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Theatr Clwyd Design and Access Statement, March 2021 Appendices 2 Theatr Clwyd, Design and Access Statement Appendices, March 2021 Contents
APPENDIX A: SCHEDULE OF DRAWINGS FOR APPROVAL 4
APPENDIX B: CADW LISTING 5
APPENDIX C: PLANNING STATEMENT 6
APPENDIX D: GROUND INVESTIGATION 35
APPENDIX E: ENERGY STATEMENT 142
APPENDIX F: CDM REPORT 175
APPENDIX G: DESIGN COMMISSION FOR WALES REPORT 213
APPENDIX I: HERITAGE IMPACT ASSESSMENT 216
(ATTACHED SEPARATELY)
HaworthTompkins 3 Appendix A: Schedule of Drawings for Approval
Drawing Number Drawing Title Existing CLWYD-HTL-01-00-DR-A-01100 Existing G+0 Plan 1 CLWYD-HTL-01-01-DR-A-01101 Existing G+1 Plan 2 CLWYD-HTL-01-02-DR-A-01102 Existing G+2 Plan 3 CLWYD-HTL-01-03-DR-A-01103 Existing G+3 Plan 4 CLWYD-HTL-01-B1-DR-A-01099 Existing G-1 Plan 5 CLWYD-HTL-01-RF-DR-A-01108 Existing Roof Plan 6 CLWYD-HTL-01-ZZ-DR-A-01200 Existing Sections AA & BB 7 CLWYD-HTL-01-ZZ-DR-A-01201 Existing Sections CC & DD 8 CLWYD-HTL-01-ZZ-DR-A-01202 Existing Sections EE 9 CLWYD-HTL-01-ZZ-DR-A-01300 Existing North & South Eleva- 10 tions CLWYD-HTL-01-ZZ-DR-A-01301 Existing East & West Elevations 11
Proposed CLWYD-HTL-01-00-DR-A-00100 Proposed G+0 Plan 12 CLWYD-HTL-01-01-DR-A-00101 Proposed G+1 Plan 13 CLWYD-HTL-01-02-DR-A-00102 Proposed G+2 Plan 14 CLWYD-HTL-01-03-DR-A-00103 Proposed G+3 Plan 15 CLWYD-HTL-01-B1-DR-A-00099 Proposed G-1 Plan 16 CLWYD-HTL-01-RF-DR-A-00108 Proposed Roof Plan 17 CLWYD-HTL-01-ZZ-DR-A-00200 Proposed Sections AA & BB 18 CLWYD-HTL-01-ZZ-DR-A-00201 Proposed Sections CC & DD 19 CLWYD-HTL-01-ZZ-DR-A-00202 Proposed Section EE 20 CLWYD-HTL-01-ZZ-DR-A-00300 Proposed North & South Eleva- 21 tions CLWYD-HTL-01-ZZ-DR-A-00301 Proposed East & West Elevations 22
4 Theatr Clwyd, Design and Access Statement Appendices, March 2021 Appendix B: CADW Listing
Cadw performance times and designed to operate more as community centres. There was also a move to more ‘open’ theatre staging with designs and layouts rejecting the traditional proscenium-arch layout in order to change the actor-audience relationship. Both of these themes are exemplified in the design of Theatr Clwyd. The design of the main theatre space appears to have been strongly influenced by the Thorndike Theatre in This building is listed under the Planning (Listed Building & Conservation Areas) Act Leatherhead (1967-9) which was considered to be one of the most successful designs of the period. 1990 An administration block by GG Tomlinson was added 1980-1 and some minor alterations have been made to Listed Building: Report for Building the interior. Otherwise the theatre survives largely as built.
Exterior
Authority : Flintshire Record Number : 87786 Arts and theatre complex in a Modern idiom. Steel framed construction, faced in soft red brick with glazed elements and lead roofs, the leadwork wrapped over the wall heads of the prinicipal elements to give a Date of Listing : 11 Jun 2019 distinctive capping to the brickwork of the walls. Community : Mold Date of Amendment : It comprises a series of irregularly massed and interlocked blocks in a rough rectangular E-W plan. These Locality : Date Delisted : blocks largely correspond to the component functional elements of the building. The main entrance is located to the right of the main elevation, with glazed doors beneath leaded fascia that advances from a Grid Ref : 324126,365294 continuous grid of glazing; similar glazed block advanced to right housing staircase, the lightness of these elements contrasting with the solid walls that dominate the rest of the structure. To the rear of the entrance Grade : II and staircase block, bar, main auditorium and fly tower are progressively stepped up. The remainder of the theatre facilities are grouped to the side and rear in a series of mainly brick blocks, punctuated with some Name : Theatr Clwyd areas of glazing.
