Fairview Inn, Abergele Road, Llanddulas, Conwy Design and Access Statement 2

Home , Abergele, Dwygyfylchi, Kinmel Bay, Llanddulas, Towyn

FAIRVIEW INN, ABERGELE ROAD, LLANDDULAS, CONWY DESIGN AND ACCESS STATEMENT 2

Applicant

Cartrefi Conwy Morfa Gele North Wales Business Park Cae Eithin Abergele LL22 8LJ

Tel: 0300 124 0040 Web: www. Cartreficonwy.org Contact: David Lowe (Development Officer)

Agent

AINSLEY GOMMON ARCHITECTS The Old Police Station 15 Glynne Way Hawarden Flintshire CH5 3NS

Tel: 01244 537 100 Fax: 01244 537 767 Web: agarchitects.co.uk Contact: David Parry or Neil McGill Email: [email protected] [email protected]

PROJECT DIRECTORY

DESIGN AND ACCESS STATEMENT 3

1.0 Background 4

2.0 Context 7

3.0 Factors Affecting the Development 12

4.0 Planning Policy 13

5.0 Design Objectives 17

6.0 Character 20

7.0 Environment Sustainability 30

8.0 Access 33

9.0 Movement 34

10.0 Community Safety 36

CONTENT

DESIGN AND ACCESS STATEMENT 4

1.1 CARTREFI CONWY

1.1.1 About Cartrefi Conwy

Cartrefi Conwy is an independent not-for- profit Registered Social Landlord (RSL). They were formed as result of the transfer of around 3,800 homes from Conwy County Borough Council in 2008. Since the transferred homes have been under their ownership and management they have invested heavily in their refurbishment to bring them up to the Welsh Housing Quality Standard. Cartrefi Conwy will continue to maintain their homes to this high standard in the future. Alongside this they have also started an ambitious development programme of quality, affordable homes across the county of Conwy. By building new properties, taking over ownership of empty properties and working in partnership with other housing providers in the public and private sectors, Cartrefi Conwy aim to make a positive impact to increase the supply of homes across their area of operation. This includes a commitment to build over 250 new homes in the coming years.

Cartrefi Conwy assist customers in access- ing homes that are affordable to them and offer a range of properties and tenures to achieve this. They also provide a range of support services to assist tenants with main- taining their home, tenancy and independ- ence.

Cartrefi Conwy are committed to providing quality and efficient services to all of our service users. In 2015 Cartrefi Conwy established Creating Enterprise C.I.C. as a wholly owned subsidi- ary which operates as a social enterprise.

1.0 BACKGROUND

1.1 A: Cartrefi Conwy logo DESIGN AND ACCESS STATEMENT

A 5

1.2 BACKGROUND TO THE PROPOSAL

1.3 AFFORDABLE HOUSING

The proposed scheme aims to provide additional affordable accommodation at the heart of the Village of Llanddulas.

New affordable housing is one of the major economic drivers behind regeneration. General Needs homes provide flexible and adaptable accommodation.

The proposed scheme aims to provide an exemplar Affordable Housing scheme for both local people wanting to work and live in the area and others moving into the area form outside, such as key workers within the health, police and education sectors.

1.4 VISION STATEMENT from CARTREFI CONWY.

Cartrefi Conwy are committed to providing new affordable homes for people in housing need and will offer a flexible tenure of these properties.

This proposal intends to deliver a new affordable Housing Development which will be made up of 15no 2 bedroom 3 person apartments, 9no 1 bedroom 2 person apartments and 1no 4 bedroom 6 person house. The apartments are to be let on an “Intermediate Rental” basis which will result in them being available at less than market value with the house being let as a “Social Housing” unit. The proposals are supported by Conwy County Borough Council as supporting their Local Housing Strategy and contributing to meeting the need for “Affordable Housing” in the locality, the proposal will also receive capital grant funding support from Welsh

1.0 BACKGROUND

1.2 A: Abergele Road today 1.1 B: Abergele Road historically A C DESIGN AND ACCESS STATEMENT 1.2 C & D Potential tenant demographic

B D 6

Government. These units will be built to meet Welsh Government’s Design Quality Requirements as well as achieving Lifetime Home Standards.

