation of a woodland reserve along the eastern boundary. The Café / Reception and the Education Centre have been designed with wildflower green roofs, which will form short sward habitats that will be of particular benefit to blue butterflies and other short sward specialists. The Haven will also involve the community through volunteer opportunities and will provide education in appreciating and understanding Lepidoptera in particular, and biodiversity in a more general sense.
7.12 In addition to the above, Dr Caley’s Preliminary Ecological Survey for the Pembrokeshire Butterfly Haven (see Appendix A), has shown that the development proposed does not have a negative impact on the local biodiversity. The following are the key findings from the Survey:
No conservation priority plant species within the development area; Three breeding bird species in the field hedge..... two of which are of Conservation Concern, but also belong to populations more extensive on the general property (i.e. Bullfinch, Dunnock). In addition, there are birds breeding in the woodland area, which is proposed to become a woodland reserve as part of this application; 20
Hayston Developments & Planning Ltd – Client Dr Kevin Caley
No BAP priority (conservation management) insect species recorded on-site, but several butterfly species present, all of which are part of a more extensive population on the property as a whole; Three feeding bat species present... but to date only one species noted flying near the development site (i.e. Brown Long-eared Bat); A badger sett is noted 340+m away from the development site, with entrances orientated away from the property, possibly signifying an inability to enter the said property due to antipredator fences located close by.
7.13 The Preliminary Ecological Survey for the Pembrokeshire Butterfly Haven also contains Ecological Maps of both the application site and the adjoining land in the applicant’s ownership. A new conservation management system, incorporating more traditional techniques is being adopted by the current owner-occupier. This is combined with extensive monitoring systems that have been written into the remit of the proposed Butterfly Haven business. The trees within the site and the associated hedgerows will be protected as part of the business remit. The only exception to this is the proposed grubbing up of the existing hedge to the north of the proposed car park area, which is to be replaced with a hedgerow approximately 7-8m further to the north of its current location. As a result of the proposed conservation and management above, the proposal will maintain and enhance biodiversity and meet the objectives of policy GN.37.
GN.1 General Development Policy Development will be permitted where the following criteria are met: 1. The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located; 2. It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels; 3. It would not adversely affect landscape character, quality or diversity, including the special qualities of the Pembrokeshire Coast National Park and neighbouring authorities; 4. It respects and protects the natural environment including protected habitats and species; 5. It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic exceeding the capacity of the highway network; 6. Necessary and appropriate service infrastructure, access and parking can be provided; 7. It would not cause or result in unacceptable harm to health and safety; 8. It would not have a significant adverse impact on water quality; and 9. It would neither contribute to the coalescence of distinct settlements nor create or consolidate ribbon development.
7.14 The proposal for the Butterfly Haven meets all nine criteria of Policy GN.1 and therefore complies with the objectives of this policy. Each of the criteria is discussed below in numerical order.
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1. The attraction requires a rural / natural environment that itself would support a varied butterfly population. The ecological conservation management approach will strengthen the biodiversity and natural landscape of the site;
2. The only adjacent properties on the north side of the A477 are Haven Acre, which lies to the west of the village hall, and the residential property Hillcrest. The current level of amenity enjoyed by residents of Haven Acre will be unaffected. Retention of the boundary trees / hedge along the A477 will minimise any potential impact on the residential properties south of the A477;
3. The proposal will not impact on the character or quality of the local landscape due to the existing boundary vegetation, the scale of the buildings involved and the nature of the enterprise, including its landscaping and nature conservation objectives;
4. The proposal complements the natural environment. The intention is to encourage the presence and interpretation of butterflies throughout the site not just in the biomes. The three ponds, wildflower garden, formal and informal planting and children’s garden area will respect the environment and educate visitors on the protection of the natural world;
5. The site is in an accessible location, accessed via an existing junction with the A477 onto the unclassified road that leads to Hillcrest and The Downs. The proposal will be located within a cluster of existing properties at Llanteg. There is a footpath either side of the A477 and a flush kerb crossing point close to the access to the Butterfly Haven. There is also a bus stop nearby at the Petrol Filling Station and cycling routes along the A477. At this point of the A477 the speed limit is 40mph;
Hedge line looking east parallel with A477 with good visibility to the east
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As detailed in Section 5 (Planning History), initial discussions have taken place with the Highways Trunk Road Section of the Welsh Government. There are no significant constraints with respect to access off of the A477, subject to the provision of sutiable visibility at the site access. Drawing 00e indicates that the required sight lines can be obtained to allow the safe exit of vehicles from the site on to the unclassified road and thence on to the A477 at a point which is within the 40mph speed limit (4.5m X 120m in both a westerly and easterly direction). This is subject to the proposed changes to the Village Hall carpark access;