Street No, Name : Raikes Lane Interior
Street Side : E Complex plan reflecting the multiple facilities the building was originally designed to accommodate, including two theatres and a former TV studio. The building is loosely organised as a series of zones, in which the principal public spaces are the two theatres, both of which are substantially unchanged, the entrance Location : foyer (albeit the layout has been altered) and main visitor circulation areas, including gallery to first floor. Other public areas and supporting facilities are grouped to the rear and side. Main entrance foyer with At the uppermost part of the civic complex overlooking the town of Mold, on the E side of Raikes Lane. stairwells to either side, and the main auditorium behind at higher level. Auditorium follows a simple layout with curving side walls lined with moulded ceramic acoustic tiles, designed to provide good sightlines and History acoustics. The Emlyn Williams Theatre is a square space with removable seating and a narrow balcony on 3 (formerly 4) sides. Dressing rooms, wardrobe and workshop accommodation towards the rear of the complex, Theatr Clwyd was built as a regional arts centre designed to accommodate multiple performance spaces, TV including a full-size paint frame which enabled sets and back-drops to be painted vertically as they would studios, gallery and functions room. The project was commenced by Flintshire County Council in 1969, and appear on stage in a production. completed under the auspices of Clwyd County Council in 1976. The building was designed by R.W.Harvey, county architect for Flintshire and opened as ‘Clwyd Theatre and Educational Technology Centre’ on 21st May Listed 1976 by HM the Queen. Included for its special architectural interest as an important example of a post war civic arts and theatre The theatre was the last major building to be constructed on the Mold civic centre site, at the highest point complex, the key example of this building type in Wales and one of the leading examples in the UK. It overlooking the town and crowning the complex of buildings. The civic centre was developed in the grounds survives largely intact and is notable for the range of related facilities that were incorporated into the design. of Llwynegrin, a mansion and parkland owned by the county council from 1948. The Shire Hall, designed by It is of special historic interest as an example of the improvements in arts provision across the UK in the post- RW Harvey was the first major building to be constructed and was opened in May 1968. It was quickly war period. followed by the Law Courts (1969), also by Harvey and then the Library Headquarters (1969), John Laing Design Associates with Harvey. References None recorded Theatr Clwyd belongs to a new wave of publicly funded theatre building in the post-war period. The passing of the Local Government Act in 1948 enabled local authorities to use part of their income from rates to Sources support the arts and the buildings in which they were housed. The public funding of theatres (and other arts establishments) was also made possible in this period by the establishment of the Arts Council, which was given substantial increases to its budgets by the Labour Government of 1964-70. The intention was to Author Date of Publication Title Volume provide universal access to the arts in the belief that this was an essential part of a modern egalitarian state. Edinburgh College of Art 2017 Understanding and This movement for new theatres carried on until the early 1980s and Theatr Clwyd is an important example of and Theatres Trust Working with Post-War a civic theatre from the heyday of post war theatre construction. workshop report. Theatre buildings c.1950- 1985. Theatr Clwyd was intended to operate from the outset as a producing theatre and the facilities needed for this, such as a paint-screen, were incorporated into the design of the centre. Common themes in post war Alistair Fair 2018 Modern Playhouses. theatre design include the provision of generous and accessible foyers with catering facilities open outside of
Edward Hubbard 1986 The Buildings of Wales: Clwyd.
HaworthTompkins 5 Appendix C: Planning Statement
Contents
Appendices ...... 4 1 Introduction ...... 5 Validation Checklist ...... 7 Structure of the Report ...... 8 2 Site and Surroundings ...... 9 Introduction...... 9 Background and Context ...... 9 Planning History ...... 9
Site Location ...... 9 Site Description ...... 10
Access ...... 10 Planning Statement (Revised) 3 Development Proposals ...... 12 Design and Layout ...... 13 In respect of the proposed development at Scale ...... 13
Massing ...... 13 Appearance ...... 13 Access ...... 13 Accessibility ...... 14 4 Pre-Application Consultation and Engagement ...... 16 Introduction...... 16 National Guidance ...... 16 Local Guidance ...... 17 Pre-Application Discussions...... 17 Community Engagement ...... 19 Feedback...... 19 5 Planning Policy Context ...... 21 Introduction...... 21 Statutory Development Plan ...... 21 Flintshire Unitary Development Plan ...... 22 Material Considerations ...... 22 On behalf of Supplementary Planning Guidance ...... 25 Theatr Clwyd, Mold 6 Planning Assessment ...... 27 Introduction...... 27 Prepared by: Lambert Smith Hampton Principle of Development ...... 27 6th Floor Hardman Street Heritage Impact ...... 29 Spinningfields Conclusions on the Principle of Development ...... 30 Manchester M3 3HF 7 Additional Considerations ...... 32 Tel: +(0)161 242 8055 Design and Layout ...... 32 Fax: +(0)161 242 7354 Land Contamination ...... 33 Date: 25/03/2021 Ecology ...... 34
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Drainage ...... 36 Appendices Summary ...... 38 8 Sustainable Development ...... 39 Appendix One – Site Location Plan Introduction...... 39 Appendix Two – Consultation Survey Economic Benefits ...... 39 Appendix Three – Copy of the Listed Building Consent 060599 Social Benefits ...... 39 Appendix Four – Copy of Planning Permission 060598 Cultural Benefits ...... 40
Environmental Benefits ...... 40 9 Conclusions ...... 41 Development Plan ...... 41 Other Material Considerations ...... 41
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Auditoriums 1 Introduction
1.1 This Planning Statement has been prepared by Lambert Smith Hampton [LSH] on EWT – seating capacity on balcony reduced; behalf of Theatr Clwyd [the Applicant]. It accompanies a revised full planning Clwyd room application and listed building consent application for the refurbishment and extension of the existing Theatr Clwyd [the Site]. On the 11th June 2020, Flintshire County East wall built out creating alcove on east side of room; Council (FCC) approved listed building planning application 060599 and planning
application 060598 for “extension and refurbishment including demolition of central Internal Arrangement staircase at front of building”. H+WB/play area (area to north of foyer) rearranged, some minor 1.2 The purpose of this Revised Statement is to assist FCC in its consideration the window/door changes on external elevation; revision to full planning application that is for the identical character, description and scale of development and is within the same red line boundary to that approved in Services 2020 namely: Some plant updated on external facades – e.g. grilles moved etc.; and “Extension and refurbishment including demolition of central staircase at front of building.” Plant developed on roof.
