ckplanning ltd – Mssrs James & Cleverley

PLANNING REPORT & LISTED BUILDING ASSESSMENT WITH DESIGN AND ACCESS STATEMENT APPLICATION TO TO CREATE GLOWTY'R FELIN AS A SEPARATE RESIDENTIAL UNIT MELIN , LLANRHIAN, , SA62 5BQ.

Application for Planning Permission PembrokeshireTown and Country Planning County Act Council 1990

To : Head of Planning Pembrokeshire County Council

ckplanning, Heathfield Mansion Letterston, SA62 5EG 0789 614 3152 Page 1 Penlanfeigan ckplanning ltd – Mssrs James & Cleverley

County Hall Haverfordwest Pembrokeshire SA61 ITP

ckplanning is making an application on behalf of DAVID IAN JAMES, JUDITH JANE JAMES,

MICHAEL STUART CLEVERLY & SHARON ELAINE CLEVERLY for the following Planning

Permission:

1. Proposal : To Create Glowty ‘r Felin as a Separate Residential Dwelling.

2. Site Location : Llanrhian Mill, Llanrhian, SA625BQ

3. Type of Planning Permission : Full with Listed Building Consent

4. Relevant LDP Policies: SP.1, GN.1, GN.2, GN.26 GN.37. GN.38

Pembrokeshire County Council

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1.0 INTRODUCTION

1.1 Please find enclosed the following:

 Requisite application forms and certificates

 Drawing 0046/SO1 Location Plan

 Drawing 0046/SO2Full Topographical Site Survey

 Drawing 0046/SO3Existing Site Block Plan

 Drawing 0046/PO1 Proposed Site Block Plan

 Design and Access Statement

 Planning fee – £380-00

1.3 This report is prepared in accordance with the requirements of planning policies contained within the Local Development Plan for Pembrokeshire Adopted February 2013 (LDP) and incorporates a Design and Access Statement which is now a statutory requirement in since 1st June, 2009.

2.0 BACKGROUND & LOCATION 2.1 Llanrhian Mill lies on the north-eastern periphery of the small rural settlement of Llanrhian, on the south side of the “C” class road that connects the village to Trefin and beyond to the north.

2.2 The two buildings which are the subject of this application, Glowty ‘r Felin and Melin Llanrhian were originally granted residential use planning permission in August 2002, under application 01/1000/PA, as follows –

Modifications to allow the Mill Buildings to be used for residential purposes as two dwellings – Llanrhian Watermill, Llanrhian, Haverfordwest, Pembrokeshire.

Whilst the consent permits residential use as two dwellings for the subject buildings, condition 3Pembrokeshire states :- County Council

Notwithstanding the information submitted with the application the calf cot building shall not be occupied at any time other than for purposes ancillary to the residential use of the main water mill building.

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NB The ‘Calf Cot Building is referred to as Glowty’r Felin throughout this application.

2.4 Approved drawing No 7 of consent 01/1000/PA shows the Calf Cot Building (Glowty’r Felin) as a self-contained residential unit comprising a bedroom, bathroom/toilet, kitchen and lounge/dining room – please see the plan extract below from Drawing No 7 the proposed Calf Cot conversion

2.5 Llanrhain ‘Water Mill’ is a Grade II Listed Building under CADW Ref No 20:26/384. The Listing Schedule is attached at Appendix A. 2.6 David and Judith James and Mike and Sharon Cleverley jointly purchased “Melin Llanrhian and Glowty’r Felin”, plus a 0.75 adjoining field, in July 2014 from Mr and Mrs Matthews of Trefin. The properties and land are currently under one legal title – WA936249. The 2 cottages are used for holiday lets to family and friends, and for the two couple’s personal residential use. The 2 families have a “memorandum of understanding” as to how the cottages and costs will be allocated and used going forward. For personal reasons – inheritance tax and family wills – the owners have been advised/wish to separate the two buildings and property. 2.7 SeparationPembrokeshire of the property does not entail Countychanging the character Council or appearance of either building or any of the land which is jointly owned by the applicants. Condition 5 of planning permission 01/1000/PA removes the sites General Permitted Development Order 1995 rights and the applicants are willing to accept a similar condition (which reflects the Town and Country Planning (General Permitted Development) (Amendment)(Wales) Order

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2014) pertaining to the use of Glowty’r Felin as a separate residential dwelling. Should this application be granted consent, a new permission will not, in my professional opinion, supersede consent 01/1000/PA and therefore Condition 5 of that permission will still apply to Melin Llanrhian.