The Intermediate rental properties will be allocated in line with Cartrefi Conwy’ Inter- mediate Rental Policy which seeks to meet the needs of those applicants that are eco- nomically active but unable to meet their housing needs without assistance with the Social Rented unit being allocated via the SARTH Housing Register.

The scheme will provide a high quality affordable housing development that will not only help to meet affordable housing demand in the county but will support the local economy and services.”

The new housing scheme aims to;

Develop new housing designed to meet the highest standards of energy efficiency, providing housing tenures to ensure a sustainable neighbourhood.

The design approach recognizes the village’s local history, significance, character, and important landmarks within the village. When considering the design solution it is important to recognize the village context of the site and the opportunities it affords to improve the fabric of the village.

1.0 BACKGROUND

1.4 A: Historical view of the Fair View Inn circa 1959 B: Contemporary View of the Fair View Inn circa 2016 A DESIGN AND ACCESS STATEMENT C: View of the Fair View Inn from further down Abergele Road circa 1959

C B 7

2.1 LOCATION

LOCATION PLAN CB BUILDINGS Llanddulas lies close to the North Wales coastline, on the south side of the A55 Ex- pressway, two and a half miles west of Abergele and three and a half miles east of the coastal resort of Colwyn Bay in the community of Llanddulas & Rhyd-y-Foel . The population of Llanddulas in 2011 was 1,542. The Fair View Inn, built in 1890, sits adjacent to the junction of Station Road and the A547 Abergele Road

2.2 SITE CONTEXT

Llanddulas’s history is based on the extrac- tion of limestone at the local quarry. Some local residents are still employed at the quarry and many of the older houses are built in the grey local limestone. More recently the village also grown through tourism with a number of holiday chalet parks to the north and east of the village. With the A55 Expressway and main North Wales train line running just to the North of the village it also provides good links to the larger towns and Cities in North Wales and North West England for commuters.

The A547,Abergele Road runs through the village and the Fair View Inn site is located on the northern side of the carriage way and forms the end of a terrace of late 19th Century cottages with a late Victorian villa with stone elevations and brick quoins to the north west end of the terrace. The building is surrounded, immediately, to the west, south and east by mid to late 20th century residential developments of varying quality. St Cynbryd’s Church and cottages that form the original village settlement are located slightly further south from the site and are constructed of the locally quarried grey limestone.

2.0 CONTEXT

2.1 A: The development site circled in red DESIGN AND ACCESS STATEMENT

A 8

1. Fair View Inn 4. Abergele Road , Residential 7. Abergele Road, Residential 10. Late Victorian Villa Prominent gable end of the Inn at the end 1940/50’s semi detached houses with brick Late 20th century speculative development Built of local stone and typical vernacular of the 1890 terrace. and rendered elevations with bay windows. with brick elevations and mock timber yellow brick quoins under a slate roof with frame and render detailing. decorative timber barge boards

2. Late Victorian Terrace, 1890 5. Station Road, Residential 8. Abergele Road/Station Road Residential 11. A547 Retail & Residential A row of three terraced houses including Typical Mid 20th Century rendered de- Modernised and extended mid 20th Centu- Two chalet style bungalows utilised as retail the Fair View Inn at the far end. Rendered tached bungalows and houses ry detached house with rendered eleva- outlets. On the left utilised as a residential elevations under a slate roof. tions. dwelling. Also visible is the bus stop.

3. Abergele Road, Pub Car Park. 6. Abergele Road, Mixed Residential 9. Abergele Road, Residential 12. St. Cynbryd's Church Also visible is the local bus stop travelling Late 1960’s/early 1970’s general needs and Original cottages of the Old village. Eleva- Use of local limestone within the original south. elderly accommodation. Fully rendered tions of locally quarried stone under a slate village settlement. with a mixture of pitched and flat roofs roof.

2.0 CONTEXT

2.2 A: Immediate buildings surrounding the site and parts of the original village further East along the A547 Abergele Road. DESIGN AND ACCESS STATEMENT

A 9

3.1 FLOODING

The Development Advice Map shown opposite is to be used alongside Planning Poli- cy Wales and TAN 15 to direct new development in respect to flood risk.

The map confirms the development site is within Zone A, considered to be of little or no risk of fluvial or coastal / tidal flooding. Therefore a Flood Consequences Assess- ment is not required.