The access arrangements to the adjacent Llanteg Village Hall car park are to be reconfigured (agreed by letter dated 01 November, Appendix D). This will ensure against the potential for a conflict of vehicles accessing the application site from the A477. The impact of the development on highways safety is assessed in the Appendix C report and differs markedly from the 2018 dismissed appeal at the Llanteg PFS (Appendix E), please refer to sections 5.8-5.9 above for details;
Drawing of Proposed access from the Acstro Transport Report (Appendix C). This complete drawing is detailed in Appendix 4 of this main report
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Hayston Developments & Planning Ltd – Client Dr Kevin Caley
The number of vehicles expected to access the site has been assessed by Transport Consultants Acstro Limited. Given the lack of available comparisons on the TRICS database the trip generation figures have been based on the ambitious visitor projection figures set out in the Butterfly Haven business plan. The figure of 25,000 visitors per annum (4.15, Appendix C) equates to a peak number of daily vehicle movements of 240 during the summer season (Table 2, Appendix C). This falls well below the figure at which a right hand turn would be required (500) and even at peak times the site will not generate a frequency and number of vehicle movements that would cause vehicle conflicts or traffic capacity concerns on the A447;
6. Appropriate parking provision has been made for visitors attracted to the site, namely 43 car spaces and a further 4 disabled spaces. 2 larger spaces and adequate turning for mini-buses is also proposed in order to cater for school parties and various special interest groups. These two spaces would also be available for the delivery of food for the cafe and for any equipment needed for the site;
7. There are no significant health and safety concerns with the construction of this proposed development. However, the health and safety of visitors will be of utmost concern to Dr Caley. A number of measures will be taken to ensure safety of visitors. This includes, for example, the installation of bollard downlights at the edge of the footpaths through the site. The illumination level has been designed to give enough guidance to visitors and staff whilst minimising the impact on the local environment including any distraction for those travelling along the A477;
8. The proposed foul and storm water drainage infrastructure and the provision of and maintenance of the ponds will ensure water quality is not detrimentally affected by the proposed development. The more traditional nature conservation techniques proposed will guard against the use of harmful fertilisers and other products that could otherwise cause harm to the environment;
9. The presence of mature trees / hedges fronting the A477 effectively screens the site from the view of passing motorists. This part of the A477 already includes a range of land uses which are visible from the road, for example the caravan sales and maintenance centre at which there is a cafe, the village hall and the petrol filling station and shop. The proposed use, design, layout, materials and nature conservation approach will guard against any precedent being established for ribbon development.
GN.2 Sustainable Design Development will be permitted where relevant criteria are met: 1. It is of a good design which pays due regard to local distinctiveness and contributes positively to the local context; 2. It is appropriate to the local character and landscape/townscape context in terms of layout, scale, form, siting, massing, height, density, mix, detailing, use of materials, landscaping and access arrangements / layout;
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3. It incorporates a resource efficient and climate responsive design through location, orientation, density, layout, land use, materials, water conservation and the use of sustainable drainage systems and waste management solutions; 4. It achieves a flexible and adaptable design; 5. It creates an inclusive and accessible environment for users that addresses community safety; 6. It provides a good quality, vibrant public realm that integrates well with adjoining streets and spaces and 7. It contributes to delivering well designed outdoor space with good linkages to adjoining streets, spaces and other green infrastructure.
7.15 The proposal reflects sustainable design and meets the objectives of the relevant criteria of policy GN.2, as set out below:-
The design and layout of the buildings fits into this countryside setting and contributes positively to the natural landscape surroundings. The development proposed will consist of appropriately scaled and designed buildings in a nature reserve setting; The design of the buildings is resource efficient and climate responsive. The biomes will be purpose-built for housing butterflies, with an Ld-Keder Air Bubble film stretched over a steel frame with polytunnel materials. They will harness natural sunlight and use biomass boilers to generate heat, or (in the case of the European Biome) rely on latent heat. The Education Centre and Café / Reception buildings will use natural timber and include wildflower green roofs. Water will be attenuated on site using soakaways, water harvesting and the proposed ponds. The surfaces of the paths and the parking area are in the form of a SUDS solution, incorporating natural water infiltration at source through the use of green geogrid surfaces; The surfaces of pathways will be wheelchair and buggy friendly with a geogrid system as opposed to gravel. The downlight illumination will minimise any impact in this semi-developed area along the A477 and similarly on any wildlife. Their use will be carefully monitored / managed. The site is well connected to the A477 and existing adjacent convenience shops and the village hall.