3.0 SERVICES 3.1 The site and building have suitable access onto a public highway, the “C” Class Llanrhian to Trefin Road which is a public road where safe vehicular access and parking can be achieved to the satisfaction of the County Council Highways Development Control Officer (Mike Harris) – see Section 4 below. Water reticulation, a separate main sewer connection, electricity and telephone lines are readily available. Surface water run-off is disposed by soakways. 3.2 The application site is elevated above any designated flood zones.

4.0 HIGHWAYS COMMENTS

4.1 A site meeting was undertaken with Mike Harris of the County Council Highways Department on 26th August 2015 at 10.30am. How to achieve a suitable means of car parking for the Calf Cot dwelling (Glowty’r Felin) was discussed, the current car parking arrangement examined and a potential solution was then identified. A plan showing how off- road car parking in front of the dwelling could be achieved was emailed to Mike Harris on 28th August 2015 – please see the emails below:-

From Mike Harris 28th August 2015 at 10.42am

Chris,

With regard to our meeting and the question of splitting the small cottage known as Glowty’r Felin from its ties (as an annex accommodation) with Llanrhian Mill, I found the meeting very useful. I am aware that the cottage only has one double bedroom; and that as a holiday cottage, it has only ever attracted one car and that the parking has generally taken place in the small bay rather than down the hill on the main driveway.

I will not approve a 90-degree access onto the patio area, as when a vehicle exits, even if in a forward gear, the driver will have nill visibility looking up the hill. The carriageway on the Trefin side is also narrow and drivers will not have any awareness of an emerging car untill it is too late.Pembrokeshire The solution which I will be able to recommend County approval for,Council is to extend the current parking bay so that a car will be able to reverse back into an area which is wholly off the Highway. When exiting, the car will be able to pull away slowly with the driver checking the mirror as the car pulls way. There will be awareness from approching drivers and the car will be unlikely to pull into any “active” area of the carriageway, even if there is a need for two cars to

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pass one another outside the Mill residence. I have done a sketch to hopefully explain.

The wall could be set back further to give more space for getting around to load up a car, with the remaining grass bank giving some shelter and protection, and the gateway could be made slightly larger so that a small trailer could be pulled off the road. The use of the cottage as a seperate residence can then be recommended for approval. The general use by a single occupier is most likely to ensure that the car will approach from the north, and there is turning available just 150 metres up the road in the wide junction of the lane which comes down from Llanon and Square & Compass.

I have pasted an extract from our digitised Highway Records here (probably on the second page). The use of OS boundry lines is not particularly accurate as the single line normally means the centre line of a hedgebank or wall and yet we only go to the structural “toe” of a hedgebbank or the face of a wall. I have slightly amennded the line alonside the parking area for Glowty’r Felin on my sketch.

Mike Harris, Highways Planning Liaison Officer, Highways Development Control, Highways & Construction, Transportation, Housing & Environment, Tel:- 01437 775437

From: Chris [mailto:[email protected]] Sent: 28 August 2015 12:35 To: Harris, Mike; [email protected] Subject: Llanrhian Mill - revised parking layout Dear Mike

Further to our meeting last Wednesday and your very helpful email comments this morning please find attached a layout plan which shows how the current parking bay can be extended to allow a car to safely park in front of the Calf Cot Dwelling.

May we have your comments on this parking solution before we progress to a planning application.

with kind regards

Chris

Chris Kimpton DirectorPembrokeshire of CK Planning Ltd County Council 4.2 By response dated 28th August 2015 at 12.49 Mike Harris stated :-

Chris,

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I would recommend approval of that.

Mike Harris, Highways Planning Liaison Officer, Highways Development Control, Highways & Construction, Transportation, Housing & Environment, Tel:- 01437 775437

4.3 The off road improved car parking as shown on drawing 0046/PO1 is the solution discussed with, and approved by Mike Harris.

5.0 CURRENT PLANNING POLICY.

5.1 The site falls within the administrative area of Pembrokeshire County Council (PCC). PCC has recently adopted its Local Development Plan (LDP).The relevant policies identified are:-

5.2 SP 1 Sustainable Development

All development proposals must demonstrate how positive economic, social and environmental impacts will be achieved and adverse impacts minimised.

5.3 The addition of a small, unencumbered dwelling to the local housing stock will result in one more family home for the small village wherein it is located. Use of the dwelling a separate family home will also be of benefit to the economic and social well-being of the village, local area and County.

5.4 There will be no adverse impacts as a result of this proposal as the character and appearance of the building and area within which it is located will effectively remain unchanged.

5.5 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 respectsPembrokeshire and protects the natural environment Countyincluding protected habitats Council 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;

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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.