3.2 EXISTING GROUND CONDITIONS

A Ground Investigation will be made available to the Council when completed.

3.3 ARCHAEOLOGY

We are unaware of any archaeological finds being made in this area or any signifi- cant sites of historical interest nearby, which would warrant any investigation of the site.

3.4 EXISTING SERVICES

All utility services record plans have been sought for the scheme including electricity, gas, waste, mains water and BT telecoms. These are included with the planning application supporting documents and it is anticipated that the development will be connected to the existing mains service connection

3.5 EXISTING TREES

Refer to Tree Survey: G1 Elder multi stem to be removed. T3 Rowan to be removed any resulting ecological impact to be mitigated with new planting

3.6 DRAINAGE

Drainage The existing Fairview Inn drains both foul drainage and surface water into Welsh Water’s public foul sewer just beyond the

3.0 FACTORS AFFECTING DEVELOPMENT

3.1 A: The Development Advice Map confirming the development site is within Zone A, considered to be a little or no risk of fluvial or coastal / tidal flooding or surface water flooding DESIGN AND ACCESS STATEMENT

A 10 north of the site boundary. The existing car ment that is convenient and enjoyable to Chapter 9: Housing  promote environmental sustainability park does not have gullies and surface wa- use for the residents and wider community. features, such as energy efficiency, in ter is able to flow un-controlled onto Station Chapter 9 of PPW relates to Housing and new housing and make clear specific Road. 4.1.1 Wales Spatial Plan states, under chapter 9.3.1; commitments to carbon reductions and/or sustainable building stand- Drainage CCTV surveys have been carried People, Places, Futures, the Wales Spa- “New housing developments should be well ards; out on site and dialogue with Welsh Wa- tial’ (updated in 2008) provides an overall integrated with and connected to the exist-  secures the most efficient use of land ter. Through discussion it have been strategic framework for the future spatial ing pattern of settlements” . including appropriate densities; and agreed that the development will discon- development of Wales. The primary aim of  consider and balance potential continue the surface water connection from the plan is to promote sustainable develop- Furthermore, the National Housing Strategy, flicts between these criteria”. the site into the foul sewer, which will pro- ment which is to be delivered through its as contained within the policy document, is vide capacity for foul only flows from the area strategies. as follows; The TAN also documents a definition of new development. Surface water flows will “character”, which is contained within the be discharged to the ground by infiltration Chapter 4: Planning for Sustainability  “Provide more housing of the right guidance on designing in context (Para at rates determined following infiltration type and offer more choice; 4.8). testing. Dependant on the results of the In terms of the location of development,  Improve homes and communities, testing Welsh Water has confirmed dis- Planning Policy Wales advises in paragraph including the energy efficiency of TAN 18: Transport charge of surface water into the public sur- 4.7.4, that; new and existing homes; and face water sewer will be acceptable at a  Improve housing-related services and TAN 18 was published in March 2007 and controlled rate of 5l/s. Below ground atten- “Local planning authorities should assess support, particularly for vulnerable encourages the integration of land use uation storage will be provided to suit the the extent to which their development plan people and people from minority planning and the development of transpor- detailed design solution. The maximum vol- settlement strategies and new develop- groups”. tation infrastructure. This can be achieved ume of this is approximately 88m3, which ment are consistent with minimising the by locating development where there is could be provided beneath the parking need to travel and increasing accessibility 4.1.2 Technical Advice Notes good access by public transport, walking area. by modes other than the private car.” and cycling. It advocates; TAN 12: Design  “the integration of land use planning 4.1 PLANNING POLICY WALES Furthermore, there is a preference for the re and transport in order to promote re- -use of previously developed land, with Par- TAN 12 was revised in June 2009 in order to source and travel efficient settlement The planning policy framework for the agraph 4.9.1 stating: update new requirements, including those patterns, determination of this application is provid- for design and access statements. TAN 12  ensuring that development is located ed by the content and scope of National “Previously developed (or brownfield) land provides advice on design considerations where there is good accessibility by Planning Policy, which is contained within (see Figure 4.3) should, wherever possible, and, in relation to the design of new devel- public transport, cycling and walking. the Wales Spatial Plan, Planning Policy be used in preference to greenfield sites.” opment it states that local planning policies This minimises the need to travel and Wales (PPW) and its associated Technical and guidance should aim to ensure that; promotes social inclusion, Advice Notes (TANs), together with the Lo- Design is defined under this particular  Managing parking provision. Para- cal Planning Policy. chapter (Para 4.11.1) as;  “create places with the needs of graph 3.2 encourages local authori- people in mind, which are distinctive ties to maximise relative accessibility. This Design and Access Statement explains “The relationship between all elements of and respect local character; pro- Accessibility is the relative ability to the approach to creating a sustainable de- the natural and built environment. To cre- mote layouts and design features take up services, markets or facilities. velopment through good design in accord- ate sustainable development, design must which encourage community safety Focussing on accessibility is important ance with Planning Policy Wales, going be- go beyond aesthetics and include the so- and accessibility; in addressing social exclusion and for yond aesthetics to include the social, envi- cial, environmental and economic aspects  focus on the quality of the places maximising choice in services, em- ronmental, economic and other aspects of of the development, including its construc- and living environments for pedestri- ployment and recreational opportuni- the development. This Statement also aims tion, operation and management, and its ans rather than the movement and ties”. to explain how the principles of Inclusive relationships to its surroundings.” parking of vehicles; Design referred to in Planning Policy Wales  avoid inflexible planning standards 4.1.3 Development Plan have been incorporated to design a devel- Planning Policy Wales emphasises that and encourage layouts which man- opment that will be accessible, provide good design is also inclusive design (4.11.4) age vehicle speeds through the ge- The statutory development plan for this site flexibility in use and a building and environ- ometry of the road and building; is provided in the Conwy Local Develop-

