Hayston Developments & Planning Ltd– Client Mr Edward John

PLANNING STATEMENT AND JUSTIFICATION REPORT

CHANGE OF USE OF EXISTING RESIDENTIAL DWELLING TO A PHARMACY WITH CONSULTING ROOMS TO

REPLACE THE EXISTING VILLAGE PHARMACY

‘CRINOW GLEBE’, CLUNDERWEN, NARBERTH, , SA66 7NP

12th December 2017 (Ref: HAYS / 974)

(Above) 3D View of Proposed Pharmacy (below) Scan from Drawing 06c showing the Proposed West Elevation

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Hayston Developments & Planning Ltd– Client Mr Edward John

Application for Planning Permission Town and Country Planning Act 1990

Head of Planning Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 ITP

HAYSTON DEVELOPMENTS & PLANNING LTD is making an application on behalf of Mr Edward John for the following planning permission: 1. Proposal: The change of use of an existing residential dwelling to a pharmacy and associated consulting rooms with parking and turning facilities to replace the existing village Pharmacy. 2. Site location: ‘Crinow Glebe’, Clunderwen, Narberth,Pembrokeshire, SA66 7NP. 3. Type of Planning Permission : Full 4. Relevant LDP Policies: Policy SP 12, SP 15 and GN1, Planning Policy Guidance Edition 9 and TAN 23 Economic Development.

1.0 INTRODUCTION

1.1 Please find enclosed the following supporting information:-  A copy of the planning application forms with associated certificate of ownership  Drawing 01 Location and Block Plan at Scale A3 @ as shown  Drawing 02e Site Plan at Scale A3 @ 1:200  Drawing 03 Existing Floor Plan at Scale A3 @ 1:50  Drawing 04 Existing Elevations at Scale A3 @ 1:100  Drawing 05a Proposed Floor Plan at Scale A3 @ 1:50  Drawing 06c Proposed Elevations at Scale A3 @ 1:100  Proposed 3D View  Planning Fee - £380-00

1.2 This report is prepared in accordance with the requirements of Policies contained within the Local Development Plan for Pembrokeshire and incorporates a Design and Access Statement and a Conservation Area Statement. SPG Requirements for the Validation of Planning Applications (June 2010) and the Welsh Government Circular 002/12 on Guidance for Local Planning Authorities on the Use of The Standard Application Form and Validation of Applications – April 2012.

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Hayston Developments & Planning Ltd– Client Mr Edward John

2.0 LOCATION AND HISTORY OF THE EXISTING VILLAGE PHARMACY

Location of Proposed Pharmacy

Location of Existing Pharmacy (to be replaced)

Aerial Photograph showing location of proposed Pharmacy (circled red) and existing Pharmacy to be replaced (circled yellow) – source: Google Maps

2.1 The existing property is a detached bungalow fronting the eastern side of the main road through the village (A478) located in an area comprising of several commercial and residential properties. It lies to the north of the railway bridge and three properties north of the current village pharmacy located in Bridgend House.

2.2 The current village pharmacy has been in existence since 1861 operating from a property known as Bridgend House immediately adjacent to the Railway Bridge and Station and just to the south of the property the subject of this application. The current pharmacist, Mr D Morgan, owns Bridgend House which is also his main residence. He intends to retire shortly but in doing so is not prepared to lease the current pharmacy premises to a third party as he proposes to convert it to form part of the main dwelling. As a consequence the existing pharmacy will close unless alternative premises can be made available.