5.6 It is contended that the proposed development is entirely appropriate for this location, being sited within a traditional building that has been approved and converted to operate as a residential dwelling. No new buildings will be erected as part of this proposal; there will be no visual or other detrimental impact on local amenity; the natural environment will remain undisturbed; there is an existing access to Melin Llanrhian capable of accommodating traffic flows; existing on-site infrastructure is capable of accommodating residential use (as it currently does); and, safe off-road parking can be achieved. The scale, nature and siting of the development does not undermine the character of either the site or locality.

5.7 No hedgerows, trees or other form of wildlife habitat or corridor will be lost as a result of this development.

5.8 The site is readily and easily accessible from the local highway network which provides excellent connectivity for motorists, cyclists and pedestrians. There is adequate on-site car parking.

5.9 The subject building has the benefit of all the requisite services.

5.10 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; 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 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.

5.11 Good design is reliant on proposals emerging from an understanding of the site and its context, rather than relying on the unimaginative use of standard site layouts and building types. The proposed development does not change the external appearance of the building in any way. The small stone external wall to be relocated is a new addition to the building – it was constructedPembrokeshire in 2002/3 when Glowty’r Felin County was modified for Council residential use* – see also Drawings 1, 6 and 7 on file 01/1000/PA which do not show this wall as part of the existing building elevation. * Confirmed by previous owners Mr and Mrs P. Matthews.

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5.12 GN.26 Residential Development Residential development will be permitted where the proposal is for one or more of the following: 1. Open market housing or affordable housing to meet local needs, located within the Settlement Boundary of a Town, Service Centre, Service Village or Large Local Village as dened in the settlement hierarchy; 2. Affordable housing to meet local needs, located within the boundary of a Small Local Village; 3. The replacement or sub- division of an existing dwelling; 4. The conversion of an historic building to residential use; or 5. A rural enterprise worker’s dwelling. New homes on sites of 0.10 hectares and above will be built at a density of at least 25 dwellings per hectare, rising to at least 30 dwellings per hectare on sites in Towns. In exceptional circumstances evidence of infrastructure or physical constraints may justify a lower density.

5.13 The proposed development is in accord with criteria 3. and 4. of this policy and can therefore be supported for separate residential use.

5.14 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.

5.15 The proposed development will not result in the disturbance or harm of any protected species or habitat.

5.16 GN.38 Protection and Enhancement of the Historic Environment

Development that affects sites and landscapes of architectural and/or historical merit or archaeological importance, or their setting, will only be permitted where it can be demonstrated that it would protect or enhance their character and integrity.

The overall character, appearance and setting of Glowty’r Felin and the Melin Llanrian site will not be affected by this proposal. Relocating the newly built, small stone wall back approximately 1m to follow the front building line of Glowty’r Felin will not detract from the overall historic character or setting of the site. This is the only work taking place that can be considered to have any perceived effect on the character and setting of the Listed Building. The views of the Council’s Conservation Officer are invited as soon as possible on this part of the application. Pembrokeshire County Council

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Introduction. Introduction. This Design and Access Statement (DAS) explains the design principles and concepts that have been applied to this development and how issues relating to access to this development have been dealt with. This is in accordance with WAG Technical Advice Note 12.

Explaining the Design Principles and Concepts that have been applied to the development.

The main design concept in 2002 was aimed at sustaining or enhancing the location wherein the subject building is located by :-  Providing a well designed, sustainable, self-contained dwelling to live in;  Providing an attractive environment to live in;  Maintaining safe access for all to the site to Highways Standards;  Provision off road parking;  Provision of open space;  Promote a sense of enclosure, amenity and well-being for occupants  Dealing with sewage effectively

Demonstrate the steps that have been taken to appraise the context of the development in terms of; Environmental Sustainability; Movement to, from and within the development; Character; and, Community Safety. Understanding the site in its immediate and wider context has been the basis for the design response taken here:-

ENVIRONMENTAL SUSTAINABILITY

The criteria outlined below have been applied towards achieving efficient use and protection of natural resources including a carbon reduction strategy. The importance in adopting the energy hierarchy has been considered in development of the design. The first objective is to reduce energy demand, thus carbon emissions through the following measures: · The roof, walls, windows, doors and floors, have been insulated to meet at least the minimum U-Values outlined in the Building Regulation standards, reducing the load on the mechanical heating/cooling system, thus carbon emissions · Any new insulating materials introduced to the buildings will have a low global warmingPembrokeshire potential of below 5 where possible County Council · Re-use of an existing building with low/negative embodied energy. · The glazing elements in the south facing elevation allow natural solar gain/heating throughout the day. · Building incorporates natural – draught free – ventilation and minimal air leakage to

