Public Document Pack
To: Chair and Members of the Planning Date: 11 July 2018 Committee Direct Dial: 01824 712589
e-mail: democratic@denbighshire.gov.uk
Dear Councillor
You are invited to attend a meeting of the PLANNING COMMITTEE to be held at 9.30 am on WEDNESDAY, 18 JULY 2018 in THE COUNCIL CHAMBER, COUNTY HALL, RUTHIN.
Yours sincerely
G Williams Head of Legal and Democratic Services
AGENDA
1 APOLOGIES
2 DECLARATIONS OF INTEREST (Pages 9 - 10) Members to declare any personal or prejudicial interests in any business identified to be considered at this meeting.
3 URGENT MATTERS AS AGREED BY THE CHAIR Notice of items which, in the opinion of the Chair, should be considered at the meeting as a matter of urgency pursuant to Section 100B(4) of the Local Government Act, 1972.
4 MINUTES (Pages 11 - 20) To confirm the accuracy of the minutes of the Planning Committee meeting held on the 20 June 2018 (copy attached).
APPLICATIONS FOR PERMISSION FOR DEVELOPMENT (ITEMS 5 - 7) -
5 APPLICATION NO. 14/2018/0360/ - CLOCAENOG FOREST WIND FARM (Pages 21 - 48) To consider an application for a borrow pit for the extraction of aggregate solely for use in the construction of the approved Clocaenog Forest Wind Farm (copy attached).
6 APPLICATION NO. 20/2018/0484/ - BRANAS, LLANFAIR DYFFRYN CLWYD, RUTHIN (Pages 49 - 62) To consider an application for the erection of ground floor extension to dwelling at Branas, Llanfair Dyffryn Clwyd, Ruthin (copy attached).
7 APPLICATION NO. 41/2018/0009/ - CHAPEL COTTAGE, MOLD ROAD, BODFARI, DENBIGH (Pages 63 - 84) To consider an application for the erection of extensions to dwelling at Chapel Cottage, Mold Road, Bodfari, Denbigh (copy attached).
8 CONSULTATION RESPONSE - ISSUES, OPTIONS AND PREFERRED OPTION FOR THE EMERGING NATIONAL DEVELOPMENT FRAMEWORK (Pages 85 - 114) To consider a report by the Strategic Planning & Housing Officer, to seek Planning Committee input to the draft consultation response - Issues, Options and Preferred Option for the emerging National Development Framework (copy attached).
9 SUPPLEMENTARY PLANNING GUIDANCE: 'CARAVANS, CHALETS & CAMPING' - ADOPTION OF FINAL DOCUMENT (Pages 115 - 174) To consider a report by the Planning Officer to inform members of the feedback on the responses from the public consultation and to adopt the Supplementary Planning Guidance: ‘Caravans, Chalets & Camping’ document (copy attached).
10 RHYL CONSERVATION AREA APPRAISAL (Pages 175 - 264) To consider a report by the Principal Planning & Public Protection Officer seeking Member approval to undertake consultation on the draft Rhyl Conservation Area Appraisal with statutory bodies and members of the public (copy attached).
MEMBERSHIP
Councillors
Joe Welch (Chair) Alan James (Vice-Chair)
Ellie Chard Bob Murray Ann Davies Merfyn Parry Meirick Davies Pete Prendergast Peter Evans Andrew Thomas Brian Jones Tony Thomas Huw Jones Julian Thompson-Hill Tina Jones Emrys Wynne Gwyneth Kensler Mark Young Christine Marston
COPIES TO:
All Councillors for information Press and Libraries Town and Community Councils
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WELCOME TO DENBIGHSHIRE COUNTY COUNCIL'S PLANNING COMMITTEE
HOW THE MEETING WILL BE CONDUCTED
Unless the Chair of the Committee advises to the contrary, the order in which the main items will be taken will follow the agenda set out at the front of this report.
General introduction
The Chair will open the meeting at 9.30am and welcome everyone to the Planning Committee.
The Chair will ask if there are any apologies for absence and declarations of interest.
The Chair will invite Officers to make a brief introduction to matters relevant to the meeting.
Officers will outline as appropriate items which will be subject to public speaking, requests for deferral, withdrawals, special reports, and any Part 2 items where the press and public may be excluded. Reference will be made to additional information circulated in the Council Chamber prior to the start of the meeting, including the late representations/amendments summary sheets (‘Blue Sheets’) and any supplementary or revised plans relating to items for consideration.
The Blue Sheets'contain important information, including a summary of material received in relation to items on the agenda between the completion of the main reports and the day before the meeting. The sheets also set out the proposed running order on planning applications, to take account of public speaking requests.
In relation to the running order of items, any Members seeking to bring forward consideration of an item will be expected to make such a request immediately following the Officer's introduction. Any such request must be made as a formal proposal and will be subject to a vote.
The Planning Committee consists of 21 elected Members. In accordance with protocol, 11 Members must be present at the start of a debate on an item to constitute quorum and to allow a vote to be taken.
County Council Members who are not elected onto Planning Committee may attend the meeting and speak on an item, but are not able to make a proposal to grant or refuse, or to vote.
CONSIDERING PLANNING APPLICATIONS
The sequence to be followed
The Chair will announce the item which is to be dealt with next. In relation to planning applications, reference will be made to the application number, the location and basis of the proposal, the relevant local Members for the area, and the Officer recommendation.
If any Member is minded to propose deferral of an item, including to allow for the site to be visited by a Site Inspection Panel, the request should be made, with the planning reason for deferral, before any public speaking or debate on that item.
If there are public speakers on an item, the Chair will invite them to address the Committee. Where there are speakers against and for a proposal, the speaker against will be asked to go first. The Chair will remind speakers they have a maximum of 3 minutes to address the Committee. Public speaking is subject to a separate protocol.
Where relevant, the Chair will offer the opportunity for Members to read any late information on an item on the 'Blue Sheets' before proceeding.
Page 5
Prior to any debate, the Chair may invite Officers to provide a brief introduction to an item where this is considered to be worthwhile in view of the nature of the application.
There are display screens in the Council Chamber which are used to show photographs, or plans submitted with applications. The photographs are taken by Officers to give Members a general impression of a site and its surroundings, and are not intended to present a case for or against a proposal.
The Chair will announce that the item is open for debate and offer Members opportunity to speak and to make propositions on the item.
If any application has been subject to a Site Inspection Panel prior to the Committee, the Chair will normally invite those Members who attended, including the Local Member, to speak first.
On all other applications, the Chair will permit the Local Member(s) to speak first, should he/she/they wish to do so.
Members are normally limited to a maximum of five minutes speaking time, and the Chair will conduct the debate in accordance with Standing Orders.
Once a Member has spoken, he/she should not speak again unless seeking clarification of points arising in debate, and then only once all other Members have had the opportunity to speak, and with the agreement of the Chair.
At the conclusion of Members debate, the Chair will ask Officers to respond as appropriate to questions and points raised, including advice on any resolution in conflict with the recommendation.
Prior to proceeding to the vote, the Chair will invite or seek clarification of propositions and seconders for propositions for or against the Officer recommendation, or any other resolutions including amendments to propositions. Where a proposition is made contrary to the Officer recommendation, the Chair will seek clarification of the planning reason(s) for that proposition, in order that this may be recorded in the Minutes of the meeting. The Chair may request comment from the Legal and Planning Officer on the validity of the stated reason(s).
The Chair will announce when the debate is closed, and that voting is to follow.
The voting procedure
Before requesting Members to vote, the Chair will announce what resolutions have been made, and how the vote is to proceed. If necessary, further clarification may be sought of amendments, new or additional conditions and reasons for refusal, so there is no ambiguity over what the Committee is voting for or against.
If any Member requests a Recorded Vote, this must be dealt with first in accordance with Standing Orders. The Chair and Officers will clarify the procedure to be followed. The names of each voting Member will be called out and each Member will announce whether their vote is to grant, to refuse, or to abstain. Officers will announce the outcome of the vote on the item.
If a vote is to proceed in the normal manner via the electronic voting system, the Chair will ask Officers to set up the voting screen(s) in the Chamber, and when requested, Members must record their votes by pressing the appropriate button (see following sheet).
Members have 10 seconds to record their votes once the voting screen is displayed, unless advised otherwise by Officers.
On failure of the electronic voting system, the vote may be conducted by a show of hands. The Chair and Officers will clarify the procedure to be followed.
On conclusion of the vote, the Chair will announce the decision on the item.
Where the formal resolution of the Committee is contrary to Officer recommendation, the Chair will request Members to agree the process through which planning conditions or reasons for refusal are to be drafted, in order to release the Decision Certificate (e.g. delegating authority to the Planning Officer, to the Planning Officer in liaison with Local Members, or by referral back to Planning Committee for ratification).
Page 6 PLANNING COMMITTEE
ELECTRONIC VOTING PROCEDURE
Members are reminded of the procedure when using the electronic voting system to cast their vote.
Unless otherwise advised by the Chair or Officers, once the display screens in the Chamber have been cleared in preparation for the vote, and the voting screen appears, Councillors have 10 seconds to record their vote as follows:
When voting on applications, on the voting keyboard, press
1 - to GRANT / APPROVE the application 2 – to ABSTAIN from voting on the application 3 – to REFUSE the application
When voting on special reports and enforcement items, on the voting keyboard, press
1 - to ACCEPT THE OFFICER RECOMMENDATION 2 - to ABSTAIN from voting on the recommendation 3 - to NOT ACCEPT THE OFFICER RECOMMENDATION
In the event of problems with the electronic voting system, the Chair or Officers will advise on the procedures to be followed.
Page 7 This page is intentionally left blank Agenda Item 2
LOCAL GOVERNMENT ACT 2000
Code of Conduct for Members
DISCLOSURE AND REGISTRATION OF INTERESTS
I, (name)
a *member/co-opted member of Denbighshire County Council (*please delete as appropriate)
CONFIRM that I have declared a *personal / personal and prejudicial interest not previously declared in accordance with the provisions of Part III of the Council’s Code of Conduct for Members, in respect of the following:- (*please delete as appropriate) Date of Disclosure:
Committee (please specify):
Agenda Item No.
Subject Matter:
Nature of Interest:
(See the note below)*
Signed
Date
*Note: Please provide sufficient detail e.g. ‘I am the owner of land adjacent to the application for planning permission made by Mr Jones', or 'My husband / wife is an employee of the company which has made an application for financial assistance’.
Page 9 This page is intentionally left blank Agenda Item 4
PLANNING COMMITTEE
Minutes of a meeting of the Planning Committee held in the Council Chamber, County Hall, Ruthin on Wednesday, 20 June 2018 at 9.30 am.
PRESENT
Councillors Ellie Chard, Ann Davies, Meirick Davies, Peter Evans, Alan James (Vice- Chair), Brian Jones, Huw Jones, Tina Jones, Christine Marston, Bob Murray, Merfyn Parry, Andrew Thomas, Tony Thomas, Julian Thompson-Hill, Joe Welch (Chair), Emrys Wynne and Mark Young
Observers – Councillors Pat Jones, Barry Mellor and Graham Timms.
ALSO PRESENT
Team Leader – Places Team (SC), Development Manager (PM), Principal Planning Officer (IW), Senior Engineer – Highways (MP) and Committee Administrator (SLW)
1 APOLOGIES
Apologies for absence were received from Councillors Gwyneth Kensler and Pete Prendergast
2 DECLARATIONS OF INTEREST
Councillor Joe Welch declared a personal interest in items 9 and 10 on the Agenda.
Councillor Merfyn Parry declared a personal interest in item 7 on the Agenda.
Councillor Emrys Wynne declared a personal and prejudicial interest in item 7 on the Agenda.
Councillor Mark Young declared a personal interest in item 5 on the Agenda.
3 URGENT MATTERS AS AGREED BY THE CHAIR
No urgent matters. 4 MINUTES
The minutes of the Planning Committee meeting held on 23 May 2018 were submitted.
RESOLVED that the minutes of the meeting held on 23 May 2018 be approved as a correct record.
APPLICATIONS FOR PERMISSIONS FOR DEVELOPMENT (ITEMS 5-12) -
Applications received requiring determination by the committee were submitted together
Page 11 with associated documentation. Reference was also made to late supplementary information (blue sheets) received since publication of the agenda which related to particular applications. In order to accommodate public speaking requests it was agreed to vary the agenda order of applications accordingly.
5 APPLICATION NO. 01/2018/0262 - YSTRAD ISA COTTAGE, YSTRAD ROAD, YSTRAD, DENBIGH
Councillor Mark Young declared a personal interest as he fund raises for St. Kentigerns Hospice with the applicant.
An application was submitted for the demolition of existing dwelling, erection of a replacement dwelling, erection of garage and change of use of land to extend domestic curtilage at Ystrad Cottage, Ystrad Road, Ystrad, Denbigh LL16 4RL.
Public Speaker –
Mr Rhys Davies (Agent) (For) – stated the property had not been included in the statutory register by CADW and did not appear on any list of buildings of local interest. A specialist historic advisor had been commissioned to assist with the proposal who concluded the building had some qualities but none sufficient for protection. The application had full support of the local community. Demolition and provision of a home sustainable for the future would be the way forward.
General Debate - during discussion the following points were raised: A Site Inspection Panel meeting had taken place on Wednesday 13 June to allow opportunity to view the buildings on the site, and to appreciate issues relating to planning policy for replacement dwellings. The building was considered by some to be very small and in a poor state of repair and the cost for renovation would be in excess of £300k which would be cost prohibitive for a one bed home. Some Members felt the building held no local historic interest and factually was not a listed building. To demolish and erect a replacement dwelling would be investment in an area requiring housing stock. Councillor Julian Thompson-Hill requested a condition be included that the material used for the new building be in keeping with the surrounding properties if the application was to be granted. It was confirmed by the Development Manager that if the application were to be granted, a set of planning conditions would be agreed following consultation with the local member.
Proposal – Councillor Mark Young proposed granting of the application contrary to officer recommendation as the existing building was of poor design and did not make any contribution to the historical importance of the area, seconded by Councillor Tony Thomas.
VOTE: GRANT contrary to officer recommendation – 15 ABSTAIN – 0 REFUSE in accordance with officer recommendation – 2
Page 12
RESOLVED that the application be GRANTED contrary to officer recommendation for the reasons set out in the Proposal above.
6 APPLICATION NO. 03/2018/0374 - 4 DOLAFON VILLAS, ABBEY ROAD, LLANGOLLEN
An application was submitted for the retention of safety railings to roof of existing building at 4 Dolafon Villas, Abbey Road, Llangollen Ll20 8SU.
Public Speaker –
Mr Huw Evans (on behalf of Grwp Cynefin and Llys Bran residents) (Against) – confirmed he was speaking on behalf of a number of residents. The infringement on the privacy of neighbouring properties was severe. The visual impact was also severe. The railings were installed due to health & safety reasons but there was no requirement for the decking as it was being utilised as a seating area.
Mr John Morgan (For) – stated that the breach of privacy had been embellished. The outbuilding was high and required railings for health and safety reasons whilst accessing the roof. The outbuilding was a very old building and due to the general topography of the area did overlook neighbouring new buildings.
General Debate – Local Member, Councillor Graham Timms stated Abbey Road was a difficult site as they had a very steep bank behind them. A number of houses had high patios. The railings were new and, therefore, stood out more as they were not yet weather beaten.
A site visit had taken place on Wednesday 13 June to assess the structure.
It was stated that an additional condition be included to ensure the decking be removed no later than two months from the date of this permission. This was to reduce the extent of overlooking of the rear gardens and rooms at the rear of the Llys Bran properties.
Proposal – Councillor Huw Jones proposed the officer recommendation to grant the application, with additional condition relating to the decking removal as stated, seconded by Councillor Merfyn Parry.
VOTE: GRANT – 15 ABSTAIN – 0 REFUSE – 2
RESOLVED that permission be GRANTED in accordance with officer recommendations, together with an additional condition, as stipulated within the report.
Page 13 7 APPLICATION NO. 18/2018/0356 - GLAN Y WERN FARM, WHITCHURCH ROAD, LLANDYRNOG
Councillor Merfyn Parry declared a personal interest as the Company he works fordoes business with A. Evans.
Councillor Emrys Wynne declared a personal and prejudicial interest as he knows the family and the father of the applicant is his second cousin. He therefore left the Chamber for the debate of the application.
An application was submitted for the details of appearance landscaping, scale and layout of the agricultural workers dwelling submitted in accordance with condition no. 1 of outline planning code no. 18/2017/1225 at Glan y Wern Farm, Whitchurch Road, Llandyrnog, Denbigh LL16 4HL.
Public Speaker –
Mrs Mari Evans (For) – stated that the home would be for her, her husband and their three children. Students would also live with them who work on the farm during the summer. By law they were required to have a medicine room and also provide toilets and washing facilities for the workers. Access directly to the office from the farm would be more convenient.
Proposal – Councillor Merfyn Parry proposed the officer recommendation to grant the application, seconded by Councillor Meirick Lloyd Davies.
VOTE: GRANT – 16 ABSTAIN – 0 REFUSE – 0
RESOLVED that permission be GRANTED in accordance with officer recommendations as stipulated within the report.
At this juncture (10.40 a.m.) there was a 15 minute break
The meeting reconvened at 10.55 a.m.
8 APPLICATION NO. 23/2017/1218 - BRYN MORFYDD HOTEL, LLANRHAEADR
Councillor Joe Welch declared a personal interest as he was a member of the same running club as the owner of Bryn Morfydd.
Councillor Alan James, Vice-Chair, took over the Chair for the following item.
An application was submitted for demolition of existing hotel buildings and construction of new 39 bedroom hotel; revisions to layout of commenced 42 unit holiday lodge park to accommodate a total of 58 lodges, extension of the holiday lodge park involving use of 3 parcels of land for the siting of 31 additional lodges (making a total of 89 lodges); and associated works including new and altered
Page 14 vehicular accesses, highway works, passing places, drainage, retaining structures, bat mitigation building, provision of recreational areas and landscaping at Bryn Morfydd Hotel, Llanrhaeadr Y.C., Denbigh.
Public Speaker –
Mr John Paul Williams (Against) – stated concerns had been expressed regarding scale, impact on the community, road safety, noise pollution, air pollution and possible dog issues due to the close proximity of grazing/agricultural land around Bryn Morfydd. The scale of the development would be excessive and have a detrimental effect on the character of the site and create a negative view from the village and surrounding areas.
Ms Georgia Crawley (Agent) (For) – stated proposals had been designed to ensure a viable redevelopment of the site. The redevelopment would secure 20 full time jobs for local people. The Economic and Business Regeneration section have confirmed the development would be in line with the Tourism Growth Plan. Building the hotel together with the 89 lodges meant the redevelopment would be a viable business. It was confirmed that no development would take place within the ancient woodlands.
General Debate – The Chair confirmed a site visit had taken place on Wednesday 13 June to assess the visual impact of the development and also to look at the suitability of the highway network.
Local Member, Councillor Joe Welch – initially thanked the Principal Planning Officer for his work in compiling the 45 conditions attached to the application.
During discussion the following points were raised: It was confirmed that negotiations had taken place during the assessment process to ensure planting of trees to screen the lodges to enhance the area. The development would be non-residential and therefore, it was necessary to ensure people did not reside in the lodges. Condition No. 19 within the report dealt with the use of the lodges for holiday purposes only. Financial viability – the applicant’s original viability information had been reviewed by the Council’s Commercial Development Manager. The hotel development would be partly dependent on a level of cross subsidy from the profitable parts of the scheme and that the now 89 lodge proposal providing a rate of return to the developer and shareholders that reflected the risk of the scheme whilst funding the delivery of the hotel and meeting the estimated costs. Dwr Cymru were satisfied the drainage system on the site was adequate and a condition could be included that the applicant provided Dwr Cymru with details of surface water drainage which would be in place. It was confirmed by the Senior Highways Engineer, that passing places would be installed on the highway and the junction would be widened. Within the additional notes contained in the blue sheet provided at the meeting, Condition 21 in relation to Highway works would be re-evaluated and more details added.
Page 15 Proposal – Councillor Peter Evans proposed the application together with the amendment to Condition 21 as stated by the Senior Highways Engineer, seconded by Councillor Brian Jones.
VOTE: GRANT – 15 ABSTAIN – 0 REFUSE – 2
RESOLVED that the application be GRANTED in accordance with officer recommendation as stipulated in the report.
At this juncture, the Vice-Chair, Councillor Alan James extended his thanks to the Principal Planning Officer, the Senior Highways Engineer and the officers within their Departments for all the work involved with the application.
9 APPLICATION NO. 41/2018/0199 - 1 DERWEN TERRACE, BODFARI, DENBIGH
At this juncture, Councillor Joe Welch continued as Chair for the remainder of the meeting.
Councillor Joe Welch declared a personal interest as he was a member of the same running club as the daughter-in-law of the objector (neighbour) to the application.
An application was submitted for the erection of first floor rear extension to rear of dwelling at 1 Derwen Terrace, Bodfari, Denbigh.
Public Speaker –
Mrs. Ashlea Rowlands (For) – stated her and her husband were applying for a first floor extension to the rear of the property to include an additional bedroom and upstairs bathroom. They were expecting their first child in August and in the future hoped for more children and did not want to move from the area. They wanted their family to grow up in the village and enjoy village life. No windows would be installed on the first floor extension level looking on to 2 Derwen Terrace. It was also noted that number 6 Derwen Terrace had been granted planning permission for an extension.
The Local Member, Councillor Christine Marston confirmed the applicants had scaled down the plan to alleviate the neighbours concerns. The 45º rule had been applied and the first floor extension had passed the ruling.
Proposal - Councillor Christine Marston proposed the officer recommendation to grant the application but with a further condition to restrict work to only take place Monday to Friday until 5.00 p.m., seconded by Councillor Tony Thomas.
The Development Manager confirmed an addition condition could be added to state that the work took place at reasonable hours of the day.
Page 16 VOTE: GRANT – 16 ABSTAIN – 0 REFUSE – 0
RESOLVED that the application be GRANTED together with the additional working hours condition, in accordance with the officer recommendation as stipulated in the report.
10 APPLICATION NO. 43/2018/0353 - 25 GRONANT ROAD, PRESTATYN
An application was submitted for erection of rear extension with roof terrace above, demolition of existing garage and erection of new garage at 25 Gronant Road, Prestatyn.
Public Speaker –
Mr David McChesney (Agent) (For) – stated the principal of the extension had been deemed acceptable. He gave various examples of properties along Gronant Road with extensions and conservatories. He confirmed that the applicant had worked closely with the neighbours of number 23 and 27 Gronant Road to ensure the proposed extension caused as little impact as possible.
General Debate – Local Member, Councillor Julian Thompson-Hill explained the properties in the mentioned area of Prestatyn were built on various levels due to being built on the hillside.
Proposal - Councillor Julian Thompson-Hill proposed the officer recommendation to grant the application, seconded by Councillor Mark Young.
VOTE: GRANT – 16 ABSTAIN – 0 REFUSE – 0
RESOLVED that the application be GRANTED in accordance with officer recommendation as stipulated in the report.
11 APPLICATION NO. 25/2018/0263 - VICTORIA BUSINESS PARK, VICTORIA ROAD, RHYL
An application was submitted for demolition of existing building and redevelopment of land by the erection of 18 apartments and associated works at Victoria Business Park, Victoria Road, Rhyl.
Public Speaker –
Mrs Helen Richards (Against) – stated residents had real concerns regarding the 4 storey building due to the overall size and not being in keeping with the properties in the area. There had been no contingency for emergency evacuation in the event
Page 17 of a flood. There was a proven need for social housing in the area, but there would be no play area for the children. The additional number of cars would cause problems in an already busy area.
Mr Peter Lloyd (For) – stated there was a strong officer recommendation to grant the application for 18 apartments by Cartrefi Conwy, as it would contribute to the need for social housing. The development was to take place in late 2018 and the design would be in keeping with the area. Flood risk had been taken into account, therefore, the ground floor would be car parking with accommodation being on the next three floors. Cartrefi Conwy had confirmed that extreme emergency evacuations would be in place. A Section 106 had been agreed for open space.
General Debate - Local Member, Councillor Pat Jones expressed her support of the application and explained that consultation had been carried out with local residents. The delivery of affordable housing would be necessary in the area.
Councillor Barry Mellor also expressed his support of the application. He agreed with his fellow Councillor Pat Jones and mentioned that the development would be built by a local contractor using local labour, which would be positive for the area.
Proposal – Councillor Brian Jones proposed the officer recommendation to grant the application, seconded by Councillor Alan James.
VOTE: GRANT – 16 ABSTAIN – 0 REFUSE – 0
RESOLVED that the application be GRANTED in accordance with officer recommendation as stipulated in the report.
12 APPLICATION NO. 22/2018/0358 - HYFRYDLE, GELLIFOR, RUTHIN
An application was submitted for the erection of a detached dwelling and associated works at land adjoining Hyfrydle, Gellifor, Ruthin LL15 1SF.
Proposal – Councillor Merfyn Parry proposed the officer recommendation to grant the application, seconded by Councillor Peter Evans.
VOTE: GRANT – 16 ABSTAIN – 0 REFUSE – 0
RESOLVED that the application be GRANTED in accordance with officer recommendation as stipulated in the report.
Page 18 13 LLWYN AFON, LLANRHAEADR, DENBIGH
The Development Manager introduced a report to seek a resolution on the Heads of Terms of a Section 106 Obligation and the planning conditions to be attached to Planning Permission 23/2018/0268 at Llwyn Afon, Llanrhaeadr, Denbigh.
Proposal – Councillor Merfyn Parry proposed to agree to the terms contained within the report, seconded by Councillor Mark Young.
VOTE: AGREE TO THE TERMS WITHIN THE REPORT – 15 ABSTAIN – 0 DISAGREE WITH THE TERMS WITHIN THE REPORT – 1
RESOLVED that Members of the Planning Committee AGREE to the Heads of Terms of a Section 106 Obligation and planning conditions to be attached to Planning Permission 23/2018/0268.
The meeting concluded at 12.30 p.m.
Page 19 This page is intentionally left blank Agenda Item 5
WARD : Llanrhaeadr Yng Nghinmeirch
WARD MEMBER(S): Councillor Joseph Welch (c)
APPLICATION NO: 14/2018/0360/ MA
PROPOSAL: Borrow pit for the extraction of aggregate solely for use in the construction of the approved Clocaenog Forest Wind Farm
LOCATION: Clocaenog Forest Wind Farm
Page 21 This page is intentionally left blank Page 23 Page 24 Page 25 Page 26 Martha Savage WARD : Llanrhaeadr Yng Nghinmeirch
WARD MEMBER(S): Councillor Joseph Welch (c)
APPLICATION NO: 14/2018/0360/ MA
PROPOSAL: Borrow pit for the extraction of aggregate solely for use in the construction of the approved Clocaenog Forest Wind Farm
LOCATION: Clocaenog Forest Wind Farm
APPLICANT: Innogy Renewables UK Ltd.
CONSTRAINTS: None
PUBLICITY Site Notice - Yes UNDERTAKEN: Press Notice - Yes Neighbour letters - Yes
REASON(S) APPLICATION REPORTED TO COMMITTEE: Scheme of Delegation Part 2
• Recommendation to grant / approve – 4 or more objections received
CONSULTATION RESPONSES:
COMMUNITY COUNCILS
CYFFYLLIOG: No objection to the application
LLANFAIR D.C. No objection, Members wish to support the proposal.
CONWY COUNTY BOROUGH COUNCIL: Advises that the area of the proposed borrow pit includes land within Conwy County Borough Council and a separate planning application has been submitted in respect of that land to the Council. That application is currently undergoing assessment, therefore not in a position to respond to the consultation.
CADW: Records show that there are no scheduled monuments or registered historic parks and gardens that would be affected by the proposed development. Therefore have no comments to make on the proposed development.
NATURAL RESOURCES WALES: Recommend that planning permission is only granted if a number of conditions are included to secure: dormouse avoidance, mitigation and compensation measures, restoration and landscaping as well as measures described in the ES; the submission of a post construction monitoring and surveillance scheme; and an ecological compliance audit scheme. Comments are also provided on a range of protected species, water quality, flood risk and landscape issues. Conclude that the proposal would have no significant effects on the setting of the Clwydian Range and Dee Valley AONB or Snowdonia National Park. Initially requested a hydrogeological
Page 27 impact assessment prior to commencement of development but have since confirmed that this information can be secured under a licence for the abstraction of water.
DWR CYMRU / WELSH WATER: No comments to make.
CLWYD POWYS ARCHAEOLOGICAL TRUST: Confirm that the location of the proposed borrow pit has been included in earlier archaeological assessment of the windfarm proposals and no archaeological impacts are predicted here. Therefore have no objection to the proposed extraction works.
WELSH GOVERNMENT AGRICULTURAL LAND ADVISOR: No comment to make.
DENBIGHSHIRE COUNTY COUNCIL CONSULTEES – Head of Highways and Infrastructure - Highways Officer: No objection. Requests that the following matters are drawn to the applicant’s attention as Advisory Notes: (i) Highway Supplementary Notes Nos. 1, 3, 4, 5 and 10. (ii) New Roads and Street Works Act 1991 – Part N Form.
Pollution Control Officer: Advises that the development has a significant potential for impact on groundwater flow in the wider area with associated risks to the alteration in quality and quantity or interruption of flow to existing private water supplies. Requests that conditions are attached to require a Hydrogeological Risk Assessment prior to commencement of development and to apply the submission of a supplementary plan to the existing Water Quality Management Plan (WQMP) and Private Water Supply Emergency Plan to take into account the potential for interruption or loss of supply.
Flood Risk Officer: No serious concerns about the proposal, in relation to flood risk. Any proposals to make permanent or temporary alterations to existing watercourses, including diversion work, the creation of new ditches and the laying of pipes and culverts will be regulated by the Council using its powers under the Land Drainage Act. The management of flood risk will be a primary consideration during that process.
Conservation Officer: No comments received at time of writing report.
Ecologist: Agrees with the mitigation and enhancement measures set out in the ES and various approved species protection plans. Recommend the inclusion of a condition to ensure all works follow the measures set out in these documents. Recommend that an Ecological Clerk of Works (ECoW) is employed to supervise the removal of habitat and construction of the borrow pit. Advises that managed broadleaved woodland would provide good habitat for dormice.
Tree Officer: Advises that further information should be sought in respect of trees. Recommends restoration details are secured via condition and should comprise broadleaved woodland.
RESPONSE TO PUBLICITY:
In objection Representations received from: Darren Millar AM John Hopkinson, Fron Dirion, Llangynhafal GM, Corwen Michael Skuse, Caenant, Llangynhafal, Ruthin
Page 28 Sheila Harman, Corner Cottage, Ford Heath, Shrewsbury Ian Rogers, Lodge Isaf, Betws Gwerfil Goch Michael Williams, Isgaerwen Ian Gardner Gwynant, Waen, Nantglyn
Summary of planning based representations in objection:
- Lack of need. - Clear felling of trees. - Impact on protected species and wildlife. - Impact on private water supplies including contamination and loss. Request that a Hydrological Impact Appraisal is submitted and approved prior to development. - Lack of information on pollution control (surface water). - Flooding. - Noise. - Lack of information on impacts as a result of transport movements. - Request that all restrictions and regulations which apply to the wind farm site should extend to the proposal site and that an ecological clerk of works should be available to oversee activity.
In addition to planning based representations, concern has also been raised that the application did not form part of the original wind farm application.
EXPIRY DATE OF APPLICATION: 12/08/2018
PLANNING ASSESSMENT:
1. THE PROPOSAL:
1.1 Summary of proposals
1.1.1 The proposal seeks full planning permission for the construction and operation of a borrow pit for the extraction of aggregate solely for use in the construction of the consented Clocaenog Forest Wind Farm, Statutory Instrument 2014 No 2441 ( hereon in referred to as the ‘Order’).
1.1.2 The application area straddles the boundary of the Counties of Denbighshire and Conwy. A similar application has also been submitted to Conwy County Borough Council, application reference 0/45098.
1.1.3 The operational area would be approximately 11.5ha with an extraction area of approximately 7.5ha.
1.1.4 The site is underlain by the Denbigh Grits which comprise siltstone, sandstone and mudstone. The extracted material would be used in the construction of access tracks, passing places and new hardstanding areas for the consented wind farm. It should be noted that the construction of access tracks and other hard standings are consented by the Order and therefore do not form part of this application.
1.1.5 The site comprises an open plantation of conifers which would need to be clear felled to facilitate the extraction. Temporary fencing would be erected around the application area and temporary interception bunds and drainage ditches would be constructed upslope of the proposed borrow pit. Settlement ponds would be constructed within the borrow pit and would receive excess runoff and water from perimeter drains. Discharge from the ponds would be to ground infiltration or vegetated buffer areas.
1.1.6 The construction and operation of the borrow pit would take place over a period of up to 24 months. The site would be worked in a north westerly direction with excavation to about.30m below ground level and benches up to 5m in height. Overburden would
Page 29 be stripped and temporarily stored within the application area but outside the extraction area, around the perimeter of the application site, providing edge protection and visual/acoustic screening. Stockpiles of unsuitable rocks horizons would be stored within the base of the extraction area. Mobile crushing and screening plant would be located within the base of the borrow pit and be used to process material within the site. A hydraulic breaker and excavator would be used to extract the material and blasting would be used where required. The site would be worked in strips to ensure only the quantity of rock needed is extracted with a series of 5m benches.
1.1.7 Restoration would be linked to the timescales of the construction of the approved windfarm and would comprise backfilling overburden within across the extraction area. It is stated within the ES that the extraction would be undertaken in accordance with the Quarries Regulations 1999, though it should be noted that the development would not legally be bound by the requirements of the Regulations.
1.2 Description of site and surroundings
1.2.1 The proposed borrow pit would be located within the Clocaenog Forest, an area characterised by coniferous forest plantation approximately 6.4km north west of Derwen and 6.7km west of Clawddnewydd.
1.2.2 There is a forestry access track which bounds the site to the north west and north east and a footpath which bounds the site to the south east.
1.2.3 The site is located approximately 800m from the nearest residential property, Tal-y- Cefn Uchaf, which is located in the administrative area of Conwy, south west of the proposal site.
1.2.4 The site is located within the consented area for the Clocaenog Forest Wind farm development, involving up to 32 wind turbines, 2 anemometry masts, a permanent access route to the site and tracks between wind turbines, underground cabling, a substation compound, four borrow pits and two civil and one electrical construction compounds. The borrow pit site is located to the south of turbine No.21, to the north of turbine No. 24 and to the south west of turbine No. 22.
1.2.5 The site slopes in a northerly direction rising from approximately 390mAOD in the south to 430m in the north. The highest point within the Forest is located approximately 1.4km to the south east of the site at Craig Bron-Banog, which is 502mAOD at its highest point. The Clwydian Range AONB is approximately 9.5km to the south east and Snowdonia National Park 12km to the south west.
1.2.6 The site straddles two areas, Clocaenog Forest and Clocaenog Forest West classified by Landmap as Upland/Exposed Upland/Plateau/Wooded Upland and Plateaux with low visual and sensory value due to dominant single species vegetation which gives a monotonous view of the aspect further limited by the lack of available views into and out of the area.
1.2.7 Access to the wind farm development is obtained via the B4501, which is to the north of the forest.
1.3 Relevant planning constraints/considerations
1.3.1 The site is located outside any development boundary identified in the Denbighshire Local Development Plan.
1.3.2 It is located within a Strategic Search Area, identified in Welsh Government’s Technical Advice Note 8 as areas within which large scale onshore wind developments should be concentrated.
Page 30 1.3.3 The site is within an area safeguarded under policy PSE 15: Mineral Safeguarded Area.
1.4 Relevant planning history
1.4.1 A Development Consent Order (DCO) (SI 2014 No 2441) under the Planning Act 2008 was granted in 2014 and came into force on 2 nd October 2014 for the construction of a wind farm comprising up to 32 wind turbines and associated works. The consent included the construction of 4 borrow puts, as set out within Schedule 1 of the same Order. A number of schemes have been approved, as required by Part 3 of the Order.
1.5 Developments/changes since the original submission
1.5.1 None
1.6 Other relevant background information
1.6.1 The DCO application was accompanied by an Environmental Statement which addressed relevant matters across the entirety of the site and incorporated a range of mitigation, compensation and enhancement measures, some of which are to be secured by condition. A number of matters were scoped out of the Environmental Statement submitted in support of this application by the Applicant, including air quality and human health, socioeconomics, climate, traffic and transport, light, heat and radiation, creation of nuisances and the disposal and recovery of waste, use of natural resources and cumulative impacts.
1.6.2 The proposed borrow pit would not be used during the operational or restoration phases of the wind farm and so only the construction phase impacts have been addressed as part of the application supporting documents and Environmental Statement.
1.6.3 The Applicant has entered into a Section 106 legal agreement in connection with the DCO. The S106 secures a Habitat Management Plan and Access Management Plan and associated obligations which are governed by a lease. This also secures matters relating to television reception.
1.6.4 As noted above, a parallel planning submission relating to this development has also been submitted to Conwy CBC.
2. DETAILS OF PLANNING HISTORY:
2.1 Development Consent Order (DCO) (SI 2014 No 2441) under the Planning Act 2008 was granted in 2014 and came into force on 2nd October 2014 for the construction of a wind farm comprising up to 32 wind turbines and associated works.
2.2 DCO/2017/0413 Details of Infrared Aviation Lighting submitted for approval in accordance with Schedule 1 Part 3 Requirement 28 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 22/06/2017.
2.3 DCO/2017/0410 Details of substation appearance submitted for approval in accordance with Schedule 1 Part 3 Requirement 22 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved on 22/06/2017.
2.4 DCO/2017/0414 Details of substation noise submitted for approval in accordance with Schedule 1 Part 3 Requirement 35 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 22/06/2017.
Page 31 2.5 DCO/2017/0412/EN25 Details of Access Management Plan submitted for approval in accordance with Schedule 1 Part 3 Requirement 16 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947). Approved 22/06/2017.
2.6 DCO/2017/0411/EN25 Details of Scheme of Archaeological Investigation submitted for approval in accordance with Schedule 1 Part 3 Requirement 24 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947). Approved 3/10/2017.
2.7 DCO/2017/0787 Details of Shadow Flicker Protocol submitted for approval in accordance with Schedule 1 Part 3 Requirement 23 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 31/10/2017.
2.8 DCO/2016/0983 Details of written confirmation that the two authorised permanent anemometer masts (Work No. 6 & 7) will not be built out, submitted for approval in accordance with Schedule 1 Part 3 Requirements 30 to 35 and Part 4 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947/EN24). Approved 02/11/2016.
2.9 DCO/2017/0788/EN25 Details of Surface Water Drainage submitted for approval in accordance with Schedule 1 Part 3 Requirement 26 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947). Approved 7/11/2017.
2.10 DCO/2017/0786 Details of Turbine Appearance submitted for approval in accordance with Schedule 1 Part 3 Requirement 18 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 27/11/2017.
2.11 DCO/2017/0789/EN25 Details of Accumulation and Deposits submitted for approval in accordance with Schedule 1 Part 3 Requirement 27 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947). Approved 1/12/2017.
2.12 DCO/2017/1020/EN25 Details of Ecological Clerk of Works submitted for approval in accordance with Schedule 1 Part 3 Requirement 25 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947). Approved 1/12/2017.
2.13 DCO/2016/1178 Details of Confirmation of the intention to construct the northerly substation, temporary construction compound and series of cables submitted for notification purposes only in accordance with Article 3 (4) (a) and (b) of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 06/12/2016.
2.14 DCO/2017/0785/EN25 Details of revisions to Construction Method Statement submitted for approval in accordance with Schedule 1 Part 3 Requirement 9 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947). Approved 15/12/2017.
2.15 DCO/2017/1059 Details of highways improvement design and reinstatement works submitted for approval in accordance with Schedule 1 Part 3 Requirement 11 and 12 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 13/12/2017.
2.16 DCO/2017/1021 Details of substation appearance submitted for approval in accordance with Schedule 1 Part 3 Requirement 22 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 18/12/2018.
2.17 DCO/2017/1022 Details of substation noise submitted for approval in accordance with Schedule 1 Part 3 Requirement 35 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 18/12/2017.
2.18 DCO/2017/1019/EN25 Details of Construction Traffic Management Plan submitted for approval in accordance with Schedule 1 Part 3 Requirement 8 of the Clocaenog Forest Wind Farm Order (Denbighshire ref: DCO/2016/0947). Approved 19/01/2018.
Page 32 2.19 DCO/2018/0091 Details of written confirmation that Works 4A and 4B will not be implemented in accordance with Schedule 1 Part 3 Requirement 10 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref. DCO/2016/0947). Approved 06/02/2018.
2.20 DCO/2017/0409/EN25 Details of Habitat Management Plan submitted for approval in accordance with Schedule 1 Part 3 Requirement 15 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947). Approved 06/03/2018.
