2142-01-TA01d July 2017

PROPOSED HOTEL AT PARC CYBI,

TRANSPORT ASSESSMENT DRAFT FOR CONSULTATION

Prepared on behalf of:

The Conygar Investment Company Plc & Premier Inn Limited

AXIS Camellia House 76 Water Lane Wilmslow SK9 5BB

Tel: 0844 8700 007 www.axisped.co.uk

Proposed 80-bed Hotel Development Parc Cybi, Holyhead, Transport Assessment DRAFT FOR CONSULTATION

CONTENTS

1.0 INTRODUCTION ...... 1 1.1 Background ...... 1 1.2 Proposal Site Planning History ...... 1 1.3 Report Structure ...... 2 2.0 EXISTING TRANSPORT CONDITIONS ...... 3 2.1 Site Location ...... 3 2.2 Existing Site and Access ...... 3 2.3 Description of the Local Highway ...... 3 2.4 Highway Safety: Personal Injury Accident Data ...... 5 2.5 Site Sustainability ...... 5 2.6 Summary ...... 8 3.0 PROPOSED DEVELOPMENT ...... 10 3.1 Proposed Development Scheme ...... 10 3.2 Access Arrangements ...... 10 3.3 Parking Provision ...... 10 4.0 TRIP GENERATION ...... 11 4.1 Proposed Development Trip Generation ...... 11 4.2 Comparison of Predicted Hotel Trip Demand to Previous Outline Consent ...... 11 4.3 Net Traffic Impact Assessment ...... 12 5.0 SUMMARY AND CONCLUSIONS ...... 15

DRAWINGS C4 Consulting C4C-BB-ZZ-A1-01-DR-LL-001 Site Layout Plan Axis 2142-01/ATR101-106 Swept Path Assessment of Service Vehicles

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FIGURES Figure TA1 Site Location Plan – Strategic Context Figure TA2 Site Location – Immediate Context Figure TA3 2km Walk Catchment Figure TA4 5km Cycle Catchment and Cycle Routes Figure TA5 Bus Stops and Routes in the Vicinity of the Site

APPENDICES Appendix TA1 Premier Inn Trip Generation

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1.0 INTRODUCTION

1.1 Background

1.1.1 Axis has been appointed by The Conygar Investment Company PLC and Premier Inn Limited to produce a Transport Assessment to support a detailed planning application for development on land within the northeast part of Parc Cybi, Holyhead, Isle of Anglesey. The application site is located within Zone 1 of the wider estate, with the proposed development comprising the construction of a new 80-bed hotel.

1.1.2 Vehicular access to the site would be via an existing access off the main Parc Cybi spine road. This takes the form of a simple priority controlled junction.

1.1.3 The application site falls within the Local Planning Authority (LPA) of Isle of Anglesey County Council (IACC), which is also the Local Highway Authority (LHA). The site is located to the south of Holyhead and is approximately 350m southwest of the A55. The location of the site, in a strategic context, is shown in Figure TA1.

1.2 Proposal Site Planning History

1.2.1 The proposal site falls within the area covered by the original planning consent for the Parc Cybi development, which was granted to the Welsh Development Agency (now Welsh Government) on 7 March 2005 by IACC. The consent related to the development of a mixed-use scheme comprising employment uses, a hotel, offices, leisure uses and industrial units and the construction of new highway infrastructure, including connections to the A55 (reference: 19C842A/EIA).

1.2.2 In April 2009, information pursuant to the discharge of Condition 6 (attached to the outline permission) was submitted to the IACC. This information comprised of the Parc Cybi Development Design Guide and a revised masterplan for the entire site. Following due consideration, the IACC approved the design guide and revised masterplan in June 2009. As such, the design guide and masterplan provide the most contemporary guidance / masterplan for the future development of the site.

1.2.3 The revised masterplan illustrates that the area proposed for the new Hotel as spanning circa 50% of:

• Plot 2001 – 4,100sqm GFA A3/ A5/ D2 business centre/ leisure use; and

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• Plot 2002 – 2,000sqm GFA B1/B2 business/ general industrial use.

1.2.4 A copy of the masterplan that was approved as part of the discharge of Condition 6 is available as a Figure attached to the Planning Statement.

1.2.5 The full Parc Cybi development was promoted to deliver an opportunity to attract new business and services to the Holyhead area and assist in the diversification of the Anglesey economy. The original scheme was anticipated to create at least 450 new jobs and act as a catalyst for much needed inward investment to the area. Currently, the Parc Cybi development site is largely undeveloped except for a Truck Stop with parking provision for 168 HGVs, the construction of the main development spine road (named ‘Parc Cybi’), including the northern roundabout connection to the Penrhos link road, and associated utility infrastructure.

1.3 Report Structure

1.3.1 The report is structured as follows:

• Section 2: Provides a review of the existing transport conditions. • Section 3: Outlines the relevant characteristics of the proposed development. • Section 4: Estimates the future traffic levels anticipated to be generated by the proposed development and provides a review of the net traffic impacts (i.e. the traffic demand associated with site operation under previous planning approvals versus the anticipated traffic demand associated with the proposed development). • Section 5: Presents a summary of the report and identifies the main conclusions that can be drawn from the Transport Assessment.