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balance the heat gains and losses between the external and internal ambient temperature to avoid the need for excess mechanical intervention. · Use of passive sunlight in to reduce the demand on the artificial lighting · Dedicated Low energy light fittings used throughout the habitable building. · EU Energy labelled A-A+ rated white goods installed Water Conservation · Low water use appliances used/can be used for sanitary appliances, such as - dual flush toilet – and flow restrictors on taps/shower, water efficient dishwasher and washing machine · Rainwater can be harvested in a rainwater butt to provide water for irrigation/cleaning Building Materials · Joinery used softwood obtained from sustainable forests wherever possible · Local materials used to reduce haulage distances. · Insulants used have a GWP <5 and preferably be obtained from natural materials · Use of local building techniques, expertise and skills, and recycled materials (such as secondary aggregates) Drainage · Provision of on-site soakaways to deal with rainwater run-off · All existing soft landscaped areas are being preserved to ensure the discharge rate does not exceed that of the site previously · Surface water from the roof is discharged into soakaways or existing surface water drains · Foul drainage is disposed of into existing system.

Carbon emissions and sustainable building standards.

All materials specified can meet at least the minimum U-Values outlined in the Building Regulation standards, thus reducing the overall heat loss of the dwelling and in turn the associated carbon emissions. A reduction in carbon emissions also arises from the efficient heating and lighting system.

Sustainable building standards. The converted dwelling has been designed to meet Building Regulation requirements, and the use of local labour minimised transport impact. Materials were sourced locally where feasible

ACCESSIBILITY

How policies within the development plan (Policy GN.1 Impacts of Traffic – LDP) have been taken into accountPembrokeshire regarding access matters. County Council

GN.1 General Development Policy

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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.

 The access from the “C2” Class Llanrhian to Trefin Road will remain as existing;

 On-site parking already provided;

 The subject site is relatively level around the car parking area and is not problematic in providing access for all users;

 Safe access exists onto the county road;

 There is space within the site to store cycles; and,

 The applicant is committed to a policy of equality and accessibility in respect of this development.

MOVEMENT TO, FROM & WITHIN THE DEVELOPMENT Promoting sustainable means of travel (how will issues of reliance on the car be addressed):

· The site lies about 5 miles to the north-east of St.Davids where a bus service and access to the Pembrokeshire bus network services are available, plus other primaryPembrokeshire facilities such as pubs, general store, County post office, church,Council village hall, restaurants, doctors surgery, garage, supermarket, retailers, leisure centre and both a primary and secondary school. There is also a primary school in Croes Goch which lies 1 mile to the south-east. · The nearby county roading network is also a National Sustrans Cycle route.

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Route No. 4 is part of the Celtic Trail and offers an excellent connection from the site to St.Davids for keen cyclists. · To encourage cycling as a means of transport there is sufficient space for cycle storage on the site. · The public highway allows for pedestrian access to the · The site access to/from the county road affords easy movement for sustainable forms of transport such as cycles, electric cars and other fuel efficient forms of transport. · There is sufficient on-site parking for alternative forms of private transport, other than petrol/diesel powered vehicles. · Access to and from the site is suitable by wheelchair. Site specific issues that might affect access.

Accessibility to the subject site has been considered in detail and safe access for vehicles, cyclists and pedestrians can be achieved by way of the minor county road leading to the county road network. Ease of Access within and to the Site. Philosophy is ensuring access for all - the applicant is committed to a policy of equality and accessibility to visitors and occupier of the building. The applicant recognises the need in ensuring that any potential source of discrimination is addressed in both physical attributes of the building, its uses and operation as a dwelling. The DDA Act 1995 makes it unlawful to discriminate against disabled people when living their lives. Therefore, safe access to all persons will be ensured. Access in and around the subject building is well established, with safe access onto the county highway network. The site offers safe access and clear ingress/egress sight lines for vehicles, cycles and pedestrians. Overall the site affords ease of access/circulation for all abilities. The site access will be maintained and does not require any alterations to support the proposed scheme. Site specific issues that might affect access. Accessibility to the subject site has been considered in detail and safe access for vehicles, cyclists and pedestrians can be achieved to the county road. Ease of Access within and to the Site. Philosophy is ensuring access for all - the applicant is committed to a policy of equality and accessibility for visitors to the site wherever possible. The DDA Act 1995 makes it unlawful to discriminate against disabled people when living their lives. Therefore, safe access to all persons will try to be achieved. REPORT PREPARED BY

PembrokeshireCHRISTOPHER RICHARD KIMPTON County BA(HONS) TOWN PLANNINGCouncil Chartered Town Planner

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Pembrokeshire County Council

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Pembrokeshire County Council

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Pembrokeshire County Council

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Pembrokeshire County Council

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Pembrokeshire County Council

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Pembrokeshire County Council

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