4.0 PLANNING POLICY

DESIGN AND ACCESS STATEMENT 11

4.2 PRE - APPLICATION ENQUIRY

Katy Roberts, Case Officer for Conwy Bor- ough County Council, reviewed the Pre– Application Report (please see page 19 for further details) and confirmed her initial views in writing on April 25th 2017(ref: DC ENQ/27087). This letter is included with the planning application supporting documents.

These comments have been addressed throughout the application, and refer- enced below.

4.3 CONWY LOCAL DEVELOPMENT PLAN 2007 - 2022 (LDP)

The adopted LDP forms the development plan for Conwy (excluding the area of Snowdonia National Park). The relevant policies from the plan in the context of the application are as follows;

(4.1)* DEVELOPMENT PRINCIPLES

*items in brackets reference the policy's number in LPD document.

Policy DP/1: Sustainable development principles

“(4.1.1.1)* The Development Principle Poli- cies aim to ensure that the location, scale and type of development allowed follows sustainable development principles and achieves environmental, economic and social gains for current and future genera- tions of Conwy”.

Policy DP/2: Overarching strategic approach

“Urban Areas will be key in the provision of a combination of market and Affordable Housing for Local Need (AHLN) on both allocated sites and windfall sites. Settlement boundaries will be amended to reflect the proposed development”.

4.0 PLANNING POLICY

4.2 A: Extract from County Wide Map B: Llanddulas Map A DESIGN AND ACCESS STATEMENT C: Map Key

*All maps have been extracted from the Conwy Local Development Plan 2007 - 2022 B C 12

