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Outline Planning Application for Land at Gors Farm, Gors Road, Towyn Design & Access Statement

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Outline Planning Application for Land at Gors Farm, Gors Road, Towyn Design & Access Statement 1 Outline Planning Application for land at Gors Farm, Gors Road, Towyn Design & Access Statement April 2017 Stone Planning Services Land at Gors Farm, Gors Road Towyn Design and Access Statement 2 Contents: 1. Introduction - p3 2. Site & Context Analysis - p7 3. Design Proposals & Illustrative Layout - p13 4. Summary - p24 Gors Farm D&AS Rev B Client: Mr. C. Holden Land at Gors Farm, Gors Road Towyn Design and Access Statement 3 1. Introduction This Design and Access Statement (D&AS) accompanies an Outline Planning Application for land at Gors Farm, Gors Road, Towyn. The team which has prepared the planning application, comprises the following profession firms. The project team has worked to Mr. C Holden (Guild of Travelling Showmen) as client: Planning Consultant / Urban Design: Stone Planning Services Architect: BR Architecture Engineering: M-EC Consulting Engineers Structural Engineers: J M cKernon & Co. Ecology, Landscape & Trees: CEB Associates Noise Consultants: Apex Acoustics Drainage: M-EC Consulting Engineers The D&AS is prepared to meet the requirements of Conwy County Borough Council and the Welsh Government’s Technical Advice Note 12: Design (March 2016). The document provides the following: Explanation of the Design Principles & Concepts for the scheme. Demonstration of the site and context appraisal that has been undertaken and how this has then informed the scheme design. Explanation of the Access & Circulation arrangements for the scheme Confirmation of how specific issues – including access issues (amongst others) - have been addressed through the design proposal. The Site The application site extends to 1.87 hectares (4.62 acres) and includes the now redundant Gors Farm and associated land / buildings. Gors Road forms the eastern boundary to the site and the River (Afon) Gele forms the northern boundary. The southern boundary extends up to and includes areas of an area of undulating and unmanaged vegetation, whilst the western boundary is more distinct being formed by a timber post and rail fence with a large agricultural storage building beyond. There are two existing junctions serving the site from Gors Road. The northern-most junction serves the adjacent large-format steel framed storage building and provides access to agricultural land via an unmade farm-track running alongside the River Gele. The second southern junction provides access to the main site past a feature stone wall and a pair of gateposts. This entrance feature was constructed to serve a previous approved scheme. This site access will be remade as part of the prosed development, in the same location. There are several existing buildings on site. The largest of these is the two-storey original Gors farmhouse, which is to be demolished now that the replacement farm is occupied. There are a number of associated outbuildings, close to the original farmhouse, including a former granary, which will be retained and reinstated. Other outbuilding also exist on site. There is a partly constructed internal track, low bridge parapets to a now defunct pond and several concrete slabs laid to accommodate tourist lodges. (as approved by an earlier extant planning permission). Land at Gors Farm, Gors Road Towyn Design and Access Statement 4 The landscape character and quality of the site is modest. Much of the site is now overgrown and the unmanaged vegetation has little intrinsic value. The tall hedgerow to the site frontage along Gors Road is the most distinctive landscape feature. There is undulation land covered with grasses and gors to the western portion of the site and extending beyond the site boundary to the west. The Proposed Development The outline planning application comprises the following elements, which combine to create an attractive and appropriate development: Erection of a manager’s house. 13 no. park-homes for Travelling Showmen’s families. An area for the storage of resident-only touring caravans. A further external storage area. Erection of covered barn for the maintenance of equipment relating to Travelling Showmen’s business. The restoration of the former granary to garden store. The Access onto Gors Road from the site. Landscaping of the site, including boundaries, planting, green space and play space. The following planning application drawings should be read alongside this statement, and as relevant these drawings are included within the statement for reference. Site location and red-line boundary (ref BR:Holden:OS01) Illustrative masterplan (ref: BR:Holden:FS01) Indicative Park Home (ref: BR:Holden:FS02 ) Planning and Urban Design Policy Context Planning Policy Wales describes design as… ‘The relationship between all elements of the natural and built environment.’ The site at Gors Farm illustrates this concept where new development can enhance both the landscape setting and contribute positively to the built character of Towyn at one of the town’s gateways. The relationship between buildings - existing and proposed, boundaries - both built and natural edges, the wider landscape and the local townscape have been carefully considered in developing design solutions on this important site. Planning Policy Wales (PPW) confirms the role of ‘design’ in creating inclusive and sustainable places. These design objectives are directly relevant to design proposals at Gors Farm, where strong social, environmental and economic principles underpin the scheme. PPW describes that… ‘To create sustainable development design must go beyond the aesthetic to include social, environmental and economic aspects of development’. In social terms, development proposals will provide much-needed facilities and new homes for the travelling showmen community. The development will underpin future business and economic success for that community and provide new homes for travelling showmen families. Providing these new homes, in proximity to local facilities, is very important. PPW also describes how… ‘Good design is about inclusive design…’ and that…’inclusive design places people at the heart of the design process, acknowledging diversity and difference’. Land at Gors Farm, Gors Road Towyn Design and Access Statement 5 Proposals support the way of life of the travelling showmen community. In many ways, this is a different way of life to many people, involving travelling far and wide to provide leisure facilities across Wales and beyond. In other ways, the community requires the everyday facilities for families based around a family home and local services. The proposed development supports diversity and inclusion. Good design will ensure development is attractive and appropriate within its setting and contributes to the character and community of Towyn. Technical Advice Note 12: Design (March 2016) defines the facets of good design as follows and this has helped to structure this document: Access & Movement - Ensuring access for all and sustainable patterns of travel Character – Creating a sense place and a development which relates well to the townscape vernacular of Towyn with buildings of quality in design and construction. Environmental Sustainability – Ensuring landscape character, green infrastructure and sustainable buildings and places. Community safety – Promoting safe, attractive and welcoming places which offer good levels of natural surveillance. The D&AS also reflects the requirements of the sister document TAN12 which relates specifically to Design and Access Statements. The design process, moving from site assessment through to developing options and confirming proposals is important. The design work building up to the planning application, has reflected this iterative process. Design decisions have been based upon a strong vision for the development and have balanced key considerations. This document explains and justifies the proposals and the design approach. Conwy County Borough Council prioritise good design. Conwy Local Development Plan was adopted in 2013 and Policy DP/3 Promoting Design Quality and Reducing Crime is of central importance. The Council has also adopted a thorough Supplementary Planning document on Design in July 2015 (LDP09), which sets out the expectations of the local planning authority. The requirements of the SPD have been addressed through the design process and planning application submission. The SPD describes the character of this diverse and attractive part of Wales, with its striking architecture, picturesque landscapes and busy towns. The setting of the Gors Farm site reflects many of the key features of the Borough. There are low-lying grassland pastures abutting the coastal townscape of Towyn. The sea-side character of the town, with its abundance of park-homes, static caravans, amusement arcades and fairground rides is distinctly part of the north wales character in this geography. There is the sea, shoreline and beaches to the north. To the south-east and south-west are hills and upland areas which frame and encircling the landscape either side of the River Clwyd. The SPD explains that new development should support the character of the borough and its local contexts and this is what the proposals at Gors farm seek to achieve. They are intended to be in- tune with the context in terms of built form and landscape character. Guidance highlights the importance of scale, form, materials and planting all these are carefully considered. Land at Gors Farm, Gors Road Towyn Design and Access Statement 6 Site Location Land at Gors Farm, Gors Road Towyn Design and Access Statement 7
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