8.0 NATIONAL PLANNING POLICY GUIDANCE
Planning Policy Wales, Edition 10, December 2018 (PPW) 8.1 Chapter 5 of PPW (Ed 10) confirms that ‘Economic land uses include the traditional employment land uses (offices, research and development, industry and warehousing), as well as uses such as retail, tourism, and public services’ (paragraph 5.4.2). In relation to the rural economy in particular (section 5.6), the policy document states that ‘a strong rural economy is essential to support sustainable and vibrant rural communities. The establishment of new enterprises and the expansion of existing business is crucial to the growth and stability of rural areas’ (Emphasis added). As to the connection between tourism 25
Hayston Developments & Planning Ltd – Client Dr Kevin Caley and the rural economy, at paragraph 5.5.3 the policy statement says that ‘in rural areas, tourism-related development is an essential element in providing for a healthy and diverse economy.’
8.2 With respect to tourism PPW 10 affirms the continued national policy support for tourism development. Since tourism is ‘vital to economic prosperity and job creation in many parts of Wales … and .. ‘a catalyst for regeneration, improvement of the built environment and environmental protection’ (paragraph 5.5.1). Indeed, ‘the planning system encourages tourism where it contributes to economic development, conservation, rural diversification, urban regeneration and social inclusion, while recognising the needs of visitors and those of local communities. …In addition to supporting the continued success of existing tourist areas, appropriate tourism-related development in new destinations is encouraged’ (paragraph 5.5.2, emphasis added).
8.3 In the case of the Butterfly Haven, the applicant is proposing to make a considerable investment in the creation of a new tourist attraction which involves the construction of four biomes for butterflies as well as an Education Centre and Café / Reception. Once completed, the development will provide up to 8-10 FTE jobs in the care of the biomes and the propagation units, in land management and gardening, in education, curating, and in reception and café staff. The scheme will enhance the local rural environment and provide a boost to tourism in Pembrokeshire, attracting visitors to the area. The proposal can therefore be described as both an employment generating and wealth creating development, consistent with the aims and objectives of PPW chapter 5.
8.4 The proposed Butterfly Haven will provide employment and investment in environmental diversity. The scheme will be a catalyst for environmental protection across the whole site and will promote nature conservation and biodiversity enhancement to all visitors. As such, this tourism development will also meet the wider objectives of chapter 5 in relation to tourism, the rural economy and conservation.
8.5 At paragraph 5.8.1 support is proffered for ‘new development that has very high energy performance, supports decarbonisation, tackles the causes of climate change, and adapts to the current and future effects of climate change through the incorporation of effective mitigation and adaptation measures.’ The scheme as a whole and its component parts have been deliberately designed with sustainability, renewable energy, the circular economy and nature conservation in mind. Section 6 and paragraph 7.15 of this report (see above) describe a number of these objectives within the design of the development.
8.6 The proposal will harness and enhance the existing green infrastructure connections across the site, providing a conservation management approach that will sustain the natural green corridors and nature conservation pathways in the locality. In accordance with paragraph 6.2.4, the ‘protection and enhancement of biodiversity’ will ‘be carefully considered as part of green infrastructure provision’. In relation to biodiversity, the whole purpose of the scheme is to conserve and enhance biodiversity, not just the species introduced to the site, but the native plant and animal species already present. This scheme will meet the objectives set out in paragraph 6.2.3 by supporting ‘the conservation 26
Hayston Developments & Planning Ltd – Client Dr Kevin Caley of biodiversity, in particular the conservation of wildlife and habitats’ and securing ‘enhancement of and improvements to ecosystem resilience by improving diversity, condition, extent and connectivity of ecological networks’. The updated ecology survey at Appendix B provides the Authority with relevant information to verify the objectives of the scheme and its positive impact on the local ecosystem.