3. RELEVANT POLICIES AND GUIDANCE: The main planning policies and guidance are considered to be: 3.1 Denbighshire Local Development Plan (adopted 4 th June 2013) Policy RD1 – Sustainable development and good standard design Policy PSE5 – Rural economy Policy PSE15 – Safeguarding minerals Policy PSE16 – Mineral buffer zones Policy PSE17 – Future mineral extraction Policy VOE1 - Key areas of importance Policy VOE2 – Area of Outstanding Natural Beauty and Area of Outstanding Beauty Policy VOE5 – Conservation of natural resources Policy VOE6 – Water management Policy VOE9 – On-shore wind energy Policy VOE 10 – Renewable energy technologies
3.2 Supplementary Planning Guidance Supplementary Planning Guidance Note No. 15: Archaeology Supplementary Planning Guidance Note. : Conservation and Enhancement of Biodiversity Supplementary Planning Guidance Note: Renewable Energy Supplementary Planning Guidance Note: Trees and Landscaping
3.3 Government Policy / Guidance Planning Policy Wales (Edition 9) November 2016
Development Control Manual November 2016
Minerals Technical Advice Note (Wales) 1 (MTAN1): Aggregates Technical Advice Note (Wales) 5 (TAN5) – Nature Conservation and Planning Technical Advice Note (Wales) 8 (TAN8) – Planning for Renewable Energy Technical Advice Note (Wales) 15 (TAN15) – Development and Flood Risk Technical Advice Note (Wales) 18 (TAN18) – Transport Technical Advice Note (Wales) 24 (TAN4) – The Historic Environment
WGC 016/2014: The Use of Planning Conditions for Development Management
3.4 Other material considerations Well-Being of Future Generations Act 2015
4. MAIN PLANNING CONSIDERATIONS:
In terms of general guidance on matters relevant to the consideration of a planning application, Planning Policy Wales Edition 9, 2016 (PPW) confirms the requirement that planning applications 'should be determined in accordance with the approved or adopted development plan for the area, unless material considerations indicate otherwise' (PPW section 3.1.3). PPW advises that material considerations must be relevant to the regulation of the development and use of land in the public interest, and fairly and reasonably relate to the development concerned (PPW section 3.1.4). Development Management Manual 2016 states that material considerations can include the number, size, layout, design and appearance of buildings, the means of access, landscaping, service availability and the impact on the neighbourhood and on the environment (DMM section 9.4).
Page 33 The following paragraphs in Section 4 of the report therefore refer to the policies of the Denbighshire Local Development Plan, and to the material planning considerations which are considered to be of relevance to the proposal.
4.1 The main land use planning issues in relation to the application are considered to be:
4.1.1 Principle 4.1.2 Landscape/Appearance 4.1.3 Historic Environment 4.1.4 Amenity 4.1.5 Ecology 4.1.6 Trees 4.1.7 Highways 4.1.8 Hydrology, Hydrogeology and Geology
4.2 In relation to the main planning considerations:
4.2.1 Principle Planning Policy Wales (PPW) supports the use of borrow pits, temporary mineral workings operated to supply a particular construction project, within or close to construction sites and wherever possible, where the mineral can be supplied direct without using public highways.
The proposed development is intended to serve the wind farm development only and would not exploit material on a commercial basis for sale elsewhere. The North Wales Aggregates Working Party forecasts the need for commercial mineral extraction, taking into account past sales and likely future need. These calculations do not take into account the demand created by individual developments such as the Clocaenog Forest Wind Farm. PPW 9 supports the use of borrow pits, temporary mineral workings operated to supply a particular construction project, within or close to construction sites and wherever possible, where the mineral can be supplied direct without using public highways.
The principle of the use of borrow pits for the wind farm was established through the DCO which included provision for 4 borrow pits. This proposed development would replace one of the consented borrow pits, borrow pit B, which was found to be unsuitable due to excessive superficial cover and which was predicted to yield <35,700m3 crushed rock. The Applicant has identified a need for approximately 351,700m3 of crushed rock to construct the wind farm access tracks and hardstanding areas which would be unlikely to be met by the remaining borrow pits due to the presence of overburden and uncertainty regarding the quality of material. A number of different locations were investigated and two potential sites discounted due to location (away from the central area) and topography, as well as distance from footpaths which are to remain open during the construction phase of the wind farm.
The borrow pit itself would yield between 700,000 – 1,000,000 m3 with overburden totalling up to 225,000m3. It is confirmed within the ES that the borrow pit may be able to provide sufficient rock for the entire CFWF however, this is dependent upon the quality and quantity of rock available and the end-use. It is proposed to work the borrow pit in strips which would enable the Applicant to cease extraction when sufficient rock is obtained, thereby keeping the extraction area to a minimum. Including the entire area within the red line boundary gives the Applicant a degree of flexibility with respect to where within the site material can be obtained from.
A number of objections have been received in response to publicity on the application on the basis that the borrow pit is unnecessary in view of the smaller scale of the overall development. The application has been submitted on the basis that it would serve the wind farm development only and would be for a temporary period. Furthermore, the site itself has not been identified within the LDP as an area which would be appropriate for commercial mineral extraction. It is therefore considered
Page 34 appropriate to include a condition restricting the use of the borrow pit so that it may only be used in connection with the wind farm consented by the DCO and to impose a time limit on extraction and restoration.
Subject to the inclusion of a condition to address the matters above, the principle of the proposed development is considered acceptable and in line with national, regional and local policy.
4.2.2 Landscape/Appearance Policy VOE 1 seeks to protect areas designated or identified because of their natural landscape value. Minerals Technical Advice Note 1 provides advice on landscape impacts of quarrying, recognising that their development can introduce a visual intrusion similar to industrial development within forestry land uses and recommends the use of Landmap in assessing the specific impact in different landscape areas.
NRW and the Ecologist both request that restoration details are secured via condition.
Borrow pit E would be located within a coniferous forest plantation and is within a Strategic Search Area for large scale wind farms within TAN 8 where landscape change is therefore anticipated. The construction of the borrow pit would take place in conjunction with the construction of the wind farm as a whole.
The Site is located within the central part of Clocaenog Forest and is not located within any designated landscape. The site straddles two areas, Clocaenog Forest and Clocaenog Forest West classified by LANDMAP as Upland/Exposed Upland / Plateau / Wooded Upland and Plateaux with low visual and sensory value due to dominant single species vegetation which gives a monotonous view of the aspect further limited by the lack of available views into and out of the area.
The Landscape and Visual Assessment submitted in support of the application considers potential impacts during tree-clearance phase, construction and restoration. The effect of construction and operation of the borrow pit has been identified as large in scale but small in geographical extent, short term and partially reversible but not significant. Following restoration, the effect is identified as small in both scale and geographical extent, long term and not reversible but not significant. Mitigation measures proposed include, but are not limited to, the use of overburden as a visual screen, locating equipment and stockpiled material within the working part of the site, restriction of working hours, dust control, restoring the site to a naturalistic profile with gentle gradients, removal of equipment, storage and fencing following completion.
The Clwydian Range AONB is located approximately 9.5km to the south east and Snowdonia National Park is located approximately 12km to the south west. Hiraethog and Cerrigydrudion Special Landscape Area is located approximately 5km to the west and south respectively, as identified in the Conwy Local Development Plan.
There is a forestry access track which bounds the site to the north west and north east and a footpath which bounds the site to the south east. The site is located approximately 800m from the nearest residential property, Tal-y-Cefn Uchaf. The site is visible from the public road which runs along its north western boundary. A forestry track runs along the northern boundary and a path which runs along the eastern boundary, neither of which are public rights of way, access to which would be restricted during construction. The Hiraethog Trail at the summit Craig Bron-banog provides potential views into the site, though views from the remainder of the trail would be restricted by topography and intervening vegetation.
Development of the borrow pit would necessitate the felling of approximately 11.5ha of forest cover. The ES for this application concludes that because tree felling is characteristic of the landscape of Clocaenog Forest it would not cause significant effects on landscape character or visual amenity. Pre-development tree clearance is
Page 35 to be carried out by NRW of all trees within the planning boundary. Whilst felling occurs within the Clocaenog Forest already and could be carried out outside planning controls, NRW has adopted Continuous Cover Forestry practices with the forestry of the proposal site being managed as part of a larger ‘Low Impact Silvicultural System (LISS) through regular thinning rather than clear felling. It is proposed to provide financial compensation for the loss of the trees within the application site to fund an alternative area of LISS
There are a number of aspects of the borrow pit construction which would impact on the landscape including the stripping and stockpiling of material and the use of plant and machinery. There would be adverse impact from the loss of landcover and landform, and disturbance and activity, however, any disturbance would be temporary and would be viewed in the context of the construction of the wind farm. Following restoration the borrow pit would still be perceptible in the landscape. The extent of changes to the landform and appearance will depend upon the extent of working and the final restoration. Although the Applicant is seeking planning permission to work the entirety of the site, the entire site would not in practice be worked. The site would be worked in strips working in a north westerly direction.
NRW and the Ecologist both request that restoration details are secured via condition. Because the site currently comprises coniferous plantation, surveys have been limited and there is a degree of uncertainty regarding the level of peat. Therefore, it is considered reasonable to secure further information via condition. Although there would be landscape change, such impacts would be localised and could be minimised through mitigation during the operational stage and restoration. Subject to conditions to address the matters raised above the proposal is considered acceptable in landscape terms, in accordance with policy VOE1 of the adopted Denbighshire LDP and MTAN 1.
4.2.3 Historic Environment Planning Policy Wales identifies archaeological remains as a finite and non- renewable resource and advises on requirements for development on land affected by such heritage assets. TAN24 advises that in cases involving less significant archaeological remains, local planning authorities will need to weigh the relative importance of the archaeological remains and their setting against other factors, including the need for the development.
Neither CADW nor the Clwyd-Powys Archaeological Trust (CPAT) object to the proposed development.
Assessment has already been the subject of previous research and study for the Cultural Heritage Assessment for the windfarm ES. Cae Ddunod Camp (a prehistoric hillfort) is located approximately 1.8km southwest of the proposal site.
No previously recorded heritage assets are located within the application area, however, there is the potential for currently unrecorded assets to be present. Forestry activity is likely to have had a destructive effect on archaeological sites and tree felling within the application area and is identified within the ES as unlikely to further impact any archaeological remains. The planting and harvesting of forestry within the area has severely damaged or destroyed many sites of note including cairns and stone circles. The majority of recorded sites within the wind farm application site and its surroundings are of post-medieval date and have been recorded from historic mapping.
A pre-construction (post-felling) walkover of the site is proposed to identify any heritage assets to enable a mitigation strategy for these assets and a watching brief during the construction phase, with contingencies for the discovery of archaeology which would apply to soil stripping and excavation within the borrow pit footprint. In the event that archaeological remains are discovered they will be subject to investigation, ensuring adequate preservation by record. A Project Design for Scheme
Page 36 of Archaeological Investigation: Stage 3 report approved in relation to the DCO includes provision for a walkover survey before commencement; a watching brief where presence of archaeological remains is established; peat core sampling.
There are no objections from CADW or the Clwyd-Powys Archaeological Trust (CPAT), hence subject to the above conditions, the proposal is considered acceptable within respect to cultural heritage, in line with national policy and guidance.
4.2.4 Amenity Planning Policy Wales 3.1.4 refers to the impact on the neighbourhood and on the environment as potentially material considerations. The impact of a development on residential amenity is therefore a relevant test on planning applications. This is emphasised in Paragraph 3.1.7, which states that proposals should be considered in terms of their effect on the amenity and existing use of land and buildings in the public interest. As the Courts have ruled that the individual interest is an aspect of the public interest, it is therefore valid to consider the effect of a proposal on the amenity of neighbouring properties.
The Pollution Control Officer advises that blasting should be within limits in MTAN 1. No specific noise controls have been requested. Objections from the public include concerns regarding noise.
The application site is located approximately 800m from the nearest residential property, Tal-Y-Cefn Uchaf, to the west of the site within the administrative area of Conwy. There are a small number of other properties which are more distant including Tal-Y-Cefn Isaf to the south west, Tai’n-y-Waen to the south and Hafotty Newydd to the north. There is the potential for impact on amenity through emissions to air (including noise and vibration), water and from visual disturbance.
Matters relating to air quality and human health, impact of traffic and transport and the creation of nuisances were all scoped out of the Environmental Impact Assessment as it was concluded that these were suitably addressed through the DCO and associated requirements. Requirement 9 of the DCO secured the submission and implementation of a Construction Method Statement (CMS) to protect amenity.
Noise and blasting
Noise arising from activities outside the site including vehicle movements have already been considered as part of the wind farm application. A noise assessment was provided in the windfarm ES. Background noise levels were monitored at the nearest residential receptors, Tal-Y-Cefn Uchaf and Hafotty Newydd. Noise at the closest sensitive receptor as a result of tree clearance was predicted to be 56dB(A) assuming a minimum distance of 270m and from borrow pit quarrying 56LdB(A) where the minimum distance is assumed to be 380m. The proposed borrow pit is located approximately 800m from the closest sensitive receptor and since noise attenuates with distance, noise from both the pre-development tree clearance and the borrow pit activities are considered highly unlikely to have an adverse impact on residential amenity.
Background noise levels within the area vary considerably with wind speed ranging from 20 to 55dB LA90 at the nearest property. MTAN 1 advises that where background noise levels exceed 45dB(A) a maximum daytime noise limit of 55dB(A) should be applied. During temporary/short term operations levels may be higher but should not exceed 67dB(A) for periods of up to 8 weeks.
There are a number of potentially noisy elements in relation to the proposal, including: screening; secondary breaking of large rocks using a hydraulic breaker attached to a tracked excavator; crushing of oversize rock using a mobile tracked crusher and secondary screening if required using a 3 way split screen and vehicle movements. Mitigation includes: restricting hours of operation; adhering to good practice as set out
Page 37 in BS 5228; maintaining equipment in good working order and ensuring noise attenuation such as engine casing and exhaust silencers remain fitted at all times; restricting the duration of construction plant capable of generating significant noise and vibration levels. Processing material within the base of the borrow pit and storing overburden stockpiles around the perimeter of the borrow pit would also help minimise noise levels.
The ES considers noise arising from blasting, The Construction and Environmental Management Plan proposes to control vibration levels at the nearest sensitive properties through on site testing. The process includes the use of progressively increased minor charges to gauge ground conditions in terms of propagation characteristics and the level of charge needed to release the material. Blasting operations will adhere to MTAN 1 which specifies a limit of 6mms-1 ppv in 95% of all blasts and that no blast should exceed 10mms-1. Structural damage is most likely to occur at 20mms-1 but this depends upon the frequency.
Hours of operation would be 0700 to 1900 Monday to Friday and 0700 to 1300 on Saturdays. Hours of blasting are identified as Mondays to Fridays between the hours of 10:00 and 16:00. A temporary road closure may be required during blasting.
As noted, the Pollution Control Officer advises that blasting should be within limits in MTAN 1. No specific noise controls have been requested. In respecting objections from the public over potential noise impacts, noise levels are unlikely to exceed 50dB(A) given the distance from the application site, which is below the limits specified in MTAN1. Whilst there is potential to impact residential amenity when wind speed is low, the proposed development would be carried out in conjunction with the wind farm as a whole and would be for a temporary period. Furthermore, conditions to address these matters would help minimise impacts on sensitive receptors.
Dust
There is the potential for dust to be released during tree felling/habitat clearance; soil stripping/overburden removal and storage; extraction/processing; and restoration. Fugitive dust emissions were considered as part of the DCO application. The distance between the proposal site and the nearest sensitive receptors would minimise the risk that fugitive dust emissions from the borrow pit would have any adverse impact on residential amenity. The most significant risk to residential properties is considered to be the movement of material within the wider wind farm site. Notwithstanding this, the uncontrolled release of dust could impact water courses and should therefore be addressed via condition.
A Soils and Peat Management Plan addresses the handling and storage of such materials across the site. The proposed method of peat removal is intended to minimise desiccation during storage, reduce contamination and prevent overburden induced failure. The methodology proposed would also help minimise the release of dust and could reasonably be secured via condition.
Subject to the inclusion of conditions to deal with the matters identified, the proposed development is considered unlikely to have an unacceptable adverse impact on residential amenity.
4.2.5 Ecology Policy VOE 5 requires due assessment of potential impacts on protected species or designated sites of nature conservation, including mitigation proposals, and suggests that permission should not be granted where proposals are likely to cause significant harm to such interests. This reflects policy and guidance in Planning Policy Wales (Section 5.2) and current legislation. Policy VOE 5 requires the submission of a biodiversity statement which must have regard to the County Biodiversity aspiration for conservation, enhancement and restoration of habitats and species and supports proposals where they are not likely
Page 38 to cause significant harm to priority species, or to species that are under threat.
Technical Advice Note 5 provides detailed advice on nature conservation and how such matters should be considered through the planning application process.
There are private individual objections based on impact on protected species and wildlife.
The County Ecologist agrees with the mitigation and enhancement measures set out in the ES and various approved species protection plans, and recommends the inclusion of conditions to ensure all works follow the measures set out in these documents and that an Ecological Clerk of Works (ECoW) is employed to supervise the removal of habitat and construction of the borrow pit. Recommend that planning permission is only granted if a number of conditions are included to secure dormouse avoidance, mitigation and compensation measures, restoration and landscaping as well as measures described in the ES; the submission of a post construction monitoring and surveillance scheme; and an ecological compliance audit scheme.
There are no statutory or non-statutory nature conservation designations within the site. The site is dominated by planted coniferous woodland and is bordered to the north and west by further coniferous plantation woodland. To the south and east of the track forming the southern boundary of the site lies an area of dry acid health, modified bog and marshy grassland with scattered self-sown trees, part of which will be managed as part of the CFWF Habitat Management Plan. There are a number of notable species which could be present within the site including Goshawk, Nightjar, Pine martin and polecat, Dormouse, Red squirrel and Bats.
The nearest mapped watercourse is located 80m from the site. The site is located within the Afon Alwen catchment which ultimately drains into the River Dee and Bala Lake SAC, approximately 14km downstream. The site is approximately 2km from the closest Site of Special Scientific Interest and 250m from the closes non-statutory nature conservation site. Given the distance and lack of hydrological connections no significant effects on these sites are identified as likely. Trial pits within the site identify peat of depths between 0.05m and 0.70m typically full of roots and occasional sandstone cobbles and boulders. No bog or mire habitats were identified in the site. The approved Soils and Peat Management Plan identifies how they would be managed to ensure that any peat can be used as part of the borrow pit restoration. There would be direct loss of woodland within the site, though this part of the site is operational forestry land, currently managed by NRW.
The ES proposes the implementation of a range of mitigation, compensation and enhancement measures, most of which are already in place as part of the DCO. A Habitat Management Plan has been produced for the DCO which secures mitigation for protected species and financial provision for the control of grey squirrels. A HMP Stakeholder Group has also been established to review the management actions and monitoring results, membership comprising the Applicant, NRW and Local Planning Authority. The mitigation secured as part of the DCO includes the use of Reasonable Avoidance Measures: timing of tree clearance, monitoring prior to tree clearance, during construction and post construction during the operation of the wind farm and compensation/enhancement through the management of areas for heathland, blanket bog creation and dormouse habitat creation.
An assessment of the suitability of habitat within the site for dormice, a European protected species, was undertaken and an area of 0.17ha identified of moderate suitability within the north west of the site, adjacent to the western boundary. The remainder of the site was considered to have low potential due to domination by mature coniferous plantation with limited understory. Natural Resources Wales have stated that they agree with the assessment and have requested a number of conditions to secure avoidance, mitigation and compensation measures, including
Page 39 post construction monitoring and surveillance. The Ecologist has advised that whilst these matters should be secured by condition, avoidance and mitigation should be secured for the entirety of the development.
At this stage it is considered very unlikely that the site would be fully worked, as detailed above, which will influence the final restoration. The site would be clear felled but only areas which are to be subject to excavation would have all vegetation removed. This would enable rapid regeneration of unworked areas with limited intervention. Restoration proposed includes the replacement of stripped topsoils, seedbank and subsoil horizons and hydroseeding if warranted. There is the potential to secure restoration which enhances the site for dormice or to secure off-site compensation through the wind farm Habitat Management Plan. Both NRW and the County Ecologist have requested further information with respect to restoration which is considered reasonable to secure via condition and which could be linked to the HMP where relevant.
It is proposed within the ES to employ an Ecological Clerk of Works (ECoW) to oversee the construction and restoration of the site. The Ecologist has advised that supervision should extend to pre-construction vegetation clearance work and requested a suitably worded condition to secure this. It is recommended that the mitigation proposed within Section 8.4 of the ES are secured via condition as well as adherence to the Species Protection Plans which form part of the approved Habitat Management Plan.
The proposed development will have an adverse impact on the ecology of the site, though the full extent of the impact would not be known until it is known how much material would be extracted. Mitigation already in place across the wider wind farm could ensure that the development does not have an adverse impact on protected species but would need to be secured via condition. Subject to the inclusion of conditions to address the matters raised above the proposed development is considered acceptable with respect to ecology, in accordance with policy VOE 5 of the adopted Denbighshire Local Development Plan.
4.2.6 Trees Pre-development tree clearance is to be carried out by NRW and would comprise the felling of all trees within the planning boundary to facilitate the borrow pit development.
It is important to note that the felling of trees occurs within the Clocaenog Forest already and could be carried out by NRW without planning consent. NRW has adopted Continuous Cover Forestry practices over a significant area of Clocaenog Forest with the forestry of the proposal site being managed as part of a larger ‘Low Impact Silbicultural System) which are usually managed by the regular thinning of the woodland rather than clear felling. It is therefore proposed to provide financial compensation for the loss of the area to fund an alternative area of LISS. The financial compensation forms part of the lease agreement that the Applicant has with the landowner and would therefore be secured outside the planning system. This has been confirmed in writing by Natural Resources Wales.
Although the mineral would be worked in strips, for safety reasons the trees would be clear felled prior to the extraction of mineral. The application site itself forms a coupe of trees which would all be felled, irrespective of the size of borrow pit.
The Tree Officer has advised that due to the remoteness of the site, the area’s poor landscape value and topography the impact of the borrow pit is quite limited even though it is quite large scale. He has also advised that further information should be secured regarding the restoration of the site, including any tree or shrub planting, including species, sizes, density and method for protection where relevant.
Page 40 It is recommended that conditions should be imposed to apply the requirements for felling set out in the Order and to address the matters raised above.
4.2.7 Highways Planning Policy Wales 3.1.4 refers to what may be regarded as material considerations and that these can include the means of access. The acceptability of means of access and highway impacts is therefore a standard test on most planning applications.
Policy PSE 17 supports proposals for mineral extraction where suitable access and transport routes are identified. Concern was raised by a member of the public in response to publicity on the application that traffic and transport impacts were not addressed by the Applicant.
There are individual representations expressing concerns at the lack of information on impacts as a result of transport movements. The Highway Officer has no objections to the application.
The ES scoped out traffic and transport concluding that the proposal would result in a net reduction in the volume of construction traffic on the local highway. Proposed access to the borrow pit would be from an adjacent forest track. The highways impact of the wind farm and associated infrastructure, including borrow pits, was considered as part of the DCO application. It was assumed, as a worst case, that all aggregate required for the construction of tracks and other site infrastructure would be imported from local quarries. The use of aggregate from borrow pits within the overall DCO site would significantly reduce the potential volumes of construction traffic on the highway network.
The Highways Officer has not objected to the proposal but has advised that certain matters are drawn to the Applicant’s attention as advisory notes. In Officers’ view, the Construction Traffic Management Plan which was secured in relation to the DCO provides suitable mitigation and could reasonably be secured via condition.
4.2.8 Hydrology, Hydrogeology and Geology
Policy PSE 17 supports mineral extraction where impacts on groundwater and water supplies are found to be acceptable and Policy VOE 6 requires run-off rates from a site to be maintained or reduced compared to pre-development rates.
Private individuals express concerns over the potential impact on private water supplies including contamination and loss, and request that a Hydrological ImpactCAppraisal is submitted and approved prior to development.
The Pollution Control Officer advises that the development has a significant potential for impact on groundwater flow in the wider area with associated risks to the alteration in quality and quantity or interruption of flow to existing private water supplies; and requests that conditions are attached to require a Hydrogeological Risk Assessment prior to commencement of development and to apply the submission of a supplementary plan to the existing Water Quality Management Plan (WQMP) and Private Water Supply Emergency Plan to take into account the potential for interruption or loss of supply.
Natural Resources Wales initially requested a hydrogeological impact assessment prior to commencement of development but have since confirmed that this information can be secured under a licence for the abstraction of water. The Council’s Flood Risk Officer has no serious concerns about the proposal in relation to flood risk, and has controls through the Land Drainage Act over the detailing of works on watercourses and ditches and pipework, to secure the management of flood risk.
Page 41 The site is within the catchment of the Dee River Basin District and a tributary to the Afon Alwen. The River Dee and Bala Lake Spacial Area of Conservation is located approximately 14km downstream from the CFWF site. The site is within the catchment of a tributary to the Afon Alwen which rises in forestry to the south east of the site boundary and flows south west towards the Afon Alwen which it drains into approximately 2km downstream of the site. The tributary is located approximately 80m at its closest point to the south of the site. The current ecological and chemical statuses of the Alwen Ceirw to Brenig reach, a 15km reach from an upstream point where Afon Brenig joins Afon Alwen to a downstream point at the confluence with Afon Ceirw, is Moderate and have valued ecological significance. The site is classified as a secondary aquifer with lower permeability layers which may yield or store limited amounts of groundwater due to localised features.
The proposed maximum depth of the borrow pit is 32m below ground level (bgl). Ground water within the site varies between 2.10m to 4.58m bgl. Extraction therefore has the potential to be below the prevailing water table and groundwater inflows would need to be managed. It is proposed to do this through pumping to a settlement pond system. It is understood that the development would require a licence to abstract water which would be issued by NRW.
Abstracting water has the potential to impact on private water supplies as well as other surface water features in close proximity to the application site. There are a number of private water supplies within the locality including, but not limited to Tal-y- cefn Uchaf, Yr Hen Ysgubor and Tai’n y Waens which are all within 1.5km of the site boundary. The Pollution Control Officer has noted that there are other properties, including Isagerwaen, Hafotty Newydd and Ty Nant which should also be considered. The Conditions Circular 06/2014 cautions against imposing conditions which duplicate other consents. A licence would be required to abstract water, the application for which would need to be accompanied by a hydrogeological impact assessment, as confirmed by NRW. In the event that a licence was not granted this could result in a planning consent that cannot be implemented but which has been commenced with the associated loss of habitat and disturbance. It is therefore considered reasonable to secure an HIA via condition prior to commencement of the development.
There is no identified risk of fluvial flooding within the site boundary with the proposed development within Zone A for the purposes of TAN 15. The Applicant has, however, sought to demonstrate that the proposed development would not increase the risk of flooding further downstream and that other sources of flooding does not introduce risk to the works. The most likely source of flooding is identified Surface Water flooding due to the moderate permeability of some of the soils within the site and deforested areas leading to increase surface run-off in the short term. A Surface Water Management Plan has been secured in relation to the DCO which includes mitigation and monitoring. The Flood Risk Manager has controls through separate legislation over alterations to existing water courses, including diversion work, the creation of new ditches and the laying of pipes and culverts. Mitigation is proposed which comprises measures to protect against sustained excessive sediment run-off into water courses and as a result no discernible change in downstream water quality in the Afon Alwen catchments is predicted.
There is the potential for accidental spillage of pollutants within the site which could impact water quality. Measures to minimise any risk and to deal with accidents have been secured through the Construction Management Plan. Compounds are proposed as part of DCO which would store fuels and oils and emergency procedures in place to address spills, including the provision of alternative supply where private water supplies are impacted.
Subject to the inclusion of conditions to address the matters raised above the proposal is considered acceptable with respect hydrology/hydrogeology, in accordance with policies PSE 17 and VOE6 of the adopted Denbighshire Local Development Plan.
Page 42
Other Matters:
Legal Agreement The DCO was accompanied by a S106 agreement which secured the provision of a Habitat Management Plan, Access Management Plan and matters relating to television reception. The Legal Officer has advised, on the basis of information provided within the application and subject to conditions, this proposal does not need to be subject to a further S106 agreement.
Well – being of Future Generations (Wales) Act 2015 The Well-being of Future Generations (Wales) Act 2015 imposes a duty on the Council not only to carry out sustainable development, but also to take reasonable steps in exercising its functions to meet its sustainable development (or well-being) objectives. The Act sets a requirement to demonstrate in relation to each application determined, how the development complies with the Act.
The report on this application has been drafted with regard to the Council’s duty and the “sustainable development principle”, as set out in the 2015 Act. The recommendation takes account of the requirement to ensure that present needs are met without compromising the ability of future generations to meet their own needs. It is therefore considered that there would be no significant or unacceptable impact upon the achievement of well-being objectives as a result of the proposed recommendation.
5. SUMMARY AND CONCLUSIONS:
5.1 The proposed development would provide aggregate for use in construction of the consented Clocaenog Forest Wind Farm, thereby removing the need to import significant quantities of material from quarries off-site.
5.2 PPW supports the use of borrow pits where there are clear environmental benefits from meeting supply in this way.
5.3 There are considered to be two distinct benefits from meeting supply from the borrow pit: firstly, it would reduce the number of vehicle movements to the site which would reduce the impact on the highway and reduce the use of fuel and associated emissions and secondly, it would displace the need to import higher quality material from established quarries which could be used elsewhere.
5.4 There are environmental impacts associated with mineral extraction: these impacts would still occur if consented quarries were relied upon for the source of material. The nearest quarries, with the exception of Moel Y Faen, are limestone quarries. Whilst there are extensive limestone reserves permitted within the sub-region, limestone is a finite resource which is limited in distribution across both Wales and the rest of the UK. Furthermore, PPW cautions against using high quality mineral for a lower grade purpose.
5.5 The development would necessitate the removal of approximately 11.5ha of vegetation comprising coniferous plantation. There would be landscape impacts as a result of the development, both temporary and long term, though such impacts would be relatively localised and could be mitigated through the use of condition.
5.6 Protected species, including European protected species, could be impacted by the removal of vegetation and disturbance caused by extraction.
5.7 Potential impacts on the water environment may be possible through a reduction in quality and/or quantity.
Page 43 5.8 Impacts on human health and amenity are considered unlikely due to the distance between the application site and the nearest sensitive receptor and because access within the forest is restricted during the construction of the wind farm.
5.9 Comprehensive mitigation, compensation and enhancement has been secured as part of the DCO, much of which would satisfactorily control the proposed development. Through the use of conditions it is considered possible to impose these requirements and where further information, mitigation and enhancement is considered necessary it is considered that this can also be secured via condition.
5.10 On balance, it is considered that the potential benefits of the proposed development would outweigh any disbenefits. Mitigation and compensation and enhancement could be secured via condition to minimise the likelihood of harm. It is for the reasons stated above and as outlined in this report that this application is recommended for approval.
RECOMMENDATION: GRANT- subject to the following conditions:-
Commencement and Duration of permission 1. The development hereby approved shall be commenced within 24 months of the date of this permission. 2. The development hereby permitted shall be carried out in strict accordance with details shown on the following submitted plans and documents unless specified as otherwise within any other condition pursuant to this permission: (i) Environmental Statement; (ii) Site Location Plan (at 1:10,000) (iii) Site Location Plan (at 1:2500) (iv) Borrow Pit Section Plan (Drawing reference TLC873-004 Revision 2) (v) Borrow Pit Exploratory Hole Location Plan (Drawing reference TLC873-003 Revision P1) (vi) Addendum to Appendix E of the Construction Method Statement: Borrow Pit Design and Restoration Plan; 3. Mineral extraction shall cease within 36 months of the stated date of commencement and the site shall be restored in accordance with the timetable approved under condition 12.
Use of Mineral 4. The development hereby approved shall only be used in connection with the development consented by Statutory Instrument No. 2441 The Clocaenog Forest Wind Farm Order 2014 and for no other purpose.
Working Plan 5. Prior to commencement of mineral extraction, a Scheme of Working shall be submitted to and approved in writing by the Local Planning Authority. The Scheme of Working shall make provision for twice yearly reporting of progress to the Local Planning Authority and shall demonstrate how the site is to be worked in strips. The Scheme of Working and twice yearly reporting shall include the following: i) A plan showing the area to be worked over the following 6 months; ii) A plan showing the area of the site that will be felled over the following 6 months; iii) The method of working; iv) A plan showing the location and approximate dimensions of overburden storage mounds; and v) Details of any restoration which is to be carried out.
Archaeology 6. A post-felling walkover survey to examine the area for archaeological remains shall be conducted prior to the commencement of mineral extraction. Where presence of archaeological remains is established during the aforementioned survey a watching brief shall be undertaken during construction to record the surviving archaeological remains, in accordance with the scheme approved under reference DCO/2017/0411/EN25.
Page 44 Ecology 7. The development shall be carried out in accordance with the measures identified within Section 8.4 of the Environmental Statement and Species Protection Plans approved under reference DCO/2017/0785/EN25. 8. Notwithstanding the mitigation secured under Condition 7, all habitat clearance within the site, including pre-construction felling and vegetation clearance, shall be carried out under the supervision of an Ecological Clerk of Works (ECoW). Works shall be recorded and reported within the ECoW reporting procedure, set out in the Species Protection Plans approved under reference DCO/2017/0785/EN25. 9. Within 12 months of commencement of development details of compensation measures for dormice shall be submitted to the Local Planning Authority for approval, including a timetable for implementation and aftercare. The details shall be implemented as approved and in accordance with the approved timetable unless otherwise agreed in writing by the Local Planning Authority. 10. Within 12 months of commencement of development, proposals for a post construction monitoring and surveillance scheme for dormice shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved. 11. The development shall be carried out in accordance with the Ecological Compliance Audit Scheme secured within the Species Protection Plans approved under reference DCO/2017/0785/EN25 which includes provision for the submission of audit reports to the Local Planning Authority. 12. Prior to commencement of development a timetable for restoration, including aftercare and monitoring shall be submitted to and approved in writing. Within 18 months of the commencement of development a restoration scheme shall be submitted to the Local Planning Authority for approval. The scheme shall include the following: • The removal of all plant and equipment from within the site; • Final levels within the site; • The identification of any features which are to be retained, including water bodies, surface water drainage and fencing; • A plan showing areas of the site which will not be worked, including details of vegetation removal which has already been undertaken; • Details of tree or shrub planting which is to be carried out, including species, sizes, density and method for protection where relevant; • Details of aftercare and monitoring. The restoration scheme shall be implemented as approved.
Lighting 13. Notwithstanding the requirements of Condition 3, details of lighting, which shall be designed to minimise light spill outside of the site and only used when necessary to ensure the safe operation of the site, shall be submitted to and approved in writing by the Local Planning Authority prior to use. The lighting shall be implemented as approved.
Felling 14. All felling shall be undertaken in accordance with the relevant guidance specified in paragraph (a) and NRW best practice (as amended from time to time). (a) The relevant guidance is - (i) The UK Forestry Standard; (ii) UKFS Guidelines - Forests and Water (2011); (iii) UKFS Guidelines - Forests and Soil (2011); (iv) UKFS Guidelines - Forests and Biodiversity; and (v) UKFS Guidelines - Forests and Historic Environment (2011).
Amenity 15. The development shall be carried out in accordance with the documents approved under application reference DCO/2017/0785/EN25 Details of revisions to Construction Method Statement submitted for approval in accordance with Schedule 1 Part 3 Requirement 9 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947) and supplementary appendices including: Appendix A: Construction Environmental Management Plan; Appendix B: Waste Management Plan;
Page 45 Appendix C: Emergency Response Plan; Appendix D: Soil and Peat Management Plan; Appendix F: Species Protection Plan; Appendix G: Surface Water Management Plan.
Hours of Operation 16. The hours of operation shall be: 0700 to 1900 Monday to Friday only 0700 to 1300 Saturdays only There shall be no working on public holidays. Blasting shall be restricted to: 1000 and 1600 Monday to Friday only There shall be no blasting on public holidays.
Blast Limits 17. Blasting shall not generate levels of vibration that exceed 6mm/sec PPV in any plane in 95% of all cases in any 6 month period and in any event vibration levels shall not exceed an absolute maximum of 10mm/sec PPV in any plane when measured from any vibration sensitive properties.
Dust 18. No mineral extraction shall commence until a scheme demonstrating how fugitive dust emissions will be mitigated has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved.
Access 19. The development hereby approved shall be carried out in accordance with the documents approved under application reference DCO/2017/0412/EN25 Details of Access Management Plan submitted for approval in accordance with Schedule 1 Part 3 Requirement 16 of the Clocaenog Forest Wind Farm Order 2014 (Denbighshire ref: DCO/2016/0947).
Highways 20. The development hereby approved shall be carried out in accordance with the documents approved under application reference DCO/2017/1019/EN25 Details of Construction Traffic Management Plan submitted for approval in accordance with Schedule 1 Part 3 Requirement 8 of the Clocaenog Forest Wind Farm Order (Denbighshire ref: DCO/2016/0947).
Hydrogeology / Hydrology 21. Prior to the commencement of development a Hydrogeological Impact Appraisal (HIA) shall be submitted to and approved in writing by the Local Planning Authority. The HIA shall demonstrate that there will not be a significant diminution of nearby private water supplies in both quality and quantity and make provision for monitoring private water supplies, water courses and water bodies before and during the development hereby approved, including details of action to be taken if monitoring indicates adverse effects on private water supplies, water courses or water bodies.
Stability 22. Notwithstanding the requirements of Condition 2, the operator shall ensure that excavations and tips are designed, constructed, operated and maintained so as to ensure that- (a) instability; or (b) movement, which is likely to give rise to a risk to the health and safety of any person is avoided.
Geotechnical Assessment 23. Within 3 months of the cessation of mineral extraction, a geotechnical assessment shall be submitted to the Local Planning Authority for approval. The assessment shall be carried out by a suitably qualified geotechnical specialist, in accordance with Schedule 1 of the Quarry Regulations 1999. Perimeter fencing shall be retained until such time as the assessment is approved in writing by the Local Planning Authority.
Page 46
The reasons for the conditions are:-
1. The proposed development is justified on the basis that it would serve the consented wind farm only. Construction of the wind farm has been commenced and is expected to take up to 24 months. 2. For the avoidance of doubt and to ensure that the development is carried out in accordance with local and national policies. 3. For the avoidance of doubt and to ensure that the development is carried out in accordance with local and national policies. 4. The application is justified on the basis that it would serve the consented wind farm only. The movement of material outside the area consented by the 2014 Order could have an adverse impact on the public highway and could have other impacts which have not been considered as part of this application. 5. To ensure that the area of extraction is minimised, thereby minimising the landscape impact of the development. 6. In the interests of preserving the archaeological interest of the site, in accordance with policy VOE 1 of the adopted Denbighshire Local Development Plan. 7. To ensure protected species are not adversely affected by the development, in accordance with policy VOE 1 of the adopted Denbighshire Local Development Plan. 8. To ensure protected species are not adversely affected by the development, in accordance with policy VOE 1 of the adopted Denbighshire Local Development Plan. 9. To ensure that the development does not have an adverse impact on dormice, a European Protected Species, in accordance with policy VOE 1 of the adopted Denbighshire Local Development Plan. 10. To ensure that the development does not have an adverse impact on dormice, a European Protected Species, in accordance with policy VOE 1 of the adopted Denbighshire Local Development Plan. 11. To evidence compliant implementation of all ecological avoidance, mitigation and compensation works, either proposed within Section 8.4 or subject to condition. To ensure protected species are not adversely affected by the development, in accordance with policy VOE 1 of the adopted Denbighshire Local Development Plan. 12. To ensure that the site is satisfactorily restored, in accordance with policy PSE 17 of the adopted Denbighshire Local Development Plan. 13. To ensure that the development does not have an adverse impact on residential amenity or protected species, in accordance with policies PSE 17 and VOE 5 of the adopted Denbighshire Local Development Plan. 14. To minimise the impact of felling on amenity, biodiversity, historic environment, soil and water, in accordance with policies PSE 17, VOE 1, VOE5, VOE 6 of the adopted Denbighshire Local Development Plan and TAN24. 15. To ensure that the development does not have an adverse impact on residential amenity, recreational users of the Forest, protected species, surface or ground water, in accordance with policies PSE 17, VOE5 and VOE6 of the adopted Denbighshire Local Development Plan. 16. To minimise the impact of the development on residential amenity, in accordance with policy PSE 17 of the adopted Denbighshire Local Development Plan. 17. To minimise the impact of the development on residential amenity, in accordance with Policy PSE 17 of the adopted Denbighshire Local Development Plan and Minerals Technical Advice Note 1: Aggregates. 18. To prevent the release of dust from the site which may impact on the amenity of the area, in accordance with policy PSE 17 of the adopted Denbighshire Local Development Plan. 19. To ensure that the development does not have an adverse impact on the safety of recreational users of the Forest or nearby residents, in accordance with Policy PSE 17 of the adopted 20. To ensure that the development does not have an adverse impact on the highway, in accordance with policy PSE 17 of the adopted Denbighshire Local Development Plan. 21. To ensure that the development does not have an adverse impact on private water supplies, groundwater and surface water, in accordance with policies PSE 17 and VOE 6 of the adopted Denbighshire Local Development Plan. 22. To ensure that the development does not pose a risk to local residents or recreational users of the area as a result of instability.