1.3 This statement will identify any national and local planning policy changes that have External walls insulated internally been published since June 2020 to ensure that the applications are considered against the latest guidance. 1.5 This revision requires full planning permission for the proposed extensions to the existing Theatre building. A revised listed building consent is again sought for internal 1.4 We can confirm following planning permission in 2020, the design team have made and external improvement works to the existing building. a number of changes to the design as a result of RIBA Stage 4 amendments (the 2020 scheme was based on RIBA stage 3), these are namely as follows: 1.6 Having regard to Section 70(2) of the Town and Country Planning Act 1990 and Section 38(6) of the Planning and Compulsory Purchase Act 2004, this statement Foyer extension considers the proposals conformity with the Development Plan, relevant national policy and guidance, as well as any other material considerations. Canopy extended to the east, widened as far as the east edge of existing staircase; 1.7 The following revised drawings accompany this application and have been prepared by Haworth Tompkins: Front row of columns offset ½ a bay from primary grid to free up façade; Site Location Plan [Ref.CLWYD-HTL-ZZ-00-DR-A-00-0900] Front row of columns and beam above (on edge of canopy) are steel not G+1 Existing Plan [Ref. CLWYD HTL ZZ 01 DR A 01 0101]; timber; G+2 Existing Plan [Ref. CLWYD‐HTL‐ZZ‐02‐DR‐A‐01‐0102]; G+3 Existing Plan [Ref. CLWYD‐HTL‐ZZ‐03‐DR‐A‐01‐0103]; The new build parapet details are proposed to be zinc or brickwork rather G 1 Existing Plan [Ref. CLWYD ‐HTL ‐ZZ ‐B1 ‐DR ‐A ‐01 ‐0099 Revision 2]; than lead to match the existing detail; Roof‐ Proposed Plan [Ref. CLWYD‐ HTL‐ ‐ZZ ‐RF DR‐ ‐ A‐01 0108] Revision 2; Existing Section AA, Section BB and Section CC [Ref. CLWYD HTL ZZ XX DR Lobby pushed inside main volume of foyer (previously projected out); and ‐ ‐ ‐ ‐ ‐ ‐ ‐ A 01 0200]; ‐ ‐ ‐ ‐ ‐ Shape and location of terrace updated. Existing‐ ‐ Section DD and Section EE [Ref. CLWYD HTL ZZ XX DR A 01 0201]; ‐ ‐ ‐ ‐ ‐ ‐ ‐ 5 6
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Existing North and South Elevation [Ref. CLWYD HTL ZZ XX DR A 01 0300]; Structure of the Report Existing East and West Elevation [Ref. CLWYD HTL ZZ XX DR A 01 0301]; ‐ ‐ ‐ ‐ ‐ ‐ ‐ 1.10 The remainder of this report is structured as follows: Site Plan Proposed [Ref. CLWYD HTL ZZ 00 DR‐ A 00‐ 0900];‐ ‐ ‐ ‐ ‐ G+0 Proposed Plan [Ref. CLWYD‐ HTL‐ ZZ‐ 00‐ DR‐ A‐ 00‐ 0100] Revision 2; Section 2.0: Consideration of the site and surroundings; G+1 Proposed Plan [Ref. CLWYD‐HTL‐ZZ‐01‐DR‐A‐00‐0101] Revision 2; Section 3.0: Provides details of the development proposals which are the subject G+2 Proposed Plan [Ref. CLWYD‐HTL‐ZZ‐02‐DR‐A‐00‐0102] Revision 2; to this planning application; G+3 Proposed Plan [Ref. CLWYD‐HTL‐ZZ‐03‐DR‐A‐00‐0103] Revision 2; Section 4.0: Provides details of the pre-application consultation and engagement G 1 Proposed Plan [Ref. CLWYD ‐HTL ‐ZZ ‐B1 ‐DR ‐A ‐00‐0099] Revision 2; undertaken by the Applicant and the associated project team; Roof‐ Proposed Plan [Ref. CLWYD‐ HTL‐ ZZ‐ RF‐ DR‐ A‐ 00‐ 0108]; Section 5.0: Sets out the local and national planning policy context in relation to Proposed Section AA, Section BB‐ and ‐Section‐ ‐ CC‐ [Ref.‐ ‐ CLWYD HTL ZZ XX the proposed development; DR A 00 0200] Revision 2; ‐ ‐ ‐ ‐ Section 6.0: Provides an assessment of the proposed development against the Proposed‐ ‐ ‐ Section DD and Section EE [Ref. CLWYD HTL ZZ XX DR A 00 0201] policy framework; Section 7.0: Provides an assessment of any other material planning Revision 2; ‐ ‐ ‐ ‐ ‐ ‐ ‐ Proposed Section EE and Section FF [Ref. CLWYD HTL ZZ XX DR A 00 0202] consideration drawing on the supporting technical documents that accompany the planning application; Proposed Section GG CLWYD HTL ZZ XX DR A 00‐ 0201]‐ ‐ ‐ ‐ ‐ ‐ Section 8.0: Demonstrates how the proposed development constitutes Proposed North and South Elevation‐ ‐ [Ref.‐ CLWYD‐ ‐ ‐ HTL‐ ZZ XX DR A 00 0300]; sustainable development; and, and, ‐ ‐ ‐ ‐ ‐ ‐ ‐ Proposed East and West Elevation [Ref. CLWYD HTL ZZ XX DR A 00 0301]. Section 9.0: Concludes that the proposals accord with the relevant national and local planning policy framework and should therefore be granted planning ‐ ‐ ‐ ‐ ‐ ‐ ‐ 1.8 In addition to this Planning Statement, the application is supported by the following permission. technical reports:
Revised Design and Access Statement prepared by Haworth Tompkins; Heritage Impact Assessment prepared by Haworth Tompkins; Phase 1 Preliminary Risk Assessment prepared by GeoCon Site Investigations A BREEAM New Construction 2014 Bespoke Assessment, prepared by The Environmental Partnership; BREEAM Ecological Management Plan has been prepared by The Environmental Partnership; Energy Statement has been prepared by Skelly & Cough; and, Preliminary Drainage Advice prepared by Betts Associate and Betts Hydo.
Validation Checklist
1.9 The Council’s Validation Checklist (April 2012) has been consulted as part of the proposals. Accordingly, the aforementioned plans and technical reports have been submitted in support of this application. The supporting information provided accords with the provisions of the Council’s validation checklist and is sufficient to ensure the validation of the application.
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2 Site and Surroundings To the north by a field boundary which is delineated by a post and rail fencing, beyond this lies agricultural land and the A5119, together with the urban area of Introduction Sychdyn; 2.1 The application site comprises the Theatr Clwyd complex [the Theatre]. A Site To the east by an embankment which fronts an access road which leads off the Location Plan [Ref. CLWYD-HTL-ZZ-00-DR-A-00-0900] [Appendix 1] is provided as A55119, beyond this agricultural land, a copse of trees and the A5119; part of this application which identifies the proposed development site. To the south and south west by the curtilage of the Clwyd Flint Federation of the WI’s, and a copse of trees. Beyond this lies the Registration of Births, Deaths Background and Context and Marriages building, Mold Crown Court and the Council Offices; and, To the west by Raikes Lane and agricultural land, beyond which lies further 2.2 The Theatre was built in 1976 by Clwyd County Council to serve the region with a agricultural land and farm buildings. word class theatre of arts. Over the past 30 years, the Theatre has suffered significant
wear and tear that with no intervention will prejudice its future ability to provide world Site Description class productions. It is therefore necessary to refurbish and upgrade the theatre complex to ensure that it meets modern day, and future requirements for local, 2.8 The Theatre complex extends to 10,202 sq.m is irregular in shape and currently regional and national tours. comprises the existing theatre building, areas of surface level car parking and open space. The Theatre itself comprises a building which varies in height, extending to a 2.3 The refurbishment and upgrade of the theatre will ensure it retains its position as a maximum height of 25.9m. The building is predominantly constructed out of red brick, centre for inspiration and culture within North Wales. The revised work proposed will with a header comprising grey facing board. Part of the building’s southern elevation positively benefit and support the local economy by leaving a sustainable legacy for comprises window panels. Both covered and surface level car parking is located to the local and national theatre community. The proposals will retain and strengthen the south of the internal access road. A raised rectangular area of open space is Welsh cultural identity for the benefit of future generations. located to the east of the theatre complex, which includes a cluster of trees.