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2.0 EXISTING TRANSPORT CONDITIONS

2.1 Site Location

2.1.1 The strategic location of the proposal site is illustrated in Figure TA1 to this report. This plan identifies the location of the site to the south of the A55 and on the southern outskirts of Holyhead, Anglesey.

2.1.2 Details of the layout of the immediate local highway network to the proposal site including the immediate frontage road routes of the A5153 to the north and Parc Cybi to the west are illustrated in Figure TA2 to this report.

2.2 Existing Site and Access

2.2.1 The site is currently vacant, although the site has previously enjoyed planning permission as part of Phase 1 of the wider Parc Cybi development. The application site is served by a single priority controlled junction off the central spine road route which serves the Parc Cybi development area (also known as ‘Parc Cybi’). This spine road route was constructed in 2008 and forms part of the adopted highway network.

2.3 Description of the Local Highway Network

2.3.1 The alignment of the Parc Cybi spine road route is illustrated in Figure TA2 . The route includes for a 7.3m wide carriageway operating under a 30mph speed limit, with a 2.0m footway on the southern side of the carriageway and a 3.0m wide combined footway / cycleway along the northern side of the carriageway. Both footway and footway / cycleway are segregated from the carriageway by grass verges. The road is subject to a 30mph speed limit and street lighting is provided.

2.3.2 Parc Cybi connects with the A5153 at a roundabout located 120m northwest of the proposal site access. The A5153 has an approximate width of 7.0m with 2.0m footway on the southern side of the carriageway and 3.0m wide combined footway / cycleway along the northern side of the carriageway. The constructed spine road route alignment also includes for existing side road access stubs, designed to serve the various consented Parc Cybi Development Zones, along with two internal roundabouts to the southern end of the site. To the south, the Parc Cybi development spine road connects to a local single track rural access road, which

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ultimately connects to Caravan Park and Lon Towyn Capel. Outside of the boundary of the Parc Cybi development area, this southern access road is unsuitable to accommodate large vehicle movements.

2.3.3 Main access to the wider public highway network from the Parc Cybi Development Area is via the northern roundabout connection to the A5153 Penrhos Link Road. The Penrhos Link Road is a lit, 7.3m local distributor standard route providing local access to the B4545 Kingsland Road (125m to the west) and strategic access to the A55 North Expressway and Penrhos to the east.

2.3.4 The A5153 Penrhos Link Road continues north-eastward to serve the Penrhos Business Park & Retail Park, including the Tesco and Morrison’s supermarket developments, before terminating with the A5 at the London Road roundabout.

2.3.5 The B4545 Kingsland Road (to the southwest of Parc Cybi) provides access to Trearddur Bay & to the south and local road connections to Holyhead residential areas to the north.

2.3.6 Approximately 250m to the northeast of the Parc Cybi access roundabout is the A55 Ty Mawr interchange. This junction is of a grade separated dumb-bell roundabout layout, providing all movement slip road connections to / from the A55 trunk road. The junction is known to be of a standard and layout suitable to accommodate both light vehicle and regular HGV traffic and provides single lane slip road connections between the interchange and the A55 mainline route.

2.3.7 The A55 is a dual carriageway road subject to a 50mph speed limit, and provides a route through the centre of Anglesey, running from Holyhead Town Centre approximately 1.1km north-west of the centre of the site, to approximately 130km east of the site.

2.3.8 The A55 meets the M53 to the east of Chester, with the M53 providing a motorway link to Birkenhead, also connecting to the M56 to the north of Chester.

2.3.9 Given the above review of highway conditions, it is considered that the site offers excellent connection to surrounding areas and key strategic highway links to support the proposed use.

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2.4 Highway Safety: Personal Injury Accident Data

2.4.1 Personal Injury Accident (PIA) data for the immediate local highway network to the proposal site has been obtained by Axis using Crashmap.co.uk, which provides details of all PIA events attended by the police. The data is approved by the National Statistics Authority and reported on by the Department for Transport (DfT) each year. Data has been obtained for the most recently available five-year search period in line with standard practice, covering 2012 to 2016.

2.4.2 PIA data has been obtained for the highway network in the immediate vicinity of the site access including Parc Cybi and the junction of Parc Cybi/A5153. This has revealed that there have been no accidents within the study area. It is therefore concluded that there are no prevailing material road safety issues that would bring the proposed development into question.

2.5 Site Sustainability

2.5.1 Local and national development policy documents identify two primary sustainable transport objectives when considering the location of new development:

• The need to reduce the need to travel, especially by private car; • The need to promote accessibility to a range of sustainable travel options.

2.5.2 The proposal site is considered to enjoy some locational characteristics that would assist in encouraging trips to / from the development to be made by a range of sustainable alternative travel options to the private car. The site is located within walking distance of existing public transport connections and is well served by high standard local walking / cycling connections. It is considered that these features would provide some opportunities to encourage staff and visitors to the site to utilise sustainable alternative transport modes to the private car.