Page 47 23. To ensure that the site does not pose a risk to local residents or recreational users of the area as a result of instability.
Page 48 Agenda Item 6
WARD : Llanfair Dyffryn Clwyd / Gwyddelwern
WARD MEMBER: Councillor Hugh Evans
APPLICATION NO: 20/2018/0484/ PF
PROPOSAL: Erection of ground floor extension to dwelling
LOCATION: Branas Llanfair Dyffryn Clwyd Ruthin
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"#! $ %! & ' %! & ' Page 51 ! Page 52 Page 53 Page 54 Page 55 Page 56 Page 57 Page 58 Paul Griffin WARD : Llanfair Dyffryn Clwyd / Gwyddelwern
WARD MEMBER: Councillor Hugh Evans
APPLICATION NO: 20/2018/0484/ PF
PROPOSAL: Erection of ground floor extension to dwelling
LOCATION: Branas Llanfair Dyffryn Clwyd Ruthin
APPLICANT: Mr & Mrs Deryck Feeley
CONSTRAINTS: C2 Flood Zone
PUBLICITY Site Notice - No UNDERTAKEN: Press Notice - No Neighbour letters - Yes
REASON(S) APPLICATION REPORTED TO COMMITTEE: Scheme of Delegation Part 2
• Application submitted by / on behalf of County Councillor
CONSULTATION RESPONSES: LLANFAIR DC COMMUNITY COUNCIL: “Members resolved to support the proposal”
RESPONSE TO PUBLICITY: No representations received.
EXPIRY DATE OF APPLICATION: 10/07/2018
REASONS FOR DELAY IN DECISION (where applicable): • awaiting consideration by Committee
PLANNING ASSESSMENT: 1. THE PROPOSAL: 1.1 Summary of proposals 1.1.1 Planning permission is sought for the erection of an extension on the front elevation of a detached two storey dwelling.
1.1.2 The extension would project 2.1m out from the existing front wall and it would be 4m wide. It would have a flat roof 2.5m above the ground level, allowing the creation of a balcony area at first floor level. The balcony would be enclosed by 1m glass screens around the top of the extension.
1.1.3 The external walls would be rendered to match the existing dwelling.
1.2 Description of site and surroundings 1.2.1 The property in the open countryside. It is accessed via a minor lane which links Pentrecelyn to the A525 Ruthin - Wrexham Road, south of Llanfair D.C. village.
1.2.2 The site is well screened from public vantage points by mature planting, and the extension would be well set back within the site.
Page 59 1.2.3 Neighbouring dwellings are located to the west (Capel Y Ferm) and east (Cartref).
1.3 Relevant planning constraints/considerations 1.3.1 None.
1.4 Relevant planning history 1.4.1 None.
1.5 Developments/changes since the original submission 1.5.1 None.
1.6 Other relevant background information 1.6.1 None.
2. DETAILS OF PLANNING HISTORY: 2.1 None
3. RELEVANT POLICIES AND GUIDANCE: The main planning policies and guidance are considered to be: 3.1 Denbighshire Local Development Plan (adopted 4 th June 2013) Policy RD1 – Sustainable development and good standard design Policy RD3 – Extensions and alterations to existing dwellings
3.2 Supplementary Planning Guidance SPG Residential Development SPG Access for all SPG Residential Space Standards
3.3 Government Policy / Guidance Planning Policy Wales Edition 9 November 2016 Development Control Manual
4. MAIN PLANNING CONSIDERATIONS:
In terms of general guidance on matters relevant to the consideration of a planning application, Planning Policy Wales Edition 9, 2016 (PPW) confirms the requirement that planning applications 'should be determined in accordance with the approved or adopted development plan for the area, unless material considerations indicate otherwise' (Section 3.1.3). It advises that 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’ (Section 3.1.4). The Development Management Manual 2017 states that material considerations can include the number, size, layout, design and appearance of buildings, the means of access, landscaping, service availability and the impact on the neighbourhood and on the environment (Section 9.4).
The following paragraphs in Section 4 of the report therefore refer to the policies of the Denbighshire Local Development Plan, and to the material planning considerations which are considered to be of relevance to the proposal.
4.1 The main land use planning issues in relation to the application are considered to be:
4.1.1 Principle 4.1.2 Visual amenity 4.1.3 Residential amenity
Page 60
4.2 In relation to the main planning considerations: 4.2.1 Principle Policy RD 3 relates specifically to the extension and alteration of existing dwellings, and states that these will be supported subject to compliance with detailed criteria. Policy RD1 supports development proposals within development boundaries providing a range of impact tests are met. The Residential Development SPG offers basic advice on the principles to be adopted when designing domestic extensions and related developments. The principle of appropriate extensions and alterations to existing dwellings is therefore acceptable. The assessment of the specific impacts of the development proposed is set out in the following sections.
4.2.2 Visual Amenity Criteria i) of Policy RD 3 requires the scale and form of the proposed extension or alteration to be subordinate to the original dwelling, or the dwelling as it was 20 years before the planning application is made. Criteria ii) of Policy RD 3 requires that a proposal is sympathetic in design, scale, massing and materials to the character and appearance of the existing building. Criteria iii) of Policy RD3 requires that a proposal does not represent an overdevelopment of the site. Criteria i) of Policy RD 1 requires that development respects the site and surroundings in terms of siting, layout, scale, form, character, design, materials, aspect, micro-climate and intensity of use of land/buildings and spaces around and between buildings. Criteria vi) of Policy RD1 requires that development proposals do not affect the amenity of local residents and land users and provide satisfactory amenity standards itself. The impact of the proposals on visual amenity is therefore a basic test in the policies of the development plan.
There are no representations raising visual amenity issues.
As noted, the proposed extension would project 2.1m out from the front elevation and it would be 4m wide. It would have a flat roof used as a balcony accessed from first floor level. The external walls would be rendered to match the existing dwelling. The site is not easily visible from any public vantage point, being well screened by mature planting.
Having regard to the detailing of the proposed extension in relation to the character and appearance of the dwelling itself, the locality and landscape, it is considered it would not have an unacceptable impact on visual amenity and would therefore be in general compliance with the tests in the policies referred to.
4.2.3 Residential Amenity Criteria iii) of Policy RD 3 requires that a proposal does not represent an overdevelopment of the site. Criteria vi) of Policy RD 1 requires that proposals do not unacceptably affect the amenity of local residents and land users and provide satisfactory amenity standards itself. The Residential Development SPG states that no more than 75% of a residential property should be covered by buildings. The Residential Space Standards SPG specifies that 40m 2 of private external amenity space should be provided as a minimum standard for residential dwellings.
There are no representations raising residential amenity issues.
Page 61 The proposal is for a modestly sized extension that would not result in a noticeable loss of garden area. The proposed balcony would replace an existing balcony which does not have any unacceptable impact on neighbouring windows or private amenity areas.
Having regard to the detailing of the proposed development, it is considered that the proposals would not have an unacceptable impact on residential amenity, and would therefore be in general compliance with the tests of the policies referred to.
Other matters Well – being of Future Generations (Wales) Act 2015 The Well-being of Future Generations (Wales) Act 2015 imposes a duty on the Council not only to carry out sustainable development, but also to take reasonable steps in exercising its functions to meet its sustainable development (or well-being) objectives. The Act sets a requirement to demonstrate in relation to each application determined, how the development complies with the Act. The report on this application has been drafted with regard to the Council’s duty and the “sustainable development principle”, as set out in the 2015 Act. The principles of sustainability are promoted in the Local Development Plan and its policies and are taken into account in the consideration of development proposals. The recommendation takes account of the requirement to ensure that present needs are met without compromising the ability of future generations to meet their own needs.
It is therefore considered that there would be no significant or unacceptable impact upon the achievement of well-being objectives as a result of the proposed recommendation.
5. SUMMARY AND CONCLUSIONS: 5.1 Having regard to the detailing of the proposals, the potential impacts on the locality, and the particular tests of the relevant policies, the application is considered to be acceptable and is recommended for grant.
RECOMMENDATION: GRANT- subject to the following conditions:-
1. The development to which this permission relates shall be begun no later than 18th July 2023 2. The development hereby permitted shall be carried out in strict accordance with details shown on the following submitted plans and documents unless specified as otherwise within any other condition pursuant to this permission: (i) Existing elevations and floor plan (Drawing No. 446/03) received 16 May 2018 (ii) Proposed elevations and floor plan (Drawing No. 446/05) received 16 May 2018 (iii) Existing block plan (Drawing No. 446/02) received 16 May 2018 (iv) Proposed block plan (Drawing No. 446/04) received 16 May 2018 (v) Location plan received 16 May 2018
The reasons for the conditions are:-
1. To comply with the provisions of Section 91 of the Town and Country Planning Act 1990. 2. For the avoidance of doubt and to ensure a satisfactory standard of development.
Page 62 Agenda Item 7
WARD : Tremeirchion
WARD MEMBER: Councillor Christine Marston (c )
APPLICATION NO: 41/2018/0009/ PF
PROPOSAL: Erection of extensions to dwelling
LOCATION: Chapel Cottage Mold Road Bodfari Denbigh
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© Crrown copyrriightt and dattabase rriightts 2017 Orrdnance Surrvey 100023408.. 41/2018/0009 Scale: 1:1250 Printed on: 2/7/2018 at 16:46 PM Page 65 © Denbighshire County Council Page 66 Page 67 Page 68 Page 69 Page 70 Page 71 Page 72 Page 73 Page 74 Page 75 Page 76 Denise Shaw WARD : Tremeirchion
WARD MEMBER: Councillor Christine Marston (c )
APPLICATION NO: 41/2018/0009/ PF
PROPOSAL: Erection of extensions to dwelling
LOCATION: Chapel Cottage Mold Road Bodfari Denbigh
APPLICANT: Mr David Kynes
CONST RAINTS: AONB
PUBLICITY Site Notice - No UNDERTAKEN: Press Notice - No Neighbour letters - Yes
REASON(S) APPLICATION REPORTED TO COMMITTEE: Scheme of Delegation Part 2 • Member request for referral to Committee
CONSULTATION RESPONSES: BODFARI COMMUNITY COUNCIL Original comments: “Bodfari Community Council recommend refusal on the grounds that there is insufficient provision of on-site parking, that the proposed orange panels are not sympathetic to the existing built environment and that there are concerns regarding light pollution from unshaded windows.”
Re-consultation comments: “Following consultation with the individual councillors, Bodfari Community Council now recommends approval of the revised plans, with the colour of the panels being a condition of the planning consent.”
The Community Council have sent a further response seeking to …” clarify that the comment above refers to the colour of the panels being conditional to being a natural colour match to existing landscape features”
CLWYDIAN RANGE AND DEE VALLEY AREA OF OUTSTANDING NATURAL BEAUTY JOINT ADVISORY COMMITTEE Original comments: “The Joint Committee notes the desire of the applicants to create a contemporary addition to the existing dwelling, but does not consider that this is a successfully integrated design which respects the character and form of traditional building styles in the AONB.
The side extension respects the form of the original, to which there is no objection, but the committee has serious concerns about the rear extension, including its scale, height, overall form and the extent of glazing and detailing of associated infill panels. The concept of linking the rear extension to the existing with a glazed link is supported, but it is suggested that the form and design of the rear extension should be re-considered. In addition, cladding the existing flat roof front extension entirely in vertical timber boarding is not supported– the lower retaining structure should be faced in traditionally finished natural local stone to match the existing wall. The committee would also suggest that the opportunity be taken to reroof the existing dwelling and new side extension in natural blue/grey slate in place of the existing concrete tiles to better reflect the character of the AONB.
Page 77 Finally, the committee would emphasise the importance of retaining and restoring the existing natural local stone boundary and retaining walls as a distinctive traditional local feature, together with the existing trees and hedge along the A541 which helps screen and integrate the site into its rural surroundings.”
Reconsultation comments:
“The Joint Committee welcomes the reduction in height of the proposed extension and confirmation that pitched roofs will be covered with natural blue/grey slate and the frontage wall will be faced in traditionally finished natural stone to match the existing. Although the rear extension does not adopt a traditional building form, the reduction in height and siting to the rear of the existing dwelling will reduce its impact. The committee would however recommend that the colour of the aluminium feature panels/frames should be subject to further consideration.”
DENBIGHSHIRE COUNTY COUNCIL CONSULTEES –
Ecologist – Having reviewed the proposals and associated ecological reports, recommends that the following condition is attached to ensure that there are no negative impacts on protected species or the nature conservation value of the site. - Works which could result in the damage or destruction of active bird nests must take place outside the bird breeding season (March - August, inclusive) or immediately following a nesting bird check conducted by a suitably qualified ecologist.
RESPONSE TO PUBLICITY: No representations received.
EXPIRY DATE OF APPLICATION: 20/03/2018
EXTENSION OF TIME: 06/06/2018
REASONS FOR DELAY IN DECISION (where applicable):
• re-consultations / further publicity necessary on amended plans and / or additional information
PLANNING ASSESSMENT: 1. THE PROPOSAL: 1.1 Summary of proposals 1.1.1 The proposal is for extensions to an existing dwelling consisting of : o a first floor pitched roof side extension above an existing flat roof single storey side extension o a two storey flat roof extension to the rear which connected to the dwelling by a single storey glazed link.
1.1.2 The two storey side extension would comprise a utility / hallway at ground floor level and an extended lounge on the first floor. It would have a tiled pitched roof continuing from the existing roofline and rendered walls to match the existing dwelling. The side extension would have a ridge height of 5.9m and would be some 2.8m wide.
1.1.3 The two storey flat roof extension would comprise an ensuite bedroom with a walk-in wardrobe at ground floor level and a living room and library on the first floor. It would have a length of approximately 8.7m and a width of 4.4m with a roof height of 5.2m, approximately 0.7m lower than the ridge of the existing dwelling.
1.1.4 Large feature windows are proposed in the side elevations of the rear extension with aluminium feature box frames. Walls would be timber clad, with the walls to the narrower section of the extension to the rear finished with stone.
Page 78 1.1.5 The rear extension would be connected to the main dwelling by way of a glazed link which would measure 1.9m by 4.1m.
1.1.6 The proposal also involves the addition of cladding on the existing single storey extension to the front of the dwelling, in the form of timber cladding and and stone cladding to match the rest of the retaining wall.
1.2 Description of site and surroundings 1.2.1 Chapel cottage is an existing detached rendered cottage with a pitched slate roof situated in Bodfari village. It is in an elevated position along the A541 / Mold-Denbigh Road, immediately to the north of the Downing Arms.
1.1.1 The ground slopes steeply upwards from the A541 and the rear garden is bounded by an escarpment.
1.1.2 To the east is a raised embankment along the A541. To the south and west runs a steep and narrow minor road leading from the junction with the A541, and to the north are open fields.
1.1.3 There is a group of 3 residential properties on the opposite side of the minor road (Ty Llew Coch, Hyfrydle and Gwenallt) which are all traditional stone and rendered cottages with pitched roofs. The Downing Arms is to the south along the A541 opposite the road junction with the unnamed road.
1.2 Relevant planning constraints/considerations 1.2.1 The site is within the Bodfari development boundary as defined in the Local Development Plan.
1.2.2 The site is within the Clwydian Range and Dee Valley AONB.
1.3 Relevant planning history 1.3.1 Records indicate the permission for the conversion from the former chapel to dwelling was granted in 1984.
1.4 Developments/changes since the original submission 1.4.1 Revised plans have been were submitted which reduce the height of the proposed flat roof two storey extension and also change the proposed cladding for the retaining wall to the front of the dwelling.
1.4.2 The agent has also submitted a statement which explains the design background and seeks to address consultation responses. The main points are:
• The contemporary extension reflects modern design principles of form, massing and elevational articulation. The separation allows the existing house to stand proud and illustrates the difference between the old and new, which the agent beliefs respects the traditional buildings and character of the AONB in a much more sensitive way than to design a building that will ultimately end up diluting the historical character of the local vernacular. • The scale, height and form of the rear extension are all based on the parameters of the existing dwelling and what the site context will permit. It does not exceed the ridge height of existing making the proposed extension subservient. Similar examples in the ANOB of external building massing and typology can be seen on the recently completed Dinorban Arms. • The window design and infill panels are an integral element of the contemporary design positioned to enable private views out into the garden rather than onto the road / neighbouring properties. The inspiration for the orange / yellow pantone of the frames and infill panels is based on the hue of Gorse flora on the adjacent Moel y Parc and Clwydian Range.
Page 79
1.5 Other relevant background information 1.5.1 None.
2. DETAILS OF PLANNING HISTORY: 2.1 2/FAR/418/74. Change of use of disused chapel to a dwelling. Granted 21/12/1976 2.2 2/FAR/148/84. Conversion to residential use. Granted 14/06/1984
3. RELEVANT POLICIES AND GUIDANCE: The main planning policies and guidance are considered to be: 3.1 Denbighshire Local Development Plan (adopted 4 th June 2013) Policy RD1 – Sustainable development and good standard design Policy RD3 – Extensions and alterations to existing dwellings Policy VOE2 – Area of Outstanding Natural Beauty / Area of Outstanding Beauty
3.2 Supplementary Planning Guidance SPG Clwydian Range and Dee Valley Area of Outstanding Natural Beauty (AONB) SPG Residential Development SPG Residential Space Standards
3.3 Government Policy / Guidance Planning Policy Wales Edition 9 November 2016 Development Control Manual
4. MAIN PLANNING CONSIDERATIONS:
In terms of general guidance on matters relevant to the consideration of a planning application, Planning Policy Wales Edition 9, 2016 (PPW) confirms the requirement that planning applications 'should be determined in accordance with the approved or adopted development plan for the area, unless material considerations indicate otherwise' (Section 3.1.3). It advises that 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’ (Section 3.1.4). The Development Management Manual 2016 states that material considerations can include the number, size, layout, design and appearance of buildings, the means of access, landscaping, service availability and the impact on the neighbourhood and on the environment (Section 9.4).
The following paragraphs in Section 4 of the report therefore refer to the policies of the Denbighshire Local Development Plan, and to the material planning considerations which are considered to be of relevance to the proposal.
4.1 The main land use planning issues in relation to the application are considered to be:
4.1.1 Principle 4.1.2 Visual amenity / AONB 4.1.3 Residential amenity
4.2 In relation to the main planning considerations: 4.2.1 Principle Policy RD 3 relates specifically to the extension and alteration of existing dwellings, and states that these will be supported subject to compliance with detailed criteria. Policy RD1 supports development proposals within development boundaries providing a range of impact tests are met. The Residential Development SPG offers basic advice on the principles to be adopted when designing domestic extensions and related developments. The principle of appropriate extensions and alterations to existing dwellings is therefore acceptable. The assessment of the specific impacts of the development proposed is set out in the following sections.
Page 80 4.2.2 Visual Amenity / AONB Criteria i) of Policy RD 3 requires the scale and form of the proposed extension or alteration to be subordinate to the original dwelling, or the dwelling as it was 20 years before the planning application is made. Criteria ii) of Policy RD 3 requires that a proposal is sympathetic in design, scale, massing and materials to the character and appearance of the existing building. Criteria iii) of Policy RD3 requires that a proposal does not represent an overdevelopment of the site. Criteria i) of Policy RD 1 requires that development respects the site and surroundings in terms of siting, layout, scale, form, character, design, materials, aspect, micro-climate and intensity of use of land/buildings and spaces around and between buildings. Criteria vi) of Policy RD1 requires that development proposals do not affect the amenity of local residents and land users and provide satisfactory amenity standards itself. Policy VOE 2 requires assessment of the impact of development within or affecting the AONB and AOB, and indicates that this should be resisted where it would cause unacceptable harm to the character and appearance of the landscape and the reasons for designation. Planning Policy Wales section 5.3 refers to considerations to be given to conserving landscape and biodiversity, and in respect of statutory designations such as AONBs, confirms the primary objective for designation is the conservation and enhancement of their natural beauty, whilst noting the need to have regard to the economic and social well-being of these areas
The impact of the proposals on visual amenity and on the character and appearance of the designated landscape are therefore a basic test in the policies of the development plan.
The recently adopted AONB SPG provides guidance on new developments in the AONB. On the issue of design the SPG states:
“…any alterations or extensions will need to preserve and enhance the original character of the building. Maintaining original rooflines and the spacing between windows and doors make an important contribution to character, and small changes to the design can have a detrimental effect on the overall integrity and appearance of the design. This is commonly referred to as maintaining “local distinctive-ness” by respecting the pattern of the arrangement and size of buildings, their plots, the general range of building styles and integration of harmonious colours and materials.
Extensions are usually best positioned to the side or to the rear. In terms of scale and design they are usually subservient to the original building by being smaller with a lower roof. If appropriate, a subtle change in the use of complimentary materials can add interest and help date the buildings history.
For free standing buildings or structures there may be more freedom to express new design ideas which are modern but respectful of traditional design forms. In many cases, modern designs and materials can create interesting and diverse forms of architecture. The contrast can accentuate traditional designs. For example, the careful use of glazing can create interesting new spaces and allow light into older buildings. However, the introduction of more urbanised features such as large windows and elaborate entrance gates and walls should be avoided.”
The key questions the SPG poses with respect to design which are material to the current proposal are: • Is the design compatible with the existing building character? • Does a modern design echo or complement more traditional designs in the area and retain or enhance local distinctiveness? • Does the scheme avoid details which urbanise the rural scene? • Will it stand the test of time?
Page 81
Representations on the visual amenity impacts have been made by the AONB and the Community Council.
The Community Council have withdrawn their initial objection following submission of revised plans, however they have requested control over the colour of the window feature box frames.
The AONB Joint Committee’s first response raised no objections to the side extension, but noted the contemporary design of the extension to the rear, and did not consider that it is successfully integrated design which respects the character and form of traditional building styles in the AONB. The Committee’s response on the revised plans welcomes the reduction in height of the proposed extension as this will reduce its impact, and suggests controls over the aluminium feature panels/frames.
In weighing up the merits of the proposals, it is to be noted that the revisions to the plans involving changes the cladding to be applied to the retaining wall to the front from timber to stone address some of the concerns raised by the AONB, and the height of the rear extension has been reduced by approximately 0.7m so that it would be below the height of the ridge of the existing dwelling. The overall form and design of the rear extension however remains unaltered. The application form and the supporting statement indicate that the roof of the existing house and the side extension would be re-roofed in slate tiles to replace the existing concrete tiles, however this is not annotated on the proposed plans, but Officers consider this could be controlled by condition.
In Officers’ opinion, the side extension and the proposed treatment to the boundary wall are considered to be in keeping with the original dwelling, are subservient in scale to the dwelling and respectful of the character and appearance of the AONB, and therefore this element of the scheme is considered to be in compliance with the policies listed above.
The rear extension however is a large contemporarily designed flat roof two storey extension, which raises matters requiring detailed consideration.
To set the context, the existing dwelling is in an elevated position above the A541, with its rear garden area largely obscured from views along the A541 by the existing house, site topography and tree cover along the A541, although it may be more visible in winter months along the A541 on the approach from Mold. The minor road to the south and west rises steeply from the road junction with the A541 and the site topography would again obscure views of the site from the approach along this lane.
The dwellings in the immediate vicinity of the site are also traditional stone and render dwellings with pitched roofs.
Whilst the agent’s supporting statement makes reference to the recently completed scheme of extensions to the Dinorben Arms, Officers would note this is a commercial pub and restaurant development and it is not considered the mix of more modern and traditional design on this building sets a precedent obliging approval of contemporary design for substantial extensions to individual dwellings within the AONB.
The Residential Development SPG provides guidance with respect to the issue of subordinate scale and form, and it states that whilst the Council do not wish to impose a percentage figure for the increase in floorspace represented by an extension because this represents an ‘artificial’ method of assessing a proposal, extensions should be subordinate to or in harmony with the original building. An extension should be complementary to the existing dwelling rather than appearing as a ‘tack-on’.
Page 82 The proposal to connect the rear extension to the main dwelling by way of a glazed link is supported by AONB, however to comply with RD3 ii) the proposal would still need to be sympathetic in design, scale massing and materials to the character and appearance of the existing dwelling
With respect to the agent’s arguments, the form and massing of the extension proposed does not appear to reflect the scale and form of the original dwelling, and whilst the height would be set 0.7m below the ridge line, Officers would still consider it appears to compete with the main dwelling rather than complement its form.
The use of timber cladding, large window openings and use of aluminium feature box frames also do not reflect the traditional character of the main dwelling or the local vernacular.
Officers are also of the opinion that the flat roof design with large irregular window openings and use of aluminium box frames and timber cladding to the walls does not echo or complement more traditional designs in the area or seek to retain or enhance local distinctiveness.
Whilst Policy VOE2 and the AONB SPG does not preclude modern contemporary design within the AONB, and it is noted that the rear extension would not be clearly visible in public views along the highway, the rear extension would nevertheless appear as a large contemporary structure which could not be considered to be in harmony with the scale and form of the original dwelling, which is traditional in character.
Taking all the issues into account, the proposal therefore is not considered to be sympathetic in design, scale, massing and materials with the existing dwelling and it is not considered to echo or complement more traditional designs in the area or seek to retain or enhance local distinctiveness with the statutory landscape. The proposal is therefore considered to be in conflict with Denbighshire Local Development Plan Policy RD1 i), RD 3 ii) and VOE2, and the advice and guidance contained in the Residential Development Supplementary Planning Guidance Note, the Clwydian Range and Dee Valley Area of Outstanding Natural Beauty Supplementary Planning Guidance Note and Planning Policy Wales (Edition 9, November 2016).
4.2.3 Residential Amenity Criteria iii) of Policy RD 3 requires that a proposal does not represent an overdevelopment of the site. Criteria vi) of Policy RD 1 requires that proposals do not unacceptably affect the amenity of local residents and land users and provide satisfactory amenity standards itself. The Residential Development SPG states that no more than 75% of a residential property should be covered by buildings. The Residential Space Standards SPG specifies that 40m 2 of private external amenity space should be provided as a minimum standard for residential dwellings.
There are no representations raising residential amenity issues.
Sufficient garden area would be retained within the site as a result of the development, and owing to topography and separation distances, Officers do not consider the proposal would result in unacceptable overlooking of neighbouring properties and nor would it have an overbearing impact.
Having regard to the scale, location and design of the proposed development, it is considered that the proposals would not have an unacceptable impact on residential amenity, and would therefore be in general compliance with the tests of the policies referred to.
Page 83
Other matters Well – being of Future Generations (Wales) Act 2015 The Well-being of Future Generations (Wales) Act 2015 imposes a duty on the Council not only to carry out sustainable development, but also to take reasonable steps in exercising its functions to meet its sustainable development (or well-being) objectives. The Act sets a requirement to demonstrate in relation to each application determined, how the development complies with the Act. The report on this application has been drafted with regard to the Council’s duty and the “sustainable development principle”, as set out in the 2015 Act. The principles of sustainability are promoted in the Local Development Plan and its policies and are taken into account in the consideration of development proposals. The recommendation takes account of the requirement to ensure that present needs are met without compromising the ability of future generations to meet their own needs.
It is therefore considered that there would be no significant or unacceptable impact upon the achievement of well-being objectives as a result of the proposed recommendation.
5. SUMMARY AND CONCLUSIONS: 5.1 Having regard to the detailing of the proposals, the potential impacts on the locality, and the particular tests of the relevant policies, the application is considered to be contrary to policies RD1 i), RD3 ii) and VOE2 and is recommended for refusal.
RECOMMENDATION: REFUSE- for the following reason:-
1. It is the opinion of the local planning authority that the proposed two storey flat roof rear extension is not sympathetic in design, scale, massing and materials to the existing dwelling and it is not considered to echo or complement more traditional designs in the area or seek to retain or enhance local distinctiveness with the statutory landscape of the Clwydian Range and Dee Valley AONB. The proposal is therefore considered to be in conflict with Denbighshire Local Development Plan Policy RD1 i), RD 3 ii) and VOE2, and the advice and guidance contained in the Residential Development Supplementary Planning Guidance Note, the Clwydian Range and Dee Valley Area of Outstanding Natural Beauty Supplementary Planning Guidance Note and Planning Policy Wales (Edition 9, November 2016).
Page 84 Agenda Item 8
Report To: Planning Committee
Date of Meeting: 18th July 2018
Lead Member: Councillor Brian Jones
Report Author: Angela Loftus, Strategic Planning & Housing Manager
Title: Consultation response – Issues, Options and Preferred Option for the emerging National Development Framework
1. What is the report about?
1.1 This report sets out an update on the production of the Welsh Government’s National Development Framework. It also seeks Planning Committee input to the Council’s draft response to the current Welsh Government public consultation on the Issues and Options considered and the Preferred Option proposed for the emerging National Development Framework. A summary of the document content and timetable of delivery is attached as Appendix 1.
2. What is the reason for making this report?
2.1 The purpose of this report is to seek Planning Committee input to the draft consultation response attached as Appendix 2. The National Development Framework consultation was reported to Cabinet Briefing on 9th July and comments have been incorporated into the draft consultation response. Any additional comments from Planning Committee will be included in the draft response, before seeking approval to formally respond to the above public consultation as a Lead Member Delegated decision.
3. What are the Recommendations?
3.1 That Planning Committee note the report and agree the draft National Development Framework consultation response attached as Appendix 2.
4. Report details.
4.1 The Planning (Wales) Act 2015 sets a statutory framework for the Welsh Ministers to prepare and keep up to date a national land use plan known as the National Development Framework for Wales (NDF). The NDF will set out where nationally important growth and infrastructure is needed and how the planning system – nationally, regionally and locally – can deliver it. The documents purpose is to support the delivery of Welsh Government ‘Prosperity for All: the national strategy’, (2017) by developing long term spatial direction for Government policy, action and investment.
Page 85 4.2 The National Development Framework will identify key growth areas, the type and location of infrastructure needed, by co-ordinating the delivery of housing, employment and connectivity infrastructure, and by directing key partners to help deliver the national spatial vision for the next 20 years.
4.3 The NDF will sit alongside Planning Policy Wales (PPW), which sets out Welsh Government’s planning policies. Planning Policy Wales will continue to provide the context for land use planning, however the NDF will provide direction for Strategic and Local Development Plans. Strategic Development Plans at a regional level (SDPs) and Local Development Plans at a local level (LDPs) will have to conform to the requirements of the National Development Framework, and together these three tiers of spatial plan will constitute the ‘development plan’ for the local authority.
4.4 The Planning Act requires that as part of the process of developing the National Development Framework, Welsh Ministers must gather evidence, develop the vision, objectives and options as part of Stage 4 of the preparation of a National Development Framework. The National Development Framework is currently at Stage 5 – public consultation on Issues, Options and Preferred Option. This will close on 23rd July 2018. The consultation document sets out the vision and objectives for NDF, considers four options for alternative approaches to deliver these and identifies the preferred option (which is a hybrid of all four options).
4.5 The preferred option provides the framework for the emerging National Development Framework, identifying the spatial issues the National Development Framework will include and strategic direction for the NDF policies. It does not identify projects, sites or specify levels/locations of growth at this stage.
4.6 The consultation document is accompanied by Appendix A – Issues document, Appendix B – Options document, Appendix C - Statement of Public Participation, Preliminary Habitat Regulations Assessment and Interim Integrated Sustainability Appraisal Report.
4.7 Following this consultation the Welsh Government will produce a formal draft version of the National Development Framework and issue for consultation. This will identify nationally significant sites and projects, provide direction for the three regions across Wales, including a framework for regional planning, and will identify growth deal areas. The timetable for consultation is estimated between July 2019 and September 2019. Members will have the opportunity to examine and comment on the draft version NDF at this time.
5. How does the decision contribute to the Corporate Priorities?
5.1 Responding to the consultation does not directly contribute to the corporate priorities. The comments received will inform the production of the National Development Framework, which will provide a land use framework for Local Development Plans.
Page 86 6. What will it cost and how will it affect other services?
6.1 The report relates to a consultation response and is not anticipated to create any additional costs.
7. What are the main conclusions of the Well-being Impact Assessment?
7.1 A Well-being Impact Assessment has not been carried out as the report relates to a consultation response to Welsh Government by the Council. It does not set Council policy, working procedures, or decision-making criteria for other departments.
8. What consultations have been carried out with Scrutiny and others?
8.1 The draft consultation response was discussed at Cabinet Briefing on 9th July. Following discussion at Planning Committee, the intention is to seek approval to submit the final response as a Lead Member Delegated Decision.
9. Chief Finance Officer Statement
9.1 The consultation response is not anticipated to create any additional costs but if any arise they will need to be contained within existing service revenue budgets.
10. What risks are there and is there anything we can do to reduce them?
10.1 It is considered that there are no risks arising from this report.
11. Power to make the Decision
11.1 Planning and Compulsory Purchase Act 2004 Planning (Wales) Act 2015
Page 87 This page is intentionally left blank Appendix 1: Summary of National Development Framework, Issues, Options and Preferred Options consultation paper
1. Introduction.
1.1. Welsh Government has begun work on the production of a National Development Framework (NDF). The National Development Framework will set out a 20 year land use framework for Wales and will replace the current Wales Spatial Plan (updated 2008).
1.2. The National Development Framework will:
set out where nationally important growth and infrastructure is needed and how the planning system - nationally, regionally and locally - can deliver it; provide direction for Strategic and Local Development Plans (SDPs) and Local Development Plans (LDPs) and support the determination of Developments of National Significance; sit alongside Planning Policy Wales, which sets out the Welsh Government’s planning policies and will continue to provide the context for land use planning; support national economic, transport, environmental, housing, energy and cultural strategies and ensure they can be delivered through the planning system; be reviewed every 5 years.
1.3. The purpose of the National Development Framework is to support the delivery of Welsh Government ‘Prosperity for All: the national strategy’, (2017) by developing a clear long term spatial direction for Government policy, action and investment and for others who the Government work with. The National Development Framework will achieve this by identifying key growth areas, the type and location of the infrastructure we need, by co-ordinating the delivery of housing, employment and connectivity infrastructure, and by directing key partners to help deliver the national spatial vision. Future policy development, investment decisions and the work of our key partners
1 Page 89 will be directed by the National Development Framework, allowing co- ordination and early focus on delivery rather than establishing separate spatial priorities.
1.4. Strategic Development Plans and Local Development Plans will have to conform to the requirements of the National Development Framework, and together these three tiers of spatial plan will constitute the ‘development plan’ for the local authority. The National Development Framework will provide direction for the three regions of Wales: North Wales, Mid & South West Wales and South East Wales. For North Wales, there will be:
Policies to provide a framework for regional planning; Policy-based regional housing projections and numbers; A framework for the Growth Deal area and to support economic growth; A regional framework and policies for rural areas.
1.5. National Development Framework preparation timetable:
Stage 1 – Prepare Statement of Public Participation January 2016 completed Stage 2 – Publish and consult on the Statement of February – April completed Public Participation (12 weeks) 2016 Stage 3 – Consider responses to the Statement of May – September completed Public Participation consultation and 2016 prepare a consultation report Stage 4 – Gather evidence, develop the vision, October 2016 – completed objectives and options / Undertake March 2018 engagement / Call for Evidence & Projects Stage 5 – Publish and consult on main issues, April – July 2018 current options and preferred option, supported by environmental reports and assessment (12 weeks) Stage 6 Consider responses to the main issues, July – October options and preferred option 2018
2 Page 90 consultation and prepare a consultation report Stage 7 Prepare draft NDF / Undertake October 2018 – engagement June 2019 Stage 8 Consult on draft NDF (12 weeks) July – September 2019 Stage 9 Consider responses to the draft NDF October 2019 – and prepare a consultation report March 2020 Stage 10 Assembly consideration of the draft NDF April – June 2020 (60 ‘sitting’ days) Stage 11 Publish NDF September 2020
1.6 The National Development Framework is currently at Stage 5 – public consultation on issues, options and preferred option. This started on 30th April 2018 and will close on 23rd July 2018. The consultation document sets out the vision and objectives for the National Development Framework, considers four options for alternative approaches to deliver these, and identifies the preferred option (which is a hybrid of all four options). The preferred option provides the framework for the development of the National Development Framework, identifying the spatial issues the National Development Framework will include and strategic direction for National Development Framework policies. It does not identify projects, sites or specify levels/locations of growth.
1.7 The preferred option is presented under 5 areas: 1. Placemaking; 2. Distinctive & Natural Places; 3. Productive & Enterprising Places; 4. Active & Social Places; 5. Wales’ Regions.
They are outlined in full below:
National Development Framework PREFERRED OPTION
3 Page 91 1. Placemaking
To support the delivery of sustainable places, the NDF will embed placemaking into the heart of the development planning system. The NDF will focus on three spatial aspects of the Placemaking theme – decarbonisation and climate change (P1); health and well-being (P2); and cohesive communities and the Welsh language (P3). The placemaking theme represents the first principle through which all spatial choices are first considered. Decisions taken to support other themes, must first demonstrate that they are compatible with the placemaking theme.
Principle 1 (P1) Decarbonisation & Climate Change The NDF will ensure that the planning system in Wales plays a key role in facilitating clean growth and decarbonisation and helps build resilience to the impacts of climate change.
Principle 2 (P2) Health & Well-being The NDF will provide a strong policy framework requiring that physical and mental health and well-being outcomes, for both current and future generations, are central to spatial decision making.
Principle 3 (P3) Cohesive Communities & Welsh Language The NDF will ensure that the planning system in Wales plays a key role in delivering cohesive communities. Strong and inclusive land use planning is essential to ensuring existing and future communities are well planned and equitable for all. The NDF will ensure that Welsh speaking communities are supported and create conditions that enable the language to prosper.
Themes The following sections of the Preferred Option identify the spatial issue the NDF will consider and the high-level strategic direction for developing future NDF policies. The spatial issues are issues that can be understood spatially and which have a nationally important dimension. The strategic policy direction provides a high-level overview of the policies the NDF could contain and what they will seek to do. They are not final policies.
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2. Distinctive & Natural Places To support the delivery of Distinctive & Natural Places, the NDF Spatial Strategy focuses on our natural resources and our unique culture and heritage. The following spatial direction will shape the NDF.
Spatial Issue Strategic Policy Direction DN1 Identify national natural NDF polices will maintain and resource enhance natural resources, improve resource efficiency and minimise the unsustainable use of natural resource DN2 Identity areas of current NDF policies will require that new and future potential development avoids areas of environmental risk environmental risk and builds resilience to the risks from flooding, air quality, water quality, increases in temperatures, loss of habitats and ecosystem DN3 Nationally important NDF policies will require the landscapes, seascapes, protection and enhancement of nature conservation sites nationally important landscapes, and habitats will be seascapes, nature conservation sites identified. Opportunities and habitats. for growth, expansion, greater connectivity and enhancement will be identified DN4 Nationally important NDF policies will require ecosystems will be strengthening of nationally identified important ecosystem resilience through greater diversity, connectivity, scale, condition and adaptability DN5 Nationally important green NDF policies will require the infrastructure and protection and enhancement and
5 Page 93 opportunities for new facilitate the delivery of new green infrastructure will be infrastructure. identified DN6 Nationally important NDF policies will require the historic and cultural assets protection, promotion and will be identified. enhancement of historic and Opportunities for new cultural assets and facilitate the national cultural delivery of new national cultural development will be development identified
3. Productive & Enterprising Place To support the delivery of Productive & Enterprising Places, the NDF Spatial Strategy focuses on key sectors and the delivery of modern, resilient, low- carbon transport, energy and digital infrastructure. The following spatial direction will shape the NDF.
Spatial Issue Strategic Policy Direction PE1 Nationally important NDF policies will support the energy generation, storage delivery of the Welsh Government’s and distribution renewable energy targets including infrastructure will be 70 per cent of electricity consumed identified. Locations for in Wales from Welsh renewable new national scale sources by 2030 and locally owned renewable and low-carbon renewable energy capacity in Wales, energy generation, storage reaching 1 GW by 2030. Policies will and distribution support generation through a range infrastructure will be of renewable and low carbon identified. technologies, storage and distribution infrastructure. PE2 All Wales NDF policies will provide a framework for the delivery of decentralised, local energy generation and distribution including community owned renewable energy schemes across the whole of Wales.
6 Page 94 PE3 All Wales NDF Policies will provide a framework for the delivery of modern digital infrastructure across the whole of Wales and will require technological capacity to be built into the design of new development, infrastructure (including transport infrastructure) and areas of growth and regeneration. PE4 Nationally important NDF policies will provide a employment, mineral and framework to support growth in waste areas will be sectors helping deliver identified. Locations for decarbonisation objectives, the new nationally significant transition to a low-carbon economy; growth, including projects, and the circular economy. linked to connectivity infrastructure and growth areas, will be identified PE5 Existing and new locations NDF policies will provide a for nationally important framework to support growth in key economic growth sectors. national sectors. This framework will include facilitating the infrastructure required to support their growth. PE6 All Wales. NDF policies will provide a framework to support growth including in the foundational sectors, which include the care, tourism, food and retail sectors across the whole of Wales. PE7 Wales – England Border. NDF policies will promote cross border spatial economic development, land use and transport planning, to maximise the positive, long term outcomes for both Welsh and adjoining regions.