Main Villages Tier 1: Llanddulas,  (e) Open Space Policy HOU/2—Affordable Housing for Local and Penmaenmawr development which The scale of proposed future development  (g) Screened storage of refuse, in- need would lead to the loss of the following com- will reflect the settlements’ needs in terms cluding recyclable materials; The Council will require the provision of munity facilities will only be permitted of the size and function and their physical  (h) A design and layout that minimis- AHLN in new housing development as iden- where it has been clearly demonstrated and functional relationships with the urban es opportunities for crime; tified in The Local Housing Market Assess- that the building is no longer viable for its areas. Main Villages provide a service func- ment and the Conwy Affordable Housing existing use and that there is no continuing tion for the Minor Villages and Hamlets and and First Steps Registers. The delivery of community need for those facilities. this will be maintained and further devel- AHLN will be guided by Table HOU2a, the oped to meet the needs of these commu- Policy DP/5 Infrastructure & New Develop- Housing Delivery and Phasing Plan and the Katy Roberts (Planning Officer) Stated the nities. Over the Plan period, approximately ment following hierarchy: • Giving AHLN provision following with respect to the loss of the Fair 15% of the housing and 15% of the employ- All new development, where appropriate a high priority through negotiating with de- View Inn as a community facility: Policy ment (B1, B2 & B8) development will be ac- will be expected to make adequate contri- velopers to include AHLN on-site in all hous- CFS/6 states where no similar facilities exist commodated within Main Villages, Minor butions towards new infrastructure to meet ing developments within the settlement outside the sub-regional and town centres. Villages and Hamlets, but primarily in the the additional social, economic, physical boundaries of the Urban Development Development leading to the loss of com- Tier 1 and Tier 2 Main Villages and delivered and/or environmental infrastructure require- Strategy Area and Tier 1 Main Villages, ac- munity facilities (including public houses) through completions, commitments, wind- ments arising from the development or fu- cording to the following distribution: Llan- will only be permitted where it has been fall and new allocations. ture maintenance and upkeep of facilities. dudno and Penrhyn Bay, Rhos on Sea 35% clearly demonstrated that the building is no Contributions will be sought in line with the Conwy, Llandudno Junction, Glan Conwy, longer viable for its existing use and that Policy DP/3: Promoting design quality and Council’s priorities. Llanrwst 30% Llanfairfechan, there is no continuing community need for reducing crime Penmaenmawr, Colwyn Bay, Dwygyfylchi, the facilities. (4.2.2.5) THE HOUSING STRATEGY Llanddulas & Llysfaen 20% Abergele, Towyn There are currently 2 other public houses “(1)* All new development will; and Kinmel Bay 10% . within Llanddulas, including the British Le-  (a) Be appropriate to, and enhance, The Tier 1 Main Villages will provide a com- gion and the Valentine and as such Policy its locality in terms of form, scale, bination of market value and AHLN from Policy HOU/4—Housing Density CFS/6 does not apply. massing, elevation detail and use of existing commitments, on allocated sites 1. Residential developments should make materials and from windfall development, to realise the best use of land. The Council will seek a Policy CFS/11: Development and open  (b) Meet the Council’s approved the spatial objectives for the delivery of density of 30 dwellings per hectare on allo- space standards of open space provision AHLN and protection of the natural and cated sites and large windfall sites (10 and parking historic environment. Within the Tier 2 Main dwellings and above). “(3)* New housing development of less  (c) Meet required standards of ac- Villages, the Council will seek to deliver 2. Higher densities of up to 50 dwellings per than 30 dwellings shall make provision of a cessibility, having suitable regard to 100% AHLN only on allocated and windfall hectare will be sought where it represents a commuted sum as an alternative to on-site the needs of people of different ages sites within the settlement boundaries. To sustainable use of land and buildings and provision, in line with the Council’s standard and abilities in the design of the pro- provide an element of flexibility, market does not result in an unacceptable impact. for open space of 3 hectares per 1,000 posal”. dwellings may be permitted in exceptional Higher density schemes which result in a population”. circumstances on allocated and windfall negative residual value and lower afforda- Policy DP/4: Development criteria sites within the Tier 2 Villages where it is es- ble housing provision will be discouraged. In addition, Katy Roberts strongly advised sential to assist the delivery of affordable 3. Lower densities below 30 dwellings per increasing soft landscaping “as the pro- “(1)* Development proposals, where ap- housing on site and where supported by hectare may be acceptable in circum- posals could appear rather austere in a propriate and in accordance with the poli- the completion of a Viability Assessment stances where natural and/or built environ- prominent corner position”. cies of the Plan and the Council’s Stand- Pro-Forma. Such windfall schemes will gen- ment and infrastructure constraints impact ards should provide the following; erally be smaller than those permitted in on site layout. (4.6)* THE NATURAL ENVIRONMENT  (a) Affordable Housing for Local the Urban Development Strategy Areas (no Need more than 10 dwellings on windfall sites) (4.5) COMMUNITY FACILITIES AND SERVICES An Ecology survey and Arboricultural survey  (b) Safe access from the highway and will be phased in line with the provision have been undertaken and the reports are network and enhancement of public of infrastructure. Small scale (up to 5 dwell- Policy CFS/6—Safeguarding Community attached to the Planning Application. transport, cycling and pedestrian in- ings) 100% AHLN exception sites may be Facilities frastructure permitted outside, but on the edge of, the Where no similar facilities exist outside Llan- Policy NTE/1 & NTE/3 Biodiversity  (c) Car parking settlement where it meets local need. dudno, Colwyn Bay, Abergele, Conwy, An Ecology survey and Arboricultural survey  (d) Safe and secure cycle parking Llandudno Junction, Llanfairfechan Llanrwst have been undertaken and the reports are part of the addendum to the Planning Ap- plication 4.0 PLANNING POLICY