Planning History 2.9 The levels on the wider theatre complex vary significantly; the Theatre is set on raised
2.4 As set out early the building now benefits from full planning application and listed ground, with the car parking set at a lower level. The wider area slopes from north to building obtained in June 2011, prior to that there were no identified applications held south, the development set on descending platforms. on the Council’s online planning register of relevance to the proposals. 2.10 The Theatre building is Grade II listed [Reference: 87786]. The building was listed in
2.5 The Flintshire Unitary Development Plan [FUDP] (and the draft Local Development June 2019 for its special architectural interest as an important example of its kind. Plan (LDP)) identifies the Theatre as undesignated ‘whiteland’ and is included within Four other listed buildings are located to the south of the Site. A number of the urban area of Mold. Archaeological Finds [CPAT] are also located within its vicinity. The Theatre is not included either within or adjacent to a Conservation Area. Site Location 2.11 The Theatre is not included within a Flood Risk Zone. A small area located towards 2.6 The Theatre is located within the urban area of Mold, approximately 1.4km to the the rear of the theatre is identified as medium to high risk of surface water flooding. north of Mold town centre. It is surrounded by a mix of land uses including offices, A number of trees are included within the theatre complex and along its boundaries, commercial, and agricultural land. The surrounding development is characterised by none of which are known to be protected. a mix of buildings ranging in height between one and four storeys with different architectural finishes. Access
2.7 The Theatre is bounded: 2.12 The Theatre can be accessed from Raikes Lane which runs to the west or the A5119 which runs to the east by an internal access road. The access to the Theatre will remain the same as existing and will not be altered as part of the proposals.
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2.13 The Theatre is well connected to the surrounding area. The A5119 which runs to the 3 Development Proposals east of the Theatre complex and connects directly to the A55 which provides access to the wider strategic road network. The Theatre is well served by public transport. 3.1 Full planning permission and listed building consent is sought for: A bus service is in operation along the internal access road with bus stops situated “Extension and refurbishment including demolition of central staircase at front adjacent to the Theatre building. The table below shows the routes and frequencies of building”. of the services, together with the relative bus number and bus stops.
3.2 Permission is sought for a new timber extension to the front of the building which will provide a new welcoming foyer space across of three floors. It will contain a new Bus Stop Weekday Service Service No. Route Operator double height restaurant, bar and café as well as a meeting room and Green Room. Location Frequency As proposed, the foyer will be glazed to provide views of the surrounding area. Theatr Clwyd 28 Ship – Mold Townlynx Every hour Grounds 3.3 Two new rehearsal rooms are proposed, including a full height room that can take a
rehearsal for the Anthony Hopkins Theatre stage. The Clwyd Room will be 2.14 The nearest train station is Buckley which located approximately 5.7km to the south refurbished with the floor raised to one level, and a series of designated flexible rooms east of the Theatre and provides access to the Transport for Wales service. The for community groups will be created for creative engagement, kids play and Health Theatre also benefits from being in proximity to Flint train station which is located and Wellbeing. A sensory garden and kids play area is also proposed on the eastern 8.85km to the north, and provides access to the Transport for Wales and Virgin Trains elevation. services.
3.4 Backstage areas will be refurbished and internal layouts rearranged where necessary 2.15 The Theatre is located in a sustainable location and is within walking distance of a to meet requirements of different departments. A new workshop extension is range of facilities and services. It is well connected to Mold’s town centre which proposed to the rear of the building which will replace the existing offsite facility. The provides access to a wider range of shops, services, facilities and wider social and proposed new workshop will enable all departments to be located at the Theatre economic infrastructure. complex. A viewing gallery is also proposed to allow the public to view backstage facilities. 2.16 In summary, the Theatre is sustainably located in relation to its proximity to existing services and facilities. It is also highly accessible by sustainable modes of transport. 3.5 Accessibility will be improved throughout the building, with level access proposed to all front of house areas. Five new passenger lifts, accessible WC’s throughout the
building and showers in back of house areas, and new wheelchair positions in
auditoriums are also proposed.
3.6 The thermal envelope of the building will be improved, and renewable energy sources including PV panels and air source heat pumps utilised to improve energy consumption. All services and theatre equipment will be replaced throughout the building. The building will be fully operational from electricity with the removal of energy derived from direct fossil fuel generation.
3.7 There have changes to the location of plant with this developed now on the roof with some plant updated on external façade and grilles removed.
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Design and Layout Accessibility
3.8 The proposed extensions have been designed and laid out to respond to the physical 3.14 As part of the proposals the Applicant is seeking to improve the accessibility of the context of the existing built development, and respect the character of the surrounding theatre. All public areas of Theatr Clwyd will be wheelchair accessible, including most environs. of the back of house.
