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Parry Davies Architects Ltd

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Parry Davies Architects Ltd CADER HOUSE, CADER AVENUE, KINMEL BAY LL18 5HU Draft DESIGN AND ACCESS STATEMENT MARCH 2020 PARRY DAVIES ARCHITECTS LTD PDA REF: 20.6005/8 OFFICE ADDRESS: STUDIO 55:20, NORTH WALES BUSINESS PARK, ABERGELE LL22 8LJ 01745 585517 Plans reproduced by permission of the Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. All rights reserved. 1 | 1 4 1.0 Introduction: Location and Site- The statement has been prepared to support of a full planning application for the redevelopment of the former Elizabeth Anne factory in Kinmel Bay. The purpose of this Design and Access Statement is to assist those assessing the proposals providing a simple and direct supplementary statement explaining the reasons behind the design decisions. This statement will explain the design and appearance, and other details as submitted in the planning application. A formal pre application consultation was undertaken with Conwy County Borough Council’s planning and building regulation departments and under the Town and Country Planning (Development Management Procedure) (Wales) Order 2012 a formal consultation was entered before applying for planning The development upon completion will provide flagship offices, warehouse and trade merchants together with 6 smaller lettable premises, on land which is allocated only for commercial ventures . 1.1 The Location- Kinmel Bay is a north-facing, sandy beach fronted town on the North Wales coast, predominantly known for its tourism and caravan parks. The town is bordered on the landward side by a narrow promenade and sea wall along its entire length. Access to the beach is across the promenade from an extensive tarmac car park located on St Asaph Avenue at the rear of the ASDA store. Kinmel Bay and its neighbour Towyn are urban areas that are larger than a village but smaller than a city. Unless both grow to a size where it is elevated to a higher administrative status it is effectively a community but to differentiate between the two at the turn of the last century, both towns were granted the right to allow their elected representatives call themselves a "Town Council" and to, from their number, elect a Mayor. Other than that they have the same legal rights and responsibilities as a Community Council. 1.2 The Site – The rectangular site measures approximately 217m (w) x 100m (d) is bounded by St. Asaph Avenue to the east, Cader Avenue to the south/west and smaller scale business premises to the north. The site is known within the area as the former Elizabeth Anne Factory. Within the application site, a right of way passes alongside the eastern boundary to serve access to the rear commercial premises. This access with be kept clear at all times. The land is superbly situated for businesses that require a high quality environment and modern high tech buildings, and combine corporate image and practicality. Kinmel Bay has established itself as one of the most prominent towns in the area for business. The site is not within a conservation area, nor an Area of Outstanding Natural Beauty, however it lies within a flood risk zone. There are no listed buildings within the vicinity of the site and consequently there are no special designations to be accounted for. The site is currently not in use but has been approved for varying useages and the land under consideration equates to 20,183 m2. The building is currently derelict, external walls are insitu but the roof has been stripped of asbestos. 1.3 Relevant Planning History- The site has an extensive planning history. The applications which are most relevant are as follows: 0/37061 Demolition of existing offices, sub division of industrial unit from 2 units into 3 separate units and use of land for siting 20no. storage containers. Approved subject to conditions on 23 rd November 2010. 0/45493 Certificate of lawfulness for the proposed demolition of part of building, subdivision to self-contained units, creation of means of access to a highway, creation of means of access to a highway, creation of access way and change of use from Class B2 to Class B1. 