7 Page 95 PE8 Nationally important roads, NDF policies will provide a railways, ports and airports framework for investment in will be identified. Proposals existing and new national transport for new infrastructure infrastructure to decarbonise the investment including rail transport sector, improve electrification, public connectivity, efficiency and improve transport hubs and metro air quality schemes will be identified. PE9 Nationally targeted NDF policies will require regeneration areas will be regeneration activities support identified health and well-being benefits and focus on building places that create jobs, enhance skills and employability and provide an environment for businesses to grow and thrive PE10 National Marine Plan NDF policies will provide a designations and national framework to ensure the delivery of projects with a marine- national projects and policies terrestrial relationship will covering the marine-terrestrial be identified. planning regimes
4. Active & Social Places To support the delivery of Active & Social Places, the NDF Spatial Strategy focuses on an integrated approach to the delivery of strategic housing and active travel infrastructure. The following spatial direction will shape the NDF
Spatial Issue Strategic Policy Direction AS1 All Wales NDF policies will require that strategic housing development is linked to connectivity infrastructure, key facilities (including health and education) and areas of growth; and supports the aim of providing better jobs and facilities closer to home.
8 Page 96 AS2 All Wales NDF polices will require that strategic housing development meets the needs of everyone and that the types of housing required are considered alongside locational and numerical considerations AS3 All Wales NDF policies will identify a national policy based population and housing projection, which will include an all Wales range of housing numbers for the plan period. AS4 National active travel NDF policies will provide a (including walking and framework for improvements to cycling) infrastructure will existing and new national active be identified. travel (including walking and Improvements to existing cycling) infrastructure and opportunities for new national active travel (including walking and cycling) infrastructure will be identified.
5. Wales’ Regions The NDF Spatial Strategy provides direction for the three regions across Wales – North Wales, Mid & South West Wales and South East Wales. To support the delivery of strong, resilient and distinctive regions, the NDF Spatial Strategy focuses on strategic housing, co-ordinated infrastructure delivery in city and growth deal areas and support for rural areas. The following spatial direction will shape the NDF.
Spatial Issue Strategic Policy Direction R1 Three regions – North NDF policies will provide a Wales, Mid & South West framework for regional planning Wales and South East Wales including the preparation of SDPs. will be identified. The framework will support growth based on the regions distinctive
9 Page 97 strengths, to create more diverse, resilient economies, connected communities and address regional inequalities R2 Three regions – North NDF policies will identify regional Wales, Mid & South West policy based population and Wales and South East Wales housing projections for each region, will be identified. which will include a regional range of housing numbers for the plan period. R3 City region and growth NDF policies will provide a deal areas will be identified framework for connected, accessible and well planned city region and growth deal areas through the co- ordinated delivery of national and regional transport, energy and digital infrastructure, housing and key services and facilities. R4 Rural areas within the three NDF policies will provide a regions will be broadly framework for rural housing, identified services and facilities (including health and education) employment and connectivity (digital and transport) infrastructure to ensure Wales’s rural communities retain and attract people R5 Rural areas within the three NDF policies will provide a regions will be broadly framework for responding to the identified challenges and opportunities arising from exiting the EU over the plan period. Supporting agriculture and businesses and providing a clear framework for diversification and co-ordination with key Government strategies will be key policy objectives
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APPENDIX 2 CONSULTATION RESPONSE FORM
National Development Framework: Issues, Options and Preferred Option
This consultation seeks your views on the emerging National Development Framework (NDF). The NDF will not be published in draft form until 2019 but the issues it should address, the Vision, the objectives and the Preferred Option for achieving these are set out in this consultation. These will shape how the NDF is prepared.
If you have any queries on this consultation, please email: [email protected] or telephone 0300 025 3261.
Data Protection
The Welsh Government will be data controller for any personal data you provide as part of your response to the consultation. Welsh Ministers have statutory powers they will rely on to process this personal data which will enable them to make informed decisions about how they exercise their public functions. Any response you send us will be seen in full by Welsh Government staff dealing with the issues which this consultation is about or planning future consultations.
In order to show that the consultation was carried out properly, the Welsh Government intends to publish a summary of the responses to this document. We may also publish responses in full. Normally, the name and address (or part of the address) of the person or organisation who sent the response are published with the response. If you do not want your name or address published, please tell us this in writing when you send your response. We will then redact them before publishing. .
Names or addresses we redact might still get published later, though we do not think this would happen very often. The Freedom of Information Act 2000 and the Environmental Information Regulations 2004 allow the public to ask to see information held by many public bodies, including the Welsh Government. This includes information which has not been published. However, the law also allows us to withhold information in some circumstances. If anyone asks to see information we have withheld, we will have to decide whether to release it or not. If someone has asked for their name and address not to be published, that is an important fact we would take into account. However, there might sometimes be important reasons why we would have to reveal someone’s name and address, even though they have asked for them not to be published. We would get in touch with the person and ask their views before we finally decided to reveal the information.
Your data will be kept for no more than three years.
Under the data protection legislation, you have the right: • to access the personal data the Welsh Government holds on you; • to require us to rectify inaccuracies in that data
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• to (in certain circumstances) object to or restrict processing • for (in certain circumstances) your data to be ‘erased’ • to lodge a complaint with the Information Commissioner’s Office (ICO) who is our independent regulator for data protection
The contact details for the Information Commissioner’s Office are:
Wycliffe House Water Lane Wilmslow Cheshire SK9 5AF
Telephone: 01625 545 745 or 0303 123 1113 Website: www.ico.gov.uk
For further details about the information the Welsh Government holds and its use, or if you want to exercise your rights under the GDPR, please see contact details below:
Data Protection Officer: Welsh Government Cathays Park CARDIFF CF10 3NQ
Email: [email protected]
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CONSULTATION RESPONSE FORM
National Development Framework: Issues, Options and Preferred Option Date: Name Angela Loftus, Strategic Planning & Housing Manager Organisation Denbighshire County Council Preferred PO Box 62 contact details Ruthin
LL15 9AZ (Email address, 01824 706916 phone number [email protected] or address) Type (please select Businesses one from the following) Local Planning Authority X
Government Agency/Other Public Sector
Professional Bodies/Interest Groups Voluntary sector (community groups, volunteers, self help groups, co-operatives, enterprises, religious, not for profit organisations) Other groups not listed above
Responding in a private capacity
We would like give stakeholders every opportunity to contribute to the preparation of the National Development Framework. To assist us with arranging engagement events, publicising consultations and keeping you up to date with progress on the NDF through our newsletter, we would like to include your contact details on our database.
Your details will not be used by us for any other purpose, and they will not be shared with any other organisation.
Tick the box, right, to OPT IN and be included on our engagement database, receive details of future engagement events and consultations, and receive the NDF newsletter by email
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Q1a Do you have any comments on the findings of the Integrated Sustainability Appraisal (ISA) Interim Report? X Yes
No X
Comments
Support the methodology and the conclusions.
Q1b Do you have any comments on the Habitats Regulations Assessment (HRA) Preliminary Screening Report? X Yes
No X
Comments
Q2a Do you agree the NDF Vision is clear and, ambitious, yet realistic? X
Agree X
Neither Agree nor Disagree
Disagree
Further comments
The NDF Vision 2020 – 2040 is to help to deliver sustainable places and we welcome the specific reference to prosperous, distinctive and diversified regions.
Q2b Do you believe any changes to the NDF Vision are required? If so, what are they? X
Yes X
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No
Comments
Disagree with the word ‘right’ in the sentence “directing development to the right places……” The sentence could be better worded as follows: “…directing development to the right places which make the best use of resources, create and sustain accessibility, promote healthy communities, protect our environment now and for the future and support prosperity for all”
Q3a Do you agree with the NDF Objectives? X
Agree X
Neither Agree nor Disagree
Disagree
Comments The objectives provide clear strategic direction for the NDF.
Q3b Do you consider any additional objectives are required? If so, what are they? X Yes
No X
Comments
Q3c Do you consider any of the NDF Objectives should be amended or removed? X Yes
No X
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Comments
Q3d Do you have any comments on the assessment of the NDF Objectives as set out in the Integrated Sustainability X Appraisal interim report? Yes
No X
Comments
Q4a Do you agree the NDF Options have been considered appropriately, in order to identify key strengths and X weaknesses, and inform the Preferred Option?
Agree X
Neither Agree nor Disagree
Disagree
Comments
The ‘do nothing’ approach (Option 5) suggest a key assumption that “Housing would be viewed in isolation and not linked to wider objectives” if the NDF did not proceed (page 82 - ISA). Agree that due to viability issues, the focus of development would continue to be on the urban areas, exacerbating current deprivation if a ‘do nothing’ approach is adopted, with regards to housing.
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Q4b Do you have any comments on the assessment of the options as set out in the Integrated Sustainability Appraisal X interim report and preliminary Habitats Regulations Assessment screening report Yes
No X
Comments
Sufficiently thorough to proceed.
Q4c Are there further alternatives/options that should be considered for the strategic direction of the NDF? X Yes
No X
Comments
Q5a Do you agree with the NDF Preferred Option? X Agree
Neither Agree nor Disagree X
Disagree
Comments
The Preferred Option themes are set out to match draft Planning Policy Wales themes, however we would question whether this is premature prior to the publication of the final version of the new Planning Policy Wales. Whilst we understand that the emerging NDF is at an early stage of development, it is also disappointing that there is not further detail provided, such as proposed levels and
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areas of growth. The spatial issues and proposed strategic policy directions are very broad and generic and it would be difficult to disagree with any of them.
Q5b Do you have any comments on the assessment of the NDF X Preferred Option as set out in the Integrated Sustainability Appraisal interim report and preliminary Habitats Regulations Assessment screening report? Yes
No X
Comments
Q5c Do you agree all the NDF Objectives are adequately addressed in the NDF Preferred Option? X Agree
Neither Agree nor Disagree X
Disagree
Comments
Overall, agree that the NDF Objectives are adequately addressed in the NDF Preferred Option strategic policy direction.
However, we consider reliance on new development proposals to build resilience to environmental risks (Spatial Issue DN2) a potential weakness with regard to Objectives 1.2 (To enable management of and adaption to the consequences of climate change) and Objective 6.4 (To provide strategic direction to manage and adapt to the potential threat of flooding). There should also be acknowledgement of the wider environmental risks facing existing infrastructure, homes and services of Wales.
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Q5d Do you agree the NDF Preferred Option complements the NDF Vision and has the potential to help deliver it? X
Agree X
Neither Agree nor Disagree
Disagree
Comments
Q5e Do you agree it is important for the NDF and Planning Policy Wales (PPW) to adopt similar and complementary structures, X to help make clear links between the two documents?
Agree X
Neither Agree nor Disagree
Disagree
Comments
Agree that it is appropriate for the NDF and Planning Policy Wales to adopt similar structures and that these themes would most likely follow through to the strategic and local plans too.
Q5f The NDF Option is developed around 5 themes, reflecting the structure of PPW: Placemaking; Distinctive & Natural Places; X Productive & Enterprising Places; Active & Social Places; Wales’ Regions. Do you agree with this approach? Agree
Neither Agree nor Disagree X
Disagree
Comments
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Agree that it is appropriate for the NDF Preferred Option to reflect the 4 themes of Sustainable Places in draft Planning Policy Wales (Edition 10). The 5th theme, Wales’ Regions, is not a theme in draft PPW. We consider the 5th theme relevant to the NDF as a national spatial document and welcome the recognition of the importance of supporting the delivery of strong, resilient and distinctive regions. However, we have concerns regarding the proposed regional apportionment of housing numbers as noted in Strategic Policy Direction AS2, AS3 and R2.
Q5g Do you agree with the Spatial Issues and Strategic Policy Direction outlined within the NDF Preferred Option? X Agree
Neither Agree nor Disagree
Disagree X
Comments
We have concerns regarding the proposed regional apportionment of housing numbers as it will be impossible to reflect true local engagement at the Local Development Plan stage. There is a clear risk that housing numbers will be imposed on local authorities and will not reflect local circumstances. The document refers to ‘policy based’ projections but there is no explanation as to what this means.
There is no clarity on the mechanisms for local authorities to engage with Welsh Government to discuss and influence these figures, outside the formal consultation on the draft NDF in July – September 2019 or how regional projections would be apportioned between authorities.
Also, the timetable for the delivery of the NDF is out of sync with the Delivery Agreement for the Denbighshire Replacement Local Development Plan. Pre- Deposit consultation on the Local Development Plan document is expected in April 2019 – May 2019, two months before the consultation on the draft final NDF. Housing projections are fundamental to the development of the LDP Strategy and the level and location of allocations for new development. There is a significant risk that the late imposition of projections during the development of Denbighshire’s Replacement LDP through the NDF will delay work on the LDP.
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Q5h Do you agree the NDF Preferred Option offers a basis for the co-ordinated delivery of Welsh Government priorities outlined X in Prosperity for All: the national strategy?
Agree X
Neither Agree nor Disagree
Disagree
Comments
The priority areas in the ‘Prosperity for all’ document are; Early Childhood Years; Housing; Social Care; Mental Health; Skills and Employability. We consider that the NDF Preferred Strategy offers a basis for co-ordinated delivery by Welsh Government and partners.
Q5i Do you agree the NDF Preferred Option could be formulated or changed so as to have increased positive effects on X opportunities for people to use the Welsh language and on treating the Welsh language no less favourably than the English language?
Agree X
Neither Agree nor Disagree
Disagree
Comments
Care needs to be expressed that the increase in housing numbers beyond local demand could have a negative impact on language and services.
Q6a Do you agree with the proposed changes to the Statement of Public Participation? X
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Agree X
Neither Agree nor Disagree
Disagree
Comments
It is not obvious what the changes are, but we have no objection to the Statement of Public Participation.
Q6b Are there any other changes we should make to the Statement of Public Participation? X Agree
Neither Agree nor Disagree X
Disagree
Comments
No changes proposed.
How to respond Please submit your comments by 23 July 2018, in any of the following ways:
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Email Post
Please complete the consultation form Please complete the consultation form and send it to: and send it to: [email protected] National Development Framework Team [Please include Preferred Option Planning Policy Branch consultation in the subject line] Planning Directorate Welsh Government Cathays Park Cardiff CF10 3NQ
Additional information
If you have any queries about this consultation, please:
Email: [email protected]
Telephone: 0300 025 3261
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Report To: Planning Committee
Date of Meeting: 18th July 2018
Lead Member / Officer: Cllr. Brian Jones, Lead Member for Highways, Planning and Sustainable Travel Angela Loftus, Strategic Planning & Housing Manager
Report Author: Claire MacFarlane, Planning Officer
Title: Supplementary Planning Guidance: ‘Caravans, Chalets & Camping’ – Adoption of final document
1. What is the report about?
1.1 This report accompanies a Supplementary Planning Guidance (SPG) document on caravans, chalets and camping which, if adopted, will be used in the determination of planning applications.
2. What is the reason for making this report?
2.1 To provide feedback on the responses from the public consultation on the draft SPG, the proposed amendments and to seek adoption for use in the determination of planning applications.
3. What are the Recommendations?
3.1 That Members adopt the proposed SPG, attached as Appendix 2, for use in the determination of planning applications and planning appeals.
4. Report details
4.1 If adopted, this SPG will become one of a series of SPG documents which amplify the Denbighshire Local Development Plan (LDP) policies. The SPG supplements LDP policy PSE 12 ‘Chalet, Static and Touring Caravan and Camping Sites’ but also makes reference to policies PSE 5 ‘Rural Economy’, PSE 11 ‘Major New Tourism Developments’ and PSE 14 ‘Outdoor Activity Tourism’ where relevant. The document provides additional guidance on matters of design and layout that must be addressed by proposals for such types of tourist accommodation.
4.2 The public consultation ran for 8 weeks from 30th January to 27th March 2017. A report of the consultation, outlining the responses received and proposed amendments to the SPG, is attached as Appendix 1. Twelve responses were received during the consultation period. The SPG, showing the proposed amendments as strikethrough and highlight is attached as Appendix 2. The main changes proposed include: Additional clarification on definitions used in the SPG
Page 115 Additional detail around landscape impact considerations and amended measures to improve the integration of site within existing landscape features, with particular reference to the AONB Amendments to reflect the condition currently being applied to planning permissions, in order to ensure the holiday use of caravans. Several minor amendments are also proposed in order to provide clarification and to improve the document structure.
5. How does the decision contribute to the Corporate Priorities?
5.1 The SPG contributes to the Corporate Priority of ‘The environment is attractive and protected, supporting well-being and economic prosperity’ by providing guidance on the development of visitor accommodation, which is an important part of strengthening the county’s tourism offer and will contribute to local economies.
6. What will it cost and how will it affect other services?
6.1 This report is a report on consultation undertaken and proposed amendments to the SPG. It is not anticipated to create any additional costs or affect other services. Once adopted, the SPG will be of benefit to Officers and Members in the determination of planning applications.
7. What are the main conclusions of the Well-being Impact Assessment? The completed Well-being Impact Assessment report can be downloaded from the website and should be attached as an appendix to the report
7.1 The main conclusions are that the SPG will have positive impacts on the local economy, and may have both positive and negative impacts on biodiversity. The completed Well-being Impact Assessment report is attached to this report.
8. What consultations have been carried out with Scrutiny and others?
8.1 Internal consultation on the content and proposed amendments has been carried out with the Development Management and Licensing teams. Member input on the content of the SPG has also been provided through the LDP Member Steering Group.
9. Chief Finance Officer Statement
9.1 Any costs associated with the guidance should be contained within existing budgets and therefore there are no obvious financial implications contained in the report.
10. What risks are there and is there anything we can do to reduce them?
10.1 In the absence of detailed guidance there is a risk the Council will be unable to effectively operate the LDP policies regarding caravans, chalets and camping.
11. Power to make the Decision
11.1 Planning & Compulsory Purchase Act (2004).
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DRAFT SUPPLEMENTARY PLANNING GUIDANCE: Caravans, Chalets and Camping
CONSULTATION REPORT June 2018
1. BACKGROUND
1.1 This report accompanies the draft Supplementary Planning Guidance (SPG) ‘Caravans, Chalets and Camping’ which will be submitted to DCC Planning Committee when considering adoption of the SPG for use in the determination of planning applications.
1.2 Supplementary Planning Guidance and Site Development Briefs should only be adopted by a local planning authority and, hence, regarded as a material consideration if they have been subject to comprehensive public consultation.
2. CONSULTATION UNDERTAKEN
2.1 Consultation on the draft Supplementary Planning Guidance: Caravans, Chalets and Camping ran for 8 weeks from 30th January to 27th March 2017. This was a public consultation and was open for anyone to respond. The consultation included the following:
Letters / emails were sent to contacts on the LDP database; public bodies; statutory consultees; local, regional and national organisations with an interest in the LDP; plus agents /developers, registered social landlords and statutory consultees (eg NRW, WG) All County Councillors notified All Denbighshire City, Town & Community Councils notified, together with neighbouring Counties, Town & Community Councils
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Town & Community Councils received copies of the consultation documents and response forms Local Council libraries and One-Stop-Shops also received hard copies of the consultation documents and response forms The draft Supplementary Planning Guidance was published on the Council’s website, with electronic versions of the response form available to download A press release was issued before the consultation period A meeting with representatives of the British Holiday & Home Parks Association.
3. CONSULTATION RESPONSES
3.1 A total of 12 written responses were received. Representations included comments from the British Holiday & Home Parks Association, Natural Resources Wales, North Wales Fire & Rescue Service, Campaign for the Protection of Rural Wales, Clwydian Range & Dee Valley AONB Joint Advisory Committee and the Canal and River Trust.
3.2 Copies of all responses are available from the Strategic Planning & Housing Team in Denbigh. A summary of each comment received, together with responses, are set out in the table attached.
4. CHANGES PROPOSED
4.1 After carefully considering the comments received, Officers are recommending several changes as set out in Appendix 1. The main changes proposed include: Additional clarification on definitions used in the SPG Additional detail around landscape impact considerations and amended measures to improve the integration of site within existing landscape features, with particular reference to the AONB Amendments to reflect the condition currently being applied to planning permissions, in order to ensure the holiday use of caravans.
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Several minor amendments are also proposed in order to provide clarification and to improve the document structure.
4.2 Proposed changes are shown as highlighted or strikethrough text in the attached draft SPG document.
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Rhys Davies The treatment of “log cabins, yurts, pods, The definitions within the SPG Amend paragraph 3.3 as tepees, shepherds huts” as chalets is too will be amended to improve follows: The Council Cadnant simplistic due to the variety of types and clarity and alignment with LDP recognises the increase in the Planning permanence of accommodation within this policies. The Council’s types of holiday group. Judging these types of approach is set out in LDP accommodation available in accommodation against the same policy policy PSE 12 and cannot be recent years, particularly considerations as static caravans will altered through SPG. All LDP arising from involving new effectively introduce a blanket ban on all policies will be reviewed as part forms of static holiday Page 120 Page new alternative camping (“glamping”) of the production of a accommodation and accommodation. This is unjustified and replacement LDP. ‘glamping’ (i.e. glamorous such developments should instead be camping), and the possibility assessed using the policy criteria in PSE 12 for further new types of for new camping and touring sites. This is accommodation in the future. supported by the similarities between For the purposes of this draft touring caravan and glamping sites. The SPG ‘chalets’ will also include current approach in the SPG is a significant log cabins, yurts, pods, flaw and will result in a failure to support tepees, shepherd’s huts, other the rapidly-developing glamping industry. ‘glamping’ accommodation and other similar structures which are not expected to be moved off-site when not in use (unlike a touring caravan or tent). Given the lack of standard definition for these
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APPENDIX 1
Name & Summary of Representation Council’s Response Changes Proposed Organisation types of accommodation, the Council will use the existing definitions within the Caravans and Development Control Act 1960 in determining the policy approach to be applied. Lodges, chalets, pods and other similar structures which fall within this definition will
Page 121 Page therefore be treated as static caravans. Yurts, tepees and other similar ‘luxury tent’ structures will normally be dealt with as camping sites under LDP policy PSE 12 ‘Chalet, static and touring caravan and camping sites’. Recommend the following amendments: Text to be amended for Amend paragraph 7.6 as Para. 7.6: Unclear how the clarification purposes. follows: Applicants will requirements of policy RD 5 apply to normally be expected to caravan, chalet and camping sites. submit a Community Linguistic Statement for tourism proposals (which includes those types of holiday
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APPENDIX 1
Name & Summary of Representation Council’s Response Changes Proposed Organisation accommodation covered by this SPG) in villages, hamlets or open countryside…… Para. 7.5: There is a palette of Agreed. Text to be amended Amend paragraph 7.5 as environmentally sensitive colours accordingly. follows: Within the Clwydian available and it would be useful to Range & Dee Valley Area of recognise this within the SPG. Outstanding Natural Beauty (AONB), environmentally Page 122 Page sensitive colours (e.g. ‘environmental green’), of which there is a palette available, should be used for new and replacement caravans. Tony Hughes Supports the broad thrust of the SPG in Comment noted. No change proposed. seeking to balance development with Clwydian promoting rural economy and protection of Range & Dee the environment. Valley AONB Joint Unclear at various points whether guidance The definitions within the SPG Amend paragraph 3.3 as Committee applies to static caravans, chalets or both. will be amended to improve follows: The Council Helpful broadening of chalets definition to clarity and alignment with LDP recognises the increase in the include ‘glamping’ accommodation. policies. The Council’s types of holiday approach is set out in LDP accommodation available in
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APPENDIX 1
Name & Summary of Representation Council’s Response Changes Proposed Organisation policy PSE 12 and cannot be recent years, particularly altered through SPG. All LDP arising from involving new policies will be reviewed as part forms of static of the production of a accommodation and replacement LDP. ‘glamping’ (i.e. glamorous camping), and the possibility for further new types of accommodation in the future. For the purposes of this draft
Page 123 Page SPG ‘chalets’ will also include log cabins, yurts, pods, tepees, shepherd’s huts, other ‘glamping’ accommodation and other similar structures which are not expected to be moved off-site when not in use (unlike a touring caravan or tent). Given the lack of standard definition for these types of accommodation, the Council will use the existing definitions within the Caravans and Development Control Act 1960 in determining the policy
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Name & Summary of Representation Council’s Response Changes Proposed Organisation approach to be applied. Lodges, chalets, pods and other similar structures which fall within this definition will therefore be treated as static caravans. Yurts, tepees and other similar ‘luxury tent’ structures will normally be Page 124 Page dealt with as camping sites under LDP policy PSE 12 ‘Chalet, static and touring caravan and camping sites’. Sections on ‘Development Requirements’ Comment noted. No change proposed. and ‘Design Guidance’ are useful guidance.
Para. 7.3: Suggested amendments: Agreed. Text to be amended. Amend paragraph 7.3 as Suggest adding ‘This is particularly follows: The impact of sites relevant for proposals within the upon the landscape will be a nationally protected landscape of the significant factor to which AONB or its setting’ after the first particular consideration will be sentence. given in the determination of planning applications, alongside issues of visual amenity and natural and built
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Name & Summary of Representation Council’s Response Changes Proposed Organisation heritage. This is particularly relevant for proposals within the nationally protected landscape of the AONB. Initial bullet points should emphasise Agreed. Text to be amended. Amend paragraph 7.3 as use of landscape and visual impact follows: This is particularly analysis/assessments in informing relevant for proposals within developments. the nationally protected landscape of the AONB or its
Page 125 Page setting. Proposals should be informed by the use of Landscape & Visual Impact Appraisal or Assessment, and the need for planning applications to be supported by such should be discussed at the pre-application stage. Additional bullet point relating to Agreed. Text to be amended. Additional bullet point added careful selection of colours and to paragraph 8.5: • The use of materials would be useful. natural materials and colour hues can help integrate buildings within rural setting.
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Amend bullet point 7 to include Agreed. Text to be amended. Paragraph 8.5 to be amended ‘…including proposals for as follows: All planning management and aftercare of the applications must be site.’ accompanied by a comprehensive landscaping scheme, including proposals for management and aftercare of the site. Page 126 Page Additional bullet point requiring Agreed. Text to be amended. Additional bullet point added developers to consider the AONB to paragraph 7.3: • For Management Plan, and conservation development within the AONB and enhancement of special qualities or its setting, developers (suggested wording provided). should have regard to the AONB Management Plan and the need to conserve and enhance the special qualities of the protected landscape. Similar considerations apply to the Pontcysyllte Aqueduct & Canal World Heritage Site and its buffer zone. Para. 8.5: Suggested amendments: Agreed. Text to be amended. Amend paragraph 7.3 as follows: This is particularly relevant for proposals within
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Include an explicit requirement that the nationally protected landscape design should be landscape of the AONB or its informed by the initial landscape setting. Proposals should be appraisal and site context. informed by the use of Landscape & Visual Impact Appraisal or Assessment, and the need for planning applications to be supported by such should be discussed
Page 127 Page at the pre-application stage. Clarify the need for ‘locally native Agreed. Text to be amended. Include bullet point in species’ in bullet point 2. paragraph 8.5 as follows: •The use of native indigenous plant species are required to maintain rural character and support biodiversity. Include additional bullet point to Agreed. Text to be amended. Amend paragraph 8.5 as remind developers/decision makers follows: Landscape proposals of the need to conserve and will be required to enhance existing landscape demonstrate how the features. development would be integrated within its setting, and conserves and enhances existing landscape features.
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Include additional reference in Agreed. Text to be amended. Amend paragraph 8.5 as bullet point 5 regarding light The SPG will apply county-wide follows: ‘…low intensity spillage, illumination levels and to both urban and rural illumination which maximum colour temperature. locations, and it is not incorporates baffles and/or considered appropriate to apply are directed to avoid the a maximum colour temperature upwards spillage of light. to all proposals. Illumination levels should be the minimum necessary to Page 128 Page meet the needs of the location. Planning applications should be accompanied by a lighting scheme that demonstrates sensitivity to the location and provides details of measures to minimise light pollution, including the colour temperature of proposed lighting units.
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Support for the prevention of permanent The controls provided by the No change proposed. occupation of holiday accommodation and planning and licensing regimes the principle of extending the tourist in combination are considered season but the value of 10-11 month sufficient to prevent the year- occupancy conditions should not be round occupancy of holiday discounted particularly where sites are accommodation, without likely to be more visible in winter. applying a seasonal restriction. The wording of a condition currently being applied to
Page 129 Page restrict residential occupancy is included at paragraph 9.1 of the draft SPG. The visual impact of proposed new sites will be assessed as part of any planning application. Tim Bettany- Support the production of the draft SPG and Comment noted. No change proposed. Simmons have no specific comments to make.
Canal & River Document makes reference to policies Comment noted. No change proposed. Trust / which allow for development within the Glandwr Pontcysyllte Aqueduct and Canal World Cymru Heritage Site.
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Sandra Parry Those living in caravans and mobile homes The SPG applies only to No change proposed. should and must pay council tax as they are applications for planning accessing services for free. permission for caravans, chalets and camping sites. Issues relating to residential occupation of such sites is outside the scope of the SPG and are being addressed Page 130 Page through other Council projects.
Steve Whipp Support the draft document as being very Comment noted. No change proposed. helpful for both strategic support of national policies and guidance at a local level.
Recommend including reference to statutes The SPG applies only to No change proposed. and regulations e.g. building regulations, applications for planning utility connections, safety regulations etc. permission for caravans, chalets and how these should be implemented. and camping sites. Other Reference to Caravan Club guidelines for regulatory regimes and the design and operation of sites would be requirements are outside the helpful. scope of the SPG and may be subject to amendment, resulting in any references
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Name & Summary of Representation Council’s Response Changes Proposed Organisation within the SPG becoming outdated. Recommend including a framework on how The SPG applies only to No change proposed. licensing and audit activities would take applications for planning place, and actions to address sites that no permission for caravans, chalets longer comply with planning guidance. and camping sites. Where non- Particular reference should be included to compliance of permission has accommodation no longer fit for habitation occurred, this can be addressed or have become visually harmful and how through enforcement action.
Page 131 Page these will be dealt with. Other issues are outside the scope of this SPG. Disposal of old static caravans is an issue, The SPG applies only to No change proposed. particularly abandonment and the resultant applications for planning visual harm. permission for caravans, chalets and camping sites. Issues relating to disposal of caravans is outside the scope of the SPG.
Darren Millar Support the guidance and particularly Comment noted. No change proposed. AM/AC welcome section 9 of the document in addressing concerns over abuse of holiday use.
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Recommend including a presumption The controls provided by the No change proposed. against 12 month occupancy in order to planning and licensing regimes further discourage the use of holiday in combination are considered accommodation as main residences. sufficient to prevent the year- round occupancy of holiday accommodation, without applying a seasonal restriction. The wording of a condition Page 132 Page currently being applied to restrict residential occupancy is included at paragraph 9.1 of the draft SPG. M.W. Moriarty Recommend the following amendments: Agreed. Text to be amended. Amend paragraph 3.2 as Para. 3.2: Include a sentence follows: The protection of the Campaign for referring to the protection afforded quality of the environment will the Protection to areas of higher scenic value and be a primary consideration of Rural the coast (suggested wording when assessing proposals, as Wales / provided). will potential impacts on Ymgyrch highways and the local Diogelu community. There can be a Cymru Wledig greater demand for such development in areas of higher scenic value and the coast. Protection of the
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Name & Summary of Representation Council’s Response Changes Proposed Organisation quality and value of these areas, along with nature conservation and the historic environment will be a primary consideration when assessing proposals, as also potential impacts on highways and the local community. Para. 6.3 & 7.1: Conflict around Agreed. Text to be amended. Amend paragraph 7.1 as
Page 133 Page wording relating to new static follows: Proposals for any new caravan sites. or extended caravan (static and touring), chalet and camping sites must address the following requirements: Para. 8.1: Minimum separation The minimum separation No change proposed. distance of 6m, including awnings, distances included within the should be applied in accordance with SPG are in accordance with the Camping and Caravan Club caravan site licensing regulations. conditions normally applied by Denbighshire County Council. Para. 8.5: Include additional It is considered unnecessary to No change proposed. sentence requiring cabling require all proposals in all areas connections to be laid underground of the county to provide and not overhead (suggested underground cabling. The SPG
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Name & Summary of Representation Council’s Response Changes Proposed Organisation wording provided). highlights the importance of addressing visual and landscape issues at various points throughout the document, which would include those arising from overhead cabling. Gwyn Jones Residential mobile homes can make a The SPG applies only to No change proposed. contribution to housing provision and can applications for planning Page 134 Page provide low cost accommodation for small permission for caravans, chalets households. LDP policy and SPG should be and camping sites for holiday amended to comply with Planning Policy use. The use of such structures Wales Chapter 9 (para. 9.2.20) for for permanent residential use, residential parks. Lodges could be offered whether market or affordable, is as affordable homes and are built to a high outside the scope of this SPG. standard.
Angharad Support for the emphasis on guidance Comment noted. No change proposed. Wyn Crump within the authority’s rural and coastal landscapes. Natural Resources Need for landscape surveys and Agreed. Text to be amended Amend paragraph 7.3 as Wales / assessments should be discussed at pre- accordingly. follows: This is particularly Cyfoeth application consultation stage with the LPA relevant for proposals within and NRW. Landscape and Visual Appraisal the nationally protected
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Naturiol should be undertaken to inform planning landscape of the AONB or its Cymru proposals, with a full Landscape and Visual setting. Proposals should be Impact Assessment where significant informed by the use of effects may occur. Landscape & Visual Impact Appraisal or Assessment, and the need for planning applications to be supported by such should be discussed at the pre-application stage.
Page 135 Page Recommend the following amendments: Agreed. Text to be amended Amend paragraph 7.3 as Para. 7.3: Strengthen scope of the accordingly. follows: The impact of sites opening paragraph regarding upon the landscape will be a landscape and heritage (suggested significant factor to which wording provided). particular consideration will be given in the determination of planning applications, alongside issues of visual amenity and natural and built heritage. This is particularly relevant for proposals within the nationally protected landscape of the AONB or its setting.
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Section 8: Amalgamate with site It is recognised there are some No change proposed. choice considerations set out in overlapping issues but it is paragraph 7.3 and amend title to considered helpful for users of ‘Site Planning and Design Guidance’ the SPG to maintain a (suggested wording provided). distinction between section 7 (general site development requirements) and section 8 (more detailed design and Page 136 Page layout considerations). Para. 8.1: The purpose of a ‘3m This requirement within the SPG No change proposed. wide area kept clear within the inside is in accordance with the of all boundaries’ is unclear. caravan site licensing conditions normally applied by Denbighshire County Council. Para. 8.1: Include additional In addition to minimum No change proposed. sentence regarding possible need for separation distances, proposals space for groups of tree planting must take into account the (suggested wording provided). space required by various site requirements including roads, paths, parking, landscaping, buildings etc. It is not considered necessary to refer specifically to tree planting, and landscaping proposals and site
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Name & Summary of Representation Council’s Response Changes Proposed Organisation design and addressed elsewhere in the SPG. Para. 8.2: Limit of 10 units per Agreed. Text to be amended to Amend paragraph 8.2 as cluster guide layout without remove reference to a limit of follows: As part of the overall considering all issues. Recommend 10 units per cluster. It is landscaping and layout of setting out a range of parameters to considered that the range of large sites, the site should be guide development, covering layout, parameters suggested are broken up into smaller parking, internal roads, treatments addressed at various points clusters. of no more than 10 and lighting (suggested wording throughout the SPG. units in each cluster.
Page 137 Page provided). Para. 8.5: Suggest renaming to Agreed. Text to be amended. Amend paragraph 8.5 as ‘Landscape Proposals’ and amending follows: Landscaping paragraph to cover a wider range of Landscape Proposals considerations, than just earthworks The Council will place and planting, including use of significant emphasis on landform, native plant species, new achieving high quality hard planting and boundary treatments, and soft landscaping, which hard landscaping, use of natural will help to integrate the materials and management plan development into its setting. (suggested wording provided). Proposals should have regard to the following: • Applicants will be expected to submit a scheme of landscaping as part of the
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Name & Summary of Representation Council’s Response Changes Proposed Organisation application. The landscaping should be submitted as an integrated scheme for the entire site; • Soft landscaping should focus on native species, and take into account the cover to be provided throughout the Page 138 Page seasons, as well as the species and cover adjacent to the site. The use of fast growing conifers will not be acceptable; • In assessing screening of any proposed sites, it will be necessary to consider whether the operator of the proposed site will have control over the woodland which provides the screening, in order to avoid a situation where a site might later be exposed to view due to felling operations by the adjoining landowner;
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Name & Summary of Representation Council’s Response Changes Proposed Organisation • Hard surfacing should be kept to an absolute minimum and should generally be limited to access roads, footpaths and car parking; • Lighting should generally be kept to a minimum and where required should be designed so as to
Page 139 Page minimise light pollution by utilising low level, low intensity illumination.
Landscape proposals will be required to demonstrate how the development would be integrated within its setting, and conserves and enhances existing landscape features. They should be developed in response to the landscape and visual analysis of the site and in conjunction with planning and design of the development
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Name & Summary of Representation Council’s Response Changes Proposed Organisation as part of an integrated proposal. All planning applications must be accompanied by a comprehensive landscaping scheme, including proposals for management and aftercare of the site. Proposals should Page 140 Page have regard to the following: • Set out any changes to landform, the use of retaining structures and how these will be naturalised – generally only very minor reshaping of hillside sites should be considered due to the difficulties in naturalising bare ground, steep slopes and thin soils; • The use of native indigenous plant species are required to maintain rural character and support biodiversity. Scots pine,
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Corsican pine, Yew and Holly, may be appropriate for adding some evergreen cover into the planting mix. Fast growing conifers will not be acceptable; • Planting, protection, establishment and maintenance specification for new planting will be required;
Page 141 Page • New boundaries should have regard to the local vernacular traditions e.g. hedgerows, dry stone walls etc; • Finishes to hard landscape components will be specified including roads, paths and retaining structures; • The use of natural materials and colour hues can help integrate buildings within rural settings; • A management plan for existing hedgerows, trees and
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Name & Summary of Representation Council’s Response Changes Proposed Organisation woodland within the ownership of the applicant would be required where these are important to the character and integration of the development (normally 25 years of for the lifetime of the development); Page 142 Page • Lighting should generally be kept to a minimum and where required should be designed so as to minimise light pollution by utilising low level, low intensity illumination which incorporates baffles and/or are directed to avoid the upwards spillage of light. Illumination levels should be the minimum necessary to meet the needs of the location. Planning applications should be accompanied by a lighting
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Name & Summary of Representation Council’s Response Changes Proposed Organisation scheme that demonstrates sensitivity to the location and provides details of measures to minimise light pollution, including the colour temperature of proposed lighting units. Paul Welcome the planning guidance, Comment noted. No change proposed. Jenkinson particularly paragraphs 9.1 and 9.3.
Page 143 Page North Wales Recommend including reference to Model Agreed. Text to be amended Amend paragraph 8.1 as Fire & Rescue Standards (1983 & 1989) for caravan sites, accordingly. follows: Site density and Service outlining minimum spacing and density separation distances between requirements. Caravans are often too close caravans will be specified and in breach of the standards, causing through site licence conditions potential fire safety problems. Developers and should will be consistent should be made aware of the need to with the Model Standards comply and the earliest opportunity. (1983 and 1989) for caravan sites, safety standards and health and amenity requirements. Eirwen Welcome the contents of the document as Comment noted. No change proposed. Godden an excellent guide to encouraging tourism in the area.
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Name & Summary of Representation Council’s Response Changes Proposed Organisation Llanfair Dyffryn Clwyd Community Council / Cyngor Cymuned
David Suggest including the following definition Agreed. Text to be amended Amend paragraph 3.4 as Page 144 Page Middleton of ‘holiday’ to provide clarity: “A period of accordingly. follows: The purpose of this recreation away from your main residence SPG is to provide guidance on British when no work is done”, in line with legal proposals for caravan, chalet Holiday & definitions and that relied upon in planning and camping sites as holiday Home Parks appeals. accommodation. For Association clarification, a ‘holiday’ is defined as a period of recreation away from your main residence when no work is done. Recommend the following amendments: Resisting the development of No change proposed. Para. 6.3: A blanket ban on all new new static caravan sites is the caravan parks is not an acceptable approach set out in LDP policy policy framework. Would this PSE 12 and this cannot be prevent new sites of high quality altered through SPG. Timber timber ‘lodges’, caravans and lodges etc will be treated as
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Name & Summary of Representation Council’s Response Changes Proposed Organisation chalets? static caravans should they fall within the legal definition of a ‘caravan’.
