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 landscaping.

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 mature 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 subject 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 planning 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 operator, 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 requirements of the operator are met and a high quality, safe development 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 benefits in the form of the creation of circa 40 FTE jobs. Notwithstanding, given the requirement to staff the premises 24 hours a day and related 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.

The site is located within the defined settlement boundary, where to principle of development is acceptable.

Given the nature of the existing site it is considered that access arrangements could allow for the safe manoeuvring of pedestrians, cars, ambulances and delivery and service vehicles.

It is not anticipated that any alteration to the existing drainage arrangements would be required.”

4.2 The following conclusion was provided on the development as proposed:

“I can advise that the proposed development would be supported by the policies of the Local Development Plan providing that a quantifiable and identified need for the care facility is provided.”

4.3 In accordance with the above, pre application discussions have been held with the Council, extracts of which are provided above. The advice is considered positive with the proposed use identified as being acceptable and the submission of the application encouraged.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 9 Planning Policy Context

Planning Policy Wales (PPW)

5.1 The latest edition of Planning Policy Wales (PPW) is Edition 9 which was published in November 2016. PPW, sets out the land use planning policies of the Welsh Government and is the overarching national planning guidance which informs lower tier guidance such as local planning authority development plans. PPW is supported by 21 Technical Advice Notes or TANs, which deal with specific technical areas of planning.

5.2 Each relevant TAN is covered within its own subsection later in the document. PPW and supporting TANs embody the aims of the Wales Spatial Plan in achieving a connected and sustainable Wales. PPW together with these other national level guidance documents trans- late the Welsh Governments commitment to achieving sustainability in Wales. In achieving sustainability, the planning system must ensure sustainable development by providing for an adequate and continu- ous supply of land that meets the needs of society.

5.3 One of the ways this is achieved is through local planning authority development plans. Planning applications must be considered in the light of the strategy and policies within these adopted development plans and planning decisions should be made in accordance with the adopted development plan unless material considerations dictate otherwise.

Sustainable Land Use

5.4 PPW states that local planning authorities must ensure that sufficient land to support a growing population judged against the general objectives and the scale and location of development provided for in the development plan. This means that sites must be free, or readily freed, from planning, physical and ownership constraints, and eco- nomically feasible for development, so as to create and support sustainable communities where people want to live.

5.5 In accordance with the above, PPW outlines that applications for planning permission should be determined in accordance with the approved or adopted development plan for an area, unless material considerations indicate otherwise. Paragraph 3.1.3 states:

“Factors to be taken into account in making planning decisions (material considerations) must be planning matters, that is, they must be relevant to the regulation of the development and use of land in the public interest, towards the goal of sustainability.”

5.6 Planning Policy Wales aims to promote resource-efficient and climate change resilient settlement patterns that minimise land-take (and especially extensions to the area of impermeable surfaces) and urban sprawl, especially through preference for the re-use of suitable previ-

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 10 ously developed land and buildings, wherever possible avoiding development on Greenfield sites.

5.7 Many previously developed sites in built-up areas may be considered suitable for re-use because their re-use will promote sustainability objectives. This includes sites:

“In and around existing settlements where there is vacant or under- used land, commercial property or housing; in suburban areas close to public transport nodes which might support more intensive use for housing or mixed use; which secure land for urban extensions, and; which facilitate the regeneration of existing communities.”

Economic Development

5.8 Local planning authorities are required to ensure that the economic benefits associated with a proposed development are understood and that these are given equal consideration with social and environmental issues in the decision-making process, and should recognise that there will be occasions when the economic benefits will outweigh social and environmental considerations.

5.9 In accordance with the above, Paragraph 7.1.3 emphasises that the planning system should support economic growth within the context of sustainable development and that the local planning authorities should guide economic development to facilitate regeneration and promote social and environmental sustainability.

5.10 Paragraph 7.2.2 indicates that local planning authorities are required to ensure that the economic benefits associated with a proposed development are understood and that these are given equal consideration with social and environmental issues in the decision making process. They should also recognise that there will be occasions when the economic benefits will outweigh social and environmental considerations.

5.11 Paragraph 7.6.1 reinforces that local planning authorities should adopt a positive and constructive approach to applications for economic development and consider economic benefits including:

 The numbers and types of jobs expected to be created or re- tained on the site;  Whether and how far the development will help redress economic disadvantage or support regeneration priorities, for example by enhancing employment opportunities or upgrading the environment;  A consideration of the contribution to wider spatial strategies, for example for the growth or regeneration of certain areas.