2.5.3 The nature of local sustainable transport connections available within the immediate catchment of the proposal site are summarised in the paragraphs below.

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Walking

2.5.4 It should be noted that the Institution of Highways and Transportation (IHT) in their document ‘Guidelines for Providing for Journeys on Foot’ state that ‘walking accounts for over a quarter of all journeys and four fifths of journeys less than one mile’ (i.e. 1.6km) (paragraph 1.12). Furthermore, with reference to Table 3.2 from the IHT document ‘Guidelines for Providing for Journeys on Foot’, 2km is seen as the ‘preferred maximum’ walking distance for commuting.

2.5.5 In respect of the above, Figure TA3 has been prepared to illustrate the 2km walking catchment from the site and provides an indication of the areas which are accessible on foot. This plan identifies that a large section of southern Holyhead and Holyhead Town Centre falls within this catchment, as well as the areas of Kingsland, Trearddur, Black Bridge and Morawelon. Holyhead Rail Station also falls within a 2km walking catchment, which provides opportunities for staff and visitor travel to and from the site by train.

2.5.6 The Parc Cybi development provides for good footway connectivity. The development spine road route has been constructed to include for dedicated footpath and cycle path connections, which link directly to other good provision along the A5153 Penrhos Link Road. All crossing points within the main Parc Cybi development area are served by tactile dropped crossing provision. The spine road route is also fully lit within the development area.

Cycling

2.5.7 Cycling is recognised as a sustainable, healthy and environmentally friendly form of transport. The Institution of Highways and Transportation (IHT) state that three quarters of journeys by all modes are less than five miles and half are less than two miles. These are distances that can be cycled comfortably by a reasonably fit person. Additionally, it is considered that cycling offers the potential to substitute for short car trips, particularly those less than 5km.

2.5.8 With regard to the above, a 5km cycling catchment has been produced and presented in Figure TA4. This plan identifies that the majority of Holy Island, including the whole of Holyhead, can be reached within this catchment. The areas

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of , Penrhos Feilw, Penrhos and Trearddur Bay are also within the 5km cycling catchment.

2.5.9 Figure TA4 to this report illustrates the extent of dedicated cycleway connections to the site. Review of this plan identifies that an off-road cycle route is available along the Parc Cybi Spine Road which links directly to other good provision along the A5153 Penrhos Link Road. Figure TA4 also identifies a number of Local and National Cycle Routes within the vicinity of the site. is located approximately 1km north east of the site. It provides a route to Holyhead Town Centre in the west, and runs through Penrhos, Valley, Llanfair-yn-neubwll, Llangaffo and Caernarfon to the east. Connections to NCR8 from the Parc Cybi development area are provided via the A5153 Penrhos Link Road. Whilst the majority of this route does not enjoy formal marked cycle provision, it is characterised by metre strip refuge markings in both directions. In practice these markings offer some informal cycling opportunities out of line of general traffic movements.

2.5.10 National Cycle Route 5 is located 1km north east of the site, with connections to this route from the Parc Cybi development also via the A5153 Penrhos Link Road. This provides a route through Penrhos, Llanynghenedl, Capel Coch and Bangor to the east of the site. This route has a mixture of on road and traffic free paths within the vicinity of the site.

2.5.11 Additionally, there are several on road and traffic free local cycle routes that serve the site. The closest being located on the north-eastern boundary of the site where it is traffic free. This local route provides a direct path into Holyhead Town Centre, as well as neighbouring residential areas including Treardeur Bay, Kingsland and Llaingoch.

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Access to Public Transport

2.5.12 The Parc Cybi development area is currently not directly served by public transport routes - reflecting its existing un-developed nature. A number of bus services are noted, however, to pass within the immediate catchment of the proposal site. The nearest bus stops to the proposal site are located at Kingsland Road approximately 390m walking distance northwest of the proposed site access junction (southbound), and 410m walking distance (northbound). The southbound bus stop has a flag post, bus shelter and a bus boarding kerb. The northbound bus stop has a flag post and a bus boarding kerb. Both bus stops can be accessed via continuous footways from the site.

2.5.13 Details of these bus service frequencies and connections from these stops are summarised in Table TA2.1 below, with the location of bus stops and local routes identified in Figure TA5 .

Table TA2.1: Bus Service Summary for stops within the vicinity of the Proposal Site Days of Service Route Typical Daytime Frequency operation Buses Servicing Kingsland Road Holyhead – – Mon-Sat: Hourly Monday to 4/ 44 Bangor & Bangor – Sun: every 2 hours Saturday Llangefni – Holyhead (both directions) Mon-Sat: Hourly Holyhead – Treseifion – Monday to 21A Sun: 5 buses daily Penrhos – Holyhead Sunday (southbound only) Mon-Fri: Once Daily @ Holyhead – Llaingoch - Monday to 22A 14:33 Holyhead Friday (southbound only) Monday to Mon-Sat: 3 buses daily 23 Holyhead - Saturday (southbound only)

2.5.14 Review of Table TA2.1 demonstrates that local bus stops to the proposal site are served by a range of bus services during the core weekday daytime period, and provide connections to locations including Holyhead Town Centre, Bangor, Llaingoch, Rhoscolyn and Penrhos.