Para. 7.5: There is palate of Agreed. Text to be amended Amend paragraph 7.5 as environmental colours available and accordingly. follows: Within the Clwydian this should be recognised within the Range & Dee Valley Area of SPG. Outstanding Natural Beauty (AONB), environmentally
Page 145 Page sensitive colours (e.g. ‘environmental green’), of which there is a palette available, should be used for new and replacement caravans. Para. 7.6: It is not clear whether the Text to be amended for Amend paragraph 7.6 as requirement for Community & clarification purposes. LDP follows: Applicants will Linguistic Impact Statements policy RD 5 sets out the normally be expected to /Assessments apply to caravan requirements for Community & submit a Community Linguistic development. Query whether is it Linguistic Impact Assessment, Statement for tourism necessary to place such a and cannot be altered through proposals (which includes requirement on holiday caravan SPG. All LDP policies will be those types of holiday parks. reviewed as part of the accommodation covered by
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Name & Summary of Representation Council’s Response Changes Proposed Organisation production of a replacement this SPG) in villages, hamlets LDP. or open countryside…… Para. 9.1: Caravan owner’s The Council is committed to Amend paragraph 9.1 as movements cannot be monitored, preventing the unauthorised follows: ‘An up to date therefore requiring a register to be permanent residential register shall be kept of the kept of arrival and departure dates occupation of holiday units and names of all the occupiers of would be unworkable. This part of attaching a condition to support the [STATE – static the suggested condition is this is necessary. Requiring caravans/chalets/lodges], their Page 146 Page unenforceable. Suggest an evidence of council tax main home addresses, and the alternative condition (wording demands is considered to be no date of their arrival and provided). Asking holidaymakers for more onerous than requiring departure from the Council Tax records is unduly utility bills. The wording of the accommodation. The register burdensome on park operators and condition is to be amended in shall be made available for utility bills should suffice. the SPG to reflect that currently inspection on request by the being used. Local Planning Authority.’ ‘The caravan site license holder or his/her nominated person(s) shall maintain an up-to-date register of the names(s) and principal address(es) of the owner(s) and the principal occupier(s) of each holiday unit on the site. The register shall also contain
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Name & Summary of Representation Council’s Response Changes Proposed Organisation copies of up-to-date council tax demands pertaining to each principal address given. The register shall be made available for inspection by Officers of the Local Planning Authority at all reasonable times.
Page 147 Page Reason: To enable the Local Planning Authority to effectively monitor the use of the holiday units to ensure that no unauthorised permanent residential occupation of the units takes place on site.’
Para. 9.3: There are circumstances Preventing the replacement of No change proposed. where replacing touring caravans touring caravans with static with static can bring about caravans is set out in LDP policy significant environmental PSE 12 and cannot be altered improvements, reduce numbers and through SPG. Policy PSE 12 improve sustainability. This policy makes provision for proposals
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Name & Summary of Representation Council’s Response Changes Proposed Organisation approach should be allowed through relating to the environmental the next Local Development Plan improvement of existing. All review. LDP policies will be reviewed as part of the production of a replacement LDP.
Page 148 Page
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APPENDIX 2
Supplementary Planning
Guidance
Caravans, Chalets &
Camping
Denbighshire County Council Strategic Planning and Housing
Page 149 June 2018
Page 150 APPENDIX 2
Content
1. Introduction 2
2. Status and Stages in Preparation 2
3. Background 2
4. Planning Policy 5
5. Improvements to Existing Sites 6
6. New Sites 6
7. Development Requirements 7
8. Design Guidance 9
9. Holiday Use 13
10. Caravan Storage 14
11. Contacts 14
Appendix 1 – Local Development Plan Policies 16
1. INTRODUCTION
1.1 This note is one of a series of Supplementary Planning Guidance notes (SPGs), amplifying the development plan policies and other issues in a clear and concise format with the aim of improving the design and quality of new development. The notes are intended to offer broad guidance which will assist members of the public and officers in discussions prior to the submission of planning applications and assist officers in handling and members in determining planning applications.
2. STATUS AND STAGES IN PREPARATION
2.1 The Council’s SPGs are not part of the adopted development plan. The Welsh Government has confirmed that following public consultation and subsequent Local Planning Authority (LPA) approval, SPG can be treated as a material planning consideration when LPAs, Planning Inspectors and the Welsh Government determine planning
1 Page 151 applications and appeals. This SPG document was formally approved by Denbighshire County Council’s Planning Committee for consultation on 11th January 2017.
2.2 These notes have been prepared in accordance with guidance contained in Planning Policy Wales (Edition 9); Local Development Plans Wales (December 2005); and Welsh Government Technical Advice Notes.
3. BACKGROUND
3.1 The Denbighshire Economic & Community Ambition Strategy (2013- 2023) recognises the contribution tourism makes to the local economy and aims to increase the value derived from the offer in the county. As part of this, the Strategy identifies a need to improve both the quality and quantity of visitor accommodation throughout the county. The Strategy also highlights the need to promote sustainable rural economies, whilst balancing development with protection of the natural environment.
3.2 The Denbighshire Local Development Plan (LDP) aims to provide opportunities for sensitive and unobtrusive development of caravan, chalet and camping sites. The protection of the quality of the environment will be a primary consideration when assessing proposals, as will potential impacts on highways and the local community. There can be a greater demand for such development in areas of higher scenic value and the coast. Protection of the quality and value of these areas, along with nature conservation and the historic environment will be a primary consideration when assessing proposals, as also potential impacts on highways and the local community.
3.3 The Council recognises the increase in the types of holiday accommodation available in recent years, particularly arising from involving new forms of static holiday accommodation and ‘glamping’ (i.e. glamorous camping), and the possibility for further new types of accommodation in the future. For the purposes of this draft SPG ‘chalets’ will also include log cabins, yurts, pods, tepees, shepherd’s huts, other ‘glamping’ accommodation and other similar structures which are not expected to be moved off-site when not in use (unlike a touring caravan or tent). Given the lack of standard definition for these types of accommodation, the Council will use the existing definitions within the Caravans and Development Control Act 1960 in determining the policy approach to be applied:
“… any structure designed or adapted for human habitation which is capable of being moved from one place to another (whether by being towed, or by being transported on a motor vehicle or trailer) and any motor vehicle so designed or adapted but does not include: a) Any railway rolling stock which is for the time being on rails forming part of a railway system, or
2 Page 152 b) Any tent.”
This definition has been modified by Section 13 (1) of the Caravan Sites Act 1968 (“The 1968 Act”), which deals with twin-unit caravans:
“A structure designed or adapted for human habitation which: a) Is composed of not more than two sections separately constructed and designed to be assembled on a site by means of bolts, clamps or other devices; and b) Is, when assembled, physically capable of being moved by road from one place to another (whether by being towed, or by being transported on a motor vehicle or trailer), shall not be treated as not being (or not having been) a caravan within the meaning of Part 1 of the Caravan Sites and Control of Development Act 1960 by reason only that it cannot lawfully be moved on a highway when assembled.”
Lodges, chalets, pods and other similar structures which fall within this definition will therefore be treated as static caravans. Yurts, tepees and other similar ‘luxury tent’ structures will normally be dealt with as camping sites under LDP policy PSE 12 ‘Chalet, static and touring caravan and camping sites’.
3.4 The purpose of this SPG is to provide guidance on proposals for caravan, chalet and camping sites as holiday accommodation. For clarification, a ‘holiday’ is defined as a period of recreation away from your main residence when no work is done. Certain ‘permitted development rights’ exist in relation to the stationing of caravans on land (e.g. keeping a caravan within the curtilage of a dwelling), which would not require planning permission. If you wish to station and holiday in a caravan (or any other type of structure including sheds and summerhouses) on land which has a non-residential use – e.g. agricultural, equestrian or forestry use – this would usually constitute a change of use in the land that requires planning permission, unless the caravan/structure is removed within 28 days of its stationing. Further advice should be sought from the Council’s Development Management Team on instances where this may be applicable.
4. PLANNING POLICY
4.1 Planning Policy Wales (PPW) sets out the Welsh Government’s aim for ‘tourism to grow in a sustainable way and to make an increasing contribution to the economic, social and environmental well-being of Wales’. PPW also recognises that much of the existing provision of tourist accommodation is located in urban locations and there may be a need, in some areas, to limit new development due to environmental or amenity impacts. In rural areas, it recognises that tourism-related development can be an essential element for a sustainable local economy but should be sympathetic in nature and scale to the local environment.
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4.2 Welsh Government’s Technical Advice Note (TAN) 13 ‘Tourism’ acknowledges the importance of caravan and chalet accommodation for the self-catering holiday sector and their contribution to the local economy but states that they can be intrusive in the landscape and special consideration needs to be given to proposals for new and extended sites.
4.3 This draft SPG supplements LDP policy PSE 12 ‘Chalet, static and touring caravan and camping sites’ but also makes reference to policies PSE 5 ‘Rural Economy’, PSE 11 ‘Major New Tourism Developments’ and PSE 14 ‘Outdoor Activity Tourism’ where relevant.
5. IMPROVEMENTS TO EXISTING SITES
5.1 Policy PSE 12 supports the environmental improvement of existing static caravan and chalet sites provided the character and appearance of the area is maintained, and any proposed increase in numbers would preserve or enhance the landscape setting of the site. If an increase in numbers is proposed, the applicant will be required to demonstrate how this benefits the site, that it is a genuine proposal to reduce environmental impacts and is not an attempt to simply create additional space for development within the site.
5.2 Proposals for improvements to existing touring caravan and camping sites will be supported where the requirements of policy PSE 5 are met.
6. NEW SITES
6.1 In line with policy PSE 12, proposals for new static caravan sites will not be permitted.
6.12 Policy PSE 12 supports proposals for new touring caravan and camping sites, subject to detailed criteria relating to visual/landscape and environmental impacts, and overconcentration of similar developments.
6.23 Proposals for new sites involving other types of tourist accommodation, both through conversion and new build, which sustain the rural economy will be supported subject to the criteria in policy PSE 5 being met. Where new chalet development is proposed as part of an outdoor activity tourism proposal (policy PSE 14), this will be permitted where it can be demonstrated there is a lack of tourist accommodation to support the development, and there are no opportunities to use or convert existing buildings in the first instance.
6.3 In line with policy PSE 12, proposals for new static caravan sites will not be permitted.
4 Page 154 7. DEVELOPMENT REQUIREMENTS
7.1 Proposals for any new or extended caravan (static and touring), chalet and camping sites must address the following requirements:
7.2 Highways New and extended sites will have an impact upon the local road network and the following considerations will apply: Sites must have good transportation infrastructure and must not affect the safe and free flow of traffic; Sites must ideally have direct access to an A or B classified road, to avoid placing unreasonable pressure on minor country roads; Sites must ideally be served by footpaths and cycleways – where this is not possible the Council must be satisfied that pedestrians and cyclists can enter and leave the site safely; Sites must be within reasonable walking distance to a public transport service which serves local centres – where this is not possible, the applicant may wish to explore the option of contributing towards subsidising a public transport service to the site; Where necessary the applicant may be required to submit a Transport Assessment.
7.3 Landscape & Environment The impact of sites upon the landscape will be a significant factor to which particular consideration will be given in the determination of planning applications, alongside issues of visual amenity and natural and built heritage. This is particularly relevant for proposals within the nationally protected landscape of the AONB or its setting. Proposals should be informed by the use of Landscape & Visual Impact Appraisal or Assessment, and the need for planning applications to be supported by such should be discussed at the pre-application stage. Proposals should have regard to the following: The scale of a development must respect its surrounding environment; Larger development will generally only be permitted within or adjacent to settlements; Proposals in rural locations must be sensitively developed; Proposals should be sited so as to avoid skylines, prominent hillsides or exposed sites. Proposals in open countryside should normally be set against a backdrop of semi-mature/mature trees or within woodland settings. Sites which require extensive screening through new planting will not be appropriate; Proposals should respect the topography of the site and existing site levels should be retained wherever possible. Where minor changes in level are necessary in parts of a proposed site, the preference will be for cutting into slopes rather than creating platforms for building;
5 Page 155 All planning applications must be accompanied by a comprehensive landscaping scheme; Close scrutiny should be given to environmental designations throughout the county. In line with national guidance, proposals within areas of flood risk will not be permitted; For development within the AONB or its setting, developers should have regard to the AONB Management Plan and the need to conserve and enhance the special qualities of the protected landscape. Similar considerations apply to the Pontcysyllte Aqueduct & Canal World Heritage Site and its buffer zone.
7.4 In accordance with policy PSE 12, development proposals must not result in an over-concentration of sites any one locality to the detriment of the landscape or residential amenity. Applications may be required to be accompanied by a Landscape and Value Visual Impact Assessment or Appraisal.
7.5 Within the Clwydian Range & Dee Valley Area of Outstanding Natural Beauty (AONB), environmentally sensitive colours (e.g. ‘environmental green’), of which there is a palette available, should be used for new and replacement caravans.
7.6 Welsh language In accordance with policy RD 5 ‘The Welsh Language & the Social and Cultural Fabric of Communities’, any development causing significant harm to the character and language balance of a community could be refused. Applicants will normally be expected to submit a Community Linguistic Statement for tourism proposals (which includes those types of holiday accommodation covered by this SPG) in villages, hamlets or open countryside that have a floor area of 1000m2 or greater. Tourism proposals of 3000m2 or greater must be accompanied by a more detailed Community & Linguistic Impact Assessment. Further guidance is provided in the Council’s adopted SPG ‘Planning & the Welsh Language’ (2014).
8. DESIGN GUIDANCE
8.1 Density Proposals sited away from existing buildings should be low density, with sufficient separation between units. In rural locations this should be fitting with the nature of the surroundings and ensure the character remains open and rural. Low density development will also provide a good standard of amenity and privacy to occupants. Site density and separation distances between caravans will be specified through site licence conditions and should will be consistent with the Model Standards (1983 and 1989) for caravan sites, safety standards and health and amenity requirements. Minimum separation distances will normally be 5-6 metres, depending upon the material of the caravan,
6 Page 156 with a minimum of 3 metres separation between awnings. A 3 metre wide area should be kept clear within the inside of all boundaries.
8.2 Layout Suburban type layouts will not be acceptable in rural locations. Within rural locations the site layout should be open plan, with no formally defined curtilage between units. Instead of formal curtilages, a high quality and integrated landscaping scheme for the entire site shall be encouraged. Informal open areas for informal recreation should be included as part of the site layout. As part of the overall landscaping and layout of large sites, the site should be broken up into smaller clusters. of no more than 10 units in each cluster.
8.3 Roads & Parking Access roads and the internal road layout should reflect the character of the area, particularly in rural settings where formal hard surfacing with raised concrete kerbs can look out of place. In many cases, less formal solutions (e.g. gravel/wood chippings, no raised kerbs) may be more appropriate and this will be encouraged by the Council. Car parking should be to the side or rear of individual units and away from the main elevation. Large centralised parking areas should be avoided.
8.4 On Site Buildings In open countryside, on site buildings (manager’s accommodation, laundrettes etc.) should utilise existing buildings. Where this is not possible, new buildings will only be permitted on the site where they are necessary for the effective operation of the site. Their visual impact should be kept to a minimum through careful siting and design.
8.5 Landscaping Landscape Proposals The Council will place significant emphasis on achieving high quality hard and soft landscaping, which will help to integrate the development into its setting. Proposals should have regard to the following: Applicants will be expected to submit a scheme of landscaping as part of the application. The landscaping should be submitted as an integrated scheme for the entire site; Soft landscaping should focus on native species, and take into account the cover to be provided throughout the seasons, as well as the species and cover adjacent to the site. The use of fast growing conifers will not be acceptable; In assessing screening of any proposed sites, it will be necessary to consider whether the operator of the proposed site will have control over the woodland which provides the screening, in order to avoid a situation where a site might later be exposed to view due to felling operations by the adjoining landowner; Hard surfacing should be kept to an absolute minimum and should generally be limited to access roads, footpaths and car parking;
7 Page 157 Lighting should generally be kept to a minimum and where required should be designed so as to minimise light pollution by utilising low level, low intensity illumination.
Landscape proposals will be required to demonstrate how the development would be integrated within its setting, and conserves and enhances existing landscape features. They should be developed in response to the landscape and visual analysis of the site and in conjunction with planning and design of the development as part of an integrated proposal. All planning applications must be accompanied by a comprehensive landscaping scheme, including proposals for management and aftercare of the site. Proposals should have regard to the following: Set out any changes to landform, the use of retaining structures and how these will be naturalised – generally only very minor reshaping of hillside sites should be considered due to the difficulties in naturalising bare ground, steep slopes and thin soils; The use of native indigenous plant species are required to maintain rural character and support biodiversity. Scots pine, Corsican pine, Yew and Holly, may be appropriate for adding some evergreen cover into the planting mix. Fast growing conifers will not be acceptable; Planting, protection, establishment and maintenance specification for new planting will be required; New boundaries should have regard to the local vernacular traditions e.g. hedgerows, dry stone walls etc; Finishes to hard landscape components will be specified including roads, paths and retaining structures; The use of natural materials and colour hues can help integrate buildings within rural settings; A management plan for existing hedgerows, trees and woodland within the ownership of the applicant would be required where these are important to the character and integration of the development (normally 25 years of for the lifetime of the development); Lighting should generally be kept to a minimum and where required should be designed so as to minimise light pollution by utilising low level, low intensity illumination which incorporates baffles and/or are directed to avoid the upwards spillage of light. Illumination levels should be the minimum necessary to meet the needs of the location. Planning applications should be accompanied by a lighting scheme that demonstrates sensitivity to the location and provides details of measures to minimise light pollution, including the colour temperature of proposed lighting units. 9. HOLIDAY USE
9.1 Extending the tourist season beyond the traditional holiday times of the year has advantages to the local economy and can help to reduce the 8 Page 158 impacts of seasonal employment. In order to ensure that tourism accommodation is used for its intended purpose, and does not become part of the local housing stock through unauthorised permanent residential occupation, the Council will impose holiday occupancy conditions when planning permission is granted. For static caravan and chalet sites, site owners/operators will be required to maintain an up-to-date register of the names and home addresses of all owners/occupiers of individual units on the site, which must be made available to the Council. The following condition is currently being applied to such permissions:
‘An up to date register shall be kept of the names of all the occupiers of the [STATE – static caravans/chalets/lodges], their main home addresses, and the date of their arrival and departure from the accommodation. The register shall be made available for inspection on request by the Local Planning Authority.’ ‘The caravan site license holder or his/her nominated person(s) shall maintain an up-to-date register of the names(s) and principal address(es) of the owner(s) and the principal occupier(s) of each holiday unit on the site. The register shall also contain copies of up-to- date council tax demands pertaining to each principal address given. The register shall be made available for inspection by Officers of the Local Planning Authority at all reasonable times.
Reason: To enable the Local Planning Authority to effectively monitor the use of the holiday units to ensure that no unauthorised permanent residential occupation of the units takes place on site.’
9.2 The Council has implemented a corporate strategy to address the issue of unauthorised residential occupation of holiday caravan sites. An ongoing audit of sites identifies where this is occurring and enforcement action will be taken.
9.3 The change of use of static caravans and chalets from tourist use to residential use will not be permitted. The conversion of touring caravan sites to static caravan sites will also not be permitted.
10. CARAVAN STORAGE
10.1 Sites specifically for the storage of touring caravans can have a negative impact on the landscape, particularly if the proposed site is inadequately screened. Such proposals will be considered against the relevant LDP policies, including RD 1 ‘Sustainable Development and Good Standard Design’ and PSE 5 ‘Rural Economy’. The Council will support storage within existing buildings (where suitable) to minimise the impact on the landscape, or where the site is well screened from public views and the scale and nature of the proposal is appropriate for the location. In line with national policy, any proposals that are
9 Page 159 considered to be detrimental to the quality of the AONB and Pontcysyllte Aqueduct and Canal World Heritage Site will be refused.
11. CONTACTS Strategic Planning & Housing Development Management Planning and Public Protection Planning and Public Protection Denbighshire County Council Denbighshire County Council PO Box 62 PO Box 62 Ruthin Ruthin LL15 9AZ LL15 9AZ Tel: 01824 706916 Tel: 01824 706727 Email: planningpolicy Email: @denbighshire.gov.uk [email protected]
Licensing Highways & Environmental Planning & Public Protection Services PO Box 62 PO Box 62 Ruthin Ruthin LL15 9AZ LL15 9AZ Tel: 01824 706311 Tel: 01824 706882 Email: Email: [email protected] [email protected]
APPENDIX 1 Denbighshire Local Development Plan Policies
Policy PSE 12 - Chalet, static and touring caravan and camping sites
10 Page 160 Proposals for new static caravan sites will not be permitted. However the environmental improvement of existing static holiday caravan or chalet sites by remodelling, provision of new facilities and by landscaping will be supported provided the development is acceptable in terms of other Local Development Plan policies and meets the following criteria: i) the proposed development preserves or enhances the character and appearance of the area; and ii) it can be demonstrated that any proposed increase in the number of static caravan/chalet units would preserve or enhance the landscape Setting of the overall site.
The change of use of a static caravan or chalet from tourist use to residential Use and the conversion of touring caravan sites to statics will not be permitted.
New touring caravan and camping sites will be encouraged where all the following criteria are met: i) the site is small in scale and proportionate to its location, particularly within and adjoining the Area of Outstanding Natural Beauty or Area of Outstanding Beauty, Pontcysyllte Aqueduct and Canal World Heritage Site (including the buffer zone) or other regionally important landscape areas; and ii) the development would not result in an over concentration of sites in any one locality to the detriment of the landscape or residential amenity; and iii) the development makes a positive contribution to the local biodiversity, and natural and built environment; and iv) the development would not appear obtrusive in the landscape and is high quality in terms of layout, design and landscaping in line with the development principles, and it has no adverse highway or community impacts;
The grant of planning permission may, where appropriate, be subject to the imposition of a seasonal occupancy condition.
Policy PSE 11 – Major new tourism developments
Proposals for sustainable forms of tourism development, of regional or national significance, which meet the needs of residents and visitors will be supported subject to meeting all the following criteria: i) it is appropriate to its setting and within the capacity of the local environment, particularly within or affecting the Area of Outstanding Natural Beauty, Area of Outstanding Beauty, Pontcysyllte Aqueduct and Canal World Heritage Site (including the buffer zone) or other regionally important landscape areas. In line with national policy any proposals that are considered to be detrimental to the quality of the
11 Page 161 Area of Outstanding Natural Beauty and World Heritage Site will be refused; and ii) it is within the capacity of the local infrastructure, or it can be demonstrated that the development can fully address any infrastructure deficiencies identified, and; iii) it is accessible to all potential users, offering large scale and appropriate public transport and where possible access by walking and cycling, and; iv) it will support and extend the range of facilities on offer within the County, and; v) it will assist in the regeneration and biodiversity objectives of Denbighshire, and; vi) it will utilise available local labour where possible.
Policy PSE 14 – Outdoor activity tourism
Development proposals that expand or reinforce the tourism offer of the County in the outdoor activity sector will be supported provided the following criteria are met: i) the development is appropriate to its setting and within the capacity of the local environment and infrastructure, particularly within and adjoining the Area of Outstanding Natural Beauty, Area of Outstanding Beauty, Pontcysyllte Aqueduct and Canal World Heritage Site (including the buffer zone) or other regionally important landscape areas. In line with national policy any proposals that are considered to be detrimental to the quality of the Area of Outstanding Natural Beauty and World Heritage will be refused; and ii) that any suitable existing buildings are converted or re-used in preference to new build; and iii) necessary mitigation measures are included and the proposals would not have an unacceptable impact on the local community; and iv) chalet development in association with outdoor activity tourism will only be permitted if a significant need is demonstrated and there are no opportunities to use or convert existing buildings for tourist accommodation.
Policy PSE 5 - Rural Economy
In order to help to sustain the rural economy, tourism and commercial development, including agricultural diversification, will be supported throughout the County subject to detailed criteria, which include making a significant contribution to sustainable development and recognising the special status of the Area of Outstanding Natural Beauty/Area of Outstanding Beauty.
Appropriate employment proposals for both conversions and new build outside of development boundaries will be supported provided the following
12 Page 162 criteria are met: i) the proposal is appropriate in scale and nature to its location; and ii) any suitable existing buildings are converted or re-used in preference to new build; and iii) proposals for new buildings are supported by an appropriate business case which demonstrates that it will support the local economy to help sustain local rural communities; and iv) within the AONB/AOB, Pontcysyllte Aqueduct and Canal World Heritage Site (including the buffer zone) or other regionally important landscape areas, take full account of and seek to enhance the nature and distinctive qualities of the local landscape. In line with national policy any proposals that are considered to be detrimental to the quality of the AONB and World Heritage Site will be refused.
13 Page 163 This page is intentionally left blank Supplementary Planning Guidance - Caravans, Chalets & Camping
Well-being Impact Assessment Report
This report summarises the likely impact of the proposal on the social, economic, environmental and cultural well-being of Denbighshire, Wales and the world.
Assessment Number: 122 The proposal is to adopt the draft Supplementary Planning Guidance Brief description: 'Caravans, Chalets & Camping' for use in determining planning applications. Date Completed: 03/07/2018 18:39:19 Version: 4 Completed by: Claire MacFarlane Responsible Service: Planning & Public Protection Localities affected by the proposal: Whole County, Who will be affected by Individuals or businesses wishing to develop caravan, chalet or camping the proposal? sites in the county. Was this impact assessment completed No as a group?
Page 165 IMPACT ASSESSMENT SUMMARY AND CONCLUSION Before we look in detail at the contribution and impact of the proposal, it is important to consider how the proposal is applying the sustainable development principle. This means that we must act "in a manner which seeks to ensure that the needs of the present are met without compromising the ability of future generations to meet their own needs."
Score for the sustainability of the approach
( 3 out of 4 stars ) Actual score : 23 / 30.
Implications of the score
This assessment is an update of the previous assessment carried out prior to the public consultation stage and the score has improved. The proposal is to adopt the draft Supplementary Planning Guidance on 'Caravans, Chalets and Camping' for use in planning applications, therefore there is limited scope to make further improvements as this is the last stage in the process.
Summary of impact
Well-being Goals
A prosperous Denbighshire Positive A resilient Denbighshire Neutral A healthier Denbighshire Neutral A more equal Denbighshire Neutral A Denbighshire of cohesive communities Neutral A Denbighshire of vibrant culture and thriving Welsh Neutral language A globally responsible Denbighshire Neutral
Main conclusions
The SPG will have positive impacts on the local economy through providing guidance on new tourist accommodation proposals. There may be both positive and negative impacts on biodiversity as there may be new development in rural areas/open countryside but also opportunities to improve biodiversity in urban areas. The SPG includes guidance and requirements on the protection of biodiversity in new developments - this will depend upon the site. Amendments have been made to the document to reduce potential impacts on the landscape. The scoring does not reflect an unsustainable approach, rather that some of the questions are not applicable or appropriate for the content and type of document being assessed.
Evidence to support the Well-being Impact Assessment
We have consulted published research or guides that inform us about the likely impact of the proposal We have involved an expert / consulted a group who represent those who may affected by the proposal We have engaged with people who will bPagee affec t166ed by the proposal Page 167 THE LIKELY IMPACT ON DENBIGHSHIRE, WALES AND THE WORLD
A prosperous Denbighshire Overall Impact Positive Justification for The SPG will support the development of visitor accommodation, which impact will contribute to local economies. Further actions Promoting high quality visitor accommodation may mitigate some issues required of seasonality and job quality.
Positive impacts identified:
May increase the number of camping and glamping facilities, which have a A low carbon society lower impact in comparison to built developments. Quality communications, The SPG includes requirements relating to access to public transport and infrastructure and footpaths/cycleways. transport Economic Will contribute to the provision of visitor accommodation in the county, development which will contribute to local economies. Quality skills for the long term None identified. Quality jobs for the May indirectly provide additional jobs related to the visitor economy. long term Childcare None identified.
Negative impacts identified:
A low carbon society May increase the number of visitors to the county, likely to travel by car. Quality communications, infrastructure and Rural sites are likely to be reliant on car use. transport Economic None identified. development Quality skills for the None identified. long term Quality jobs for the Additional jobs may be limited by seasonality. long term Childcare None identified.
A resilient Denbighshire Overall Impact Neutral There are opportunities to improve or negatively impact upon biodiversity Justification for and the natural environment but this largely depends upon the specific impact location. Page 168 The document states the protection of the quality of the environment will Further actions be a primary consideration. Amendments have also been made to required improve the consideration of design and appearance to reduce landscape impact of sites.
Positive impacts identified:
The use of previously-developed or vacant sites will provide opportunities Biodiversity and the for improved landscaping and creation of new habitats as part of site natural environment design. The use of previously-developed or vacant sites will provide opportunities Biodiversity in the for improved landscaping and creation of new habitats as part of site built environment design. Reducing waste, reusing and None identified. recycling Reduced energy/fuel Locating new developments close to public transport and consumption footpaths/cycleways may reduce motorised travel. People’s awareness Developments in rural areas may increase visitors interaction and of the environment awareness of the natural environment. and biodiversity Flood risk None identified - proposals will be subject to national policy directing management development away from areas of flood risk.
Negative impacts identified:
Biodiversity and the Additional development in rural areas/open countryside will have an impact on the natural environment and biodiversity (eg loss of natural environment hedgerows, trees etc). Biodiversity in the The redevelopment or demolition of vacant buildings and sites may result built environment in a loss of habitats for some species (eg bats). Reducing waste, reusing and New or extended sites will result in an increased demand for waste collection and recycling services. recycling Reduced energy/fuel The development of new sites may increase the number of visitors consumption arriving by car and train. People’s awareness of the environment None identified. and biodiversity Flood risk None identified - proposals will be subject to national policy directing management development away from areas of flood risk.
A healthier Denbighshire Overall Impact Neutral Providing planning guidance for the location and design of caravan and Justification for impact camping sites is considered to have limited impact on promoting a healthier Denbighshire. Further actions Providing planning guidance for the location and design of caravan and camping sites is considered to have limited impact on promoting a required healthier DenbighshiPagere. 169 Positive impacts identified:
A social and physical environment that encourage and None identified. support health and well-being Access to good None identified. quality, healthy food People’s emotional and mental well- None identified. being Access to healthcare None identified. Participation in Improving and increasing visitor accommodation, particularly in rural leisure opportunities areas, can help promote access to outdoor activities and the countryside.
Negative impacts identified:
A social and physical environment that encourage and None identified. support health and well-being Access to good quality, healthy food None identified. People’s emotional and mental well- None identified. being Access to healthcare None identified. Participation in None identified. leisure opportunities
A more equal Denbighshire Overall Impact Neutral Providing planning guidance for the location and design of caravan and camping sites is considered to have limited impact on promoting a more Justification for equal Denbighshire. All types of development in the county will have to impact comply with the general design requirements of LDP policy RD 1 'Sustainable development and good standard design' which includes the requirement to 'provide safe and convenient access for disabled people'. Providing planning guidance for the location and design of caravan and camping sites is considered to have limited impact on promoting a more Further actions equal Denbighshire. All types of development in the county will have to required comply with the general design requirements of LDP policy RD 1 'Sustainable development and good standard design' which includes the requirement to 'provide safe and convenient access for disabled people'.
Positive impacts identified:
Page 170 Improving the well- being of people with protected characteristics. The nine protected characteristics are: age; disability; gender None identified. reassignment; marriage or civil partnership; pregnancy and maternity; race; religion or belief; sex; and sexual orientation People who suffer discrimination or None identified. disadvantage Areas with poor economic, health or New visitor accommodation proposals may indirectly improve local educational economies and economic benefits to residents/employees. outcomes People in poverty None identified.
Negative impacts identified:
Improving the well- being of people with protected characteristics. The nine protected characteristics are: age; disability; gender None identified. reassignment; marriage or civil partnership; pregnancy and maternity; race; religion or belief; sex; and sexual orientation People who suffer discrimination or None identified. disadvantage Areas with poor economic, health or None identified. educational outcomes People in poverty None identified.
A Denbighshire of cohesive communities Overall Impact Neutral Page 171 The SPG has limited direct influence on ensuring cohesive communities in Justification for the county. There is potential for positive impacts, however, this will impact depend upon specific site locations and implementation. Further actions All new developments must comply with the Council's adopted SPG required 'Planning for Community Safety'.
Positive impacts identified:
Safe communities Developments can contribute to community safety through the good and individuals design, appropriate lighting and improving natural surveillance. Community The SPG will provide communities with clear guidance with the participation and development of caravan and chalet sites, which they can expect to be resilience met. Providing guidance on the design and layout of caravan and camping sites The attractiveness of will ensure a higher standard of design and that sites are appropriately the area integrated within their setting. Connected None identified. communities
Negative impacts identified:
Safe communities None identified. and individuals Community participation and None identified. resilience The attractiveness of The development of previously undeveloped land or very rural areas will the area have some impact on the appearance of the surrounding area. Connected None identified. communities
A Denbighshire of vibrant culture and thriving Welsh language Overall Impact Neutral The SPG has limited direct influence on Welsh language and culture. There Justification for is potential for both positive and negative impacts, however, this will impact depend upon specific site locations and factors outside the control of planning policy. Further actions All new developments must comply with the Council's adopted SPG required 'Planning and the Welsh language'.
Positive impacts identified:
People using Welsh None identified. New visitor accommodation provides an opportunity to promote awareness of the Welsh language through naming, signage etc. The SPG Promoting the Welsh makes reference to the requirement for development to comply with LDP language policy RD 5 'The Welsh language & the social and cultural fabric of communities', which states that any development causing significant hard to the language Pagebalance 172of a community may be refused. Supporting the tourism industry may increase visitors awareness of local Culture and heritage culture and heritage.
Negative impacts identified:
People using Welsh Increasing the number of visitors may alter the language balance within a community but this will fluctuate and be dependent on external factors. Promoting the Welsh None identified. language Increasing numbers of visitors may increase pressure on physical assets Culture and heritage and landscape of cultural importance.
A globally responsible Denbighshire Overall Impact Neutral The SPG provides planning guidance relating to the location and design of caravan, chalet and camping sites and is considered to have limited Justification for influence on this well-being goal. New developments will be delivered by impact private businesses and individuals, and used by those visiting the county for a short period of time. The SPG provides planning guidance relating to the location and design of caravan, chalet and camping sites and is considered to have limited Further actions influence on this well-being goal. New developments will be delivered by required private businesses and individuals, and used by those visiting the county for a short period of time.
Positive impacts identified:
Local, national, international supply None identified. chains Human rights None identified. Broader service provision in the local None identified. area or the region
Negative impacts identified:
Local, national, international supply None identified. chains Human rights None identified. Broader service provision in the local None identified. area or the region
Page 173 This page is intentionally left blank Agenda Item 10
Report To: Planning Committee
Date of Meeting: 18th July 2018
Lead Member / Officer: Cllr Brian Jones, Highways, Planning and Sustainable Travel
Angela Loftus, Strategic Planning and Housing Manager
Report Author: Chris Evans, Principal Planning & Public Protection Officer
Title: Rhyl Conservation Area Appraisal
1. What is the report about?
1.1 This report introduces the Rhyl Conservation Area Appraisal. The purpose of a Conservation Area Appraisal is to define and record the special historic interest of the Conservation Area. It is accompanied by the draft main document as Appendix I.
2. What is the reason for making this report?
2.1 To seek Members’ approval to undertake consultation on the draft Rhyl Conservation Area Appraisal (Main Document) with statutory bodies and members of the public. If approved, the Rhyl Conservation Area Appraisal leads to minor changes to the extent of the Rhyl Conservation Area and will assist in the effective management of the Conservation Area.
3. What are the Recommendations?
3.1 That Members agree for officers to go out for public consultation on the draft Rhyl Conservation Area Appraisal.
Page 175 4. Report details
4.1 A Conservation Area is an area ‘of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance.’ Local authorities have a duty to review the extent of conservation areas and to publish proposals for the preservation and enhancement of conservation areas. The Rhyl Central Conservation Area Appraisal fulfils this duty in relation to Rhyl. 4.2 Originally there were two separate Conservation Areas designated in central Rhyl with St Thomas Conservation Area designated in 1988 and Queen Street/Crescent Road Conservation Area designated in 1992. In 2007 it was decided to review both Conservation Areas in central Rhyl and combine them into one larger conservation Area. The current Conservation Area covers a broad area of Rhyl Town Centre from Abbey Road in the east to Bath Street in the west and from West Parade in the north to the railway station in the south.
4.3 Built Environment decided in the summer of 2017 that the Rhyl Conservation Area would benefit from a review as it was felt some areas had lost their character and it was a large area to manage. Purcell Architects who are Consultants experienced in Conservation were appointed to carry out the review.
4.4 The key findings of the appraisal are that changes to the boundaries of the Conservation Area are required. Areas around Edward Henry Street, Bedford Street and Queen Street are proposed to be removed due to erosion of character and areas around Morlan Park, Bath Street and High Street are suggested for inclusion as they retain character which should be protected.
4.5 A Local List is suggested as a positive way forward to celebrate the unlisted historic assets in the town, adding a layer of protection against inappropriate alteration by ensuring that a building’s ‘special interest’ is a consideration in the planning process. DCC Conservation would be responsible to collate this list but at present only one Conservation Officer is employed on a part time
Page 176 basis for half a week leaving insufficient resources to carry out such a task. Another option would be to employ a consultant should funding become available. The consequences of not providing a local list are that inappropriate alterations may take place on unlisted historic assets within the town.
4.6 The public consultation period would be a minimum of 8 weeks and is anticipated to start on 3rd September 2018. Rhyl Town Council will be consulted along with key stakeholders and residents and landowners affected by the proposals. Hard copies of documents will be available in Rhyl library and one stop shop as well as on the Denbighshire web site. Information will also be available in a ‘pop up shop’ in the White Rose Centre that is being used for consultation on the Rhyl Masterplan. The Council’s new Consultation Portal will also be used for this consultation and should be available from August 2018. The results of the consultation will be reported back to Planning Committee with a likely request for document adoption with proposed changes resulting from the public consultation exercise.
5. How does the decision contribute to the Corporate Priorities?
5.1 Corporate Priorities 2017 – 22. The Rhyl Conservation Area Appraisal will contribute positively to the following corporate priority:
. The environment is attractive and protected, supporting well-being and economic prosperity.
6. What will it cost and how will it affect other services?
6.1 Approving the draft Rhyl Conservation Area Appraisal for consultation with statutory bodies and members of the public is not anticipated to create any additional costs.
6.2 Having an adopted Rhyl Conservation Area Appraisal is unlikely to have an impact on other Council services.
Page 177 7. What are the main conclusions of the Well-being Impact Assessment?
7.1 A Well-being Impact Assessment is not required in relation to seeking approval to consult on the document. An Assessment will be carried out in relation to the approval of the final document following consultation.
8. What consultations have been carried out with Scrutiny and others?
8.1 There has been liaison between sections within Planning and Public Protection. Discussions with other DCC services and within the Rhyl Town Centre Master Plan work. Local members will be updated on progress.
9. Chief Finance Officer Statement 9.1 Approving the draft Rhyl Conservation Area Appraisal for consultation is not anticipated to create any additional costs but if any arise then these costs will need to be contained within existing service revenue budgets.
10. What risks are there and is there anything we can do to reduce them?
10.1 There are no identified risks with consulting on the Rhyl Conservation Area Appraisal.
11. Power to make the Decision
11.1 The Historic Environment (Wales) Act 2016
Page 178 RHYL CENTRAL CONSERVATION AREA APPRAISAL REVIEW DECEMBER 2017
Page 179 Beverley Kerr On behalf of Purcell ® Bodnant Business Studios, Perhyd Road, Tal y Cafn, Conwy LL28 5RW [email protected] www.purcelluk.com
All rights in this work are reserved. No part of this work may be Issue 01 reproduced, stored or transmitted in any form or by any means July 2017 (including without limitation by photocopying or placing on a Denbighshire County Council website) without the prior permission in writing of Purcell except in accordance with the provisions of the Copyright, Designs and Issue 02 Patents Act 1988. Applications for permission to reproduce any part October 2017 of this work should be addressed to Purcell at [email protected]. Denbighshire County Council
Undertaking any unauthorised act in relation to this work may Issue 03 result in a civil claim for damages and/or criminal prosecution. December 2017 Any materials used in this work which are subject to third party Denbighshire County Council copyright have been reproduced under licence from the copyright owner except in the case of works of unknown authorship as defined by the Copyright, Designs and Patents Act 1988. Any person wishing to assert rights in relation to works which have been reproduced as works of unknown authorship should contact Purcell at [email protected].
Purcell asserts its moral rights to be identified as the author of this work under the Copyright, Designs and Patents Act 1988.
Purcell® is the trading name of Purcell Miller Tritton LLP.