Scale 3.15 Five new lifts are proposed to improve accessibility throughout the building, these include: 3.9 The proposed extensions will have a combined floor space of 874 sq.m and will extend to a max height of 10.5m. This is considered to be in keeping with the scale Two new passenger and wheelchair lifts connecting the ground floor entrance to of the wider theatre complex which extends to 10,202 sq.m and has a maximum all levels of the foyer, ensuring level access can be achieved even if one lift is height of 25.9m. out of order; One new platform lift which will connect the first floor foyer with the cinema at Massing ground floor; 3.10 The scheme proposes to retain the majority of the massing and form of the building One new platform lift which will connect the AHT control room with the second with the additions of the aforementioned extensions. It is considered that the floor foyer, improving accessibility to the control room and adjacent director’s box proposed extensions are appropriate when considered in the context of the / quiet room; and, surrounding massing, adopting the same modular approach to form. One new Back of House goods and passenger lift will connect the workshop, props and wardrobe on first floor to the rehearsal rooms on the second floor. Appearance
3.11 The external appearance of the Theatre will remain in keeping with the surrounding 3.16 Additional and improved wheelchair positions are proposed within the auditoriums: environs. The proposed foyer extension will be constructed from natural timber material and the canopy will be extended to the east and widened as far as the Six permanent wheelchair positions are proposed in the AHT, and positions eastern edge of the existing staircase. As a result, the lobby is pushed inside the improved to allow wheelchair users to sit shoulder to shoulder with adjacent main volume of the foyer. Any other external repairs / alterations will utilise materials carers; which have been used elsewhere in the development of the wider theatre complex. A full row of seats can be removed in the AHT at G+1 floor level, allowing for 13 The overall material palette will be simple and natural. Details of the proposed wheelchair positions; and, materials are set out in the supporting Revised Design and Access Statement. The Six wheelchair positions are proposed in the EWT, 4 at stalls level and 2 at front columns of the foyer are now proposed from timber rather than steel previously. gallery level. These minor material changes have has amended some of the front row columns and beams to free up the external façade and has led to changes to the shape and location 3.17 Accessible WCs will be located throughout the building, with right and left hand of the terrace. options where there are two in the same place. A Changing Places room and a family room for quiet time or breast feeding will be located at ground floor close to the Health Access and Wellbeing rooms and children’s play area. Wider cubicles and cubicles with outward opening doors will be provided in all blocks of cubicles. 3.12 The Theatre can be accessed from Raikes Lane which runs to the west or the A5119 which runs to the east by an internal access road. The access to the Theatre will 3.18 Accessible WCs and showers will be provided for the AHT and EWT dressing rooms. remain the same as existing and will not be altered as part of the proposals. Most dressing rooms will be wheelchair accessible, and an accessible bed will be provided in the bunk room for actors to use. 3.13 Existing parking is located to the south of the Theatre complex. This will continue to support the operation of the Theatre and will not be altered as part of the proposals.
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3.19 In front of house areas bars and reception counters will have a low counter height for 4 Pre-Application Consultation and Engagement wheelchair users. There will be a buggy park and a wheelchair charging point. Introduction
4.1 On the 16th March 2016, the changes to the Planning (Wales) Act 2015 [the Act] came into force. This included a need for developers to carry out statutory pre-
application consultation on all planning applications for major developments in Wales. All applicants for major developments are now required to demonstrate how they have adhered to new consultation requirements as part of their pre-planning application submission.
4.2 The net increase in the reconfiguration of floorspace sits below the 1,000 sq.m (gross) threshold for a major development. However, it the Applicant as part of its due diligence has sought to engage with the community and key stakeholders through various consultations methods.
National Guidance
4.3 The statutory requirement to consult is imposed by Section 61z, Part 4 of the Town and Country Planning Act 1990. The legislation sets out that the applicant is responsible for publicising the proposed application in such a manner that the applicant reasonable considers likely to bring it to the attention of the majority of the persons who occupy premises in the vicinity of the land.
4.4 It sets out the publicity of the application must:
Set out how the applicant may be contact by persons wishing to comment on the proposed development; and, Give such information about the proposed timetable for consultation as is sufficient to ensure that persons wishing to comment on the proposed development may do so in good time.
4.5 Further provisions are also contained in Part 1A The Town and Country Planning (Development Management Procedure) (Wales) (Amendment) Order 2016. It states that where an applicant is required to consult a community consultee, the applicant must give the community consultee requisite notice in writing of the proposed application. With regard to consulting a specialist consultee, the applicant must give the specialist consultee requisite notice in writing of the proposed application and enclose the necessary submission documents and technical detail, or provide a link to a website on which those documents can be found.
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4.6 Guidance is also provided in the New Development Management Procedures letter between the Applicant and the Conservation Officer (Chris Rees Jones) to discuss which was issued in February 2016. the listing of Theatr Clwyd, proposals for development, Conservation Management Plan and Listed Building Application. 4.7 In terms of the “Pre-application Community Consultation: Best Practice Guidance for Developers” published in November 2017, it is confirmed the developers proposing 4.13 For the revised planning application, the representatives from Haworth Tompkins met major development will need to undertake statutory pre-application consultation with Flintshire planning officers on the 10th December 2021 to present the revised under the Act. Article 4 of the Town & Country Planning (Development Management proposals in relation to the foyer and alternatives for the use of lead on the new build. Procedure) (Wales) Order 2012 (DWPWO) confirms that the definition of major The consultation was positive and well received from officers, and it’s was agreed development is the provision of buildings of were the floorspace exceed 1,000 sq.m. due to the listing of the building, it was advised that a full new planning application and listed building consented would need to be submitted and determined. 4.8 In summary, these documents require applicants demonstrate the following prior to submitting a planning application: 4.14 Further on the 17th December 2021, Haworth Tompkins met with Flintshire CC’s conservation officer and CADW to present the revised proposals. The proposals for Made available draft planning application documents for viewing; the new foyer were met with enthusiasm and general support. The application of Notified the relevant consultees; alternatives to zinc were also supported. The planning and conservation departments Providing a 28-day consultation period; and are due to advise on how to resubmit the application but supported a focussed Prepare a report on the pre application consultation and how people’s views were application on the changed and quick approval process. considered as part of a ‘Pre-Application Consultation Report.’ 4.15 In addition, and for the first scheme, the Applicant sought to engage with the Design Local Guidance Commission for Wales [DCFW]. A formal Design Review Report was issued on the 6th August 2019. A summary of the response is provided below. 4.9 The Development Plan comprises the FUDP (2011) which covers the plan period
2000-2015. Given that the FUDP predates the Act, there are no policy requirements The recent Grade II listing of the Theatre, which emphasises its function as a for pre-application consultation and engagement. Indeed, this is also true of the Theatre, explicit in its original design and built form is an interesting factor. It will Council’s validation checklist which was adopted in April 2012. need to be fully addressed in the Heritage Impact Assessment and should inform the Design and Access Statement accompanying the planning submission. 4.10 The Council is currently preparing the Flintshire Local Development Plan [LDP]. It DCFW strongly encourage the team to strive for higher environmental consulted on the Preferred Strategy in November 2017. No references were made efficiencies to the benefit of sustained high performance and longevity of the within the consultation document to the inclusion of policies pertinent to pre- refurbished building. application consultation and engagement. Consideration of tender stages and the importance of sufficient and robust detail for each individual package, so as to protect design integrity and material quality 4.11 There are no Supplementary Planning Guidance Notes of relevance. is necessary.