2.6 Summary

2.6.1 Overall it is concluded that the proposal site represents an appropriate location for the proposed hotel development, being located near to the strategic highway network and within a reasonable walking distance of regular public transport

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services. Furthermore, the site is also served by high quality walking and cycling connections, providing opportunities for locally based staff and visitor journeys to be made via sustainable alternative travel options to the private car.

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3.0 PROPOSED DEVELOPMENT

3.1 Proposed Development Scheme

3.1.1 The proposal scheme comprises the development of an 80-bed hotel at Parc Cybi, Holyhead. The proposed development layout is provided in C4 Consulting Drawing C4C-BB-ZZ-A1-01-DR-LL-001 ).

3.2 Access Arrangements

3.2.1 The application site is served by a single priority controlled junction off Parc Cybi. This was constructed to serve the previous consented development at the site and is considered suitable for the proposed development, providing a 6m access route (with widening on bends) and 10m entry / exit radii. No changes are proposed to this vehicular access.

3.2.2 The site layout identifies a service area to the immediate west of the hotel building, segregated from the car park area. A swept path analysis has been undertaken of typical service vehicles likely to access the site, including refuse collection and delivery vehicles, and demonstrates that the proposed site layout is suitable to accommodate such movements. This is shown in Axis Drawings 2142-01- ATR101-106.

3.3 Parking Provision

3.3.1 The site masterplan identifies that a total of 84 car parking spaces are proposed at the site including 4 disabled parking spaces. A drop-off / pick-up bay would also be provided outside the main entrance to the building. Such parking provision is broadly in accordance with IACC parking standards set out in Supplementary Planning Guidance – Parking Standards, 4th March 2008, viz:

• C1 Hotel – 1 parking space per bedroom (i.e. 80 parking spaces for the 80-bed hotel); • Disabled parking – 5% of total parking (i.e. 4 spaces); and

3.3.2 8 cycle parking spaces would be provided from a total of 4 ‘Sheffield’ stands. Again, such provision conforms with relevant parking standards set out in IACC parking standards, i.e. 1 space per 10 bedrooms.

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4.0 TRIP GENERATION

4.1 Proposed Development Trip Generation

4.1.1 The vehicle trip demand associated with the proposed hotel scheme has been estimated via reference to trip rate information derived from detailed survey data from comparable Premier Inn hotel developments held by RGP Consultants. Such approach is considered to represent a reliable estimate of trip rates, given that it is based on information collected at operational Premier Inn sites.

4.1.2 Weekday hotel trip rate estimates, derived from representative samples, suggest the weekday peak hour vehicle trip rates and associated trip demand as summarised in Table TA4.1 . RGP trip generation information is included in Appendix TA1.

Table TA4.1: Proposed Development Vehicle Trip Generation AM Peak (08:00 - 09:00 ) PM Peak (17:00 - 18:00 ) Hotel – 80 bedrooms Arr. Dep. Arr. Dep. Average Trip 0.041 0.217 0.161 0.052 Rate/bedroom Trips 3 17 13 4

4.1.3 As set out in Table TA4.1, the proposed development could generate 3 arrivals and 17 departures in the morning peak hour of 08:00 to 09:00 and 13 arrivals and 4 departures in the evening peak hour of 17:00 and 18:00: These levels of trip generation are equivalent to approximately one vehicle every 3 minutes (in+out) during the peak hours.

4.2 Comparison of Predicted Hotel Trip Demand to Previous Outline Consent

4.2.1 As noted in section 1.2, the wider Parc Cybi site, including the proposed hotel site, was previously granted outline consent for the development of a mixed-use scheme comprising employment uses, a hotel, offices, leisure uses & industrial units and the construction of new highway infrastructure, including connections to the A55. The outline consent has now lapsed, and the Parc Cybi development site is largely unoccupied except for a Truck Stop the construction of the main development spine road, and associated utility infrastructure.

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4.2.2 Notwithstanding the above, it is evident by virtue of the historic outline consent that the quantity of traffic associated with development of the entire Parc Cybi site was considered to be acceptable, and it therefore follows that the trip demand associated with the proposed hotel scheme, which would be located on a small parcel of the Parc Cybi site, would not give rise to material trip demand which would require further assessment. Nevertheless, in order to ensure a robust assessment, a comparison of the proposed hotel trip demand vs. trip generation associated with previous approvals for the development plot which it is proposed that the hotel would occupy has been undertaken in the following section to this report.

4.3 Net Traffic Impact Assessment

4.3.1 Whilst the proposed site is currently vacant, it previously enjoyed outline planning permission for the following:

• Plot 2001 – 4,100sqm GFA of A3/A5/D2 business centre / leisure use; and • Plot 2002 – 2,000sqm GFA of B1/B2 Business / General Industrial use.