DESIGN AND ACCESS STATEMENT 13

(4.8)* SUSTAINABLE TRANSPORT STRATEGY LDP02: Parking Standards Policy NTE/8: Sustainable drainage systems Policy STR/1: Sustainable transport, develop- ‘In assessing the parking requirements for a 22 spaces would be required under this “(1) The use of Sustainable Drainage Sys- ment and accessibility particular development, the planning standard, and would not be possible on the tems will be required wherever reasonably authority will need to take into account a development site. The following example, practicable with preference for on site dis- “Development will be located so as to mini- number of factors in relation to the set out in the guidance, would allow the posal and where satisfactory arrangements mise the need to travel. Convenient access development and its location. These are site to be exempt from this standard; can be put in place for the long term via footways, cycle infrastructure and public listed below. However it should be noted maintenance of those systems. Where this is transport should exist …This will be achieved that some of these factors are outside di-  “(6.10.3) Flats (in Zone 5). If the site not proposed a developer will need to justi- by working with our partners to: rect planning control, e.g.: has no existing parking, the conver- fy that discharge is necessary and is ade- sion will not require any although it quately controlled. a) Focus future development predominant-  (a)* accessibility to, and the service would be desirable to gain these ly along the A55 and railway network”. provided by, the public transport sys- parking spaces. If the site is too small (2) Subsequent preference for surface wa- tem to accommodate three cars and the ter drainage will be for: Policy STR/2: Parking standards  (b)* the availability of private buses house fronts a local road that is not a  (b) Drainage to surface water sewer; or the extent of car pooling bus route and kerbside parking  (c) Drainage to combined sewer. “(1)* Car parking provision should be in ac-  (c)* the relative proportions of full pressure is not evident then an allow- cordance with the Council’s maximum time / part time / local catchment of ance of on-street parking immediate- (3) The developer must demonstrate that standards, to reduce dependency on the labour ly outside may be possible. higher preference drainage options car and to promote more sustainable forms  (d)* accessibility by walking and cy-  Local circumstances should always are unfeasible before proposing less of transport. cling dictate the approach to be taken. sustainable options”.  (e)* the existing and possible future (2)* In locations with good accessibility to congestion in streets adjacent to the In addition, the following guidance is not- Policy NTE/9: Foul drainage facilities and services, and served by high development, ed; quality public transport, the Council will seek  (f)* accessibility to, and the availabil- “(1)* Foul drainage to an adopted sewer to reduce the amount of car parking provid- ity of, public and/or private car park- (9.1.3)(a)* Curtilage parking must be pro- should be provided wherever possible, in ed, in line with the Conwy Parking Stand- ing space in the vicinity”. vided wherever possible. Where communal compliance with Welsh Ministers Build ards. parking is provided, it must be conveniently Standards which are effective from 1 Octo- Refer to Parking Calculations within the The adopted guidance defines the devel- sited and should be in a location that is also ber 2012. Transport Statement provided by Caulmert opment site use and location as “Zone 5– overlooked which will thereby enhance its Countryside”; security. No parking court may accommo- (2)Development proposals which include Policy STR/3: Mitigating travel impact date more than 12 parking spaces and de- vehicle parking and other hard surface are- “(5.5)* Areas, including small villages, with pending on local context, designated park- as used by vehicles must include measures “(1)* New developments will be required to a few local facilities within walking dis- ing secured by a lockable bollard or other such as trapped gullies and petrol / oil inter- mitigate the undesirable effects of travel tance. Motorised travel is required for most means may be required. Safe pedestrian ceptors or other suitable methods of pollu- such as; noise, pollution, impact on amenity journeys, although there is some local em- access must be provided between each tion control to safeguard against pollution and health and other environmental im- ployment. Public transport services less dwelling unit and its parking space”. of the water environment”. pacts”. than hourly and then only to one local Policy NTE/10: Water conservation centre. There is no shortage of land for (9.1.3) (d) Visitor parking must be designed 4.4 SUPPLEMENTARY PLANNING parking provision within the site but the ad- as an integral part of any development “All development should incorporate water GUIDANCE DOCUMENTS jacent highway system offers limited op- where it is required and must take into ac- conservation measures where practicable portunities to park cars. count the needs of the disabled. and conform to BREEAM standards promot- Supplementary Planning Guidance docu- ing water conservation, efficiency ments provide further information on certain The parking standard has been calculated measures and utilize SUDS techniques. policies and proposals contained within the using the guidance as follows; Local Development Plan.  “Type of Development: Apartments  Residents: 1 space per bedroom (maximum requirement 3 spaces)  Visitors: 1 space per 5 units”. 4.0 PLANNING POLICY