Pre-Application Discussions The phasing strategy during construction is logical; however, it will have an impact on visitor experience. This along with a more inclusive, diversified 4.12 Planning guidance states that pre-application consultations with the local community, business model encompassing growth in events and community uses, education the local planning authorities and key stakeholders can bring a number of benefits to and greater maker capacity will require more detailed consideration of the spaces the planning application process. In the first consented scheme the Applicant beyond the key studio and auditorium spaces, including outdoor spaces. engaged in two pre-application meetings with Council Officers. The first meeting took
place on the 18th April 2019 between the Applicant and Mandy Lewis, Development 4.16 The response concludes that the proposals represent an important catalyst for the Manager at the Council. This initial meeting was to discuss the refurbishment wider site, for Mold and potentially the wider region. It affords a unique opportunity to proposals for Theatr Clwyd. The second meeting took place on the 7th June 2019 influence its surroundings now and in the medium to long term. Detailed work with the
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design team and the local authority is necessary in the very near future if that broader Positive support for the improved accessibility and initial proposals for the scale opportunity is to be realised, and certainly prior to a planning submission. The improved approach to the building; and, applicant has not re-engaged with the DCFW given the limited difference in the Concerns relating to whether the Theatre will remain open during construction, scheme to that approved and we don’t believe their position would materially change and how the works proposed will be funded. to that found in 2019. 4.22 The table below provides details the percentage of respondents that considered the Community Engagement proposals to be brilliant / good in the context of the questions posed on the feedback forms. 4.17 In accordance with national guidance, extensive pre-application consultation and engagement has been carried out. The Applicant’s approach to community
engagement has been inclusive, comprehensive and transparent. Having learned about out plans so far, how would you Brilliant / Good (% rate our ideas? Feedback) 4.18 The Applicant undertook a public exhibition event on the 1st September 2019 at Theatr Clwyd. Flyers were sent out prior to the event which detailed the proposals and the Ensuring our building and our hilltop are green and 96.2% dates of the exhibition. The public exhibition provided the opportunity for the local sustainable community and stakeholders to engage with the Applicant and the project team and Using our building to support and nurture communities 93.4% provide their input to the proposals. Improving visitor experience 93.9% Making world class theatre 93.2% 4.19 The Applicant also hosted public events on the 27th, 29th and 30th of August and the 3rd, 5th and 6th of September covering Ruthin, Wrexham, Buckley, Flint, Connah’s 4.23 On the whole the feedback received on the proposals was positive and generally Quay and Chester. There were also another ten invited sessions for user groups supportive. For the purposes of this resubmission, and given the significant public including holding one in London and one in Cardiff. support for the proposals it was considered that given the limited changes to the proposals it was disproportionate to re-examine and undertake further public 4.20 A designated website has also been set up and is updated regularly to keep those engagement and that the previous support for the scheme is unlikely to be affected interested abreast of recent developments with the proposals. The website is by these non-significant changes. accessed via http://www.futuretheatrclwyd.com. The website provides a useful presentation of the proposed development and explains the rationale for the requirement to modernise the current building fabric. The website also provided a number of questions to consultees to be able to obtain feedback to the proposed changes to the theatre. The website has attracted over 3,600 users, visiting over 4,500 times with over 22,000 page reviews.
Feedback
4.21 A survey was available to fill out on the website, and was issued to everyone who attended the public exhibition on the 1st September 2019. A copy of the survey is provided in Appendix 2. A summary of the responses is provided below:
The public fully support proposals to improve the environmental impact of the Theatre; Positive support for proposed community and family focussed facilities within the building and improved visitor experience;
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th 5 Planning Policy Context followed a pre-inquiry meeting on the 12 January 2021. However, some weight can be attached to the LDC for the purposes of this revised planning application but we Introduction don’t expect the LDC to be adopted whilst this planning application is determined in Spring to Summer 2021. 5.1 This section of the report details the planning policy context for the application, describing the Development Plan policies relevant to the consideration of the Flintshire Unitary Development Plan proposal, as well as providing an account of the prevailing national policy guidance and other documents that represent appropriate material considerations. 5.8 The FUDP was adopted by the Council in September 2011. The FUDP acts as a broad-brush strategic document, setting out how the District will grow and develop 5.2 This policy 'framework' is then used as the basis for identifying a range of key planning over the plan period 2000-2015. The plan outlines the approach to managing the policy considerations across the various policy documents against which this social, economic and environmental assets within Flintshire. application should be assessed, to enable robust conclusions to be drawn on its appropriateness. 5.9 On the whole, policies within the FUDP reflect a broader strategic aim rather than setting out detailed development management principles. The Plan’s strategy, Statutory Development Plan comprising an overall vision, strategy aims and themes together with their spatial expression ‘on the ground’, and form the basis for the Plan’s strategic policies (Part 5.3 Section 70(2) of the 1990 Act and Section 38(6) of the 2004 Act states that planning I). The following policies from Part I are considered of relevance to the proposals: applications should be determined in accordance with the Development Plan unless material considerations indicated otherwise. FUDP ‘saved’ Policy STR1 (New Development); 5.4 The Development Plan for the Site comprises ‘saved’ policies of the FUDP (2011). FUDP ‘saved’ Policy STR9 (Welsh Language and Culture); FUDP ‘saved’ Policy STR10 (Resources); and, 5.5 Material considerations for this application include Planning Policy Wales [PPW] FUDP ‘saved’ Policy STR11 (Sports, Leisure and Recreation). (Edition 11, February 2021) and Technical Guidance Notes [TANs], which set out the Welsh Government’s national policies and principles on different aspects of planning. 