Technical Advice Note 23: Economic Development (2014)

5.12 TAN 23 defines economic development broadly so that it can include any form of development that generates wealth, jobs and income.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 11 5.13 Paragraphs 1.2.1-2 highlight that the economic benefits of proposals and market needs should be fully considered when determining planning applications:

1.2.1 - The economic benefits associated with development may be ge- ographically spread out far beyond the area where the development is located. As a consequence it is essential that the planning system rec- ognises, and gives due weight to, the economic benefits associated with new development.

1.2.2 PPW advises that planning for economic land uses should aim to provide the land that the market requires, unless there are good rea- sons to the contrary. Where markets work well, this will help maximise economic efficiency and growth.

5.14 Further to the above, paragraph 1.2.5 states:

Local planning authorities should recognise market signals and have regard to the need to guide economic development to the most appropriate locations, rather than prevent or discourage such development.

5.15 Paragraph 2.1.5 states that Where a planning authority is considering a site allocation or planning application that could cause harm to the environment or social cohesion, it should ask three questions in order to help clarity and balance the economic, social and environmental issues. These are:

Alternatives: If the land is not made available (the site is not allocated, or the application is refused), is it likely that the demand could be met on a site where development would cause less harm, and if so where?

Jobs Accommodated: How many direct jobs will be based at the site?

Special Merit: Would the development make any special contribution to policy objectives?

TAN 18: Transport (2007)

5.16 TAN 18 covers all aspects of transport and the planning system. Sections 12-16 address “Complementary Transport Measures” with specific reference to pedestrians and cyclists. Local authorities are encouraged to promote the development of facilities for these users. Other issues addressed in the TAN, which are relevant to the development include: traffic management and parking

Pembrokeshire Local Development Plan (LDP)

5.17 The Pembrokeshire Local Development Plan (LDP) was formally adopted on the 28th February 2013. The adopted LDP has become the Development Plan for the area (excluding the area of the

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 12 Pembrokeshire Coast National Park and comprises the principle policy base against which applications are assessed.

5.18 On the Proposals Map for the Plan, the property is identified as being within the settlement boundary of Pembroke Dock but unallocated for any specific purposes.

5.19 It is considered the following policies are note when considering the merits of the proposal:

SP 1 Sustainable Development All development proposals must demonstrate how positive economic, social and environmental impacts will be achieved and adverse impacts minimised.

SP 12 The Settlement Hierarchy Pembroke Dock is identified as a Hub Town.

SP 13 Settlement Boundaries Settlement Boundaries are shown for all settlements and define the areas within which development opportunities may be appropriate. Within Small Local Villages, Settlement Boundaries are defined indicating where local needs affordable housing will be permitted. In Hub and Rural Towns, Service Centres and Service Villages Settlement Boundaries define the physical, functional and visual extent of the settlement and take into account proposed allocations. Local Village Settlement Boundaries are defined more tightly, limiting opportunities to small scale infill and rounding off.

SP 14 Hub Towns Within the Hub Towns development will encourage sustainable communities and complementary relationships between the Towns by promoting each of the following: 1. Development in locations which support and reinforce the roles of the towns within the Hubs; 2. High quality accommodation that supports diversity in the residential market; 3. Opportunities for new commercial, retail, tourism, leisure and community facilities; 4. Appropriate land uses which are well-related to a Settlement Boundary; and 5. Accessibility to services by a range of sustainable modes of transport.

GN.1 General Development Policy Development will be permitted where the following criteria are met:

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 13 1. The nature, location, siting and scale of the proposed development is compatible with the capacity and character of the site and the area within which it is located; 2. It would not result in a significant detrimental impact on local amenity in terms of visual impact, loss of light or privacy, odours, smoke, fumes, dust, air quality or an increase in noise or vibration levels; 3. It would not adversely affect landscape character, quality or diversity, including the special qualities of the Pembrokeshire Coast National Park63 and neighbouring authorities; 4. It respects and protects the natural environment including protected habitats and species; 5. It would take place in an accessible location, would incorporate sustainable transport and accessibility principles and would not result in a detrimental impact on highway safety or in traffic exceeding the capacity of the highway network; 6. Necessary and appropriate service infrastructure, access and parking can be provided; 7. It would not cause or result in unacceptable harm to health and safety; 8. It would not have a significant adverse impact on water quality; and 9. It would neither contribute to the coalescence of distinct settlements nor create or consolidate ribbon development.