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Hayston Developments & Planning Ltd– Client Mr Edward John

Existing Pharmacy

Proposed Pharmacy

Street Scene Photographs from Google Maps of the Existing Pharmacy (Top Picture) and the Proposed Pharmacy (Bottom Picture), with the bottom picture showing the location of the existing Pharmacy also

2.3 The applicant is a qualified and experienced pharmacist and has attempted to find suitable alternative premises within the village for some time. Crinow Glebe recently came on the market and has been purchased by the client. The bungalow is of typical 1970’s construction comprising of a lounge, kitchen, dining area, three bedrooms and a semi- detached garage having a gross floor area of 124m2. It is of sound construction, has a rear and front amenity area and a vehicular access onto the A478. 4

Hayston Developments & Planning Ltd– Client Mr Edward John

Extract from Drawing 04 showing the Existing West and East Elevations

3.0 THE PROPOSAL

3.1 The proposal is three fold as follows:- a) To convert the whole of the internal floor area of the property to accommodate a shop, display and sales area, a secure dispensary, consultation and treatment rooms, bathroom, staff room and office. b) On the front elevation the existing windows will be replaced with secure display windows, a new entrance doorway with a small canopy above and a new shallow gradient entrance ramp with hand rails. c) The front area’s of the property will be converted to a customer and staff car parking and turning areas with space for eight vehicles including a dedicated disabled parking bay.

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Scan from Drawing 02e showing the Proposed Site Plan Hayston Developments & Planning Ltd– Client Mr Edward John

3.2 The applicant is in the process of purchasing the property which has involved extensive consultation with its neighbouring property to the North. As a result of these consultations comments have been taking on board during the design of the proposed scheme and amendments made in order to address these. The main feedback received was that the proposed pharmacy should ensure disturbance / inconvenience to the neighbour was minimised, particularly in regard access and parking. As such, as well as a carefully designed parking / turning area for both staff and customers, features are included (and shown on Drawing 02c) in this proposal which include:

 A low level wall and pillar between Crinow Glebe and its neighbour / dwelling to the north’. This is shown below:

 Lockable pedestrian gates  Low level fence to demarcate driveway  A no Parking Sign  Fence or walling to demarcate client parking

3.3 In respect to Highways Safety and the proposals Pembrokeshire County Council’s Highways Planning Liaison Officer, Mr Mike Harries, was consulted with early on during the design of this scheme (September 2017) and has indicated that he is happy with the proposal and could support the application.

3.4 The applicant will initially employ one member of staff to run the shop and to serve customers and Mr John will be the dispensing pharmacist. It is the applicant’s intention to use the consulting and treatment rooms for physiotherapy, podiatry and chiropractic services using appropriately qualified practitioners on a rotation basis.

3.5 The opening hours will remain the same as that of the existing Pharmacy. The Pharmacy will not be open on bank holidays. These hours are shown on the next page.

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Hayston Developments & Planning Ltd– Client Mr Edward John

Day Opening Hours Morning Afternoon Monday 9.00 – 13.00 14.00 – 17.30 Tuesday 9.00 – 13.00 14.00 – 17.30 Wednesday 9.00 – 13.00 14.00 – 17.30 Thursday 9.00 – 13.00 14.00 – 17.30 Friday 9.00 – 13.00 14.00 – 17.30 Saturday 9.00 – 12.00 Closed

4.0 SEQUENTIAL ASSESSMENT

Proposed Pharmacy

Existing Pharmacy

(Left) Aerial Photograph showing Clunderwen and existing (yellow) and proposed (red) Pharmacy Locations (Right) Proposal Map of Clunderwen from PCC’s Local Development Plan (Adopted 28th February 2013) showing the settlement boundary

4.1 The two Pharmacy location are within the settlement limits and central within the village of Clunderwen.

4.2 It is noted that national, regional and local policy adopt a ‘town centre first’ approach for town centre use to ensure the vitality of designated centres and that Planning Policy Wales (Section 10.2.13 states) “The sequential approach supports the principle that retail and 7

Hayston Developments & Planning Ltd– Client Mr Edward John

commercial centres are in the most readily accessible location, and promotes combined trips for shopping, business, leisure and services. The approach reinforces the vibrancy, viability and attractiveness of retail and commercial centres.” Although Clunderwen is a village, rather than town the applicant has considered the proposed location of the Pharmacy carefully and in line with this national advice.