DESIGN AND ACCESS STATEMENT 14

5.1 THE BRIEF

The project involves the design and construction of 24 one and two bedroom affordable apartments over 2.5 and 3 storeys and the remodelling of the existing Fair View Inn to create a six person four bedroom house.

The proposals are as follows:  To demolish the single storey exten- sions to the Fair View Inn.  The sensitive Refurbishment & conver- sion of the main building to create a 6 person 4 bedroom house with garden and associated car parking.  The construction of a 3 storey apartment building on the existing car park, to include 15 No. 3 person 2 bedroom apartments and 9 No. 2 person 1 bedroom apartments. With associated amenity spaces, car parking and landscape garden

The new apartments are to be affordable, flexible and suitable for local families. And key workers. Dwellings must be of appropriate sizes and economic to build. The homes should be energy efficient to help alleviate fuel poverty.

The type of housing mix is the result of what best suits the site constraints, brief, and local housing need.

The homes will be built to meet the Welsh Government’s technical housing standards including Design Quality Requirements.

5.0 DESIGN OBJECTIVES

5.1 A: Existing and proposed DESIGN AND ACCESS STATEMENT

A 15

5.2 DESIGN CONCEPT AND PRINCIPLES

The design proposals have been developed holistically to provide the appropriate mix of apartment types to meet the stated housing needs.

The concept is to reflect the surrounding vernacular and built form in a modern idiom, and present a building that creates a sense of place.

Balcony space utilising Our design approach will be to provide an south light attractive development which will comple- Easy access to ment the existing housing provision while transport links responding to the needs of small families, couples and individuals such as key workers within the health, education and policing sectors

Our aim is to create a modern, well equipped facility with distinct and recog- nisable building features that the residents can enjoy and feel comfortable with. Most of all the apartments and communal spaces must be homely, attractive and energy Defensive barrier to 24 Apartments / Amenity space efficient, encouraging ease of operation Abergele Road prov- and convenience. The building relationship ing sense of ownership 1 House to the surrounding fabric of the village is also important, in terms of scale, and use of materials.

The existing Fairview Inn will be refurbished and remodelled to provide a 6 person 4 bedroom house. The single storey exten- sions forming the bar & lounge areas on the lower ground floor will be demolished to allow tor the construction of the new apartments and the creation of a garden and parking spaces for the refurbished property The original building‘s residential accommodation is to be remodelled to create the new 4 bedroom dwelling. The external

5.0 DESIGN OBJECTIVES

5.2 A: Aerial View from the North East, looking towards the Station Road Abergele Road Junction and the access to the site DESIGN AND ACCESS STATEMENT

A 16

character of the property will be retained as part of the existing terrace with sympathetic restoration of the front and rear & gable elevations.

5.3 DESIGN DEVELOPMENT

5.3.1 Previous Design Option:

The subject of a Pre—application submis- sion in April 2017.

The current application reflects the comments raised in the Conwy CBC Planning’s response to the pre-application enquiry dated 24/04/2017.