© Purcell 2017
01.238136 Page 180 RHYL CENTRAL, CONSERVATION AREA APPRAISAL REVIEW CONTENTS
1 INTRODUCTION 04 5 CHALLENGES AND OPPORTUNITIES 59 1.1 Definition of a Conservation Area 04 1.2 Background 04 1.3 Value of the Conservation Area Appraisal Review 06 6 IDENTIFYING THE BOUNDARY 64 1.4 Scope of the Conservation Area Appraisal Review 06
7 CONCLUSION AND NEXT STEPS 66 2 PLANNING POLICY CONTEXT 07 2.1 National Planning Policy and Guidance 07 2.2 Local Planning Policy and Guidance 07 8 BIBLIOGRAPHY 67 2.3 Conservation Area Policy Guidance 07 2.4 Control Measures within Conservation Areas 08
3 SUMMARY OF SPECIAL INTEREST 09 APPENDICES Appendix 1: Table of Listed Buildings 70 Appendix 2: S election Criteria for Positive Contributors 78 4 ASSESSMENT OF SPECIAL INTEREST 10 Appendix 3: Selection Criteria used to Identify less than 4.1 Location and Setting 10 4.2 Topography and Geology 10 positive elements 79 4.3 General Description, Character and Plan Form 10 Appendix 4: Plans 80 4.4 Archaeology 10 4.5 Historic Development 10 4.6 Rhyl Central Conservation Area Map Progression 14 4.7 Key Views 17 4.8 Typical Materials 18 4.9 Architectural Features 19 4.10 Shop Fronts and Advertising 21 4.11 Active Street Frontages 25 4.12 Listed Buildings 26 4.13 Positive Contributors 27 4.14 Landmarks 27 4.15 Character Analysis 29
Page 181
03 1 INTRODUCTION
1.1 DEFINITION OF A CONSERVATION AREA 1.2 BACKGROUND A Conservation Area is an area ‘of special architectural or historic The Rhyl Central Conservation Area was designated in July 2007 by interest the character or appearance of which it is desirable to preserve Denbighshire County Council. This followed a revision of the Queen or enhance.’01 Designation takes place primarily by local planning Street/Crescent Road Conservation Area and the St Thomas authorities under Section 69 of the Planning (Listed Buildings and Conservation Area which proposed to combine the two into a single Conservation Areas) Act 1990. Local planning authorities also have a designated area which encompassed the town centre and ‘gateway’ duty to review the extent of designation and to designate further area adjacent to the Vale Road bridge. areas if appropriate.02 Section 71 of the Planning Act imposes a duty on the local planning authority to formulate and publish proposals for The St Thomas Conservation Area was originally designated in 1988, the preservation and enhancement of Conservation Areas. Proposals and Queen Street/Crescent Road Conservation Area was designated should be publicised and incorporate public comment. in 1992. A boundary review in 2001-2002 led to an application to the Heritage Lottery Fund (HLF) for a Townscape Heritage Initiative in Conservation Area designation recognises the unique quality of an Rhyl. Additional regeneration programmes led to a further review in area as a whole. It is not just the contribution of individual buildings 2006 which recommended the present, combined, Conservation and monuments, but also features such as topography, layout of Area. roads, pathways, street furniture, open spaces, and hard and soft landscaping which assist in defining the character and appearance of As part of an extensive programme of regeneration and renovation an area. Conservation Areas identify the familiar and cherished local in Rhyl through the continuing Rhyl ‘Going Forward’ programme, the scene that creates a sense of place, community, distinctiveness and creation of a new waterpark and leisure attraction on Rhyl’s environment. waterfront, new housing scheme in West Rhyl and the construction of a new chain hotel on the West Parade, Denbighshire County The extent to which built structures positively shape the character of Council have commissioned a further review of the Conservation a Conservation Area depends not just on their street elevations, but Area boundary.04 also on their integrity as historic structures and the impact they have in three dimensions, perhaps in an interesting roofscape, or skyline. A key aim of the fieldwork and subsequent analysis is to understand Back elevations can be important, as can side views from alleys and the appropriateness of the current conservation area boundaries. yards.03 The suggested alterations contained within this document will need to be considered in consultation with the community. This is The aim of Conservation Area Legislation is to preserve and enhance discussed in greater detail in Section 6 of this document. areas of our historic environment that hold value to the people that interact with them, in order that they are enjoyed by this and future generations.
01 Section 69 (1) (a) Planning (Listed Buildings and Conservation Areas) Act 1990.
02 Section 69 (2) Planning (Listed Buildings and Conservation Areas) Act 1990. 04 Denbighshire County Council: Rhyl Regeneration: https://www.denbighshire.gov.uk/ 03 Historic England, Conservation Area Designation, Appraisal and Management, Advice en/resident/community-and-living/regeneration/rhyl-regeneration.aspx [accessed 26th May Note 1(2016), para 61. Page 1822017] 04 INTRODUCTION 1
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02 01
Rhyl Central Area Conservation Area showing the present boundaries and character areas
01 Rhyl’s Interchange and Commercial Core 02 Crescent Road 03 St Thomas’ Conservation Area Boundary Character Area
This plan is not to scale
Page 183 05 1 INTRODUCTION
1.3 VALUE OF THE CONSERVATION AREA 1.4. SCOPE OF THE CONSERVATION AREA APPRAISAL REVIEW APPRAISAL REVIEW The purpose of a Conservation Area Appraisal is to define and This document is not intended to be fully comprehensive in its scope record the special architectural and historic interest of the Rhyl and content. Omission of any specific building, structure, site, Central Conservation Area.05 The review and update of the landscape, space, feature or aspect located in or adjoining to the Rhyl Appraisal will lead to a better appreciation of the understanding of Central Conservation Area should not be taken to imply that it does the development of the Conservation Area, in terms of its local not hold significance and positively contribute to the character and distinctiveness, setting and condition, which together contribute to appearance of the designated historic asset. the place it is today. This will enable the basis for positive management of the Rhyl Conservation Area. As an area evolves, evidence may emerge which provides a greater understanding of historic asset(s) and the contribution made to the It is intended that the review of the Appraisal, which is now over ten special interest of the Rhyl Central Conservation Area. Such years old, will be been used to make decisions over the position of information should be considered in conjunction with the Appraisal existing boundaries to prepare a management plan which sets out during the course of decision making by the local planning authority. suggested actions to maintain and enhance the special character of the area. Ultimately, adoption of an updated Conservation Area This draft review of the Rhyl Central Conservation Area Appraisal Appraisal and Management Plan will support the active management has been produced by Denbighshire County Council following the of the Conservation Area through the development control process, submission of an initial draft by Purcell. This review was completed including support for appeals. following extensive fieldwork undertaken in Rhyl during May and June 2017. It builds upon the findings and research of the Conservation An adopted Conservation Area Appraisal is a material consideration Area Appraisal carried out in 2006 and approved by Denbighshire to appeal decisions and also relevant to decisions made by the Council in 2007. Secretary of State when considering urgent works to preserve an unlisted building in a Conservation Area. An appraisal can inform those considering investment in the area, help guide the form and content of new development and result in an educational and informative document for the local community.06
The Town and Country Planning Act (General Permitted Development Order) 1995 as amended (GPDO) sets out permitted development rights for certain minor forms of development – i.e. development that may be legitimately undertaken without the need for planning permission. An Appraisal can assess whether or not permitted development rights are having an adverse impact on the special interest of a Conservation Area and whether or not the use of an Article 4 direction is appropriate.
The positive characteristics defined by this document should be the starting point for further discussion with the local planning authority where alterations are being considered to or will affect historic asset(s). Each site will be judged on its own merits and there are bound to be variations in the quality of individual developments. It will not be acceptable merely to emulate the least successful or highest density of these or to use such sites as a precedent for low-quality proposals. Instead regard should be paid to those elements which make the Rhyl Central Conservation Area significant. Ultimately special attention shall be paid to the desirability of preserving and enhancing the character or appearance of the Conservation Area.
05 Welsh Government, Cadw, Managing Conservation Areas in Wales, 2017, page 4 06 Historic England, Conservation Area Designation, Appraisal and Management, Advice Note 1, page 5 Page 184 06 PLANNING POLICY CONTEXT 2
2.1 NATIONAL PLANNING POLICY AND 2.2 LOCAL PLANNING POLICY AND GUIDANCE GUIDANCE The primary legislation for carrying out building conservation Denbighshire adopted the Local Development Plan in 2013. A functions is the Planning (Listed Buildings and Conservation Areas) number of policies are applicable to Conservation Areas. LDP Policy Act 1990. There are various duties that the local authority should RD1 outlines general development management considerations provide under this Act with regard to Conservation Areas. Under relevant to development affecting Conservation Areas. LDP Policy Sections 69, 70 and 71 The Council must determine which parts of its VOE1 ‘Key Areas of Importance’ is a specific policy for planning area should be Conservation Areas, decide whether to extend these applications affecting Conservation Areas. The physical location of or create new ones, and publish proposals for their preservation and Conservation Areas in Denbighshire, in the centre of town and enhancement. Section 72 of the same Act specifies that, in making a villages, is a key consideration for ensuring that Conservation Areas decision on an application for development in a Conservation Area, are adapted or changed in a positive way, retaining their character special attention shall be paid to the desirability of preserving or that makes the towns and rural areas of Denbighshire unique. enhancing the character or appearance of that area. Also of consideration are the Council’s Supplementary Planning National guidance can be found in Welsh Office Circular 61/96 and Guidance note (SPG) relating to Conservation Areas adopted in 1/98; Planning Policy Wales (2016) Chapter 6 and Technical Advice March 2015. Notes (TAN) TAN 12 – Design (2016). Welsh Office Circular 61/96 and Planning Policy Wales (2016) identifies the important role that The Council is also required to review their Conservation Areas and local planning authorities play in conserving the historic environment boundaries from time to time, and to consider whether they are still whilst balancing wider sustainable development responsibilities. The appropriate, whether areas should be added or where boundaries objective is to ‘preserve or enhance the historic environment, recognising should be adjusted to exclude elements. The current review its contribution to economic vitality and culture, civic pride and the quality document is part of this continuing process. of life, and its importance as a resource for future generations’. 2.3 CONSERVATION AREA POLICY GUIDANCE Planning Policy Wales stipulates in Chapter 6 Para 6.3.2 that ‘the This review has taken into consideration methodologies and advice positive management of Conservation Areas is necessary if their character outlined by Cadw and Historic England (formerly English Heritage). It or appearance is to be protected and enhanced’, and in Para 6.4.6 that should be noted that the Historic England documents only relate to ‘development plan policies should make it clear that development England and some of the rules and regulations will differ in Wales, proposals will be judged for their effect on the character and appearance however it does contain principles which are generic to all of Conservation Areas, as identified in (a Conservation Area) assessment Conservation Areas. Publications include: and proposal document, to ensure that any new development is in accord with the area’s special architectural and historic interest.’ • Managing Conservation Areas in Wales, Welsh Government, Cadw, 2017; Planning Policy Wales Chapter 6 Para 6.5.17 advises that there is a • Managing Historic Character in Wales, Welsh Government, Cadw, strong presumption against the granting of planning permission 2017; should proposed development conflict with the objections of preserving and enhancing the character or appearance of a • Understanding Place: Historic Area Assessments, Historic England, Conservation Area, whilst Para 6.5.18 advises on the control over the 2017; total or partial demolition of unlisted buildings within a Conservation • Conservation Area Designation, Appraisal and Management, Area. Additionally, local authorities must also consider the potential Historic England Advice Note 1, 2016. impact of advertising in Para 6.5.19, and the importance of trees • Understanding Place: Character and Context in Local Planning, within 6.5.20. The use of Article 4 Directions removing from the Historic England, 2011; householder specific permitted development rights in order to protect the special interest of a Conservation Area is considered in • Valuing Places: Good Practice in Conservation Areas, Historic section 5. England, 2011;
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Cadw’s document Conservation Principles for the Sustainable • Certain property alterations may require planning permission. Management of the Historic Environment in Wales, 2011 provides These would include: adding extensions, roof extensions and policies and guidance for identifying significance. Four heritage values alterations, cladding, installing satellite dishes and solar panels, are assigned through which a site or place can be interpreted: and laying paving or building walls. evidential, historical, communal and aesthetic. • All proposals for development, including the alteration of shop fronts and the display of advertisements in a Conservation Area, 2.4 CONTROL MEASURES WITHIN require considered design to preserve and enhance the area’s CONSERVATION AREAS special character. Design, materials, lighting, style and colour are In determining applications for development in Conservation Areas, of particular importance. local planning authorities must pay special attention ‘to the desirability of preserving or enhancing the character or appearance of that area’.01 • In some Conservation Areas, Article 4 (2) Directions may be This requirement, as set out in legislation, is also reflected in national introduced. This ensures that alterations to the front of dwellings and local policy. are carried out in sympathy with the special character of an area. Where such a Direction is in place, planning permission is In order to protect and enhance Conservation Areas any changes normally required for the alteration of windows, doors, porches, that take place must do so in a way that encourages positive chimneys, roofs and boundaries. conservation and management. Statutory control measures are designed to prevent development that may have a negative or Payment of a planning application fee is not required for cumulative effect on the character and appearance of an area and Conservation Area Consent, consent for works to trees or include the following: applications under the Article 4 (2) Direction has been introduced. This ensures that alterations to the front of dwellings are carried out • Demolition or substantial demolition of a building within a in sympathy with the special character of an area. Where such a Conservation Area will usually require permission from the local Direction is in place, planning permission is normally required for the authority. Most works involving demolition require Conservation alteration of windows, doors, porches, chimneys, roofs and Area Consent. Consent for demolition will not normally be boundaries. granted until it is known what form redevelopment will take and how it preserves or enhances the Conservation Area. There may however be some poor-quality buildings which, if removed, would result in visual improvements to Conservation Areas. • Trees are given automatic protection in Conservation Areas for the contribution that they make to the amenity of an area. If you are thinking of cutting down a tree or doing any pruning work (with some exceptions) you must formally notify the Council 6 weeks in advance. This is to give the Council time to assess the contribution the tree makes to the character of the Conservation Area and decide whether to make a Tree Preservation Order. Some trees may be additionally protected by a Tree Preservation Order because of their importance to the locality.
01 Section 72 (1) Planning (Listed Buildings and Conservation Areas) ActPage 1990. 186 08 SUMMARY OF SPECIAL INTEREST 3
Rhyl is quintessentially a planned Victorian seaside town containing • St Thomas’ Church and Holy Trinity are of high architectural and many Victorian and Edwardian buildings. Rhyl has, however, been the historic value. St Thomas’ Church was built to designs by George subject of much alteration over the years in the form of inappropriate, Gilbert Scott and they reflect the growth of Rhyl during the low-quality alterations to historic buildings, replacement of others with mid-19th century and the influx of English speaking people. buildings of an unsympathetic design, and of a gradual erosion of the • There is a good survival of Victorian buildings throughout the public realm. However, there is much to be celebrated in Rhyl, with Conservation Area as well as historic features above retail the highest value being placed upon the following features and premises, despite the insensitive installation of modern shop characteristics: fronts. • Rhyl is an example of a Victorian seaside resort, planned and laid • A number of historic shop fronts can be found within the out in the early 19th century. The Rhyl Central Conservation Conservation Area. Area encompassed the centre of the planned settlement. • The Conservation Area contains a number of high quality elegant villas which reflect the former affluence of Rhyl during the Victorian era. • The distinctive grid pattern of streets illustrates the planned nature of Rhyl during the 19th century. • There is a general uniformity of building height across the Conservation Area which also illustrates the planned nature of Rhyl. • A number of the early buildings can be identified by their construction in local materials. • There is a good survival of Victorian buildings and terraced properties, many constructed to provide accommodation for visitors to the town. • Despite the loss of several key buildings in Rhyl in the past, the town retains a number of high-quality, individually designed buildings which reflect the past affluence of the town. • The Victorian railway station provided the impetus for the growth of Rhyl as a tourist destination. Its considerable size reflects the importance of the tourist trade to Rhyl. • T he Town Hall, which was rebuilt on several occasions, illustrates the growing affluence and popularity of the town during the 19th century. The tower and clock is a landmark building in the Conservation Area. The land around it forms a rare and valuable green space within the commercial and retail core of Rhyl. • The Art Deco Odeon Bingo Club, formerly a picture house, is a striking building, reflecting the new confidence during the inter-war years, and growing importance of cinema in people’s daily lives.
St Thomas’ Church Page 187 09 4 ASSESSMENT OF SPECIAL INTEREST
4.1 LOCATION AND SETTING The grid-pattern of its streets shows the planned nature of Rhyl, Rhyl is a town located at the mouth of the River Clwyd on the orientated towards the sea. The construction of the railway station in north-east coast of Wales within the county of Denbighshire, though the middle of the 19th century formed a second focus for the town; historically it was once part of Flintshire. today it is known as Rhyl’s Interchange as it lies adjacent to the southern boundary of the Conservation Area. The street pattern Prestatyn is located 3.5 miles to the east, Kinmel Bay is 1 mile to the historically served to channel visitors who arrived by train towards west and the medieval town of Rhuddlan is a little over 2 miles to the the seafront to the north. south. The northern boundary of the Conservation Area currently runs The town is bisected east to west by the busy A548 coast road, along part of West Parade, which fronts onto the Children’s Village, whilst the principle route inland from Rhyl is via the A525 which one of Rhyl’s tourist attractions. Exceptions to the grid-pattern plan continues towards the county town of Denbigh. form include Crescent Road in the west of the Conservation Area which bisects the residential area. The adjoining streets of Edward Rhyl is located on a flat coastal plain of marshland and sand dunes. It Henry and Abbey Street diverge from the grid-pattern to join it. enjoys extensive sandy beaches along its seafront on the northern edge of the Conservation Area, and long distant views towards the On the eastern side of the Conservation Area is a distinct area of hills on the edges of the Clwyd Valley. large Victorian residences, some of which have been converted to commercial use. At the heart of this area is St Thomas’ Church and associated buildings, forming a discreet character zone within the 4.2 TOPOGRAPHY AND GEOLOGY Conservation Area. Extensive boulder clay and sand deposits occur throughout the area as a result of glacial activity; carboniferous coal measures are overlain 4.4 ARCHAEOLOGY by boulder clay, Triassic alluvium and blown link sand. The limestone Prior to the 1790s, the area on which the town of Rhyl is located was cliffs which form the northern edge of the Clwydian Range were largely marshland and sand dunes, the latter known as Y Gyrtain once part of the original coastline. Much of Rhyl is situated on land Fawr. The Rhyl Central Conservation Area is located on reclaimed reclaimed from the sea, and natural infilling of the River Clwyd land, and archaeological evidence for human activity will therefore estuary provided additional land south of the railway line, which was largely relate to the period following its reclamation at the start of developed as part of the expanding settlement.01 the 19th century.
4.3 GENERAL DESCRIPTION, CHARACTER AND There are no scheduled monuments within the Conservation Area. PLAN FORM Rhyl is a typical Victorian seaside town, with two, three and four 4.5 HISTORIC DEVELOPMENT storey 19th century terraced properties facing each other across a Prior to the 18th century, Rhyl was a hamlet consisting of a few grid-iron pattern of streets, interspersed with 20th century scattered cottages surrounded by marshland. Foryd Harbour, from development of varying quality and character. which small-scale fishing took place, would have provided some income for local residents. The principle retail and commercial area is located along the High Street, and the parallel streets of Queen Street and Bodfor Street to In 1794 an Act of Parliament approved drainage of the marshes for the west. Here the Town Hall is also located with its prominent clock development. During the 1820s and 1830s parcels of land were tower, forming a local landmark. marked out for development and the street pattern visible throughout central Rhyl was laid out. Crescent Road and adjacent streets were constructed around this time.
01 Rhyl Central Character Area Proposed Extension, 2007 Page 188 10 ASSESSMENT OF SPECIAL INTEREST 4
Location plan of Rhyl and the Rhyl Central Conservation Area Page 189 11 4 ASSESSMENT OF SPECIAL INTEREST
The town grew around what is now the commercial core and retail With the availability of cheap, reliable transport and the provision of centre. At the same time, the town expanded further east in the area statutory holidays, workers from the industrial cities of the north- now bounded by Russell Road, Brighton Road (formerly Shipley west and midlands discovered Rhyl. During the later 19th century, it Street), Clwyd Street and Bath Street. This area was once the nucleus was considered to be the premier seaside resort in North Wales, of the wealthier part of Rhyl and a number of important buildings with the best beach, a full range of amusements and diversions, were erected prior to and during the 1840s. Holy Trinity Church was undercover shopping facilities and an air of elegance beyond the constructed in 1835 as a Welsh Chapel of Ease to the mother church everyday experience of holidaymakers from cramped and dirty inner at Rhuddlan, and other buildings such as Plas Gwyn, The Swan Public cities. The health benefits of Rhyl’s environment and climate were House, and 5-8 Clwyd Street soon followed. Meanwhile, the area to promoted and exploited, and consequently it was also considered a the west developed as a seaside resort to serve the first tourists suitable place for convalescing, whether in one of a number of private from Liverpool and other cities who arrived at the harbour by nursing homes or the Royal Alexandra Hospital. steamer to enjoy the benefits of newly fashionable sea bathing. By 1893, Rhyl was the largest town in Flintshire and by 1912 the The real tourist potential of Rhyl was exploited when the Chester to street pattern familiar today has been established. Fires destroyed a Holyhead railway line through Rhyl opened in 1848. The once number of key buildings in the early twentieth century, including the exclusive resort became accessible for millions, resulting in large scale impressive Queen’s Palace on East Parade, which contained a zoo in expansion into a popular seaside town between 1850 and 1890. The the dome, and in the basement a replica of Venice’s canal system, majority of Rhyl’s town centre, as well as areas further to the south complete with gondolas. The quality of architecture was, unfortunately, and west, developed rapidly to provide hotels and boarding houses. never replaced. Queen Street, River Street, Sussex Street and Bodfor Street were laid out in 1852 and a number of important buildings were constructed, During the 20th century, the town continued to attract tourists, but such as the original Town Hall on Wellington Road (1855). it was the advent of the cheap package holidays to the continent with the guarantee of sunshine which began the decline of the towns’ Enterprising businessmen established a whole service industry to fortunes. Others were attracted to the holiday camps and caravan cater for the needs of the new visitors, including the construction of parks on the outskirts of Rhyl, where the availability of entertainment assembly rooms, theatres, concert halls, indoor swimming baths and and shopping on site drew expenditure away from the town centre. a skating rink; development of the Promenade and the Pier provided Like many seaside resorts across Britain, boarding houses were amusements and facilities for those not taking to the sea. In the converted into flats and businesses closed. Landmark building such as centre of town, ground floors were converted into shops selling all the Pavilion Theatre and pier were demolished in the 1970s. manner of goods for not only holiday makers but also the local population, who were beginning to consider Rhyl to be the retail Today, initiatives are attempting to halt the declining tourist industry centre for the area. and regenerate the town, including the redevelopment of the promenade, and the regeneration of the West Rhyl on the western Churches and chapels of all denominations provided spiritual care boundary of the Conservation Area. of visitors and residents alike. Sussex Street Baptist Church was erected in 1862 by a consortium of local Baptists and industrialists from Lancashire and Cheshire, whilst St Thomas’ Church, was built between 1860 and 1890. By 1874 the central area street pattern was established, the spire of St Thomas’ Church had been completed, and the new Town Hall was under construction on the site of the earlier Town Hall. Christ Church United Reform Church was built a decade later.
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The beach, late-19th century High Street, late-19th century
Pavilion and Parade, late-19th century The beach, late-19th century
Promenade late-19th century The destruction of the Queens Palace
The pier Station Platform, late-19th century Page 191 13 4 ASSESSMENT OF SPECIAL INTEREST
4.6 RHYL CENTRAL CONSERVATION AREA MAP PROGRESSION
1871 Ordnance Survey Map
Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432
• The grid pattern of Rhyl’s streets, largely unaltered from today, is already clearly defined. • W est Parade is lined with houses facing the sea. • The Town Hall, built in 1855, occupies a prominent position on Wellington Road. • The principle streets of the High Street, Queen Street, Water Street, Bodfor Street, Kinmel and Church Street are already lined with buildings, with the occasional empty plot. Gardens and yards are laid out behind many of the buildings. • St Thomas’ Church and Holy Trinity Church and the Wesleyan Chapel lie on the periphery of development. Bath Street is largely undeveloped, whilst a number of individual villas have been constructed further to the north-west. • Edward Henry Street, Crescent Road and Abbey Street are under development. • The station and railway line, built in 1848, define the south-east boundary of the town.
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1899 Ordnance Survey Map
Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432
• By 1900 all vacant plots along the High Street have been filled, and the town has taken on much of its familiar density. • Plots around St Thomas’ Church have been filled, but development is still limited beyond Bath Street. • The Town Hall has been replaced by a new building in 1874-1876. • Crescent Road continues to develop south-westwards, whilst Abbey Street has now been completed
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1961 Ordnance Survey Map
Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432
• Illustrates the continuing infilling of vacant plots and rear gardens and yards. • The Crescent Road area is now developed with rows of terraced houses. The bus station occupies a large site on the western side of the road. • The railway station has increased in size with longer platforms to cater for the large number of visitors. • To the south-east of the railway line, the area has now developed as a suburb of Rhyl.
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4.7 KEY VIEWS • Views along Bath Street towards the sea front. Within the Rhyl Central Conservation Area are several important • Views towards the Town Hall along Wellington Road and from views or vistas which derive from its planned development in the adjacent roads. 19th century. These are as follows: • Views along the High Street towards the sea front. • St Thomas’ Church at the heart of St Thomas’ Character Area is • Views of the Railway Station and Conservation Area’s skyline visible from many locations, however views of the church or its from Vale Road Bridge. spire are important moving south-east along Bath Street, moving south-west along Russell Road and at from the junction of These are identified on plans within the individual character areas in Russell Road and Bath Street. Section 4.14.
View of St Thomas’ Church at the junction of Bath Street and Russell Road View along Bath Street towards the seafront
View of the Conservation Area from Vale Road Bridge, with the Odeon Bingo Club behind the Cob and Pen public house Page 195 17 4 ASSESSMENT OF SPECIAL INTEREST
4.8 TYPICAL MATERIALS Some of Rhyl’s most prominent buildings are constructed in grey Within the Conservation Area the most common building material is rubble stone often with free stone dressings, for example the Town brick. Render or stucco is frequently uses in Rhyl to disguise brick. Hall. Stone is the most frequent choice of Rhyl’s churches. The local Additionally, many 19th century buildings have raised and moulded grey stone is also found in the Conservation Area’s oldest terraces dressings and quoins; where these are picked out in a contrasting or dating to the early 19th century. complementary colour, the effect can be most striking. Frequently in Rhyl, white render is contrasted with black mouldings, evoking mock Slate is a common material for roofs, however, property owners are half-timbering. Another feature in the Conservation Area is render more frequently choosing to replace their roofs with inappropriate which is moulded to appear like rusticated ashlar. and cheaper concrete tiles; this has a detrimental impact on the appearance of historic buildings and the roofscape of the Where brick is left exposed, 19th century buildings utilised red, Conservation Area. yellow, black or buff brick, whilst 20th century buildings tend to use brown brick. More recent residential blocks have attempted to compliment the 19th century streetscape by utilising red and yellow brick. Sometimes buildings use multiple colours of brick, often to great decorative effect in bands along elevations, for window dressings or for quoins.
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4.9 ARCHITECTURAL FEATURES larger paned sliding sashes, often with margin-lights. Today, however, uPVC doors and windows are now the most common feature within The buildings in the Conservation Area most commonly date to the the Conservation Area. 19th century and as such have an eclectic mix of architectural and decorative features, some of which are illustrated below. Some individual buildings, generally commercial or retail premises, have grand architectural features such as the Ionic giant order The Gothic style is commonly adopted in most of the Conservation columns above the corner entrance to the HSBC bank, (1 Bodfor Area’s churches and is also used in the Town Hall. Street), and the rusticated ground floor, with its scallop shell hood above the entrance. To a lesser extent the terracotta decorative Rhyl’s residences were most commonly built with canted bay features to 56 Water Street, with its large arched windows, the code windows and today, these still exist above the ground floor on stone masks on key stones to 2 Bodfor Street, and the giant order buildings which were adapted in the 19th and 20th century to retail columns to the first and second floor of the 1930s Burton’s premises. or commercial use. Also common are pierced and decorative bargeboards, terracotta ridge tiles and finials, mock half-timbered At a smaller scale, there are a number of plaques, foundation stones gables and polychrome brickwork and dressings, mixing both Gothic, and street name plates, the latter are commonly found throughout Tudor, vernacular and classical revival styles. Multi-paned, sliding- the Conservation Area. timber sashes can be found in the Conservation Area as well as
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Tiled ground floors can be found on several public houses including The Lorne. Art Nouveau tiling also features on a door surround on Wellington Chambers, Wellington Road, a purpose-built commercial building.
The 20th century buildings in the Conservation Area also have their own architectural features such as the Art Deco style of the Odeon Bingo Club with its curving brickwork and windows and vertical tower of faience tiling.
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4.10 SHOP FRONTS AND ADVERTISING The use of modern materials such as aluminium for doors, windows The majority of shop fronts in the Conservation Area are 20th and and shop fronts are often accompanied by large fascias, illuminated 21st century replacements, but some retain traditional features and signs and large window signs. are positive contributors to the Conservation Area. Traditional features include decorative plinths, fluted/plain pilasters, panelled stall Security features such as solid external roller shutters have an impact risers, fascias and decorative/plain cornices. on significance. Vacant shops that are permanently shuttered are detrimental to the Conservation Area as they present a blank and A number of traditional and replacement 20th and 21st century shop lonely façade to the street. Full-size advertisements or hoardings that fronts that successfully make use of historic features provide a cohesive cover the shop fronts are equally unsatisfactory. design with the architecture present on the upper storeys. For example, 5 Russell Road is an original 19th century shop front with Also, an important feature are the upper floors of the shops, many of modest signage, although the colour scheme is very bright. No.15 which have survived relatively intact. These often demonstrate Bedford Street is a traditional shop front which has been recently decorative features, such as bay windows and mock-timber frame restored and is in keeping with the appearance of the Conservation detailing. Some retain their timber sash windows although rather Area. more have been replaced with insensitively designed uPVC. Many upper floors appear to be under-used or vacant offering the Many shops in the Conservation Area are independent retailers, opportunity for alternative uses such as residential. which is to be encouraged as it offers an alternative to the generic corporate branding that dominates many high streets around the A number of commercial premises have employed a sympathetic country. However, many shops are very low-quality and make no approach to signage within a Conservation Area, by applying tradition attempt to be sympathetic to their historic surroundings. Takeaways, lettering to the window glass. This reduces the need for external gaming centres, charity shops and outlet stores often have signage. An example of this can be seen on modest window signage inappropriate and garish branding and overly large (extending above to commercial premises at 33 and 35 Russell Road. The use of the ground floor) signs. They also suffer from a lack of maintenance retractable canopies in a suitable material, as found on Market Street and have inappropriate, heavy-duty security features. (Roland’s Produce), should also be encouraged.
A number of shop fronts are unsuccessful in terms of style, scale, ‘A’ boards are found throughout the retail area although they tend to signage, illumination, material and colour. The size of fascias across the be found in the wider streets and are less of a hazard to pedestrians. Conservation Area is a concern as many are overly large, feature There are also a number of large advertising hoardings within the strong colours and do not relate well to their surroundings. Conservation Area close to Rhyl’s Interchange. These boards are attached to the gable ends of 8 and 5 Kinmel Street and are intrusive in the Conservation Area.
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The following are examples of traditional shop fronts within or on the boundary of the Conservation Area:
No.5 Russell Road a historic shop front with a garish colour scheme Restored shop front on Russell Road. The use of roller shutters is an insensitive addition.
No.46 Bedford Street, although the colour scheme is rather garish No.2 Bedford Street, a historic shop front, listed Grade II
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No.15 Bedford Street No.90 High Street, pair of two storey historic shops with unusual continuous display-window to the first floor, built 1861-1871
Tudor Building, Wellington Road. The roller shutters which enclose the entire shop Restored shop front Abbey Street front are intrusive. The full size window vinyl advertising seen here on the right is also inappropriate.
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Intrusive examples of shop fronts which predominate in the Conservation Area:
Shops on Kinmel Street – note the large advertising board on the gable end.
Pawn Brokers, garish signage and large ‘A’ board on Sussex Street
Good example of a late Victorian building retaining many traditional features. Unfortunately, the ground floor has been substantially altered – corner of Kinmel and Bodfer Street.
High Street chain store with overly large signage and modern aluminium shop-front. The condition of the building is also a concern.
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Vacant shop with poor shop front on the corner of High Street and Wellington Road. Inappropriate shop windows on Kinmel Street
Poor -quality and intrusive shop fronts in Bodfor Street The New Inn, a Grade II listed building with overly large advertising signage
4.11 ACTIVE STREET FRONTAGES Within the Rhyl Central Conservation Area there are a number of Interesting places are generally characterised by `active edges’ or issues which result in poor active street frontages. A particular issue `active frontages’; this is where there is stimulus and interaction is the large number of empty shops within the Interchange and between the public realm and buildings. This can be by direct access Commercial Core Character Area; obscured or dirty shop windows or through visual connection (windows and shop fronts for example). or the use of security shutters adds to their unpleasant and often Active frontages help promote on-street activity and vibrancy and in intimidating appearance. Another issue is with the narrow pavement addition provide over-looking and natural surveillance to spaces and and busy traffic of Wellington Road which also makes this street streets. Active frontages can extend the influence and animation of uninviting. interior uses outwards into the surrounding public space, for example, through ‘spill out’ activities such as café seating. Whilst a number of establishments can be seen to `spill out’ into the street (the Weatherspoon’s public house on Market Street is one Shops, and more importantly shop frontages, provide an `active edge’ such example) there is a distinct lack of interest and activity to the street which brings life and vitality to an area and provides elsewhere, even within other areas of Sussex Street and the wide interest and variety. The quality of active frontages can also influence pedestrianised areas of the High Street. Additionally, interest could economic activity and success. be added through the use of traditional retractable awnings to shop fronts and through the reinstatement of the traditional iron and glass canopies which were once a common feature of Rhyl’s streets. The theme of active frontages will be further explored within the Management Plan. Page 203 25 4 ASSESSMENT OF SPECIAL INTEREST
4.12 LISTED BUILDINGS Listed buildings are designated under the Planning (Listed Buildings and Conservation Areas) Act 1990 for their special architectural or historic interest. Listing gives them protection as alterations, additions or demolitions are controlled by Listed Building Consent, which is required by local planning authorities when change is proposed. Listing ranges from Grade I (the highest level of protection) through to II* and II.
There are 76 listed buildings within the Conservation Area. The high number acknowledges the quality and historic significance of Rhyl’s Victorian heritage. The location of listed buildings is shown on page 28 and listed in detail in Appendix 1. The buildings are also discussed within the assessment of individual character areas.
Concern regarding lack of use and condition should be raised regarding the following buildings: • Apollo Bingo Club – vacancy of shop units impacting on the appearance of the Conservation Area. • No.40, Bellview Terrace, Bath Street – inappropriate alterations including a blocked window opening and an unsympathetic dormer window. • Condition, due to vacancy, of 4 Clywd Street impacting on the appearance of the Conservation Area. • Roof slates missing exposing timber battens on the Spiritualist Church, Bath Street (former English Methodist Church). • Vacancy of Marine Villa, Crescent Road. • Poor condition of 40-46 (even) Queen Street which is also marred by an insensitive shop front and door. • Vacancy of 2 Bodfor Street. No.40 Queen Street, listed Grade II • Polycarbonate sheeting to the windows of the Welsh Presbyterian Church, Clywd Street.
No.2 Bodfor Street, listed Grade II Page 204 26 ASSESSMENT OF SPECIAL INTEREST 4
4.13 POSITIVE CONTRIBUTORS Buildings which could be considered for local listing and other The term positive contributor identifies a non-designated historic positive contributors which add character to the area are shown on asset which makes a positive contribution to the Conservation Area. page 28. This list should not be considered as exclusive but should be a starting point for discussion: A single building, group or landmark can be classed as a positive contributor. Identification within this Appraisal focuses primarily on • Cob and Pen Tavern • 143 High Street a building or structure and does not necessarily take into account • 61-77 (odd) High Street • 3-11 (odd) Wellington Road the positive contribution made also by landscaping, spaciousness and other historic structures within the curtilage or setting of • 29-35 (odd) Queen St • The Lorne public house positive contributors. Where a building, structure or site is not • 46 Bedford Road • 3 Abbey Street identified in this Appraisal as a positive contributor, this does not necessarily mean the building detracts from the character or • 23-17 (odd) Bedford Street • 22 Bedford Street appearance of the Conservation Area. Further enhancement may be required or investigation into the potential significance of the • 15 Bedford Street • 45 Water Street building, structure or site. • 14-16 (even) Water Street • 30 Water Street
These elements have been assessed with reference to criteria set out • 6-12 (even) Crescent Road • 16-18 (even) Edward Henry in the Historic England Advice Note 1: Conservation Area Designation, Street Appraisal and Management, Table 1, page 16. The criteria are listed in • 61-71 (odd) High Street • 24 Bath Street Appendix 2. The criteria used to identify those elements which have less than a positive contribution, are given in Appendix 3. • 14 Russell Road • 10 Paradise Street
Identified positive contributors could be used to form the basis of a • 20 Water Street • 3 Abbey Street local heritage list. Some local planning authorities in Wales have started • 3-7 (odd) Bedford Street • Former courthouse, Clwyd to create lists of historic assets, known as Lists of Historic Assets of Street Special Local Interest – these have an important role to play in celebrating heritage that is valued by the community at the local level. • 1-7 (odd) Paradise Street • Llys Alwen, Morley Road These buildings, structures and sites merit consideration in planning decisions, because of their heritage interest. Further information on • 21-23 Bath Street • 6-12 (even) Bath Street local heritage lists can be found in Cadw’s guidance Managing Lists of • 14-22 Bath Street • 1 and 2 Morlan Park Historic Assets of Special Local Interest in Wales, 2017. 02 • Former Congregational Chapel, Queen Street
4.14 LANDMARKS Within the Conservation Area are a number of landmark buildings dating to the 19th and 20th centuries. These are visually important structures that make a statement, form important components in a key view, hold an important corner position, can be seen at a distance, or stand above the general roof line of the surrounding buildings.
Landmark buildings are also likely to be listed buildings or undesignated historic assets which are positive contributors within the Conservation Area.
These buildings are identified on the map on page 28.
02 http://cadw.gov.wales/historicenvironment/publications/newpublications/?lang=en [Last accessed 14/6/17] Page 205 27 4 ASSESSMENT OF SPECIAL INTEREST
LISTED BUILDINGS, POSITIVE CONTRIBUTORS AND LANDMARK BUILDINGS Listed Buildings Positive Contributors (note this plan does not include positive contributors with insensitive shop fronts) Under Redevelopment Landmark Buildings Conservation Area Boundary Suggested Boundary Change (see Section 6)
This plan is not to scale
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4.15 CHARACTER ANALYSIS The character area assessment map at the end of each section 4.15.1 CHARACTER AREAS identifies key features within the character area including key views, listed buildings and buildings which make a positive contribution to The character of the Conservation Areas has been defined using the the character of the area. Whilst many of the buildings have retained Historic England guidance Understanding Place: Historic Area historic features, a number have been identified as ‘at risk’ due to Assessments, 2017. Each area is defined according to its predominant their poor condition, lack of maintenance and vacancy. Others have physical characteristics including urban structure, scale and massing, been identified as ‘compromised heritage assets’ due to insensitive building ages and materials. alterations which threaten their historic integrity. More details on the selection criteria can be found in appendix 2 and 3. The boundaries have been defined where these characteristics change, although there may be similar characteristics across Each section is structured as follows: boundaries within the neighbouring character areas. 01 Overview The key strengths and weaknesses for each area are given at the end 02 Summary History of each character description section. These are not an exhaustive list and more are likely to be uncovered through public consultation. 03 Building Types 04 Architectural Styles Within the adopted Rhyl Central Conservation Area Appraisal of 2007 three character areas were defined. These are comprised of: 05 Street Pattern the commercial core including Rhyl Gateway (now the Interchange), 06 Scale and Massing Crescent Road Area and St Thomas’ Area. This review proposes to retain these character areas. Each character area has been analysed 07 Open Space, Parks and Gardens, Trees and Public Realm separately and has its own detailed Conservation Area assessment 08 Strengths map for ease of use. 09 Weaknesses Observations of the plan form, uses, style and the quality and 10 Character Area Map contribution of the buildings are described for each character area along with green spaces and trees that together form the character of each area. Negative factors such as damage, vacancy and intrusion are also identified for each.
03
02 01
01 Rhyl’s Interchange and Commercial Core 02 Crescent Road 03 St Thomas’ Conservation Area Boundary Character Area
This plan is not to scale
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AREA 1: RHYL’S INTERCHANGE AND COMMERCIAL CORE on the corner of High Street and Glanglasfor. In the late 20th century the White Rose Centre replaced several older blocks and the site of Overview the White Rose Garage and the former bus station site on the High The Interchange and Commercial Core Character Area includes High Street was redeveloped. Street and Queen Street/Bodfor Street, which are intersected at a right angle by Sussex Street, Market Street, Wellington Road and Kinmel/Brighton Road. The southern boundary of the character area is marked by the railway line and the train station and the northern boundary meets West Parade on Queen Street. The character area occupies a formal grid pattern of streets and, as the character area’s name suggests, is predominantly given over to retail and commercial use.