4.3 It is also noted that the sites ‘suitability’, ‘availability’ and ‘viability’ are important considerations. As this proposal changes the use of an existing residential development, we include this section as a demosntration that our client (the applicant) has chosen the most sustainable property within this village and indeed (as the proposal shows) this property is: :  Available (i.e. is in the process of being purchased by the applicant)  Suitable (i.e. the submitted plans shows that the property’s scale and design is appropriate to accommodate a Pharmacy and its needs in respect to parking / turning areas, floor plans/space, location within Clunderwen and to the existing Pharmacy)  Achievable / Viable (i.e. there are no major constraints to deliverability i.e. market and financial factors)

In relation to the suitability of the site, the following criteria have been assessed as follows:

 Floor space available – the size accommodates the need of the Pharmacy and is not oversized.  Accessibility by a variety of modes of travel and convenient to existing clients – the proposed property is located near to the existing Pharmacy and at a central location within Clunderwen  Parking / Traffic - Adequate space is available to create staff / client car parking and turning / areas and access is acceptable so there are no Highways Safety concerns. PCC’s Highways Planning Liaison Officer, Mr Mike Harries, has confirmed proposals are acetpable.  Convenience / Surrounding Development - it is convenient to existing users / other users in the location / customer convenience  Layout / Building / Surrounding Environment - the conversion to a Pharmacy is economically viable.  Overall Attractiveness - the location / building is sufficient in terms of quality of design.

At the time of writing this report there were no other commercial properties available to let or rent in the village of Clunderwen. Although it is the applicants preference, and it is also more sustainable, for a property to be purchased.

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Hayston Developments & Planning Ltd– Client Mr Edward John

5.0 PRE APPLICATION CONSULTATIONS

5.1 As indicated previously, in respect to Highways Safety Pembrokeshire County Council’s Highways Planning Liaison Officer, Mr Mike Harries, was consulted with early on during the design of this scheme (September 2017) and has indicated that he is happy with the proposal and could support the application.

5.2 The applicant has undertaken extensive consultation with its neighbouring property to the North. As a result of these consultations comments have been taking on board during the design of the proposed scheme and amendments made in order to address these. The main feedback received was that the proposed pharmacy should ensure disturbance / inconvenience to the neighbour was minimised, particularly in regard access and parking. As such, as well as a carefully designed parking / turning area for both staff and customers, features are included (and shown on Drawing 02c) in this proposal which include:

 A low level wall and pillar between Crinow Glebe and its neighbour / dwelling to the north’.  Lockable pedestrian gates  Low level fence to demarcate driveway  A no Parking Sign  Fence or walling to demarcate client parking

6.0 CURRENT PLANNING POLICY

6.1 Policy SP 12 identifies Clunderwen as a Rural Service Village and the application site lies within the centre of this settlement. Policy SP15 (Rural Settlements) aims to promote sustainable communities and a thriving rural economy. To achieve this aim the policy promotes new commercial and facilities to encourage improved accessibility to existing and new services.

SP 15 Rural Settlements Within the Rural Settlements development will encourage sustainable communities and a thriving rural economy by promoting: 1. Development of a scale and nature identified as being appropriate for the settlement. 2. High quality accommodation of tenure(s) appropriate for the settlement. 3. Opportunities for new commercial, retail, tourism, leisure and community facilities. 4. Appropriate land uses which are well-related to a Settlement Boundary. 5. Greater accessibility to existing and new services.

6.2 In March 2016 the Welsh Government issued a written statement entitled ‘Investing in Community Pharmacy in Wales’ to counter concerns expressed in England following the UK Government’s announced proposals to cut the funding available to community pharmacies. The Welsh Government is promoting a strong primary care service and in doing so recognises community pharmacies are fundamental to managing demand on GP services, reducing unnecessary appointments and making sure people are able to see the right professional in the right setting at the right time. To achieve these aims the Welsh Government is investing through the ‘Efficiency Through Technology Fund’ and ‘The Choose

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Hayston Developments & Planning Ltd– Client Mr Edward John

Pharmacy Scheme’ to enable more people to access advice and treatment for a range of minor ailments from their local community pharmacy.