GN.2 Sustainable Design Development will be permitted where relevant criteria are met: 1. It is of a good design which pays due regard to local distinctiveness and contributes positively to the local context; 2. It is appropriate to the local character and landscape/townscape context in terms of layout, scale, form, siting, massing, height, density, mix, detailing, use of materials, landscaping and access arrangements / layout; 3. It incorporates a resource efficient and climate responsive design through location, orientation, density, layout, land use, materials, water conservation and the use of sustainable drainage systems and waste management solutions; 4. It achieves a flexible and adaptable design; 5. It creates an inclusive and accessible environment for users that addresses community safety; 6. It provides a good quality, vibrant public realm that integrates well with adjoining streets and spaces and 7. It contributes to delivering welldesigned outdoor space with good linkages to adjoining streets, spaces and other green infrastructure.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 14 GN.30 Specialist and Supported Accommodation The development, or extension, of specialist residential accommodation will be permitted where a need for such a facility has been identified and the following criteria are met: 1. In the case of new facilities the development is within or immediately adjoining a Settlement Boundary, or involves the adaptation or conversion of an appropriate existing building; or 2. In the case of extensions, the scale and nature of the original development together with the extension is compatible with its location; and 3. In all instances access arrangements allow for the safe manoeuvring of pedestrians, cars, ambulances and delivery and service vehicles.

5.20 Further to the above, paragraph 3.8 states:

The most significant issues relating to Pembrokeshire’s population that need to be addressed are the implications of the ageing population profile for household size, housing and increased demand for adult social care. The number of people over 65 is projected to increase from 20,636 in 2011 to 26,458 in 2021. This is an increase of 28%. The increase in population over 85 is even more pronounced, with an expected increase of 43.5% over the same time period. Projections suggest that 26% of the total population will be over 65 by 2021 (Pembrokeshire County Council, 2008)20. The anticipated increase in associated dependency needs of the ageing population requires co- ordinated action by public and voluntary sector agencies.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 15 Sustainable Economic Development

6.1 Sustainable development is identified in Planning Policy Wales as a golden thread running through the planning system.

6.2 The application site comprises a vacant, former hotel within the settlement boundary for Pembroke Dock. It has historically operated as a hotel however allied to viability issues, the used ceased in January 2018.

6.3 The building to which the application relates still has a considerable lifespan within which to provide the services and economic benefits which it was designed for.

6.4 The proposed development has been subject of pre application discussions with the Council which were positive. It is therefore clear that the Council consider it suitable for development.

6.5 An immediate requirement for a new care facility in Pembroke Dock has been identified and this forms the basis of the application subject of this statement.

6.6 In accordance with the above, it is considered that the proposed site characteristics meet the requirements of the proposed use (subject to internal alterations) and will facilitate the positive and expedient reuse of the site.

6.7 The proposal does not include any physical works beyond the rationali- sation of existing car parking. The design/appearance of the building will not be altered as a result of the proposal and remain in keeping with the character of the surrounding area.

6.8 The site as existing is a highly prominent and well know site with a frontage onto the highway. To that end, it is considered important from an economic development perspective that it is occupied and providing economic benefits for the wider region.

6.9 Circa 40 jobs were lost as a result of the closure of the hotel. It is anticipated that a similar number of full time equivalent jobs will be created as a result of the use of the building as a care facility. The creation of a significant number of jobs is considered a material factor in the determination of the planning application.

6.10 Finally, it is of note that the economic benefits arising from the proposal will stretch beyond the site its self. Indeed, it is clear that the supply chain for the operation, the majority of which will likely be located within Pembroke Dock will benefit from a year round requirement for services.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 16 6.11 It is therefore concluded that the proposed development comprises sustainable economic development which will enable economic growth in an appropriate location.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 17 Appraisal

Overview

7.1 This section aims to identify the main issues relevant to the determination of the application and assess the scheme against the relevant planning policy framework. These matters are considered to be as follows:

• The principle of development in terms of land use planning policy and sustainable development; • Economic benefits arising from the proposed use; • The identified need for the development; • Impact of the development on the character and appearance of the surrounding area; • Any other material considerations including Access and Car Parking, Ecology, Drainage, and Site Conditions.

7.2 The following observations set the context for the appraisal:

 Pre application discussions have been held with the Council. The proposed use of the site for the purposes of a care home has been confirmed as acceptable in the formal advice.  The application site is in an urban location within the settlement boundary for Pembroke Dock.  It is not allocated for any specific purpose in prevailing planning policy at a local level.  The site is vacant with its former use as a hotel ceasing in Janu- ary 2018 allied to longstanding viability concerns and resulting in the loss of 40 jobs.  The proposed use will result in the reoccupation of the site in an expedient maner. It will ensure that it is not left vacant in the long term which is important from an economic development perspective given its prominence.  The site is in a sustainable location. It is easily accessible by bus, walking and cycling.  The application proposes a 48 bed care home. It is not specula- tive.  Once operational, the care home will result in the creation of 40 FTE jobs. Allowing for shift patters a far higher number of indi- viduals will be employed at the facility.