2 | 1 4 Split decision issued on 8 th October 2018, determining that the following are lawful: i) The demolition of the outbuilding identified by a dashed line on drawing no. 714-51-201P, received by the local authority on 22 nd August 2018, subject to conditions in Part 31 of the Second Schedule to the Town and Country Planning (General permitted Development) Order 1995; ii) The creation of an access as shown by the annotation ‘line of new access road way’ on drawing no. 714- 51-201P, received by the local planning authority on 22 nd August 2018, iii) The formation of a crossover onto the private road along the eastern boundary of the application site, identified on drawing no. 714-51-201P, received by the local planning authority on 22 nd August 2018; And that the following are unlawful: i) The change of use of the main building from Class B2 to Class B1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987; ii) The demolition of parts of the main building identified on drawing no. 714-51-201P, received by the local planning authority on 22 nd August 2018; iii) The alterations to the main building identified on drawing no.714-51-201P, received by the local planning authority on 22 nd August 2018; 0/45968- relates only to the buildings identified therein, and not to the external areas Certificate of Lawfulness for existing use of Unit A for B8, Unit B for B8, Unit C for use Class B1/B2/B8 and Unit D for B1/B8 use. Replacement of existing roof. Split decision issued on 14 th June 2019, determining that the following are lawful: i) The use of the area identified as Unit B on Plan 2 within Class B8 of the Schedule to The Town and Country Planning (Use Classes) Order 1987; ii) The use of the area identified as Unit C on Plan 2 within Class B1 of the Schedule to The Town and Country Planning (Use Classes) Order 1987; iii) The use of the area identified as Unit D on Plan 2 within Class B1 of the Schedule to The Town and Country Planning (Use Classes) Order 1987; iv) The reroofing operations identified on drawing nos. 714-51-330P and 714-51-311P received by the local planning authority on 13 th February 2019; And that the following are unlawful: i) The use of the area identified as Unit A on plan 2 within Class B8 of the Schedule to The Town and Country Planning (Use Classes) Order 1987; ii) The use of the area identified as Unit C on plan 2 within Class B2 and B8 of the Schedule to The Town and Country Planning (Use Classes) Order 1987; iii) The use of the area identified as Unit D on plan 2 within Class B8 of the Schedule to The Town and Country Planning (Use Classes) Order 1987; The units deemed A, B, C and D are as per the plan above: 3 | 1 4 1.4 Proposals The current use has been established by Conwy County Borough Council by virtue of a certificate of lawfulness (0/45968) for B8 and B1 useage. The site measures 18700 m2 (excluding right of way) and the existing building some 10600 m2. The client is CL Jones Builders Merchants and they are seeking to demolish approx. 4065m2 of the footprint (38%) for yard storage, and within a portion of the existing building install a trade counter, secure warehousing and offices/showroom. The remainder of the site will be subdivided to form 6 smaller, self-contained units. Thankfully, the asbestos roof has all been stripped and all that remains are the external walls, portal frame bays, roof sheeting rails and some internal division walls. The scheme is mainly cosmetic, new roof and some aesthetically pleasing elevations changes, and the creation of the self-contained units within the same envelope. The proposals formally constitute the: • Demolition of outbuildings, currently deemed of unlawful use and erection of sand/aggregate bays • Demolition of 4065m2 of B8, B1 and partially unlawful superstructures to form yard ancillary to the use of a builders merchants. Floor slabs will be retained • Subdivision and change of use of 2660m2 floorpsace of B1 useage to B1/B8. These will be 6 smaller lettable units • Change of use of the remaining 3380m2 B1 use to form 680m2 of trade counter (B8) and 2700m2 of builders merchants (sui generis) • 572m2 of office space (over two floors) to remain as B1 use • The use of section of land adjacent to the right of way serving the rear units, to be laid out as hard standing for overflow parking Fundamentally we propose no changes to: Sewerage or surface water drainage Access or egress locations Ground conditions or pose contamination problems as the floor slab of the demolished building will form the external hardstanding area for the yard. Only the superstructure will be removed, substructures will be retained. THE DESIGN STATEMENT 2.1 Client & Design Brief – The two hectare site was purchased by CL Jones Holdings to provide yard storage area, with the potential to subdivide the remaining floor area to allow for sub-letting to provide additional revenue. C.L.Jones is a family run timber & builders merchants established in 1982 which has grown to have 6 sites in Gwynedd, Anglesey and Conwy areas- Bethesda, Caernarfon, Llanrwst, Mynytho and Llangefni with a Retail outlet in the centre of Llanrwst.
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