8.7 The proposed development will educate visitors on the enhancement of biodiversity through conservation management. The proposed use and the purpose for the Butterfly Haven would be entirely undermined by approaches to the development and management of the site that do not promote biodiversity enhancement. Therefore the development will comply with the objectives of chapter 6 of PPW (Ed 10) in relation to biodiversity conservation and enhancement.
Technical Advice Note 23 – Economic Development, Feb 2014 8.8 Paragraph 3.1.3 of TAN23 states that ‘economic development could make communities more sustainable, by improving the alignment of housing and jobs, encouraging people to work close to home.’ In this instance Dr Caley bought The Downs as an appropriate home from which he could develop and manage a Butterfly Haven on the adjoining land, which is also in his ownership. There is therefore a strong home – work relationship. The proposals include a private path between Dr Caley’s home and the Butterfly Haven.
8.9 There are a number of existing employment uses along this stretch of the A477, including the garage / shop at Llanteg, the caravan sales and maintenance business and café, and the Battlefield Live Laser combat centre. These all provide job opportunities for the local population. This scheme will supplement local job provision with a range of new jobs. The introduction of a volunteer scheme for nature conservation will also promote the development’s relationship with, and integration into, the local community.
Pembrokeshire Destination Management Plan (PDMP), 2013-2018 8.10 The PDMP period ran from 2013-2018, however, given that the document has not been superseded or replaced, and given its very recent expiration, the following extracts from the report remain of particular relevance to the proposal:-
Para 4.2.3 says that ‘opportunities exist for developing new niche marketing groups in areas such as group travel, festivals and events, attractions, outdoor activity markets, eco-tourism and accessible holidays.’ Dr Caley’s proposals present an opportunity to deliver a new tourism-related business within Pembrokeshire that will help diversify the area’s attractions, delivering a visitor attraction within the eco- tourism sector;
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Objective 3 of the PDMP includes the following statement: ‘Improving the quality of experience is crucial in getting visitors to return. Central to this is the availability of high quality tourism enterprises and facilities open all year’. The proposed Butterfly Haven will be an-all-year-round visitor experience and one that will help to diversify and enhance the attraction of South Pembrokeshire as a holiday destination. The provision of an Education Centre will provide opportunity for school visits in the area, and the presence of a café will prolong the visitor experience, whilst ensuring an increased income for the enterprise.
9.0 CONCLUSION
9.1 The applicant’s intention is to create a truly unique conservation project and visitor experience. The proposed development will create a wholly new management system for the conservation of butterflies. As such the development offers a unique opportunity to create a Butterfly Haven of national significance. The attraction will, as the applicant states, ‘showcase butterflies, moths and other insects, both indigenous and tropical, in appropriate display habitats (heated biomes, outdoor gardens and a native reserve complex)’. Furthermore, the creation of a reserve that is specifically focussed on insect conservation will provide a uniquely specialised Haven for butterflies.
9.2 The development, on land adjacent to the A477 and The Downs, Llanteg, includes four biomes, a propagation unit, an education centre and a reception / café building together with a green geogrid construction car park with 43 general, 4 disabled spaces and 2 spaces for minibuses / delivery vehicles. The scheme will protect and enhance the local landscape and biodiversity through conservation management, good design and the use of appropriate materials. The highways impact of the scheme has been assessed as safe, subject to the agreed reconfiguration of the Village Hall car park access, and given the projected frequency and number of vehicles accessing the site.
9.3 The creation of The Butterfly Haven Conservation Project will assist in the diversification of the tourism offer in Pembrokeshire. The site will be open all year round and during all weathers and will have a particular appeal to those interested in the environment, ecology and conservation. There will also be ongoing education programmes, which will appeal to both primary and secondary schools.
9.4 The proposal meets the objectives and associated criteria of the policies of the adopted LDP, in particular polices SP1, SP5, SP6, SP16, GN1, GN2, GN16 and GN37. It also complies with the objectives of PPW (chapters 5, 7 and 11), TAN23 and the Pembrokeshire Destination Management Plan.
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If you require any further information or to discuss alternative options please do not hesitate to contact Hayston Developments & Planning Ltd.
REPORT PREPARED BY MARTIN BELL BA MRTPI (RETIRED) SENIOR PLANNER
& PETER ROBERTS BSC (HONS) MA SENIOR PLANNER
REPORT PEER REVIEWED BY ANDREW VAUGHAN-HARRIES BSC (HONS) Dip TP MRTPI DIRECTOR AND PRINCIPAL PLANNER
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APPENDICES
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