5.10 The following policies from the FUDP (Part II) are also considered to be relevant to the proposals set out in this application: 5.6 As the FUDP is adopted for the plan period 2000-2015, the majority of the time based policies have expired. However, as the emerging Flintshire LDP is yet to be formally FUDP ‘saved’ Policy GEN1 (General Requirements for Development); adopted, the FUDP will remain as the Development Plan for the determination of this FUDP ‘saved’ Policy GEN2 (Development Inside Settlement Boundaries); planning application. It is considered that the majority of development management FUDP ‘saved’ Policy D1 (Design, Quality, Location and Layout); policies contained within the FUDP are still up to date and can be afforded significant FUDP ‘saved’ Policy D2 (Design); weight. Weight will also be afforded to national policy and material considerations FUDP ‘saved’ Policy WB5 (Undesignated Wildlife Habitats); such as the PPW and the accompanying TANs, when assessing specific policy FUDP ‘saved’ Policy WB6 (Enhancement of Nature Conservation Interests); measures for this application. FUDP ‘saved’ Policy HE2 (Development Affecting Listed Buildings and their Setting); 5.7 The emerging LDP is a new style of development plan which differs from the UDP in FUDP ‘saved’ Policy AC1 (Facilities for the Disabled); terms of how it is prepared. The Local Development Plan (LDP) will focus on FUDP ‘saved’ Policy CF2 (Development of New Facilities); and, delivering sustainable development in the county for a 15-year period (2015-2030). FUDP ‘saved’ Policy EWP14 (Derelict and Contaminated Land). The Council’s website outlines the current stage for the preparation of the LDP. The
consultation on the Preferred Strategy closed in November 2017, the consultation on Material Considerations the Alternative Sites Register closed in November 2018. The Council consulted on the Deposit Plan in September 2019. LSH can confirm that the Examination Hearing 5.11 PPW sets out the land use planning policies of the Welsh Government (Edition 11, Sessions for the LDC are to commence for a week on the 15th March 2021, this February 2021). It constitutes a material consideration for planning applications and
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its central aim is to promote and provide a framework for delivery of sustainable 5.15 Further PPW recognises [§4.3.42} the importance of evening and night time development within Wales. The planning system provides for a presumption in favour economics and that theatres provide a social and cultural experience and spaces in of sustainable development in accordance with the development plan unless material which creativity can be fostered and shared. Further, PPW confirms [4.3.47] that considerations indicate otherwise to ensure that social, economic, cultural and “Creative and cultural businesses (such as theatres, music venues and arts centres) environmental issues are balanced and integrated. [§1.2]. can thrive in shared space environments and hubs and help create diverse, vibrant, and viable places that are attractive to related and unrelated businesses. 5.12 Culture is central to Welsh planning policy, the PPW sets out that that culture change Traditionally, such hubs grow from the ground up with local and national government should be embraced by placemaking and ensuring that planning facilities are playing an enabling role. There is evidence that these quarters often evolve from quite delivered in the right place [§2.13]. This is further expanded whereby the humble origins utilising cheap, often disused, building spaces” ‘placemaking for Wales’ is a new initiative to support the implementation of placemaking that will ultimately deliver high quality places across Wales to the benefit 5.16 In relation to heritage, PPW stipulates that there should be a general presumption in of local communities. The PPW (2021) introduces six placemaking principles favour of the preservation or enhancement of a listed building and its setting, which including: might extend beyond its curtilage. For any development proposal affecting a listed building or its setting, the primary material consideration is the statutory requirement People and community – the needs, aspirations, health and well-being of all to have special regard to the desirability of preserving the building, its setting or any people are considered; features of special architectural or historic interest which it possesses [§6.1.10].
Location – places grow and develop in a way that uses land efficiently, 5.17 Further PPW recognises [§6.1.11] that the best way to protect and enhance listed supports and enhances existing places and is well connected; buildings protection and enhancement is to retain them. This includes the continuation or instatement of the original use should be the first option and that the Movement – walking, cycling and public transport are prioritised to provide planning should recognise the need for flexibility where new uses have to be choice of transport modes and avoid dependence on private vehicles; considered to secure the building economic future.
Mix of uses – places have a range of purposes which provide opportunity for 5.18 In terms of amenity, PPW recognises [§6.7.24] that the potential impacts of noise community development, local business growth and access jobs, services pollution arising from existing development including theatres must be fully and facilities; considered to ensure the effects of new development are controlled to safeguard amenity. Public realm – streets and public spaces are well defined, welcoming, safe
and inclusive with a distinct identity; and 5.19 The guidance provided by the PPW is supplemented by a series of TANs. Together, the PPW and TANs set out the Welsh Government’s national policies and principles Identity – the positive, distinctive qualities of existing places are valued and on different aspects of planning and sustainable development. LSH can confirm that respected, with unique features there have been no new TAN’s produced since 2020. The relevant TANs are identified below: 5.13 PPW goes on to state that development proposals should create the conditions to bring people together, making them want to live, work and play in areas with a sense TAN 5 (Nature Conservation and Planning) (2009); of place and well-being, creating prosperity for all [§2.3]. TAN 12 (Design) (2016); TAN 13 (Tourism) (1997); 5.14 In relation to community facilities, PPW is clear that facilities should contribute to a TAN 16 (Sport, Recreation and Open Space) (2009); and, sense of place which is important to the health, well-being and amenity of local communities and their existence is often a key element in creating viable and TAN 20 (Planning and the Welsh Language) (2017). sustainable places [§4.4.1]. This includes cultural facilities, such as theatres and libraries.