6.3 It is evident that the continued provision of a community pharmacy in Clunderwen is at serious risk due to the imminent retirement of the existing pharmacist. After a long search by the applicant the current vacant property is considered the best option to retain this facility within the village to not only serve the existing residents but other neighbouring villages.

6.4 TAN 23 – Economic Development (Feb 2014) states that local planning authorities are expected to adopt a positive approach to the conversion of rural buildings for business re-use and sets the following criteria for assessing their suitability:  They are suitable for the specific use;  Conversion does not lead to dispersal of activity on such scale as to prejudice town and village vitality;  Their form, bulk and general design are in keeping with their surroundings;  Imposing conditions on a planning permission overcomes any planning objections, for example on environmental or traffic grounds, which would otherwise outweigh the advantage of re-use;  If the buildings are in the open countryside, they are capable of conversion without major or complete reconstruction;  Conversion does not result in unacceptable impacts upon the structure, form, character or setting where the building is of historic and/or architectural interest.

6.5 Planning Policy Wales Edition 9 Section 7.3 promotes diversification in the rural economy and states “…….Small-scale enterprises have a vital role in promoting healthy economic activity in rural areas, which can contribute to both local and national competitiveness. New businesses in rural areas are essential to sustain and improve rural communities………………..Local authorities should encourage the growth of self employment and micro businesses in rural areas……………”

6.6 The proposal is for a change of use rather than a conversion and minimal external alterations are proposed. The building’s design is in keeping with the surrounding properties and the proposed use is compatible with its location in the centre of the village close to other commercial premises. The proposed use will not prejudice the vitality of any other business venture in the vicinity. The LDP overall seeks to sustain and enhance the rural economy and the proposed change of use would be in accordance with these aims.

6.7 The current pharmacy has no on-site parking facilities or facilities to cater for disabled persons. It does not offer any advanced pharmacy services, access to any treatment for minor ailments, a prescription delivery service, has limited retail services for non-prescription items and is usually closed at lunch times.

6.8 The applicant will be providing off street car parking and easy access for disabled and elderly patients. The services to be made available will include a consultation and treatment room for a range of ailments, prescription delivery and access to a range of medical products and there will be no closure for lunch. 10

Hayston Developments & Planning Ltd– Client Mr Edward John

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

6.9 With regards to criteria 1, 2, 5 and 6 in Policy GN 1 the premises is located in the centre of the village close to other commercial and service providers and there are regular public transport buses along the A478 making the facility accessible to other smaller communities. Mr Mike Harris, the Highways Planning Liaison Officer, has visited the site and supports the proposals for the on-site parking and turning facilities. It is considered that the use of the premises as a community facility will not have any significant detrimental impact on local amenity as the opening times will be during day time and the nature of the business will not result in any increases in noise or emissions to the air.

Scan from Drawing 02e showing11 Parking and Turning Area

Hayston Developments & Planning Ltd– Client Mr Edward John

7.0 CONCLUSION

7.1 The vacant property is ideally located in the centre of the village close to existing commercial and service facilities. The proposal will not only ensure that a pharmacy remains in the village but will provide a much improved community facility for the continued well-being and benefit to the local population. The building is of an appropriate scale and is ideally located to accommodate the proposed use without creating any significant amenity highway safety related issues.

7.2 The proposal is in accordance with LDP Policies SP15 and GN1 together with advice in Planning Policy Wales and TAN 23 and community medical facilities being promoted by the Welsh Government.

If any further information is required please do not hesitate to contact Hayston Developments & Planning Ltd.

REPORT PREPARED BY CHRIS WILLIAMS Dip TP MRTPI SENIOR PLANNER

REPORT REVIEWED BY ANDREW VAUGHAN-HARRIES BSc (HONS) Dip TP MRTPI DIRECTOR/PRINCIPAL PLANNER

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