4.3.2 The layout of the proposed hotel development is such that neither plot 2001 nor 2002 could be brought forward in their previous formats, although either of the consented development plots could effectively be constructed on the vacant area of land in a slightly different form. Accordingly, it follows that the proposed hotel would effectively replace either plot 2001 or 2002. The likely net operational impact of the proposed change of use scheme would therefore effectively be the difference between the predicted total new trip demand anticipated to be generated by the proposed hotel and the trip demand levels associated with the operation of either the previously consented business centre / leisure landuse or business / general industrial landuse.

4.3.3 It has been assumed that the hotel scheme would replace the development plot with the smallest footprint, (and likely smallest trip generation – i.e. plot 2002), to ensure a robust approach to this assessment. It is also assumed that the development quantum envisaged for plot 2001 could still come forward, albeit under a different arrangement.

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Previously Consented Site Trip Generation

4.3.4 Predicted trip rates and traffic demand levels associated with the March 2005 outline consent at Parc Cybi were originally presented in the October 2004 Transport Assessment prepared by Capita Symonds. These trip rates were subsequently updated by Atkins in the September 2006 Technical Note for the adjacent Ty Mawr residential development (planning application subsequently withdrawn). It is understood that the Atkins trip rate updates were accepted by IACC and have since been used to form the basis of subsequent planning applications, including the December 2009 planning application for office, industrial and warehousing development at Development Zones 1 & 7 (planning application ref: 19C842J/ECON, consented May 2010), and Logistics Depot (planning application refs: 19C842P/ECON & 19C842Q/ECON, consented).

4.3.5 Table TA4.2 below sets out the agreed Atkins AM & PM peak hour trip rates for B1 Business Park, which was likely to have represented the proposed use of the smaller development plots (i.e. Plot 2002). These trip rates are effectively ‘all vehicle’ estimates (i.e. including for both HGV and light vehicle trip movements).

4.3.6 The ‘all vehicle’ trip rates utilised in the calculation of consented development traffic demand and the level of vehicle movements predicted by the application of these trip rates to the consented GFA associated with Plot 2002 are set out in Table TA4.2 below.

Table TA4.2: Previously Consented B1/B2 Business / General Industrial Use Trip Demand AM Peak (08:00 - 09:00 ) PM Peak (17:00 - 18:00 ) Arr. Dep. Arr. Dep. B1 Business Park Average Trip Rates / 1.53 0.32 0.24 1.26 100sqm GFA Plot 2002 – 2,000sqm GFA of Business / 31 6 5 25 General Industrial use

4.3.7 Review of Table TA4.2 identifies that plot 2002 would likely generate 37 two-way movements (31 in + 6 out) in the AM peak period and 30 two-way movements (5 in + 25 out) in the PM peak period.

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Net Traffic Impact Assessment

4.3.8 Table TA4.3 illustrates the predicted net change in traffic demand (i.e. previously consented B1/B2 Business / General Industrial Use at plot 2002 vs. proposed hotel).

Table TA4.3: Net Traffic Impact AM Peak (08:00 - 09:00 ) PM Peak (17:00 - 18:00 ) Arr. Dep. Total Arr. Dep. Total Previously Consented 31 6 37 5 25 30 Development Proposed Development 3 17 21 13 4 17 Net Impact -28 +11 -16 +8 -21 -13

4.3.9 The trip generations presented in Table TA4.3 demonstrate that the proposed hotel development would result in an overall reduction in vehicle movements during the AM and PM peak hours of 16 and 13 vehicles (in+out) respectively when compared to the trip demand associated with the operation of the previously consented B1/B2 Business / General Industrial Use. It is therefore considered that the proposed hotel development could result in an improvement in operating conditions across the local highway network compared to the previously consented land use.

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5.0 SUMMARY AND CONCLUSIONS

5.1.1 This report supports a detailed planning application for an 80-bed hotel on land at within Parc Cybi, Holyhead, Isle of Anglesey

5.1.2 A summary of the report is provided in the following points:

Existing Transport Conditions

• The site is a vacant parcel of land located at Parc Cybi, to the south of the A55 and on the southern outskirts of Holyhead. The site enjoys good access to local and strategic road links. • The application site is served by a single priority controlled junction of the central spine road route which serves the Parc Cybi development area. The Parc Cybi spine road route was constructed in 2008 and comprises a 7.3m wide carriageway with 2.0m footway on the southern side of the route and 3.0m wide combined footway / cycleway on the northern side, both of which are segregated from the carriageway by grass verges. • A review of Personal Injury Accident data has identified that no accidents have been recorded across the immediate local highway network in the last 5-yeats. It is therefore concluded that there are no prevailing material road safety issues that would bring the proposed development into question. • The proposal site is considered to represent an appropriate location for the proposed hotel development, being located near to the strategic highway network and within a reasonable walking distance of regular public transport services. Furthermore, the site is also served by high quality walking and cycling connections, providing opportunities for locally based staff and visitor journeys to be made via sustainable alternative travel options to the private car.