Principle of Development

7.3 The site to which this submission relates and surrounding land was formally used as a hotel, a use which ceased in January 2018. It is not allocated for any specific purpose in prevailing planning policy at a local level.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 18 7.4 The application will enable the expedient res-use and reoccupation of the site. Further to this it will result in social benefits in the form of a much needed care facility for which there is an identified need (see below).

7.5 In addition to the above, the use will result in economic benefits in the form of job creation at circa 40 FTE positions, in addition to a significant boost for the local supply chain which will benefit from a new 48 bed care home operating in the area.

7.6 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. It is therefore considered that the prevailing characteristic of the surrounding area is residential in nature and that the proposed care facility will therefore sit well within an indeed compliment the area surrounding it.

7.7 It is evidenced in Section 2 of this report that the site is located in a highly sustainable location. Indeed, 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.

7.8 The above view of the acceptability of the proposal in respect of the principle of the change of use of the site to a care home has been confirmed by way of the pre application advice issued by the Council which confirms:

“The proposed development would be supported by the policies of the Local Development Plan”

7.9 In accordance with the above, it is clear the proposed development would result in significant economic benefits for the local area. It is therefore considered that the proposed development meets the criteria set out in Policies SP1, GN1 and 2 of the LDP.

Economic Benefits

7.10 Paras 7.1.1-2 and 7.6.1 of PPW highlight that the economic benefits arising from proposals are a key consideration in the determination of planning applications.

7.11 To this end, it is of note that the previous use of the building as a hotel, ceased in January 2018. The closure of the hotel resulted in the loss of circa 40 jobs. The reuse and re-occupation of the property will

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 19 result in the creation of 40 jobs which is considered a material consideration in the determination of the application.

7.12 As highlighted in Section 5 of this report, the proposal subject of this Statement comprises Sustainable Economic Development. For the avoidance of duplication, the information provided there will not be repeated here.

7.13 The economic benefits arising from the job creation associated with the proposed use were acknowledged in the pre application advice received from the Council.

7.14 In accordance with the above, and the detail provided on sustainable economic development in Section 5 of this report, it is clear that the proposal will result in a series of economic and social benefits.

Need for the Development

7.15 The population of the UK is set to age dramatically over the coming years, with a substantial increase in the number of people living to over the age of 85, when dependency levels and the prevalence of dementia increase dramatically.

7.16 Throughout the UK, circa 40% of existing care home provision is not to the standard required to cope with the needs and expectations of today’s elderly care home residents. Laing and Buisson’s Extra Care Housing UK Market Report 2010, identified that the supply of extra care provision is limited, with potential demand nationally for an additional 600,000 extra care units by 2020.

7.17 Currently 850,000 people in the UK are living with dementia. By 2025 the number is expected to rise to over one million and by 2050 it is projected to exceed 2 million. The need for comprehensive, specialist care is urgent.

7.18 A search of care homes in the vicinity of the site to which this submission relates has highlighted a clear under provision of care homes within a 2 mile radius of the application site. The results are included as Appendix 1.

7.19 The Table in Appendix 1 highlights 10 care facilities within a 2 mile radius of the application site. Notwithstanding, three of those opera- tions allow for 10 or less residents. In addition, it is clear that a large percentage does not provide a generalised care service and focus on specialisms.

7.20 Further to the above, some of the facilities are located in dated buildings, historically converted to provide care facilities as opposed to bespoke care homes.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 20 7.21 In accordance with the above, it is considered clear that there is a significant requirement for care home accommodation in Pembroke Dock in the short term with the requirement set toi increase dramatically in the coming years.

7.22 It is therefore concluded that the care home proposed by way of this application would positively contribute to the identified shortfall in provision in care home facilities in Pembroke Dock.

Other Material Considerations

Access and Highways

7.23 Vehicular and pedestrian access will not be altered as a result of the proposal. The site benefits from extensive car parking as existing and therefore parking will be provided in accordance with the Council’s SPG on car parking.

7.24 In respect of vehicle movements to and from the site, it is considered clear that there would be a reduction in comparison to the lawful planning use of the site as a hotel. This is as a result of the nature of the use of the site as a care facility and linked low levels of car ownership.