Whilst many of the buildings within this character area have retained historic features, a number have been identified (see map on page 41) as ‘at risk’ due to their poor condition, lack of maintenance and vacancy. Others have been identified as ‘compromised’ due to insensitive alterations which threaten their historic integrity.
Summary History The Chester and Holyhead railway came to the north Wales coast in Rhyl High Street from Vale Road Bridge, late-19th century 1848, initially with 14 stations including Rhyl. The station building, one of a series designed by Francis Thompson of Derby, allowed tourists to reach Rhyl from many of the industrial towns in the midlands and north-west, as well as being the terminus for the Vale of Clwyd Railway.
The growing traffic resulting from Rhyl’s boom as a holiday resort made expansion of the station a priority in the 1880s, when it was increased in length, the goods yard was expanded, and the two listed signal boxes erected. The existing frontage has subsequently been extended to the east and the station remodelled.
By 1875 much of Rhyl’s town centre had been built up, and although chapels, banks, a post office and a number of hotels and public houses existed, generally on the larger corner sites, most of the other Rhyl’s High Street, early-20th century buildings were probably still domestic, perhaps with some commercial use. A few vacant plots had not been built on, and some of the original larger houses remained surrounded by garden. However, the pace of development was such that by the turn of the century the only open space surrounded the new Town Hall and the railway station forecourt.
Although many buildings in the town centre were originally domestic, the retail function soon became dominant. Cast iron-glazed canopies were erected to allow visitors to parade and shop under cover. Sadly, these features, typical of many Victorian town and seaside resorts, have almost completely disappeared from Rhyl.
Remodelling and redevelopment of individual buildings and sites continued into the 20th century. Art Deco remodelling was popular in the 1930s which coincided with the increase in popularity of the The Plaza Cinema and Bingo Hall, c.1980 cinema; the Royal Hotel was demolished and replaced by the Plaza, the Odeon replaced a row of houses by the Vale Road Bridge and the Regal opened on High Street. Within the same decade, the Burtons Tailors built a new store in typical corporate Art Deco style Page 208 30 ASSESSMENT OF SPECIAL INTEREST 4
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Bodfor Street, late-19th century. The Imperial Hotel is immediately to the right Rhyl High Street and Market Street looking south, 1909. The building to the right is now the Yorkshire Building Society. Note the cast iron glazed canopy to the left and the traditional lamppost.
Wellington Rd, looking towards the Town Hall Promenade, and West Parade c.1940. The Art Deco ‘Corner Café’ is centre right
Wellington Road, looking west towards the corner of the High Street, c.1900. The The Corner Café, West Parade, c.1940 building on the right has a rendered first and second floor simulating rusticated ashlar, found on a number of buildings in Rhyl.
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Building Types The Town Hall occupies a prominent position on Wellington Road, The predominant use of the buildings within the character area is for with the gridiron of streets ensuring that it is a landmark building, retail, interspersed by commercial premises, fast food outlets, cafés visible from adjacent roads. It was constructed in the French Gothic and public houses. At the heart of the character area is the Town style between 1874-6 to designs by Wood and Turner of Barrow. It Hall on Wellington Road, with the police station on the opposite side incorporates a Carnegie Library which was built in 1906 in a similar of the road. On West Parade is an area of amusement arcades. style and materials. It is striking for the combination of the grey limestone with warm-coloured stone dressings, steep pitched slate A number of the shops make use of existing buildings which were roof and clock tower. The building was modified in the 1980s is a originally residential dwellings, but there are also a number of generally sympathetic style and is a monument to Rhyl’s burgeoning purpose built parades and retail premises, some with features urban status in the later 19th century. designed to showcase the latest products or attract shoppers through ornate architectural display.
The majority of shops make use of the ground floors only, with space for accommodation, offices or storage above. Frequently, however, upper floors generally appear to be under-used or vacant.
Architectural Styles The Interchange and Commercial Core Character Area is characterised by an eclectic mix of styles including grand Victorian and Edwardian commercial buildings, prominent public buildings and more modest and simply designed Victorian terraces. The historic streetscape is intermixed with 20th century development of varying quality.
The Railway Station on the southern edge of the character area is a Grade II listed building. The station was originally opened in 1848 but underwent substantial expansion in the 1880s when both the buildings and the platform were extended. The two storey building is constructed in brown brick with red and buff brick banding and hipped roofs with chimneys. It is a linear structure which consists of a number of individual buildings linked together and is domestic in appearance. Historic images of the station show that it originally had a grand porte-cochere across the whole frontage of the main block. This has been replaced with a modern canopy which is sympathetic to the appearance of the station buildings. The Railway Station is symbolic of Rhyl’s success as a tourist destination in the 19th century and is therefore of a high historic significance for the town.
Rhyl’s Town Hall
The railway station HSBC Bank a late Victorian purpose-built bank Page 210 32 ASSESSMENT OF SPECIAL INTEREST 4
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The classical style in its various forms was often adopted in the late There are a number of individually designed Victorian and Edwardian Victorian and Edwardian periods for commercial buildings. The HSBC commercial premises of character within the main retain area on bank which occupies the corner of Wellington Road and Bodfor Street, Market Street, Sussex Street and the High Street, although the opposite the Town Hall, is a good example of a purpose-built bank in majority of their shop fronts are insensitive to the historic buildings the free-classical style, and constructed in 1899-1901 for the North above. These include 61-79 (odd) High Street; No.61 have been built and South Wales Bank. A defining historical feature of this type of in the Tudor Revival style, and stands adjacent to two striking building includes corner entrances, a strong building presence on the buildings designed in classical styles and constructed in red brick with street, dominant street frontages and eye-catching architectural details. freestone dressings. The palate of materials, scale and massing of these buildings contribute to the visual interest and historic character of the Conservation Area. The character area also includes many modest Victorian terraces. Queen Street, for example, is lined with modest terraces many The NatWest Bank (including No.7) also occupies a corner location retaining bay windows, giving the streetscape a sense of rhythm. There on Market Street and Queen Street. A striking building in red brick is a predominance on upper storeys for render, lending some streets, with a steep pitched roof and stepped chimney, it was probably built such as Market Street and Queen Street, a homogenous character. A at the end of the 19th century. Sadly, alterations to the ground floor number have applied dressing and quoins picked out in a contrasting and the loss of historic windows, have marred an otherwise interesting colour, a feature common throughout the Conservation Area. building which includes a first and second floor corner turret with Elsewhere, on Bodfor Street, the loss of architectural detailing, use of decorated lead-panelling and original coloured glass. uPVC windows, removal of bay windows and insensitive modern renders has resulted in a somewhat bland historic streetscape. The Yorkshire Bank on the corner of Sussex Street and High Street is an eye-catching buff brick building with brick banding incorporating There are a number of churches within the character area. The Gothic and classical motifs. former Congregational Chapel on Queen Street is constructed in rubble stone with freestone dressings in the Romanesque Revival style. Its use as commercial premises has unfortunately led to some intrusive alterations. On Sussex Street, the Grade II listed Baptist Church is an eye-catching building designed in the classical style with a tall portico supported by Corinthian columns.
Nat West Bank corner turret Yorkshire Bank
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Nos.61-79 High Street. Examples of architectural mix of styles and designs No.61 High Street, half-timbered Tudor revival style
Good survival of a modest Victorian building with sympathetic shop front, corner of Render and bay windows provide a sense of cohesion and rhythm in Market Street Sussex Street and Queen Street
Former Congregations Church, Queen Street Baptist Church, Sussex Street
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The character area includes a number of interesting public houses The former Regal Cinema is an unusual Art Deco building situated and hotels from the 19th and 20th centuries. The North public beyond the northern boundary of the Conservation Area, on the house, adjacent to the Victorian commercial parade of Tudor corner of Sussex Street and the High Street. Although it has Buildings is built in the Tudor Revival Style, with a mock half-timbered undergone insensitive alterations to the ground floor, it is a landmark first floor and Gothic headed doorcases. The Cob and Pen Tavern is building on the High Street which would benefit the Conservation a well-presented 19th century public house, with painted render and Area and the upper regions of the High Street were it to undergo contrasting highlighted dressings. The security camera and satellite sensitive restoration. It is suggested that the building, despite later dishes are intrusive. Also close to the railway station is an interesting alteration, is including within the boundary of the Conservation Area. late-19th century former public house on Bodfer Street and the ‘Bee and Station’ opposite. The latter was built between 1861-1868, has a A terrace of Victorian houses on the upper reaches of Queen Street rendered first and second floor simulating rusticated ashlar blocks – a is currently undergoing major redevelopment. It is unfortunate that characteristic of some 19th century buildings in Rhyl. The ground this involves complete demolition due to their structural instability. floor is of high quality decorated glazed tiles, frequently found on the However, there is now an exciting opportunity to enhance the edge exterior of public houses. Tiling also features on the Lorne Hotel on of the Conservation Area with a new development of the highest the corner of the High Street and Market Street. Currently painted, it quality design. Given the loss of the historic buildings, the may benefit from sensitive restoration. Conservation Area boundary should exclude the area.
The Art Deco style of the inter-war years features on a number of There are a number of modern buildings within the character area buildings adding variety and interest within the Conservation Area. which are either intrusive or fail to make a positive contribution These include the 48-50 (evens) High Street, a custom designed store towards the special interest of the area. These include 64 Bodfor in Burtons Tailors’ Art Deco ‘house-style’, and the Corner Café, a Street, the Bodfor public house and the Job Centre; 97-107 (odd) and restored Art Deco building of around 1930 which occupies the 42-46 (even) High Street; the Front Room on Kinmel Street; the corner of Queen Street and West Parade. The New Inn on the High police station on Wellington Road, and Wilco’s on Market Street. Street was constructed in 1937. Listed Grade II it currently suffers from detrimental and insensitive signage to its front elevation. The northern edge of the High Street outside of the Conservation Area was redeveloped in the latter half of the 20th century resulting The Odeon Bingo Club and former cinema is a dramatic Art Deco in a intrusive modern development which has a detrimental impact structure built in 1937 to designs by the architect Harry Weedon. It is on the character of the northern boundary of the Conservation an important Art Deco cinema which is considered by Cadw to be Area. Additionally, the former Post Office building facing the Town ‘possibly the best of its kind in Wales’.03 The curving lines of its banded Hall across Water Street is a poor structure and intrusive on the brickwork are given a horizontal emphasis and contrast with the boundary of the Conservation Area. Any opportunity to remove this verticality of the brick and ribbed-faience tower. Listed Grade II, the structure and replace it with a building of superior, but sympathetic building is a landmark on approaches into the town centre, but the design, should be seen as an opportunity to enhance the setting of vacancy of the ground floor retail units is a concern and have a the Grade II listed Town Hall. With a shortage of quality green space negative impact on the appearance of the Conservation Area. in Rhyl, the site could make a valuable contribution to the appearance of the Conservation Area if it were to be redeveloped and converted into a public green space.
Former public house, Bodfer Street Former ‘Bee Commercial Hotel’, Later the Bee and Station, Bodfor Street.
03 http://cadwpublic-api.azurewebsites.net/reports/listedbuilding/ FullReport?lang=en&id=1511, last accessed 13/06/2017 Page 213 35 4 ASSESSMENT OF SPECIAL INTEREST
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Cob & Pen Tavern Odeon Bingo Club and former cinema
Custom designed, store in the Burton’s Art Deco ‘house-style’ built in the 1930s Modern intrusion of the edge of the Conservation Area, High Street.
Modern Intrusions: a row of shops on Bodfor Street Wellington Road (north side)
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Street Pattern Poor quality planters were observed on the High Street and on The character area conforms to a grid-pattern of streets, evidencing Glanglasfor. The tree planting along the High Street has benefitted the planned Victorian development of Rhyl. A particular feature are the area but the modern design of the aluminium tree guards, which angled buildings at the corners of intersections, such as on Queen are overly-large, are unsympathetic to their context. The appearance Street and Market Street and High Street and Wellington Road / of Glanglasfor as a whole is uninviting despite resurfacing, mainly due Russell Road. to the unpleasant views of the rear of buildings and yards. This is also an issue in the public car park at the rear of the Job Centre, accessed Scale and Massing from Kinmel Street. There is a sense of enclosure resulting from a combination of height and scale, with buildings fronting closely onto the street. The majority The recent refurbishment of Rhyl’s Railway Station has seen modern of buildings are of three and, occasionally, four storeys, enforcing the surfaces introduced. These are appropriate for high traffic areas but character of Rhyl as a planned town. However, a few buildings such as more traditional surfaces should be considered for other areas and the Odeon Bingo Club and the Burtons store on the High Street, back streets to preserve the character and appearance of the diverge from the norm. Conservation Area.
Open Spaces, Parks and Gardens, Trees and Public Realm The quality and variety of street furniture is also an issue. At least six There are very few open spaces and few trees, although there has styles of lamp columns were observed in the character area, varying been a recent programme of tree planting on the High Street. The from heritage style lamps around the Town Hall, blue single columns space to the rear of the Town Hall is a valuable public space with with hanging plant brackets on Water Street, sleek modern lamp planting, a few trees, small grassed areas and seating within a circular columns on Bodfor and Queen Street, to standard grey columns on walled area. The low stone walling and railings to the lawns, however, Wellington Road, Brighton Road and Kinmel Street. restrict public movement through this space. Even here, parked cars were seen to have encroached upon this rare open space. A similar lack of cohesiveness, quality and condition was observed in the style of waste bins, bollards and seating throughout the area. Open space can be found around the railway station, where the Much of the High Street now has grey seating, bollards and bins, narrow streets open out onto the station forecourt. As the location whilst in other streets waste bins are generally black. The station area of the main bus interchange, it is a busy space. The station faces onto has also adopted a further modern design for street furniture in a the rear of premises on Kinmel Street, but there are long-distance brushed aluminium style. Columns for security cameras are also views south-west towards the hills of the Clywd Valley. The area has intrusive, particularly where these are located in the middle of the some soft landscaping, including the occasional young tree; in addition, pedestrianised area in the High Street. planting is visible outside of the Conservation area boundary to the south-west within the station car park and in rear gardens. Pedestrian guard-rails are particularly prevalent throughout the character area, interrupting flow and movement for pedestrians. Through-traffic, partly incorporating a one-way system, along Many are in a poor over-all condition. Wellington Road / Russell Road, Brighton Road and Kinmel Street, Bodfor Street and the lower reaches of High Street can be both Conservation Area road markings and traffic signage are a standard intimidating for pedestrians, as in Kinmel Street, and detrimental to type throughout the character area. There appears to be little the overall character of the Conservation Area. The upper areas of thought given to the sharing of signage with lamp columns, leading to the High Street, Sussex Street and Market Street have been largely proliferation of parking and directional signage. pedestrianised. These areas provide welcome relief for shoppers, however, this does not guarantee an absence of vehicles; authorised Overall the public realm has seen some investment in recent years vehicles vie with pedestrians along Sussex Street, Market Street and around the Railway Station and on the High Street, however, there some areas of the High Street. appears to be no overarching or cohesive plan which takes into consideration the character of the Conservation Area. This has The road and pavement surfaces are an eclectic mix of types, resulted in a combination of modern and traditional styles of street patterns and quality including block paving, concrete paving slabs, and furniture, a variety of surface treatments often resulting in a bland tarmac. For example, the High Street below Wellington Road is a streetscape. The Conservation Area would benefit from a combination of light and dark grey setts laid in a zig-zag pattern to comprehensive review and adoption of a more cohesive set of demarcate disabled parking bays, whilst coloured concrete slabs have furniture and surface treatments which are sympathetic to the been laid on the pavements. Street furniture is generally grey with a Conservation Area. It would also benefit from additional soft proliferation of bollards and intrusive guard-rails. North of Wellington landscaping and planters to bring life to the urban streetscape. Road the surface treatment changes to homogenous block paving within the pedestrianised zone and in Glanglasfor, Sussex Street and Market Street. In areas of vehicular traffic, the condition of the paving has begun to deteriorate. Page 215 37 4 ASSESSMENT OF SPECIAL INTEREST
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Station forecourt and bus terminus Public open space adjacent to the Town Hall – note the traditional lamp columns and the intrusion from parked cars
Street clutter, including ‘A’ board damaged pedestrian guard-rails and poor-quality Benches and block paving in Sussex Street planter on the corner of Russell Road and High Street
Paving in Bodfor Street Block paving on Water Street Page 216 38 ASSESSMENT OF SPECIAL INTEREST 4
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Poor surfacing off Kinmel Street Bin at Rhyl’s Interchange
Pedestrianised area at the junction of High Street and Market Street where High Street pedestrians share the space with vehicles. Note the bollards, intrusive security cameras and other street clutter including ‘A’ boards.
Over-use of street furniture: Guard-rails and bollard outside of the Town Hall Planter and poor block-paved surface in Glanglasfor Page 217 39 4 ASSESSMENT OF SPECIAL INTEREST
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Strengths • Listed buildings and unlisted buildings of merit (positive contributors) which add to the special interest of the area and reflect Rhyl’s Victorian past. • Retention of some historic architectural detailing. • Retention of the historic plan form of Rhyl.
Weaknesses • Lack of green spaces. • Modern shop fronts with overly large signage and advertising. • Poor condition of many historic buildings. • Loss of architectural details and prevalence of uPVC windows.
• Vacancy of many shops and upper floors. Buildings of merit (High Street) • Unsightly appearance of the rear of buildings. • Lack of cohesion in the treatment of surfaces and street furniture in the public realm. • Areas of street clutter. • Pedestrian guard-rails. • Street markings. • Intrusive street highway signage. • Buildings painted in bright colours e.g. 22 Wellington Road. • Intrusive buildings on the boundary of the Conservation Area e.g. former Post Office on the corner of Water Street and Wellington Road.
Views of the rear of buildings
Loss of architectural details and overall character and prevalence of uPVC windows Page 218(Bodfor Street) 40 ASSESSMENT OF SPECIAL INTEREST 4
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RHYL GATEWAY AND THE COMMERCIAL CORE CHARACTER AREA Listed Buildings Intrusive Positive Contributor At Risk Positive Contributor with Insensitive Shop Front Character Area Boundary Compromised Historic Asset Suggested Boundary Revision Compromised Historic Asset with sympathetic shop front Under Redevelopment Key Views The criteria used to identify positive and negative elements can Neutral be found in Appendix 2 and Appendix 3 This plan is not to scale
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AREA 2: CRESCENT ROAD AREA Summary History The Crescent Road area was laid out for development after the Overview enclosure of Rhyl Marsh between 1831 and 1836. By 1842, the plots The Crescent Road Area is centred upon Crescent Road and for building had all been marked out, but remained unbuilt.04 includes Edward Henry Street and a small proportion of Abbey Street. At present the boundary of the character area also includes a Water Street appears to have been continuously built-up by 1852. small stretch of West Parade and Water Street as far as the Town One of the earliest houses to be constructed within the character Hall which has been retained within the Commercial Core Character area is 14-16 (even) Water Street. Originally constructed as a house, Area. The character area’s southern boundary includes all of Bedford its ground floor is now a shop. Other early buildings include 42-44 Street. (odd) Water Street, originally a pair of elegant houses constructed before 1850 and now known as Ellis’s Bar. Marine Villa (listed Grade Whilst many of the buildings within this character area have retained II) on Crescent Road was probably built .1850 and 13-15 (odd) historic features, a number have been identified (see map on page Crescent Road was also built around this time. Much of the 49) as ‘at risk’ due to their poor condition, lack of maintenance and remaining area continued to be established over the latter half of vacancy. Others have been identified as ‘compromised’ due to the 19th century. over-zealous restoration by owners which threatens their historic integrity. This commonly involves re-roofing in inappropriate cement Water Street reflects the increasing commercial use of residential tiles, rendering of the brick exterior, the loss of historic windows and areas on the periphery of the town centre, with an increasing doors and replacement, frequently now with uPVC which can number of ground floors undergoing conversion to shops in the late severely affect the character of a historic building. 19th and 20th century. Purpose built commercial development also took place; the distinctive red brick and terracotta building at the corner of Crescent Road and 56 Water Street was constructed in 1903 as shops to designs by T. Lockwood of Chester. The building was originally designed over three storeys, but the scheme was rejected by the Rhyl Urban District Council and Lockwood reduced his design in scale. The scheme suggests that control over building heights may have existed across Rhyl, resulting in the uniformity of Victorian building stock that we see today.
Edward Henry Street looking seawards c.1950 – note the regularity of the three Water Street (west side), probably 1930s. As with Edward Henry Street terraces storey terraced houses with canted bays, low curtilage walls topped by railings and are of three storeys with canted bays, curtilage walls topped by balustrades and traditional cast-iron lampposts. railings.
Page 22004 Historic Wales Portal, listed entry for 13-15 Crescent Road ID 14274 42 ASSESSMENT OF SPECIAL INTEREST 4
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Building Types However, there are several terraces and detached villas of good The building types found in the character area are mainly residential quality and detailing. Marine Villa is a pleasant two storey residence with properties in commercial use on the eastern edge in Water with basement, designed in the Italianate style. It features deep Street and in Bedford Street. There are several drinking establishment overhanging eves, entablature hoods to the first-floor windows and including the Last Orders public house which is Grade II listed. round-arched windows in gable apexes. The porch with deep overhanging eves is set on the south side and accessed via a flight of Architectural Styles steps. The replacement of the original railings with inferior modern The area predominately consists of uniform Victorian terraces and railings and the presence of security cameras and detrimental lighting there is a strong sense of rhythm created by bay windows. There is a mar this attractive building which is also Grade II listed. tendency towards painted rendered finishes with raised, applied- banding and dressings; a distinctive style found in Rhyl, which when Opposite Marine Villa, Nos.6-12 (even) Crescent Road is a well- painted black and white, evokes a mock half-timbered style. preserved terrace of four properties in the Domestic Revival style dating to the late-19th or early-20th century. The terrace retains Other buildings are of red or buff brick, often with polychrome timber sash windows with leaded coloured glazing, terracotta plaques banding or other decorative details such as dog-tooth decoration, below the first-floor bay windows, tile-hung gables and timber terracotta or encaustic tiled detailing. Terraces in Edward Henry porches. The terrace should be considered for locally listing. Street on the north side have distinctive gabled frontages. There are also several houses on Crescent Road (No.42) and Water Street No.3-9 (even) Abbey Street is a terrace recently restored, which (No.24) which have a rusticated stone finish, which is also found in retains some good features such as Italianate style windows with the Commercial Core and Interchange Character Area. Over all, rusticated key-stones and elaborately bracketed eves. The walls are architectural styles are largely restrained, and restricted to classical rendered and it has a slate roof. No.3, a former public house, retains applied decoration. curved bay windows with coloured glass, probably dating to the early-20th century. Restoration by a local housing association has Nos.6-12 (even) Edward Henry Street, a terrace of formerly improved the appearance of the terrace, although it is a pity that dilapidated houses which had already lost many of their original uPVC sliding sashes have been installed instead of timber. features, is currently undergoing renovation as part of a wider project by the Clwyd Alyn Housing Association. The refurbished homes have The Crescent Road Character Area is on the edge of Rhyl’s improved the appearance of the streetscape, but the architectural commercial zone, with Water Street and Bedford Street containing detailing which includes the Georgian-style doorcases and uPVC sash retail and commercial premises inter-mixed with residential windows is a pity. On the north side of the street, Nos.7 and 13-23 properties. The majority of shops have been formed out of (odd) are now in very poor condition. Opposite, on the western side residential housing, with the front curtilages subsumed into the new of the street is a terrace (Nos.20-30) which has been extensively buildings and opening directly onto the street. Some shop fronts have rebuilt and/or modernised and now lacks historic integrity. It is been retained or restored including 14-16 (even) Water Street which suggested that the Conservation Area boundary is reduced to is Grade II listed, 42-44 (even) Water Street also known as Ellis’s Bar, exclude this terrace and Nos.13-23. Consideration should also be and 15 Bedford Street, otherwise the majority are 20th and 21st given to the exclusion of Nos.3-11. century replacements. No.37-41 (odd) Water Street, has been formed into a shop and drinking establishment (Lime and The Barrel) and its frontage retains part of a cast-iron framework which may have supported a glass canopy.
Abbey Street, early 20th century. Note the traditional shop front and withdrawn Bedford Street during the First World War canopy Page 221 43 4 ASSESSMENT OF SPECIAL INTEREST
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Bedford Street has its own individual character; the three storey ogee dome. This is flanked by large, arched pedimented gables with terraces found in other streets are replaced by an eclectic mix of ball finials. The highly distinctive building also has large segmental building styles and uses, the majority over two storeys mainly dating arched windows to the ground floor and canted oriel windows to first to the 19th century. For example, 22 Bedford Street is a symmetrically floor. The building may have been originally designed to attract passers- fronted two storey house with simple vernacular charm. On the north by on West Parade. side, 17-23 Bedford Street is a former works building; the red brick building with mock-timbered gables and classical motifs, is a positive The character area also includes two places of worship on Water asset within the character area and has recently undergone restoration. Street built in the latter half of the 19th century. Both are constructed The uPVC windows to 21-23 are inappropriate and spoil this otherwise of stone; 40 Water Street, formerly a Welsh Baptist Chapel is now an distinctive building. Islamic Cultural Centre designed in a Romanesque style. It has unfortunately suffered from replacement windows in an Despite this, the buildings on the south side of Bedford Street have unsympathetically designed uPVC. The former chapel is not listed. almost all been the subject of inappropriate alterations, reducing their On the east side of Water Street and on the edge of the character historic integrity and undermining the character of the Conservation area is the Christchurch United Reform Church constructed in the Area. It is suggested that the boundary of the Conservation Area is Gothic style. It is listed Grade II. redrawn to exclude Nos.8-46. There are a number of modern developments in the character area No.56 Water Street is an interesting purpose-built parade of shops whose style and condition are either neutral or intrusive. These include which occupies a corner site and is a landmark building in the character Windsor Court on Crescent Road a modest development, but whose area. The Grade II listed parade was constructed in 1903 in a classical design and choice of materials makes it a distraction and an intrusive Mannerist revival style utilising red brick and terracotta. The hooded development in the Conservation Area. corner entrance door has a canted turret topped by a clock and leaded
No.50 Water Street, a purpose-built parade of shops, Grade II listed Nos.16-18 (even) Edward Henry Street a recently restored villa. The security camera is somewhat intrusive
A pair of Victorian houses on Water Street listed Grade II A number of the Victorian terraces on Edward Henry Street are in very poor Page 222condition 44 ASSESSMENT OF SPECIAL INTEREST 4
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Recently refurbished properties (right) on Edward Henry Street Inappropriately modernised house on Water Street
Marine Villa, Crescent Road, Grade II Last Orders Public House
Restored Villas, Abbey Road Welsh Baptist Chapel, now an Islamic Cultural Centre
Inappropriate shop front and uPVC windows inserted into a historic building Former works building, 17-23 (odd) Bedford Street retaining much of its historic Pagecharacter 223 45 4 ASSESSMENT OF SPECIAL INTEREST
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Commercial yard on Bedford Street Terrace in Crescent Road retaining many historic features
Bland terraces which have lost much of their historic integrity, west side of Decorative render in Bedford Street, a common architectural feature in Rhyl Crescent Road
Street Pattern Open Spaces, Parks and Gardens, Trees and Public Realm The grid-pattern of streets seen elsewhere in the town, diverges With the exception of gardens to the rear of properties in Crescent from the norm in the Crescent Road Area; Crescent Road diverts Road, there is little or no soft landscaping within the conservation from Water Street at a 45-degree angle on its way south to join character area, although a new public square has been created to the Wellington Road. Edward Henry Street and Abbey Street are west, outside of the Conservation Area boundary, following the cranked eastwards to meet Crescent Road. The area has less traffic redevelopment of the area as part of the West Rhyl Masterplan. by comparison to other areas in the Conservation Area giving the area a quieter residential feel. Additionally, there are two large plots within the Conservation Area which are in the process of being redeveloped; these are on Crescent Scale and Massing Road, and on the corner of Water Street and West Parade. The The scale of building is generally similar to elsewhere, with buildings latter has permission to construct a new chain hotel, whilst tending to be over two or three storeys – basements are rare. permission has been given for the former to become a car park. Houses open directly onto the street, or are set slightly back from Currently, both sites are detrimental within the Conservation Area the pavement behind modest front curtilages. On Water Street, and it is suggested that the Conservation Area boundary is adjusted most retail premises open directly onto the pavement. Spaces to avoid the new hotel development. between plots are limited to the occasional access lane; views of the rear of properties or of gardens are generally limited within the The proposed use of the open space on Crescent Road as a car park built-up zones. The lack of front curtilages to some houses and the has been given permission with minimal landscaping; this is a lost modest architectural detailing to terraces suggest it was a less opportunity to create a more positive space within the Conservation affluent area than the St Thomas’ Character Area. Area. Additionally, landscaping could have been used to screen the unpleasant appearance of the rear of houses on Edward Henry Bedford Street, however, is a mixture of building styles occupying Street. It is proposed the Conservation Area boundary now avoids varying plot sizes and widths, with buildings largely just two storeys. the proposed car park. There are wider spaces between buildings, particularly on the south-side where there are a number of commercial yards which provide opportunities for improvement. Page 224 46 ASSESSMENT OF SPECIAL INTEREST 4
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Open space created on the western boundary of the Conservation Area part of the West Rhyl Masterplan
Commercial yard, Bedford Street
Development site Crescent Road
Crescent Square at the southern edge of the conservation character area also provides an open space. Unfortunately, the surrounding Victorian buildings have lost much of their historic integrity and the modern telephone exchange building outside of the boundary is intrusive, resulting in a detrimental impact on the character of this Development site for Premier Inn at the junction of Water Street and Crescent Road corner of the Conservation Area.
A number of properties, chiefly in Water Street, Crescent Road and Bedford Street have small front curtilages with walls or railings – some good original wrought iron railings remain, but many have been replaced with cheaper steel railings or concrete block walls.
The predominant material for the public highways and pavements is tarmac. Street furniture in the Conservation Area is hard-wearing and largely inappropriate for its historic setting. Lighting columns, litter bins and bollards vary in style, material and colour throughout the Conservation Area.
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Strengths Weaknesses • Listed buildings and unlisted buildings of merit (positive • Loss of heritage features such as chimneys and decorative contributors) which add to the special interest of the area. bargeboards. • A number of quality of Victorian villas and terraces. • Replacement of timber sash windows with uPVC frames of an inappropriate design. • Curtilage walls and gate piers. • Replacement of slate roofs with heavy cement tiles. • Existing historic decorative details. • Addition of aerials and satellite dishes to front elevations. • Lack of maintenance or vacancy to some buildings, particularly on Edward Henry Street. • Use of render and other inappropriate wall finishes. • One way system and on-street parking. • Standard highway signage and street furniture. • Removal of architectural detailing, for example 38 Crescent Road. • Unsympathetic shop fronts on Water Street and Bedford Street. • Security shutters to 14-16 (even) Water Street (listed Grade II). • Development sites eroding the edges of the Conservation Area. • Intrusive buildings on the boundary of the Conservation Area e.g. telephone exchange at the junction of Crescent Road and Vaughan Street and the Post Office on the corner of Water Street and Wellington Road. Water Street
Bedford Street Modern development
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CRESCENT ROAD Suggested Boundary Revision (see Section 6, CHARACTER AREA Recommendation 2) Listed Buildings Suggested Boundary Revision (see Section 6, Recommendation 3) Positive Contributor Suggested Boundary Revision (see Section 6, Positive Contributor with Insensitive Shop Front Recommendation 4a) Compromised Historic Asset Suggested Boundary Revision (see Section 6, Neutral Recommendation 4b) Intrusive The criteria used to identify positive and negative elements can be At Risk found in Appendix 2 and appendix 3
Character Area Boundary This plan is not to scale Page 227 49 4 ASSESSMENT OF SPECIAL INTEREST
AREA 3: ST THOMAS’ CHARACTER AREA Overview St Thomas’ Character Area is mainly residential in character with the churches of St Thomas and Holy Trinity, situated on a rectangular island of greenery, located at its heart. Additionally, the character area contains the Welsh Presbyterian Church on Clywd Street and Rhyl’s Spiritualist Church on Bath Street, a former English Methodist Church. The character area contains the highest concentration of listed buildings in the Conservation Area. This includes the four churches named above and their associated buildings. The churches are surrounded mainly by residential housing on the main streets and quieter side streets.
Whilst many of the buildings within this character area have retained historic features, a number have been identified (see map on page 58) as ‘at risk’ due to their poor condition, lack of maintenance and Bath Street looking seawards at the turn of the twentieth century vacancy. Others have been identified as ‘compromised’ due to restoration by their owners which threatens their historic integrity. This commonly involves re-roofing in inappropriate cement tiles, Building Types rendering of the brick exterior, the loss of historic windows and The buildings types found in the character area are mainly residential doors and replacement, frequently now with uPVC which can and ecclesiastical, although there are some commercial properties severely affect the character of a historic building. along Russell Road and around the junction of Brighton Road with Clywd Street. Summary History The character area focuses on the churches of Holy Trinity and St Architectural Styles Thomas. Holy Trinity was constructed in 1835 originally as a chapel of At the heart of the character area is St Thomas’ Church. The church ease to St Mary’s Church, Rhuddlan. The growth of the town saw is a fine example of High Victorian Gothic and a landmark building in Rhyl becoming a parish in its own right in 1844. St Thomas’ Church the Conservation Area and wider townscape. The church was built was constructed adjacent to Holy Trinity church in 1860-1869 to to plans drawn up by Sir George Gilbert Scott. The body of the serve the growing English-speaking residence and visitors who were church was completed in 1860 but the tower, with prominent clock flooding into Rhyl in the mid-19th century. and spire, were not completed until 1867. The church is constructed in local rubblestone with limestone dressings. Prior to this, land had been parcelled up and sold for development from the early years of the 19th century, and properties such as The Adjacent to St Thomas’ Church is the smaller Holy Trinity Church, Swan public house and Plas Gwyn (between 15-27 Russell Road) built in a Neo-Perpendicular style, and a modest former church hall, were constructed in the first quarter of the century. Nos.5-8 Clwyd now a children’s nursery, constructed in a simple Gothic style. Both Street date from around 1836. utilise local materials and form an important group. The Welsh Presbyterian Church and former English Methodist Church, now the With the coming of the railway in 1848, other denominations built Spiritualist Church, introduce restrained Gothic styles to the chapels, manses and schoolrooms, and rows of villas and townhouses character area. The manse adjacent to the former English Methodist followed to provide both lodgings and permanent or summer homes. Church on Brighton Road was built in 1877 and constructed in the Domestic Gothic style, typically used for manses and rectories during On the margins, detached houses were built in the late 19th and that time. early 20th century – Arts and Crafts style reflecting contemporary fashion, and less restricted suburban free style in larger gardens. One of the earliest buildings within the character area is a terrace on Clwyd Street. Nos.8-14 (evens) is a modest three storey terrace, More recently modern redevelopment has provided residential simply executed with a lack of architectural embellishment reflecting accommodation in the form of low rise flats such as Llys Brunswick Rhyl’s early development. The terrace is listed at Grade II. on Brighton Road and Trinity Court on Paradise Street.
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The Swan public house, Russell Road, is also an early 19th century side of the road, are important features in the streetscape. No.24 building and one of the first to be constructed in the area. The Swan Bath Street (within the Conservation Area boundary) is an has simple vernacular classical frontage with Neo-Georgian detailing individually design house with a nod to the Scottish Baronial style. upon which a new public house frontage was added in 1929. Plas Gwyn, also on Russell Road, is a two-storey, symmetrically Modern infill buildings in the streetscape include Trinity Court on arranged villa, set well back from the road and is rendered with a Paradise Street and Llys Brunswick on Brighton Road. Whilst the slate roof. The hood moulds to the ground and first floor windows former utilises a design which is out of place in the Conservation Area, are reminiscent of the early Gothic revival style, popular during the it employs a muted colour palate which is sympathetic to adjacent early 19th century. historic assets. Llys Brunswick is a modern apartment block on Brighton Road which utilises materials, scale, massing and a style which A simple vernacular style is also employed in Eden Cottage on is somewhat sympathetic to the neighbouring Victorian terraces. Paradise Street, which also utilises local stone. Its stone porch with pointed arch is, however, a nod to the Neo-Gothic style.
From the mid-19th century, the area became dominated by high quality Victorian terraces which tend to have distinctive gabled frontages and there is a strong sense of rhythm created by bay windows. There are also a number of semi-detached villas of high architectural quality and detailing. Russell Road and Bath Street include a number of distinctive Victorian villas of two to three storeys, employing Italianate and classical motifs typical of the later Victorian period. These houses tend to be set back from the road behind modest-sized gardens.
Other terraces in the area, such as Brighton Street, employ an eclectic mix of architectural motifs, including Victorian Tudor with mock half-timbered gables, classically styled rusticated quoins and bracketed cornices, whilst Gothic elements have been employed to pieced bargeboards and upper floor windows. A common style employed in Rhyl is the rendered finish with decorative banding, St Thomas’ Church quoins, window and door surrounds, which, when painted distinctive colours, can evoke a mock half-timbered style.
The Tudor revival style is also employed in two terraces of three residences on 35-39 (odd) Bath Street and 4-8 (even) Paradise Street, whilst 10 Paradise Street, an individually designed, detached house of late-19th century date, has a half-timbered porch and mock-Tudor fenestration in the rear elevation.
Bath Street (north) and Morlan Park have been included in this report as it recommends their inclusion within the Conservation Area boundary. The character of this area, despite the use of Morfa Hall on the west side of the road as offices, is one of a pleasant, leafy Victorian residential suburb. It also includes a number of good examples of late Victorian detached villas, including The Gables (listed Grade II) and The Old Manor House (2 Bath Street), the former is an example of the Arts and Craft style whilst the latter is in the Domestic Revival style. The houses are generally well cared for Former English Methodist Church and manse with good architectural features and relatively intact. The red brick walls to the front gardens and the limestone walling on the opposite
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Well preserved Victorian terraced houses on Brighton Road Recently restored Vernacular Revival style cottage
Eden Cottage, Paradise Street The Old Manor House, 2 Bath Street, a good example of a late Victorian villa Domestic Revival style with mock-timber gable
No.26 Brighton Road, sensitively restored end of terrace Partially successful modern residential development on Brighton Road
Detached villa with a nod to the Scottish Baronial style Page 230The Gables, Grade II listed Arts and Crafts house, Bath Street 52 ASSESSMENT OF SPECIAL INTEREST 4
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Nos.27 and 25 (odd) Bath Street Bellview, Bath Street
Nos.35-39 Bath Street Nos.31-33 Pair of villas Grade II listed
Llys Alwen, Morley Road, a vernacular cottage enhanced by polychrome brickwork The Welsh Presbyterian Church, Clywd Street, Grade II listed
View north along Bath Street Morlan Park Page 231 53 4 ASSESSMENT OF SPECIAL INTEREST
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Street Pattern Open Spaces, Parks and Gardens, Trees and Public Realm The same grid-pattern of streets as elsewhere in the town can be The most significance open space within the character area is the clearly read, evidencing the planned Victorian development of Rhyl. churchyard of St Thomas and Holy Trinity Church. It is a rare green Through-traffic, directed around a one-way system, cuts across the space in the Conservation Area, set behind a local rubble stone wall character area along Russell Road, Brighton Road and Bath Street and which serves to detach it from the surrounding streetscape. The is detrimental to the overall character of the Conservation Area. churchyard is laid mainly to grass and tarmac, with some soft planting and young trees, which provide relief from the enclosure of the Scale and Massing streetscape created by the many terraces of Victorian houses. Most buildings are over two or three storeys in the character area. Additionally, there are a number of front and rear gardens with trees The terraces of Brighton Road are tightly packed on narrow plots, and hedging in Bath Street which enhance the street scene and help whilst the terraces and villas on Bath Street (south) and Russell Road to soften views into and within the character area. occupy wider plots and are less closely spaced. They are also offered relief by the open space of St Thomas’ churchyard opposite. A significant boundary in the area is that of the wall which encloses the churchyard of St Thomas and Holy Trinity Church. Other Bath Street (north) also contains terraces which are set back from boundary walls of significance are those to properties on Bath Street the road behind gardens, with occasional villas set in individual (north) where the consistent use of red brick and stone piers gardens and has a more airier and less claustrophobic feel than provides a pleasant rhythm and uniformity to the street edge. Brighton Road. Paradise Street and Clywd Street are a mixture of buildings types, occupying varying plot sizes and widths. Although there is rather less uniformity on Brighton Road, the reinstatement of brick and stone walls and gate piers with low railings The narrow terraces and slightly overly-scaled modern development to many of the properties has benefitted the Conservation Area. on Thorpe Street opens out onto the Morley Street car park. Where railings have been removed (for example 25-29 Russell Road), encouragement should be given to their reinstatement. The complete loss of boundary walls to form car parking in multi-occupancy terraces (for example on the west side of Bath Street (south) is a concern, and has a detrimental impact on the appearance of the streetscape. Options should be explored which tackle this problem, including the one-way traffic system, providing incentives or finding alternative car parking arrangements for residence.