Proposed Development

• The proposed development comprises an 80-bed hotel scheme. It is considered that the existing priority controlled access junction off Parc Cybi is suitable to serve the proposed development, and as such no changes to this vehicular access point are proposed.

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• The site layout includes a service area, suitable to accommodate typical service vehicle access, located to the immediate west of the hotel building, segregated from the car park area. • A total of 84 car parking spaces including 4 disabled spaces are proposed in accordance with IACC parking standards. A drop-off / pick-up bay would also be provided outside the main entrance to the building.

Trip Generation

• It is anticipated that the proposed development would generate 3 arrivals and 17 departures in the morning peak hour of 08:00 to 09:00 and 13 arrivals and 4 departures in the evening peak hour of 17:00 and 18:00: This level of trip generation is equivalent to approximately one vehicle movement every three minutes during the peak hours. • Such trip generation would result in a lower level of overall traffic generation when compared to the level of traffic associated with the previously consented use of the plot approved wider Parc Cybi outline scheme. It is therefore considered that the proposed hotel development could result in an improvement in operating conditions across the local highway network compared to the previously consented land use.

5.2 Given the above review of matters, it is considered that the proposal scheme represents an appropriate and sustainable development option. The proposal site enjoys good access to local and strategic road links and is accessible via a range of travel modes. The scheme would result in limited trip demand, and represent an overall net reduction in hourly traffic demand over the previously consented use of the development plot during the critical network peak periods. It is therefore concluded that there are no reasonable highway safety or operational capacity grounds for objection to the development scheme.

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DRAWINGS E - @A1 date 23.02.17 14.03.17 Revision Cost Consultancy Cost JC 10.05.17 JC 11.05.17 JC 16.05.17 1 : 400 : 1 Architecture. REVIT screpencies, errors or or errors screpencies, rolled version issued for issued version rolled pied, reproduced or re or reproduced pied, tractor prior to proceeding proceeding to prior tractor ascertain any dimensions, dimensions, any ascertain translation from the original from original the translation re proceeding with work. with work. proceeding re s or degradation of any of any degradation s or his document other than for than other his document drawings, relevant other e their own documents/ documents/ own their e liability, loss, cost, damage damage cost, loss, liability, cipients reading of it in any of it in any reading cipients prior written permission of the of the permission written prior The Chapel, Old Cherry Lane, Cherry Old Chapel, The Warrington Lymm, WA130TA 01925t: 751 852 [email protected] e: www.c4consulting.co.uk Date Date Scale Building Surveying Building JC NR Parking Totals Parking 16015 Architecture PRELIMINARY Description Type Count hazard comments from Transport planner. Transport from comments Store updated Store M&E received information received M&E Hazard Identification Hazard Bfollowing altered road Access Site Proposed ADrawing of Issue First JC 08.05.17 Eadded Substation JC 06.06.17 CBin added, compounds AC updated, Plantroom Dfollowing updated compounds ASHP and AC This drawing is © C4 Consulting and is not to be co be to not is and ©is C4 Consulting drawing This the without in part or in whole either distributed originator. for any responsibility no have shall originator The of t use any to from relating or arising expense or this project. on purpose its intended with all in conjunction read be shall drawing This di Any documentation. associated and specifications befo originator the to reported be to are omissions con the by site on checked be to are dimensions All to scaled be not shall drawing This work. with any only. dimensions figured to work DISCLAIMER uncont it an is in CAD, issued is When this drawing prepar to recipient the enable to only, information responsible. solely are for which they drawings INTEROPERABILITY SOFTWARE Autodesk using this drawing prepared C4 Consulting los for any liability accept not does C4 Consulting from the resulting drawing in the held information fromfile format or other re the any file format to programme. other ! Status revdetails revision by date ref Client Plc Conygar Project Hotel Bed 80 Holyhead Cybi, Parc Title Drawing Proposed as Plan Site by Drawn Checked by Jobno. no. Drg C4C-BB-ZZ-A1-01-DR-LL-001 Standard Parking Bay Parking Standard Bay Parking Disabled 84 total: Grand 2500x5000mm 3600x5000mm 80 4 Project Management 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 27 48

0 49 0 0 50

26 6 25 New path New pedestrain crossing future building extension 24 57 56 Existing tarmac path 33KV underground cable 33KVunderground 55 70 69 54 23 58 future car park expansion 53

52 006000 51 71 22 59

0

00 0 006000 72 4 0 21 1 R 5 6

R 73 20 61 60 0 0 0 5 74 2 19

63 64 65 66 67 68 62

R 0

Substation 0 75

18 5

7 0 0 5

76 3 17 2 R 77 16 Existing tactile paving Indicates existing kerb drop 15 79 78 14

0

0 0 0 0

80

0 1 13

2500 5 3

0

SA01 1

0 0

0

0

2 R 0 2 R

R 6 12 1.15 acres 1.15 4,641.1 m² 4,641.1 New accessNew road Demise Area Demise 11 82 0 0 10 0 1 3 83

09 R 08 84 81 07

06 005000 6000

05 502500 Existing tactile paving Indicates existing kerb drop 04 03 02 turning space 01 guestdrop-off bays

