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Planning Statement Planning Statement Change of Use of Former Cleddau Bridge Hotel March 2018 Summary Proposal: Change of Use of Former Cleddau Bridge Hotel Location: Former Cleddau Bridge Hotel, Pembroke Dock Date: March 2018 Project Reference: S18.803 Client: Mr John Smith Product of: Suite D, 1st floor, 220 High St, Swansea SA1 1NW Prepared by: Matthew Gray – Principal Planner Approved by: Richard Bowen – Director Disclaimer: This report has been prepared for the sole and exclusive use of Mr John Smith from whom it was commissioned and has been prepared in response to their particular requirements and brief. This report may not be relied upon by any other party. The Contracts (Rights of Third Parties) Act 1999 shall not apply to this report and the provisions of the said Act are expressly excluded from this report. This report may not be used for any purpose other than that for which it was commissioned. This report may not be reproduced and/or made public by print, photocopy, microfilm or any other means without the prior written permission of Asbri Planning Ltd. The conclusions resulting from this study and contained in this report are not necessarily indicative of future conditions or operating practices at or adjacent to the Site. Much of the information presented in this report is based on information provided by others. That information has neither been checked nor verified by Asbri Planning Ltd. CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 2 Contents Section 1 Introduction Section 2 Site Description and Planning History Section 3 The Proposed Development Section 4 Pre Application Consultations Section 5 Planning Policy Context Section 6 Sustainable Economic Development Section 7 Appraisal Section 8 Conclusion Appendix 1 Table showing facilities within a 2 mile radius of the Application Site CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 3 Introduction 1.1 This planning statement accompanies a full planning application on behalf of Mr John Smith, for the change of use of the former Cleddau Bridge Hotel, Pembroke Dock to a 48 bed residential home for the elderly facility. 1.2 The former Cleddau Bridge Hotel comprised a 54 bed hotel. Despite its success in the early years, following the closure of Murco, a key long term client, occupancy rates have significantly dropped below a level which would enable a successful and viable operation. It therefore closed in January 2018. 1.3 The site is located to the north of the settlement of Pembroke Dock. It is within the settlement boundary close to its most northern point with views out towards Neyland. It is unallocated in respect of prevailing planning policy. 1.4 Pre application advice was issued by the Local Planning Authority in March 2018. It is considered that the proposal was supported and the submission of the application to which this statement relates, supported. 1.5 This Planning Statement will seek to demonstrate that there is a need for the proposed development, the scheme would represent an appropriate form of development, and that the job creation generated by the development form a material consideration by development form a material consideration in the determination of the application. 1.6 The purpose of this Planning Statement is to provide additional and complementary information to the planning submission. It describes the site and planning history of it and surrounding areas at Section 2; Section 3 profiles the developer, occupier and summarises the proposed development in Section 4. Section 5 provides a review of relevant planning policy whilst Section 6 addresses how the proposed development comprises sustainable economic development. Section 7 appraises the pertinent considerations. A conclusion is then drawn at Section 8. CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 4 Site Description and Planning History 2.1 The subject site is located to the north of the settlement of Pembroke Dock. It is within the settlement boundary close to its most northern point with views out towards Neyland. 2.2 It is a large site which is located to the north of and accessed via Essex Road. Essex Road connects to the A477 and into central area of Pem- broke Dock. The locational context of the site is shown in full in the drawings package which forms part of the submission package. 2.3 Development on site comprises the former Cleddau Bridge Hotel which is a large building surrounded by extensive car parking and soft land- scaping. 2.4 The building comprises 1,700 sqm at ground floor level. It sits to the east and north of nearby residential development. To the north are ma- ture trees with the sea beyond and to the east are Pembroke Ferry / Es- sex Road. 2.5 The site is accessible by a range of transportation options including public transport. To this end, bus stops are located within 250 meters of it on the A477 providing the following services: Service No 348 Withybush / Milford Haven Service No 349 Withybush / Milford Haven Service No 356 Withybush / Milford Haven 2.6 The site is outside of the area identified as liable to flooding for the purposes of achieving a planning permission as per the TAN 15 online mapping. We are not aware of any other environmental constraints which would be detrimental to the prospect of achieving the change of use sought on the site. 2.7 Surrounding land comprises largely residential uses to the south and west of the site. To the east is Pembroke Ferry Road and to the north is undeveloped land. 2.8 Pembroke Dock railway station is some 800 meters to the south. Services from the station operate along the Swansea line, calling at the following main destinations among a series of smaller town and villages: Pembroke, Tenby, Carmarthen, Llanelli and Swansea. Planning History 2.9 A planning history search has been undertaken using the Council’s planning explorer. It has been concluded that there are no recent ap- CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 5 plications which would be considered relevant to the proposal sub- ject of this pre application submission. 2.10 It is therefore determined that the forthcoming application would represent a fresh chapter in the planning history of the site and should therefore be determined in accordance with prevailing plan- ning policy at a national and local level. CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 6 The Proposed Development The Proposed Development 3.1 It is proposed to change the use of the building in order for it to be utilised as a 48 bed residential care home for the elderly. Given the layout of the property and its former use as a hotel, physical changes to enable the operation are limited and almost exclusively restricted to its internal fabric. 3.2 The proposals can be summarised as follows: 48 Bedroom Care Facility Nursing / bathroom / treatment rooms Lounge / dining / kitchens 3.3 In accordance with the above, the facility will remain arranged over two floors. The size and number of bedrooms proposed has arisen as a result of detailed analysis of the need for the facility by the opera- tor, in addition to ensuring the proposed use can operate as a viable enterprise and a high level of service provided. 3.4 Services for the building will be located at as shown on the proposed floorplans. Evidencing the overall quality of the approach proposed, the space per resident will be a figure in excess of the Minimum Standard Guidelines set out in the Welsh Government National Min- imum Standards for Care Homes for Older People document (Re- vised Version – March 2004). 3.5 Vehicular and pedestrian access will not be altered as a result of the proposal and continue to be taken from Essex Road. Car parking in accordance with the Council’s parking guidance will be provided will be provided in order to provide sufficient parking for both staff and residents. 3.6 The layout of the proposal is such as to ensure the operational re- quirements of the operator are met and a high quality, safe devel- opment is ensured, providing a pleasant environment for residents. To this end, a secure resident’s garden is to be provided to the rear of the property and planting provided throughout the site. 3.7 The change of use of the site will result in significant economic bene- fits in the form of the creation of circa 40 FTE jobs. Notwithstanding, given the requirement to staff the premises 24 hours a day and relat- ed shift patters, it is likely that in the region of 80 jobs will be created when taking into account full and part time jobs overall. Beyond this, short term jobs will be created as result of the construction phase of the project. 3.8 In accordance with the above, it is clear that the job creation and economic benefits which would arise from the proposed develop- CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 7 ment are significant and would likely surpass the former use of the building as a hotel. CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 8 Pre Application Advice and Public Consultation 4.1 The application to which this Statement relates has subject of pre application discussions with the local authority prior to submission. The enquiry (LPA Ref-PR/0512/17) is summarised below: “The proposal would achieve not only social benefits by providing accommodation for people in need of care but also economic benefits that would arise from the establishment of a new business and employment generation…..It would be in a sustainable location, in close proximity to many services and facilities. The development has the potential to contribute to regeneration and to have positive economic and social impacts.
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