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The dominant surface material used on roads and pavements is Street lighting and signage is predominantly of the standard variety. tarmac. Parking is restricted on roads which form part of the town’s Some houses and businesses continue to be served by overhead one-way system on Russell Road, Bath Street (south) and Brighton telephone wiring from standard telephone poles placed beside the Road. As a result, there are significant use of road markings and road roadway; these were noted along the busy routes of Brighton Road signage to guide traffic, as well as marked parking bays and associated and Bath Street (south) and Bath Street (north). A traditional Post signage. Office pillar box is located near the junction of Brighton Road and Bath Street is a positive addition to the public realm.
Traditional street sign
Post box, Bath Street
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Strengths • Listed buildings and unlisted buildings of merit (positive contributors) which add to the special interest of the area. • Quality of Victorian villas and terraces. • Curtilage walls and gate piers. • Existing historic decorative details. • Use of local materials.
Weaknesses • Inappropriate shop fronts to Halifax, 15 Russell Road and to Peter Large Estate Agents, Clywd Street. Use of local stone in these early 19th century terraces • Conversion of 25 Russell Road from commercial premises to residential with a loss of heritage features. • Loss of heritage features such as timber sash windows from over-zealous restoration of historic buildings and a dominance of uPVC windows, for example 14-24 Brighton Road. • Inappropriate extensions and roof dormers, such as 2 Paradise Street and 40 Bath Street. • Refuse bin storage on Bath Street (south) and Russell Road. • Loss of front gardens to car parking on Bath Street and Paradise Street.
• Satellite dishes to front elevations. Rhythm of bay windows and gables of Victorian terraces • Lack of maintenance or vacancy to some buildings such as 40 Brighton Road and 45, 47 and 49 Bath Street. • Intrusive through-traffic and one-way system. • Replacement of slate roofs with cement tiles, for example 4-10 (even) Paradise Street. • Unsympathetic traffic signage, street markings and street lighting. • Excessive line painting. • Overhead telephone cables. • Polycarbonate sheeting to the windows of the Welsh Presbyterian Church and its curtilage brick wall. Sensitive restoration in Paradise Street • Use of render and other inappropriate wall finishes, for example 43 Russell Road.
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Restored curtilage walls, railings and gate piers, Bath Street Inappropriately altered historic building, Russell Road
Over restoration, 16 Brighton Road Insensitive extension and overly large dormer to 2 Paradise Street
Neglected houses on Bath Street Loss of curtilage walls and inappropriate locations of refuse bins, Bellview Terrace, Bath Street
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ST THOMAS CHARACTER AREA Neutral Listed Buildings Intrusive Positive Contributor At Risk Positive Contributor with Insensitive Character Area Boundary Shop Front Suggested Boundary Revision Compromised Historic Asset The criteria used to identify positive and Key Views negative elements can be found in Appendix 2 and Appendix 3
This plan is not to scale Page 236 58 CHALLENGES AND OPPORTUNITIES 5
Whilst there is much to celebrate within the historic environment of Rhyl’s town centre, overall condition of the Rhyl Central Conservation Area is poor. Economic decline, lack of investment and lack of resources to utilise statutory tools, are now threatening the special character, appearance and historic integrity of the conservation area.
Whilst it is clear that many owners take a great deal of care of their properties, there is a high percentage of affordable residential accommodation in Rhyl. This combined with absentee landlords is reflected in the poor condition of many residential properties and the low standard of building maintenance. Where historic properties have been repaired or modernised, poor quality principles, materials and craftmanship have been employed with little or no appreciation of the heritage context. The proliferation of uPVC replacement windows and doors installed in both unlisted and listed historic assets is a concern.
The quality of shop fronts in the Interchange and Commercial Core Character Area, with unsympathetic advertising and upper floor vacancy, is having a severe impact on the overall character of the Conservation Area. Additionally, vacant commercial and retail premises, and the loss of key High Street retailers in recent years, has led to a decline in footfall, impacting on existing businesses. The condition and cohesiveness of the public realm and lack of green space is also a concern.
The following section will consider the key challenges which threaten the significance of the Rhyl Central Conservation Area and will offer suggestions for the future care and enhancement of the Conservation Area.
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The following illustrates the key challenges and opportunities within the Conservation Area.
Challenges Opportunities Inappropriate alterations and repairs to historic assets Address the issue of inappropriate materials and methods of repair, such as Intrusive additions and alterations to historic buildings can cement re-pointing which cause damage to historic buildings by raising impact on significance and ultimately will result in a awareness of guidance available for the appropriate maintenance and repair cumulative effect on the character and appearance of the methods for historic buildings. Conservation Area. Ensure a proactive approach is taken to the management and enforcement Alterations include replacement windows and doors of within the Conservation Area. Address the issue of inappropriate windows in inappropriate design and material, rainwater goods, roof residential and commercial properties, for example uPVC window frames, lights, dormers, loss of curtilage walls or erection of dormer windows and attic conversions. Traditional timber window frames inappropriate boundary treatments, wiring and ventilation. should be retained where possible. The removal of original features such as slate or clay tiles, leadwork, cast-iron rainwater goods, masonry and joinery The use of Article 4 Directions should be considered to control the and their replacement with composite materials, can replacement of windows, doors, rear extensions and other features to ensure diminish the quality and distinctiveness which historic the character of the Conservation Area is maintained and enhanced. assets provide. Carry out appropriate enforcement action against unauthorised alterations.
Provide robust guidelines on permitted development within the Conservation Area and the implications of the Article 4 direction should these be implemented. Distribute this guidance to property owners on a regular basis.
Consider introducing a Local List in Rhyl to celebrate the unlisted historic assets in the town, adding a layer of protection against inappropriate alteration by ensuring that a building’s ‘special interest’ is a consideration in the planning process.
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Challenges Opportunities Poor quality of streetscape and public realm The quality of the streetscape and public realm is a particular issue in Interchange and Commercial Core Character Area. Adopt an appropriate, co-ordinated scheme for street furniture, lighting and surfacing treatments to give a coherent and more visually pleasing appearance to the public realm.
Municipal bollards, guard-rails, street lighting columns, seating and bins in modern materials should be replaced where possible with those of traditional or bespoke designs and materials. Assessment of the current street furniture should be carried out to consider the requirement to remove or reconfigure intrusive designs.
Introduce historic street surfaces where appropriate. Avoid use of multi- coloured paving setts and ensure a consistency of approach.
Consider introducing public art to enhance the experience of the streetscape – with no visibility of the sea, bring reminders of the sea into the public realm
Increase planting to improve the quality and interest of the streetscape. With limited open space in Rhyl, consider increasing the planting of trees or planters where tree planting is not suitable.
Consider the careful lighting of features and buildings – lighting is an integral part of the streetscape, encouraging the town centre to be enjoyed at night.
Consider, along with the review of traffic management, a reduction in intrusive pedestrian guard-rails. Where these need to be retained, integrate them into the overall design of street furniture. Consider introducing the narrower and paler Conservation Area line painting. Inappropriate modern development Intrusive modern development has been identified both on the boundary and within the conservation area. For example, the former post office adjacent to the Town Hall and modern development on Bodfer Street and the High Street. Redevelopment offers opportunities to enhance these areas or elements that are currently in need of improvement. Redevelopment that respects the overall character and appearance of the Conservation Area should be encouraged. Loss of front gardens to car parking Multiple occupancy, busy through traffic and a lack of on-street parking has resulted in the demolition of curtilage front walls (e.g. Bath Street) to make way for car parking. Explore options to reinstate curtilage walls with owners of properties including altering the traffic system which prevents on-street parking, providing incentives or finding alternative car parking arrangements for residents. Wheelie bin storage Multiple wheelie bins are found in front gardens on a number of roads including Bath Street (south) and Russell Road and are visually intrusive. Engage residents and property owners and explore arrangements for alternative bin locations.
Consider consolidating multiple bin provision to reduce numbers or reverting to refuse bag collection.
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Challenges Opportunities Intrusive through-traffic and a one-way system cutting Traffic creates a noisy, polluted and stressful environment. The one-way through the Conservation Area system pushes traffic around a larger number of streets, increasing the nuisance within the Conservation Area. Pedestrians must negotiate busy roads to access the shops and seafront from Rhyl’s Interchange. Following the completion of a traffic audit, consider options which will reduce the impact on the Conservation Area, making Rhyl’s street more pleasant for residents, visitors and shoppers. Lack of maintenance to some buildings Vacancy and a lack of maintenance affects the appearance of the Conservation Area and can threaten the integrity of historic buildings. Identify historic buildings at risk and put in place a programme of repair and reuse. Consider utilising enforcement powers, taking appropriate action against owners. Unsympathetic traffic signage and street markings Carry out a review of traffic signage with a view to removing redundant signage and consolidating others.
Adopt a Conservation Style philosophy for road markings. Unsympathetic shop fronts, advertising and signage Showcase the best examples of Rhyl’s shop fronts and put in place a long-term programme of awareness raising and funding to encourage the replacement of insensitive shop fronts.
Security features should not detract from the character and appearance of the Conservation Area. Shatterproof and laminated glass is preferable, followed by internal shutters and grilles. External grilles and roller shutters (solid or pierced) are not appropriate.
Encourage the use of retractable canopies in appropriate materials. Consider introduction / reintroduction of traditional fixed canopies. Historic images support the former use of parades of cast iron and glazing canopies in Rhyl
Proactively work with shop owners to remove insensitive signage and advertising and take appropriate enforcement action where necessary.
Consider the removal of large advertising hoardings within the Conservation Area. Discourage the use of window vinyls on lower and upper floors. Vacancy of shops and upper floors Accept the shrinkage of the retail areas of the town centre, and consider consolidating the retail offering into a few key streets, whilst reverting retail premises back into residential use.
Attract retailers back into the town centre through incentive schemes such as reduced business rates or rents. Encourage shoppers into the centre through initiatives such as food festivals, farmers markets or craft fairs.
Regeneration schemes could target empty or underused upper floors, increasing the offering for affordable housing and bringing life into the town outside of normal opening hours.
Innovative solutions such as pop-up shops, galleries, workshops and community facilities should be encouraged, moving away from a purely retail function.
Consider lateral conversion to residential of upper floors to reduce the need for multiple access points at street level. Page 240 62 CHALLENGES AND OPPORTUNITIES 5
Challenges Opportunities Lack of awareness and understanding of the Work with local estate agents to ensure that they are aware of the Conservation Area Conservation Area designation and, if adopted, potential Article 4 Directions, and that they pass this information on to purchasers of property within the area.
Raise awareness of Conservation Areas with existing residents, housing associations, landlords and other stakeholders. Consultation on this report could act as an initial catalyst for this process. Prevalence of satellite dishes Satellite dishes are intrusive, particularly when attached to front elevations. Seek controls over satellite dishes Intrusive appearance of the rear of buildings With few gaps between buildings particularly in the central area of the Conservation Area, views of the rear of buildings are not common. However, where these are experienced (e.g. from Glanglasfor, Crescent Road, the Railway Station and Clwyd Street) they are often unpleasant. Consider raising awareness with owners on how these impact on the appearance of the Conservation Area.
Encourage owners to ensure rear elevations are maintained and repaired on a regular basis and kept in a good condition to prevent deterioration of fabric. Timber windows and brickwork in particularly should be regularly maintained.
Intrusive modern air-conditioning units, ducting, fire escapes and ventilation should be installed in carefully chosen locations with limited visibility.
Improve the appearance of the rear of housing on Edward Henry Street and West Parade through additional landscaping to the proposed car park on Crescent Road. New development within or adjacent to the A number of sites are either in the process of redevelopment, will soon Conservation Area further threatens the appearance and become or are likely to come under redevelopment. This offers potential character of the Conservation Area opportunities to enhance these areas or elements that are currently in need of improvement. Ensure the character and appearance of the Conservation Area is not impacted by demanding architectural excellence in any new schemes.
Any new development should take inspiration from existing Edwardian and Victorian architectural styles and Art Deco which are well-established within the Conservation Area. Use of traditional materials and architectural details coupled with a modern design for example would ensure new development is appropriate for its setting.
The scale of any new development should mirror the existing building and plot sizes. Work with developers and seek advice from appropriate statutory consultees regarding suitable design for new structures.
Page 241 63 6 IDENTIFYING THE BOUNDARY
The Planning (Listed Buildings and Conservation Areas) Act 1990, 2: Remove the Premier Inn development site, Harkers Amusements states that the boundaries of existing conservation areas should be and the Queen Street Development Site reviewed from time to time. Parts which are no longer of special The loss of historic buildings from these areas and the current interest should be excluded. Where drawn too tightly, the redevelopment in progress has led to a loss of historic interest in Conservation Area should be extended to include more recent these areas. The boundary should exclude Harkers Amusements as phases or plots associated with buildings of historic interest. the terrace has undergone extensive alteration and has lost historic integrity and is of little architectural significance. The boundary It is now recognised that Conservation Area boundaries need to be should continue to include the Corner Café however. The removal of seen within a wider context of urban development. Designated areas these areas will allow Denbighshire County Council to focus should provide protection to buildings that were perhaps not attention on those areas which have a greater historical and previously considered to be of architectural merit and to the spaces architectural significance, allowing resources to be used for cases between buildings, such as streets and neutral areas. It is also the where properties or areas are more important. case that further information can come to light about the historic importance of buildings and spaces. 3: Remove the south side of Bedford Street The loss of historical and architectural integrity from buildings on the Site analysis shows there is scope to modify the boundary of the Rhyl south side of Bedford Street is reflected in the plan on page 49. It Central Conservation Area which is detailed below. It is not felt at was felt that to allow Denbighshire County Council to focus this stage that removing large areas from the Rhyl Conservation Area resources on areas within the Conservation Area which have a would benefit the centre of Rhyl. There is always the risk that greater historical and architectural significance, the south side of the removing areas due to their condition would result in those areas street should be excluded from the Conservation Area. becoming subject to greater levels of change and that their character is eroded further. This section therefore recommends the following 4a: Exclude the Coach Park / proposed car park on Crescent Road, changes for consideration by Denbighshire County Council. and redraw boundary to exclude 20-30 and 13-23 Edward Henry Street 1: Extend the north-eastern boundary to include the upper areas of Bath Street and Morlan Park 4b: In addition to above, exclude 3-7 Bedford Street At present, the boundary terminates above 24 Bath Street and The proposed boundary change should also consider excluding the adjoining villa of 25 and 26 Bath Street. However, it is felt that that former coach park on Crescent Road, and buildings within Edward 2-22 (even) Bath Street and Morlan Park should also be included in Henry Street which have unfortunately undergone extensive the Conservation Area. Built around the turn of the 20th century the alteration/rebuilding or are in very poor condition and now lack terraces and larger villas are well preserved examples of Victorian historic integrity. The terrace of 20-30 Edward Henry Street on the and Edwardian architecture and fit in well with the wider narrative south-western side of the street and 13-23 on the north-eastern side seen in the character area. Despite some uPVC windows and of the street should therefore be considered for exclusion. A further alterations, it was felt that these streets should be included within the option to omit 3-11 is also proposed as an additional boundary in order to strengthen the special architectural and historic recommendation. This would allow the Council to focus resources on interest of the Conservation Area and to afford them an additional other areas of the Conservation Area considered to be of greater level of protection from inappropriate development. significance.
Page 242 64 IDENTIFYING THE BOUNDARY 6
Plan of suggested changes to the Conservation Area
Interchange and Commercial Core Crescent Road St Thomas’ Extension to the Conservation Area Deletion to Conservation Area Conservation Area Boundary Character Area Boundary
This plan is not to scale
Page 243 65 7 CONCLUSION AND NEXT STEPS
Rhyl is an example of a Victorian seaside resort which was planned Moving forward, the following steps should be considered by and laid out in the early 19th century. At its height it was the premier Denbighshire County Council. seaside destination on the north Wales coast. 01 Consult on the Conservation Area boundary revisions internally and externally. Although little more than a handful of buildings at the start of the 19th century, Rhyl rapidly developed around the present retail core, 02 Make changes to the Conservation Area boundary. on a regular grid-pattern of streets. Around the churches of St 03 Produce a full Conservation Area Appraisal following the Thomas’ and Holy Trinity a wealthy neighbourhood emerged which is boundary revision and adopt this. reflected in the quality of buildings which still exist here. 04 Produce a Conservation Area Management Plan and adopt this. Despite Rhyl’s more recent decline in popularity, there is still much to 05 Set aside resourcing to manage the Conservation Area celebrate in the town. Today, it retains a number of prominent effectively, including advice to owners, enforcement measures buildings of high architectural quality along with a significant number and grants. Consult with other council departments, such as of historic buildings, many of which were hotels or boarding houses Highways, to ensure the historic environment is taken into which formerly served the towns’ many visitors, or elegant residences account in other decisions. housing the towns’ growing population. There is a pleasing rhythm and consistency in many of Rhyl’s terraces, whilst variety and interest 06 Consider restricting permitted development rights by adopting can also be found. Article 4 Directions.
Rhyl has unfortunately suffered from many years of economic decline which is reflected in the quality of elements of the Conservation Areas streetscape; poor quality repairs and inappropriate alterations to historic buildings, unsympathetic new development, vacancy, neglect, absentee landlords and a public realm which lacks cohesion and interest, are some of the issues.
Although there are significant areas within the Conservation Area which are of low architectural interest and integrity, the built heritage of Rhyl continues to play a key role in defining the character of the town and should be seen as an integral part of current regeneration and renewal plans. Experience has shown in other towns and cities in Wales that the careful integration of historic buildings can play an important and successful role in creating significant benefits for local economies and communities. Rhyl’s historic buildings should be seen as an asset which adds to urban character and distinctiveness, and as one of the cornerstones of Rhyl’s future economic and social revival.
Page 244 66 BIBLIOGRAPHY 8
Planning Policies • Planning (Listed Buildings and Conservation Areas) Act 1990 • Welsh Office Circular 61/96 • Welsh Office Circular 1/98 • Planning Policy Wales (2016) • Denbighshire Local Development Plan (adopted 2013)
Guidance Documents • Managing Conservation Areas in Wales, Welsh Government, Cadw (2017) • Managing Historic Character in Wales, Welsh Government, Cadw (2017) • Understanding Place: Historic Area Assessments, Historic England (2017) • Conservation Area Designation, Appraisal and Management, Historic England Advice Note 1 (2016) • Understanding Place: Character and Context in Local Planning, Historic England (2011) • Valuing Places: Good Practice in Conservation Areas, Historic England (2011)
Rhyl’s Regeneration Denbighshire County Council: Rhyl Regeneration: https://www.denbighshire.gov.uk/en/resident/ community-and-living/regeneration/rhyl-regeneration.aspx
Other documents • Denbighshire County Council, Rhyl Central Conservation Area Proposed Extension (2007)
Page 245 67 [THIS PAGE HAS BEEN LEFT INTENTIONALLY BLANK]
Page 246 68 APPENDICES
Appendix 1: Table of Listed Buildings Appendix 2: Selection Criteria for Positive Contributors Appendix 3: Selection Criteria used to identify less than Positive Elements Appendix 4: Plans (to be printed at A3)
Page 247 69 APPENDIX 1: TABLE OF LISTED BUILDINGS
CLASS REPORT URL (click to follow NO. NAME DESIGNATION GRADE LOCATION link if viewed as a pdf) 1422 Parish Church of St 21/06/1949 II* Prominently sited on the Religious, Ritual http://cadwpublic-api. Thomas corner with Bath Street. and Funerary azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=1422 1498 Town Hall 02/02/1981 II In the centre of the town, Civil http://cadwpublic-api. on a plot bounded by azurewebsites.net/reports/ Queen Street and Water listedbuilding/ Street. FullReport?lang=en&id=1498 1502 Plas Gwyn 24/03/1986 II Set back from the road Domestic http://cadwpublic-api. between Nos 15 and 27 azurewebsites.net/reports/ Russell Road, almost listedbuilding/ opposite Holy Trinity FullReport?lang=en&id=1502 Church. 1511 Apollo Cinema & 04/01/1989 II Occupies a prominent Recreational http://cadwpublic-api. Bingo Club corner site with Brighton azurewebsites.net/reports/ Road, adjacent to Vale Road listedbuilding/ Bridge over main railway FullReport?lang=en&id=1511 line at Rhyl Station. 1516 Midland Bank 16/10/1990 II On a corner site at the Commercial http://cadwpublic-api. cross roads between azurewebsites.net/reports/ Wellington Road, High listedbuilding/ Street, and Bodfor Street, FullReport?lang=en&id=1516 prominently sited opposite the town hall. 1521 Sussex Street Baptist 16/09/1991 II Set back from the street Religious, Ritual http://cadwpublic-api. Church midway between Queen and Funerary azurewebsites.net/reports/ Street and High Street. listedbuilding/ FullReport?lang=en&id=1521 1522 Bee and Station 24/10/1991 II Prominent building at SE Commercial http://cadwpublic-api. Hotel end of street, on a corner azurewebsites.net/reports/ opposite the station. listedbuilding/ FullReport?lang=en&id=1522 1524 Telephone Call-box 31/01/1992 II At the SW end of the Communications http://cadwpublic-api. on the up platform at platform, at the base of the azurewebsites.net/reports/ Rhyl Railway Station footbridge. listedbuilding/ FullReport?lang=en&id=1524 1526 Rhyl Railway Station, 11/01/1993 II In the centre of the town, Transpor t http://cadwpublic-api. Main Building facing N down Bodfor azurewebsites.net/reports/ Street. listedbuilding/ FullReport?lang=en&id=1526
Page 248 70 APPENDIX 1: TABLE OF LISTED BUILDINGS
CLASS REPORT URL (click to follow NO. NAME DESIGNATION GRADE LOCATION link if viewed as a pdf) 14138 40 BATH STREET 14/02/1994 II On the E corner of Bath Domestic http://cadwpublic-api. Street and Brighton Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14138 14139 42 BATH STREET 14/02/1994 II On the E corner of Bath Domestic http://cadwpublic-api. Street and Brighton Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14139 14140 44 BATH STREET 14/02/1994 II On the E corner of Bath Domestic http://cadwpublic-api. Street and Brighton Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14140 14141 46 BATH STREET 14/02/1994 II On the E corner of Bath Domestic http://cadwpublic-api. Street and Brighton Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14141 14142 48 BATH STREET 14/02/1994 II On the E corner of Bath Domestic http://cadwpublic-api. Street and Brighton Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14142 14143 50 BATH STREET 14/02/1994 II On the E corner of Bath Domestic http://cadwpublic-api. Street and Brighton Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14143 14144 52 BATH STREET 14/02/1994 II On the E corner of Bath Domestic http://cadwpublic-api. Street and Brighton Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14144 14145 Bellevue Terrace 14/02/1994 II On the E corner of Bath Domestic http://cadwpublic-api. Street and Brighton Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14145 14252 English Methodist 14/02/1994 II On the corner with Morley Religious, Ritual http://cadwpublic-api. Church with former Road. and Funerary azurewebsites.net/reports/ Sunday School listedbuilding/ FullReport?lang=en&id=14252 14253 Tan-Lan 14/02/1994 II Near the corner with Domestic http://cadwpublic-api. Russell Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14253 14254 Springfields 14/02/1994 II Near the corner with Domestic http://cadwpublic-api. Russell Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14254 14255 NO 2, BODFOR 14/02/1994 II On the corner with Commercial http://cadwpublic-api. STREET Wellington Road, azurewebsites.net/reports/ immediately opposite the listedbuilding/ MidlandPage Bank. 249 FullReport?lang=en&id=14255 71 APPENDIX 1: TABLE OF LISTED BUILDINGS
CLASS REPORT URL (click to follow NO. NAME DESIGNATION GRADE LOCATION link if viewed as a pdf) 14258 Main Building and 14/02/1994 II In the centre of the town, Transpor t http://cadwpublic-api. Footbridge, Rhyl facing N down Bodfor azurewebsites.net/reports/ Railway Station Street. listedbuilding/ FullReport?lang=en&id=14258 14259 Down-Platform 14/02/1994 II In the centre of the town, Transpor t http://cadwpublic-api. Canopy, Rhyl Railway facing N down Bodfor azurewebsites.net/reports/ Station Street. listedbuilding/ FullReport?lang=en&id=14259 14261 Former Manse to 14/02/1994 II Adjacent to English Religious, Ritual http://cadwpublic-api. English Methodist Methodist Church and and Funerary azurewebsites.net/reports/ Church beside Brighton Road. listedbuilding/ FullReport?lang=en&id=14261 14262 Church House 14/02/1994 II Set back from the road at Domestic http://cadwpublic-api. the corner with Russell azurewebsites.net/reports/ Road, in a walled precinct listedbuilding/ with the Church of the Holy FullReport?lang=en&id=14262 Trinity, and the Church of Saint Thomas. 14263 Gate Piers and Gated 14/02/1994 II Towards the junction with Domestic http://cadwpublic-api. to Church House Russell Road, providing the azurewebsites.net/reports/ Side main access to Church listedbuilding/ House. FullReport?lang=en&id=14263 14264 Welsh Presbyterian 14/02/1994 II On the corner of Clwyd Religious, Ritual http://cadwpublic-api. Church Street and Brighton Road. and Funerary azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14264 14265 Gate Piers, Gates and 14/02/1994 II Forms the boundary of a Religious, Ritual http://cadwpublic-api. Railings at Welsh small forecourt in front of and Funerary azurewebsites.net/reports/ Presbyterian Church the entrance to the church. listedbuilding/ FullReport?lang=en&id=14265 14266 NO 2 CLWYD 14/02/1994 II On the corner of Clwyd Commercial http://cadwpublic-api. STREET Street and Russell Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14266 14267 NO 3 CLWYD 14/02/1994 II On the corner of Clwyd Commercial http://cadwpublic-api. STREET Street and Russell Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14267 14268 NO 4 CLWYD 14/02/1994 II On the corner of Clwyd Commercial http://cadwpublic-api. STREET Street and Russell Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14268 14269 NO 5 CLWYD 14/02/1994 II Set back from the road Domestic http://cadwpublic-api. STREET adjoining Nos 2-4 Clwyd azurewebsites.net/reports/ Street. listedbuilding/ FullReport?lang=en&id=14269
Page 250 72 APPENDIX 1: TABLE OF LISTED BUILDINGS
CLASS REPORT URL (click to follow NO. NAME DESIGNATION GRADE LOCATION link if viewed as a pdf) 14270 NO 6 CLWYD 14/02/1994 II Set back from the road Domestic http://cadwpublic-api. STREET adjoining Nos 2-4 Clwyd azurewebsites.net/reports/ Street. listedbuilding/ FullReport?lang=en&id=14270 14271 NO 7 CLWYD 14/02/1994 II Set back from the road Domestic http://cadwpublic-api. STREET adjoining Nos 2-4 Clwyd azurewebsites.net/reports/ Street. listedbuilding/ FullReport?lang=en&id=14271 14272 NO 8 CLWYD 14/02/1994 II Set back from the road Domestic http://cadwpublic-api. STREET adjoining Nos 2-4 Clwyd azurewebsites.net/reports/ Street. listedbuilding/ FullReport?lang=en&id=14272 14273 Marine Villa 14/02/1994 II Towards the junction with Commercial http://cadwpublic-api. Water Street. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14273 14274 NO 13 CRESCENT 14/02/1994 II Opposite the junction with Domestic http://cadwpublic-api. ROAD Edward Henry Street and azurewebsites.net/reports/ the Crescent Public House. listedbuilding/ FullReport?lang=en&id=14274 14275 NO 15 CRESCENT 14/02/1994 II Opposite the junction with Domestic http://cadwpublic-api. ROAD Edward Henry Street and azurewebsites.net/reports/ the Crescent Public House. listedbuilding/ FullReport?lang=en&id=14275 14279 Crescent Public 14/02/1994 II On the E corner with Commercial http://cadwpublic-api. House Crescent Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14279 14282 New Inn 14/02/1994 II South of the junction with Commercial http://cadwpublic-api. Russell Road, opposite Saint azurewebsites.net/reports/ Helen?s Place. listedbuilding/ FullReport?lang=en&id=14282 14283 NO 90 HIGH 14/02/1994 II Near the corner with Commercial http://cadwpublic-api. STREET Kinmel Street, next to the azurewebsites.net/reports/ Alexandra Public House. listedbuilding/ FullReport?lang=en&id=14283 14285 NO 135, HIGH 14/01/1989 II Occupies a prominent Domestic http://cadwpublic-api. STREET corner site with Brighton azurewebsites.net/reports/ Road, adjacent to Vale Road listedbuilding/ Bridge over main railway FullReport?lang=en&id=14285 line at Rhyl Station. 14286 NO 137, HIGH 04/01/1989 II Occupies a prominent Domestic http://cadwpublic-api. STREET corner site with Brighton azurewebsites.net/reports/ Road, adjacent to Vale Road listedbuilding/ Bridge over main railway FullReport?lang=en&id=14286 line at Rhyl Station.
Page 251 73 APPENDIX 1: TABLE OF LISTED BUILDINGS
CLASS REPORT URL (click to follow NO. NAME DESIGNATION GRADE LOCATION link if viewed as a pdf) 14287 NO 139, HIGH 04/01/1989 II Occupies a prominent Domestic http://cadwpublic-api. STREET corner site with Brighton azurewebsites.net/reports/ Road, adjacent to Vale Road listedbuilding/ Bridge over main railway FullReport?lang=en&id=14287 line at Rhyl Station. 14288 NO 141 HIGH 04/01/1989 II Occupies a prominent Domestic http://cadwpublic-api. STREET corner site with Brighton azurewebsites.net/reports/ Road, adjacent to Vale Road listedbuilding/ Bridge over main railway FullReport?lang=en&id=14288 line at Rhyl Station. 14289 Cynval Villas 14/02/1994 II Set back slightly from the Commercial http://cadwpublic-api. building line, facing down azurewebsites.net/reports/ Windsor Street. listedbuilding/ FullReport?lang=en&id=14289 14292 NO 12, PARADISE 14/02/1994 II At the right-angled bend in Domestic http://cadwpublic-api. STREET (N Paradise Street, facing S azurewebsites.net/reports/ SIDE),,,,,CLWYD, down the street, adjoining listedbuilding/ the rear gate to the FullReport?lang=en&id=14292 churchyard which surrounds the Church of the Holy Trinity and the Church of Saint Thomas. 14293 NO 14, PARADISE 14/02/1994 II At the right-angled bend in Domestic http://cadwpublic-api. STREET (N Paradise Street, facing S azurewebsites.net/reports/ SIDE),,,,,CLWYD, down the street, adjoining listedbuilding/ the rear gate to the FullReport?lang=en&id=14293 churchyard which surrounds the Church of the Holy Trinity and the Church of Saint Thomas. 14297 NO 40-42, QUEEN 14/02/1994 II Part of a continuous terrace, Domestic http://cadwpublic-api. STREET (W close to the N corner with azurewebsites.net/reports/ SIDE),,,,,CLWYD, Sussex Street. listedbuilding/ FullReport?lang=en&id=14297 14298 NO 44-46, QUEEN 14/02/1994 II Part of a continuous terrace, Domestic http://cadwpublic-api. STREET (W close to the N corner with azurewebsites.net/reports/ SIDE),,,,,CLWYD, Sussex Street. listedbuilding/ FullReport?lang=en&id=14298 14299 Church of the Holy 14/02/1994 II Adjacent to the Church of Religious, Ritual http://cadwpublic-api. Trinity Saint Thomas, facing down and Funerary azurewebsites.net/reports/ Church Street. listedbuilding/ FullReport?lang=en&id=14299 14301 The Swan P H 14/02/1994 II Set back slightly from the Commercial http://cadwpublic-api. building line, facing down azurewebsites.net/reports/ Clwyd Street. listedbuilding/ FullReport?lang=en&id=14301
Page 252 74 APPENDIX 1: TABLE OF LISTED BUILDINGS
CLASS REPORT URL (click to follow NO. NAME DESIGNATION GRADE LOCATION link if viewed as a pdf) 14303 NO 31, RUSSELL 14/02/1994 II Commercial http://cadwpublic-api. ROAD azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14303 14304 NO 33, RUSSELL 14/02/1994 II Commercial http://cadwpublic-api. ROAD azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14304 14305 NO 35, RUSSELL 14/02/1994 II Opposite the Church of Domestic http://cadwpublic-api. ROAD Saint Thomas and between azurewebsites.net/reports/ Nos 31-33 and Nos 43-47 listedbuilding/ Russell Road. FullReport?lang=en&id=14305 14306 NO 37, RUSSELL 14/02/1994 II Opposite the Church of Domestic http://cadwpublic-api. ROAD Saint Thomas and between azurewebsites.net/reports/ Nos 31-33 and Nos 43-47 listedbuilding/ Russell Road. FullReport?lang=en&id=14306 14307 NO 39, RUSSELL 14/02/1994 II Opposite the Church of Domestic http://cadwpublic-api. ROAD Saint Thomas and between azurewebsites.net/reports/ Nos 31-33 and Nos 43-47 listedbuilding/ Russell Road. FullReport?lang=en&id=14307 14308 NO 41, RUSSELL 14/02/1994 II Opposite the Church of Domestic http://cadwpublic-api. ROAD Saint Thomas and between azurewebsites.net/reports/ Nos 31-33 and Nos 43-47 listedbuilding/ Russell Road. FullReport?lang=en&id=14308 14309 Bath Street 14/02/1994 II On the corner of Bath Domestic http://cadwpublic-api. Street, opposite the Church azurewebsites.net/reports/ of Saint Thomas. listedbuilding/ FullReport?lang=en&id=14309 14310 Bath Street 14/02/1994 II On the corner of Bath Domestic http://cadwpublic-api. Street, opposite the Church azurewebsites.net/reports/ of Saint Thomas. listedbuilding/ FullReport?lang=en&id=14310 14311 Bath Street 14/02/1994 II On the corner of Bath Domestic http://cadwpublic-api. Street, opposite the Church azurewebsites.net/reports/ of Saint Thomas. listedbuilding/ FullReport?lang=en&id=14311 14312 Bath Street 14/02/1994 II On the corner of Bath Domestic http://cadwpublic-api. Street, opposite the Church azurewebsites.net/reports/ of Saint Thomas. listedbuilding/ FullReport?lang=en&id=14312 14317 NO 14, WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Bedford Street. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14317
Page 253 75 APPENDIX 1: TABLE OF LISTED BUILDINGS
CLASS REPORT URL (click to follow NO. NAME DESIGNATION GRADE LOCATION link if viewed as a pdf) 14318 NO 14A, WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Bideford Street. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14318 14319 NO 16, WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Bideford Street. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14319 14320 Ellis's Bar 14/02/1994 II Towards the N of the Commercial http://cadwpublic-api. street, immediately adjoining azurewebsites.net/reports/ Nos 46-56. listedbuilding/ FullReport?lang=en&id=14320 14321 Ellis's Bar 14/02/1994 II Towards the N of the Commercial http://cadwpublic-api. street, immediately adjoining azurewebsites.net/reports/ Nos 46-56. listedbuilding/ FullReport?lang=en&id=14321 14324 Christchurch United 14/02/1994 II Fronts on to the street, its Religious, Ritual http://cadwpublic-api. Reformed Church side elevation facing the rear and Funerary azurewebsites.net/reports/ of the town hall across a listedbuilding/ square. FullReport?lang=en&id=14324 14325 NO 47, WATER 14/02/1994 II Towards the north end of Domestic http://cadwpublic-api. STREET Water Street, forming part azurewebsites.net/reports/ of a terrace of buildings on listedbuilding/ the E side of the street. FullReport?lang=en&id=14325
14326 NO 49, WATER 14/02/1994 II Towards the north end of Domestic http://cadwpublic-api. STREET Water Street, forming part azurewebsites.net/reports/ of a terrace of buildings on listedbuilding/ the E side of the street. FullReport?lang=en&id=14326 14327 NO 46 WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Crescent Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14327 14328 NO 48, WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Crescent Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14328 14329 NO 50, WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Crescent Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14329 14330 NO 52, WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Crescent Road azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14330
Page 254 76 APPENDIX 1: TABLE OF LISTED BUILDINGS
CLASS REPORT URL (click to follow NO. NAME DESIGNATION GRADE LOCATION link if viewed as a pdf) 14331 NO 54, WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Crescent Road. azurewebsites.net/reports/ listedbuilding/ wFullReport?lang=en&id=14331 14332 NO 56, WATER 14/02/1994 II On the S corner with Commercial http://cadwpublic-api. STREET Crescent Road. azurewebsites.net/reports/ listedbuilding/ FullReport?lang=en&id=14332
Page 255 77 APPENDIX 2: SELECTION CRITERIA FOR POSITIVE CONTRIBUTORS
Historic England’s guidance Conservation Area Designation, Appraisal and Management in Table 1, page 16, uses the following questions to assess if an element should be considered as a positive contributor: • Is it the work of a particular architect or designer of regional or local note? • Does it have landmark quality? • Does it reflect a substantial number of other elements in the Conservation Area in age, style, materials, form or other characteristics? • Does it relate to adjacent designated historic asset in age, materials or in any other historically significant way? • Does it contribute positively to the setting of adjacent designated historic assets? • Does it contribute to the quality of recognisable spaces including exteriors or open spaces with a complex of public buildings? • Is it associated with a designed landscape e.g. a significant wall, terracing or a garden building? • Does it individually, or as part of a group, illustrate the development of the settlement in which it stands? • Does it have significant historic association with features such as the historic road layout, burgage plots, a town park or a landscape feature? • Does it have historic associations with local people or past events? • Does it reflect the traditional functional character or former uses in the area? • Does its use contribute to the character or appearance of the area?
Page 256 78 APPENDIX 3: SELECTION CRITERIA USED TO IDENTIFY LESS THAN POSITIVE ELEMENTS
Whilst the Historic England checklist had been used to identify the positive elements within the Rhyl Conservation Area the following have been used to identify those elements which make a less than positive contribution. These are:
Neutral A building (usually a modern development) which makes neither a positive nor negative contribution to the Conservation Area.
Compromised Heritage Asset These are historic buildings of varying architectural quality, but which could become positive contributors to the Conservation Area. They have generally undergone a loss of their heritage detailing through inappropriate building alterations or repairs including: • replacement of wooden sash windows with UPVC frames and different window designs; • replacement front doors / shop fronts with inappropriate designs and finishes; • removal of heritage mouldings and other details e.g. pierced barge boards; • removal of chimney stacks and pots; • addition of aerials and satellite dishes; • use of low quality materials; • use of render and non-heritage wall finishes; • use of inappropriate roofing materials; and • extensions and additions of inappropriate design, scale or materials.
Some may also be in poor overall condition.
Intrusive Modern development of an inappropriate design, scale or materials which interrupts the historic pattern or appearance of the streetscape. Thought should be given to their removal / redevelopment or a sensitive improvement of their appearance.
Heritage Asset at Risk These buildings are considered to be in a very poor condition, reducing the visual quality of the streetscape. Usually, but not exclusively, this is combined with vacancy.
Page 257 79 APPENDIX 4: PLANS
TO BE PRINTED AT A3
Page 258 80 APPENDIX 4: PLANS
AREA 1: RHYL’S INTERCHANGE AND COMMERCIAL CORE
RHYL GATEWAY AND THE COMMERCIAL CORE CHARACTER AREA
Listed Buildings Intrusive Positive Contributor At Risk Positive Contributor with Insensitive Character Area Boundary Shop Front Suggested Boundary Revision Compromised Historic Asset Under Redevelopment Compromised Historic Asset with The criteria used to identify positive and sympathetic shop front negative elements can be found in \sppendix 2 Key Views and Appendix 3 Neutral This plan is not to scale Page 259 Page
81 APPENDIX 4: PLANS
AREA 2: CRESCENT ROAD AREA
CRESCENT ROAD CHARACTER AREA Listed Buildings Suggested Boundary Revision (see Positive Contributor Section 6, Recommendation 3) Positive Contributor with Insensitive Suggested Boundary Revision (see Shop Front Section 6, Recommendation 4a) Compromised Historic Asset Suggested Boundary Revision (see Section 6, Recommendation 4b) Neutral The criteria used to identify positive and Intrusive negative elements can be found in Appendix 2 At Risk and Appendix 3 Character Area Boundary This plan is not to scale Suggested Boundary Revision (see Section 6, Recommendation 2) Page 260 Page
82 APPENDIX 4: PLANS
AREA 3: ST THOMAS’ CHARACTER AREA
ST THOMAS CHARACTER AREA Listed Buildings Intrusive Positive Contributor At Risk Positive Contributor with Insensitive Character Area Boundary Shop Front Suggested Boundary Revision Compromised Historic Asset The criteria used to identify positive and Key Views negative elements can be found in Appendix Neutral 2 and Appendix 3 This plan is not to scale Page 261 Page
83 APPENDIX 4: PLANS
SUGGESTED CHANGES TO THE CONSERVATION AREA
Interchange and Commercial Core Crescent Road St Thomas’ Extension to St Thomas’ Character Area Deletion to Conservation Area Conservation Area Boundary Character Area Boundary
This plan is not to scale Page 262 Page
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