0 50 4 R

Existing tarmac path

0

0

0

8

R 3500

0 6m 6m widefor easement pressure gas medium 0 0 2 1

R 6m 6m wide for easement rising main Water Welsh 6000 i b y C

c r a

P

3

5

1

5

A N Scale: 1 : 400 : 1 Scale: Site - Proposed Layout Proposed - Site 1

FIGURES Penrhos Industrial & Retail Park

Site Location

© Crown copyright (2017). All rights reserved. Ordnance Survey Licence No. AL 100036678

Site Location: Strategic Context Camellia House Figure TA1 76 Water Lane, Wilmslow 2142-01 Proposed Hotel at Parc Cybi, Holyhead June 2017 Cheshire, SK9 5BB Site Location

© Crown copyright (2017). All rights reserved. Ordnance Survey Licence No. AL 100036678

Site Location: Local Highway Network Camellia House Figure TA2 76 Water Lane, Wilmslow 2142-01 Proposed Hotel at Parc Cybi, Holyhead June 2017 Cheshire, SK9 5BB Figure TA3

June 2017

Figure TA4

June 2017

Bus Stop Locations

Site Location Information extracted from Ynys Mon County Council website

Camellia House 76 Water Lane, Local Public Transport Connections to the Proposal Site Wilmslow Cheshire, SK9 5BB Figure TA5 Proposed Hotel at Parc Cybi, Holyhead June 2017 2142-01

APPENDICES

APPENDIX TA1

Parc Cybi, Holyhead Proposed 80 Bedroom Premier Inn Hotel

Information derived from detailed survey data from comparable Premier Inn hotel developments.

Figure 1. Proposed Vehicle Trip Rates (per bedroom):

PROPOSED TRIP RATES

Arr Dep 2-way AM Peak Hour (08:00-09:00) 0.041 0.217 0.258 PM Peak Hour (17:00-18:00) 0.161 0.052 0.213 Daily (07:00-23:00 1.166 1.124 2.289

Figure 2. Proposed Vehicle Trip Generation (80 bedrooms):

PROPOSED TRIP GENERATION

Arr Dep 2-way AM Peak Hour (08:00-09:00) 3 17 21 PM Peak Hour (17:00-18:00) 13 4 17 Daily (07:00-23:00 93 90 183

Figure 3. Proposed Car Park Accumulation Profile (80 bedroom Premier Inn):

Weekday Car Park Accumulation (Proposed Site) 80

70

60

50

40

30

20 Typical Weekday Demand 10 85th pc Demand 0

07:00 07:30 08:00 08:30 09:00 09:30 10:00 10:30 11:00 11:30 12:00 12:30 13:00 13:30 14:00 14:30 15:00 15:30 16:00 16:30 17:00 17:30 18:00 18:30 19:00 19:30 20:00 20:30 21:00 21:30 22:00 22:30 23:00