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Supplementary Planning Guidance protecting and enhancing bio-diversity, facilitating well-being through amenity, recreation and active leisure. Development will identify, respect, protect, enhance and 5.20 The following Supplementary Planning Guidance Notes [SPGN] are considered to be connect Flintshire’s environmental assets, to create a multifunctional network of of relevance to the consideration of the proposed development. No new SPGN have natural and historic resources. It will achieve this by conserving, protecting and been adopted since 2020: enhancing the local distinctiveness and quality of Flintshire’s built and historic
SPGN No 6. Listed Buildings (2017); and, environment including listed buildings and other heritage assets. Policy STR14 deals SPGN No 24. Retention of Local Facilities (2012). with climate change and environmental protection through a number of measures including ensuring new development is sustainably located and designed to reduce Draft Flintshire Local Development Plan 2015-2030 the need to travel, support brownfield land, adopt energy efficiency and renewable and zero/low carbon energy generation as well as protecting of the environment in 5.21 The Flintshire LDP once adopted will replace the UDP and is focused on delivering terms of air, noise and light pollution. sustainable development in the County for a 15 year periods from 2015 to 2030. The LDP will provide policies which will guide decision on planning application, provides 5.26 Policy PE12 deals with tourist accommodation, facilities and attractions and confirms proposals for development of housing, residential, retail, employment and other land that new development or new or extensions to existing tourist attractions and facilities uses. Importantly the LDP sets out policies which seek the protection and will be permitted within the defined settlement where proportionate in scale to the site enhancement of the environment. The Strategic Growth Policy STR1 seeks to surroundings. deliver 8,000 to 10,700 new jobs over the 15-year period and create 8,000 new homes 5.27 Policy EN1 deals with sports, recreation and cultural facilities, and confirms that with 139.7ha of employment land. proposals which would adversely affect or result of the loss of open space, sports and
5.22 Mold is considered a main service centre (Tier 1) in the settlement hierarchy under recreational space will only be permitted subject to a number of criteria. Policy STR2 and is a settlement that plays a strategic role in delivery of key services 5.28 Policy E8 deals with built historic environment and listed buildings and seeks to and facilities. Policy STR4 promotes the creations of new sustainable places, all preserve the County’s building and historic importance. Development proposals that development will be designed to a high standard in line with sustainable placemaking affect listed buildings will be permitted only where the alteration and/or extension to design principles and should achieve local distinctiveness, be inclusive and a listed building or its curtilage ensures that the special architectural character or accessible and mitigate climate change, this follows a number of criteria which seeks historic interest is preserved. to be adaptive and adapt to change; respond to local context and character and enhance the built environment; make the efficient use of land, materials and Summary resources, incorporate green infrastructure and on-site energy efficiency and
renewable energy. 5.29 The next section of this Statement will consider how the proposals accord with the identified local and national policy framework. 5.23 Policy SRT6 deals with sustainable economic growth and development can only be
delivered by the maintenance and enhancement of integrated, accessible, usable, safe and reliable transport network.
5.24 Policy STR10 deals with tourism, culture and leisure in recognition of the County’s attractiveness for sustainable tourism development. Key to this is supporting new and extended tourism development that the enhances the existing offer within Flintshire. The policy seeks to conserve and protect Flintshire built and cultural heritage.
5.25 Policy STR13 deals with the natural and built environment, green infrastructure and infrastructure with recognition that environmental networks have a variety of roles in
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6 Planning Assessment theatre. Policy CF2 sets out that the development of new community facilities will only be permitted on suitable sites within the settlement boundaries. The proposed Introduction extensions will remain within the curtilage of the wider theatre complex, which itself is included within the urban area of Mold. The proposals therefore accord with the 6.1 This Section of the report considers the compliance of the proposed development provisions of FUDP and draft LDP Policy STR1 and FUDP Policy GEN1 which seeks with the relevant policies of the statutory development plan and supplementary to direct new development towards the urban area and within the defined settlement planning guidance, alongside PPW (2021) and the relevant TANs as material limits. Indeed, the proposals also accord with Policy CF2 which sets out that the consideration which should be afforded substantial weight. development of new community facilities will be permitted on suitable sites within the 6.2 This Section demonstrates that the proposed development accords with the relevant urban area. policies of the adopted and emerging development plan. There are no other material 6.6 The proposed extensions will be delivered on underused land to the north and south considerations which indicate that permission should not be granted in accordance of the existing building, within the curtilage of the wider theatre complex. The with Section 70(2) of the 1990 Act and Section 38(6) of the 2004 Act. extension seeks to make efficient use of the undeveloped land which makes up the
Principle of Development curtilage of the theatre building. In this regard, the proposals accord with the provisions of FUDP Policy STR10 which seeks for new development to utilise vacant 6.3 The FUDP was adopted for the plan period 2000-2015, the majority of the time based land within the urban area, making the most efficient and practicable use of buildings policies have therefore expired. However, as the emerging LDP is still subject to an and land in terms of density, siting and layout. The proposals therefore fully accord Examination in Public and unlikely to be formally adopted, the FUDP will remain as with FUDP Policy STR10. the Development Plan for the determination of this application. It is considered that
the majority of development management policies contained within the FUDP are still 6.7 FUDP Policy GEN1 sets out that all new development should ensure that it is of a up to date and can be afforded significant weight. Weight will also be afforded to scale, design and layout that is appropriate for its location. The proposals include a national policy and material considerations such as the PPW and the accompanying modest extension to the existing theatre building which is in keeping with the scale of TANs, when assessing specific policy measures for this application. the wider theatre complex. Draft Policy PE12 of the LDP also allows proportional extension to existing tourist attractions. The extension will be delivered on vacant, 6.4 The principle of Use Class D2 (Assembly and Leisure) is firmly established in this undeveloped land within the curtilage of the theatre and will ensure the efficient use location following the development of the theatre complex in 1976. It has therefore of the site. The layout of the extension, as proposed, will be congruent with the successfully operated for well over four decades. The proposals seek to refurbish existing layout of the theatre complex. It has been designed to assimilate with the and upgrade the existing theatre building’s function and physical form. The proposed wider design of the theatre. In this regard it is considered that the proposals accord extension will ultimately extend the main D2 Use and will enhance its operational with the provisions of FUDP Policy GEN1 and Draft Policy PE12 of the LDP. function and capacity. The Council has already accepted the principle of Use Class
D2 development in this established and sustainable location. The proposals seek to 6.8 FUDP Policy STR11 sets out that the leisure needs of the County will be met through retain and enhance this D2 use for future enjoyment by local, regional and national ensuring that new facilities are of a scale and type appropriate to the locality. As set communities. The extension of the principle of development should therefore be out within the preceding paragraphs, Use Class D2 development is firmly established supported by the Council. in this location following the erection of the theatre complex in 1976 and its continued use thereafter. Indeed, the extension is proportionate to the existing building, and will 6.5 As stated, the FUDP and the Draft LDP Proposals Map identifies the Site as ensure that the Theatre is able to meet modern day and expected future requirements undesignated ‘whiteland’ and included within the urban area of Mold. FUDP Policy by providing an additional workshop space together with a rehearsal room roof STR1 seeks to direct new development towards the urban area, within the defined extension. In this regard, it is considered that the proposals accord with the relevant limits of settlements. FUDP Policy GEN2 builds on FUDP Policy STR1 and stipulates provisions of FUDP Policy STR11. that development will normally be permitted within settlements defined by settlement limits. Permission is sought for the refurbishment and extension of the existing
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