Landscaping

7.25 It is envisaged that the enclosed, central area within the development as existing will be altered in order to allow for a landscaped outdoor area which can be used by residents.

7.26 The recreational space will provide a safe and pleasant environment for residents which can be enjoyed with visitors. In addition, outdoor activities can be held within the space.

Ecology

7.27 The application will have no implications in respect of ecology. No demolition works are proposed in addition to any physical extensions / alterations external to the building as existing.

Ground Conditions

7.28 No physical works are proposed by way of the application other that internal alterations in order to allow the site to be operated as a care home. To that end, the proposed development will have no implications in respect of ground conditions at the site.

Drainage

7.29 No alteration to the existing drainage arrangements would be proposed by way of this application. The existing connection would be utilised.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 21 Conclusion

7.30 The comprehensive package of documents submitted in support of the application has been agreed with Officers at the Council at the Pre Ap- plication stage.

7.31 The documents, in addition to this Planning Statement, provide a ro- bust assessment of the proposed development. It is clearly evidenced that the scheme is appropriate in respect of land use principles and will result in a series of economic benefits a minimal impact on the availa- bility of employment land going forward.

7.32 Further to the above, the proposal is fully assessed in respect of all other material considerations and identified as acceptable.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 22 Conclusion

8.1 This Planning Statement has been produced on behalf of **** in order to accompany the full planning application for the change of use of the former Cleddu Bridge Hotel to a 48 bed care home.

8.2 The application proposes the conversion of the existing building with alterations proposed exclusively to the internal fabric of it. Given its former use as a hotel, the building lends its self well to such alterations.

8.3 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 mature trees with the sea beyond and to the east are Pembroke Ferry / Essex Road.

8.4 The proposal has been subject of formal pre application discussions with the Council which can be considered positive and the submission of the application to which this statement relates encouraged. The application package has been agreed with officers.

8.5 The proposed facility will result in a series of benefits for both those who work at it and residents of Pembroke Dock. These include, but are not limited to:

 A new care facility for which there is a significant and growing need.  The reuse of a vacant site.  The creation of 40 FTE jobs.

8.6 Given no physical works are proposed beyond those to the internal fabric of the building, planning considerations are limited to those of use. Notwithstanding, the proposal is acceptable in all other regards as confirmed in the pre application response.

8.7 In accordance with the above, the proposal is considered acceptable in respect of land use, highways, amenity, design, transportation, ecological and drainage considerations. Accordingly, it is respectfully requested that planning permission is granted.

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 23 APPENDIX 1

Table showing facilities within a 2 mile radius of the Application Site:

Operator Registered Location Number of Distance From Care Cate- Residents Application Site gories

Pembroke Old Age Essex Road, Pem- 34 0.1 Miles Haven Res- broke Dock SA72 6ED idential Home

Cenarth Old Age Pembroke Fer- 4 0.2 Miles ry, Pembroke Dock SA72 6UD

1a Stock- Dementia 1a Stockwell 4 0.3 Miles well Road Learning Road, Pembroke Disability Dock SA72 6TQ Mental Health Con- dition Younger Adults

Apley Dementia 1 Apley Ter- 18 0.6 Miles Lodge Learning race, Pembroke Disability Dock SA72 6HJ Old Age Physical Dis- ability Younger Adults

Neyland Learning Neyland Terrace, 9 0.7 Miles House Disability Neyland, Milford Ha- Younger ven SA73 1PP Adults

Surehaven Old Age Fort Road, Pembroke 24 1.1 Miles (Pembroke) Younger Dock SA72 6SX Ltd Adults

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 24 Bush Dementia Pembroke 34 1.2 Miles House Care Mental Road, Pembroke SA71 Home Health Con- 4RJ dition

Old Age Physical Dis- ability

Sensory Im- pairment

Bangeston Learning London 16 1.3 Miles Hall Disability Road, Pembroke Younger Dock SA72 4RX Adults

Ashdale Cancer Care Golden 41 1.8 Miles Nursing & Cerebral Lane, Pembroke SA71 Residential Palsy 4PR Home Epilepsy Hearing Im- pairment Huntington's Disease

Motor Neu- rone Disease Multiple Sclerosis Parkinson's Disease Speech Im- pairment Stroke Visual Impairment

Williamston Old Age Rhoose Ferry, Hough- 28 1.9 Nursing Physical Dis- ton, Milford Ha- Home ability ven SA73 1NL

CLEDDAU BRIDGE HOTEL | PLANNING STATEMENT PA G E | 25