Summary of Whitbread Hotel and Restaurant Survey Sites

Premier Inn Hotel and Restaurant Sites LOCATION SURVEY DATE RESTAURANT BRAND BEDROOMS COVERS PARKING Aldershot GU11 1SQ Wednesday 6 October 2010 Brewers Fayre 60 220 131 Aldershot GU11 1SQ Saturday 9 October 2010 Brewers Fayre 60 220 131 Andover SP10 3UX Wednesday 16 December 2009 Brewers Fayre 50 220 Basingstoke RG22 6PG Thursday 9 October 2008 Beefeater 73 198 112 Basingstoke RG22 6PG Thursday 9 December 2010 Beefeater 73 198 112 Basingstoke RG22 6PG Friday 17 September 2010 Beefeater 73 198 112 Bridgewater TA6 4RR Monday 8 February 2016 Brewers Fayre 67 222 105 Bridgewater TA6 4RR Tuesday 9 February 2016 Brewers Fayre 67 222 105 Bridgewater TA6 4RR Wednesday 10 February 2016 Brewers Fayre 67 222 105 Bridgewater TA6 4RR Thursday 11 February 2016 Brewers Fayre 67 222 105 Bridgewater TA6 4RR Friday 12 February 2016 Brewers Fayre 67 222 105 Bridgewater TA6 4RR Saturday 13 February 2016 Brewers Fayre 67 222 105 Bridgewater TA6 4RR Sunday 14 February 2016 Brewers Fayre 67 222 105 Cannock South WS11 1SJ Thursday 25 June 2015 Beefeater 60 132 125 Enfield EN3 7XY Tuesday 14 June 2011 Table Table 200 143 173 Exeter EX1 3LJ Saturday 10 November 2015 Brewers Fayre 102 166 140 Exeter EX1 3LJ Sunday 11 November 2015 Brewers Fayre 102 166 140 Exeter EX1 3LJ Monday 12 November 2015 Brewers Fayre 102 166 140 Exeter EX1 3LJ Tuesday 13 November 2015 Brewers Fayre 102 166 140 Exeter EX1 3LJ Wednesday 14 November 2015 Brewers Fayre 102 166 140 Exeter EX1 3LJ Thursday 15 November 2015 Brewers Fayre 102 166 140 Exeter EX1 3LJ Friday 16 November 2015 Brewers Fayre 102 166 140 Exeter EX1 3LJ Saturday 25 March 2017 Brewers Fayre 143 166 126 Exeter EX1 3LJ Sunday 26 March 2017 Brewers Fayre 143 166 126 Exeter EX1 3LJ Monday 27 March 2017 Brewers Fayre 143 166 126 Exeter EX1 3LJ Tuesday 28 March 2017 Brewers Fayre 143 166 126 Exeter EX1 3LJ Wednesday 29 March 2017 Brewers Fayre 143 166 126 Exeter EX1 3LJ Thursday 30 March 2017 Brewers Fayre 143 166 126 Exeter EX1 3LJ Friday 31 March 2017 Brewers Fayre 143 166 126 Falkirk (Central) FK1 4DS Tuesday 3 June 2014 Beefeater 31 190 73 Falkirk (Central) FK1 4DS Saturday 31 May 2014 Beefeater 31 190 73 Falkirk (East) FK2 0YS Thursday 17 July 2014 Beefeater 40 190 109 Falkirk (East) FK2 0YS Saturday 19 July 2014 Beefeater 40 190 109 Ilford IG4 5BG Tuesday 22 April 2008 Beefeater 44 220 127 Manchester Cheadle SK8 3FS Monday 4 April 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Tuesday 5 April 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Wednesday 6 April 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Thursday 7 April 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Friday 8 April 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Saturday 9 April 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Sunday 10 April 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Monday 12 December 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Tuesday 13 December 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Wednesday 14 December 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Thursday 15 December 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Friday 16 December 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Saturday 17 December 2016 Table Table 66 206 212* Manchester Cheadle SK8 3FS Sunday 18 December 2016 Table Table 66 206 212* Norwich (Showground) NR5 0TP Wednesday 25 November 2009 Table Table 40 160 93 Norwich (Showground) NR5 0TP Thursday 26 November 2009 Table Table 40 160 93 South () OX14 4TX Thursday 19 June 2008 Table Table 83 105 129 Peterborough PE4 6AH Tuesday 21 September 2010 Table Table 40 152 91 Peterborough PE4 6AH Saturday 18 September 2010 Table Table 40 152 91 Poole (Holes Bay) BH15 2BD Thursday 25 June 2009 Table Table 83 155 108 Poole (Holes Bay) BH15 2BD Tuesday 21 July 2010 Table Table 83 155 108 Romford (Central) RM1 3EN Thursday 3 March 2011 Table Table 64 175 98 Southampton North SO16 0XJ Thursday 18 April 2013 Beefeater 50 130 110 Southampton North SO16 0XJ Friday 19 April 2013 Beefeater 50 130 110 Southampton North SO16 0XJ Saturday 20 April 2013 Beefeater 50 130 110 Thurrock East RM16 6YJ Tuesday 28 June 2011 Brewers Fayre 63 200 120 Worcester (M5) WR4 9FA Monday 24 April 2017 Beefeater 87 179 116 Worcester (M5) WR4 9FA Tuesday 25 April 2017 Beefeater 87 179 116 Worcester (M5) WR4 9FA Wednesday 26 April 2017 Beefeater 87 179 116 Worcester (M5) WR4 9FA Thursday 27 April 2017 Beefeater 87 179 116 Worcester (M5) WR4 9FA Friday 28 April 2017 Beefeater 87 179 116 Worcester (M5) WR4 9FA Saturday 29 April 2017 Beefeater 87 179 116 Worcester (M5) WR4 9FA Sunday 30 April 2017 Beefeater 87 179 116 *The car park at Manchester Cheadle is shared with an adjacent TGI Friday restaurant

Premier Inn Hotel Sites Chester Central North CH2 1AU Tuesday 1 July 2014 n/a 31 n/a 73 Chester Central North CH2 1AU Wednesday 2 July 2014 n/a 31 n/a 73 Chester Central North CH2 1AU Saturday 31 June 2014 n/a 31 n/a 73 Hemel Hampstead West HP1 2SB Tuesday 14 June 2011 n/a 62 n/a 60 Sheffield Arena S9 2FA Wednesday 12 March 2014 n/a 61 n/a 64 Watford North WD25 0LH Thursday 10 July 2014 n/a 45 n/a 124 York South West YO23 3PP Tuesday 21 June 2011 n/a 61 n/a 63 *Sites contain either an integral restaurant only, or are located next to an independently operated restaurant (i.e. TGI Friday, Chef & Brewer)

RGP TRANSPORT PLANNING AND INFRASTRUCTURE DESIGN CONSULTANTS Shackleford Suite, Mill Pool House, Mill Lane, Godalming, Surrey GU7 1EY • Tel: 01483 861681 • Fax: 01483 861682 • www.rgp.co.uk Vat Registration No. 771 9821 04 • Registered in England No. 4237910. Registered office: Shackleford Suite, Mill Pool House, Mill Lane, Godalming, Surrey GU7 1EY