5.0 DESIGN OBJECTIVES

5.3.1 A: Massing Models for Feasibility Study B: Site Layout for Feasibility Study DESIGN AND ACCESS STATEMENT

A B 17

6.0 CHARACTER 1—South West Elevation from Abergele Road 1 DESIGN AND ACCESS STATEMENT 18

6.1 LAYOUT

The apartments will be built on the existing car park of the Fair View Inn. The building will be stepped back from the Inn to maintain the prominence of its gable viewed from Abergele Road. This design provides a modern, attractive residential development.

6.1.1 Entrances

There is one main entrances into the building, from the car park. This provides the necessary level access into the Apartment Block.

6.1.2 Circulation

All apartments are accessed off a common corridor & stair well.

6.1.3 Shared Amenities

All residents have access to share amenities - bin store, cycle store, parking.

6.1.4 Staff Provisions

A caretaker’s store and plant room is located adjacent to the lift and towards the North West end of the building, adjacent to the fire exit.

6.1.5 Landscape Design

Whilst the landscaped areas are limited. A Landscape Architect has been employed to maximise the planting and improve the ecological habitat of the site

6.1.6 Defensible Space

Where the development abuts Abergele Road, railings and planting provide a subtle barrier between public and private space.

6.0 CHARACTER

6.1 A: Ground Floor Site Plan DESIGN AND ACCESS STATEMENT

A 19

6.1.7 Parking

Rear private parking has been provided on a 1 space per dwelling basis, with an additional 3 visitor spaces. There is also the provision of 3 spaces for motor cycles and cov- ered storage for 9No. bicycles. Parking has been assessed against the Sup- plementary Planning Guidance LDP2: Park- ing Standards. Calculations and more de- A1 tailed description can be found in the Transport Statement attached to the Appli- cation, produced by Caulmert Limited.

6.1.8 Apartments A3 B2&B3 B1 The lounges to the 2 bedroom apartments all have bay windows with side lights to maximise the amount of day light entering A2 the apartments, on the north eastern elevation.

Floor areas offer flexibility and adaptability to accommodate modern life styles and also people who may develop supported housing needs.

6.1.9 Building Location

The proposed building has been located as far way from the neighbouring properties as possible and is also set back from the existing building line on Abergele to retain the view of the gable of the Fair View Inn as you rise up Abergele Road. The gable end of the Inn has been a landmark on Aber- gele Road for 127 years and our proposal aims to retain this view. The three storey element on the corner of the building defines and emphasises the junction with Abergele Road and Station Road.

6.0 CHARACTER

6.1.9 A: View towards the new development from the South East looking up Abergele Road. This indicates how the gable end of the former Fair View Inn still dominates the street scene. DESIGN AND ACCESS STATEMENT

A 20

6.0 CHARACTER

6.1.9 A: View from South West showing the proposed development's relationship with the surrounding properties DESIGN AND ACCESS STATEMENT

A 21

6.2 SCALE

The site is located in a residential area on the A547 Abergele Road, which consists of a mixture of single, two & three storey dwellings.

The 24 apartments will be situated over 3 and 2.5 storeys, with part of the top floor accommodation built into the roof space with dormers and roof lights to reduce the scale and massing of new the development. Due to the site levels, a 2.5 storey development on Abergele Road will enable the eaves and ridge heights of new building to line through and match that of the adjacent pub and post office. The proposal creates a stagger/setback between the existing public house/post office and the proposed apartment block, to ease the massing relationship. This is demonstrated on the site section.

The existing Abergele Road elevational rhythm will be maintained, by the introduc- tion of bay windows and a gable to provide a full stop to the corner to Station Road

By avoiding a large unbroken linear design and opting for a more fragmented elevational profile, the massing of the new development would be reduced to a more hu- man domestic scale, avoiding an institu- tional appearance.

6.0 CHARACTER

A 6.2 A: View from Abergele Road showing the proposed development’s scale against the immediate surroundings DESIGN AND ACCESS STATEMENT

B: Site Section indicating the set back from Fair View Inn and the eaves line. B

6.3 AMOUNT

The proposed development will provide the following accommodation;

25 No. Affordable Homes;

 15 No. 3 Person / 2 bedroom wheel- chair accessible apartments [approximately 59m²]  9 No. 2 Person / 1 bedroom Apartments [approximately 46m²]  1 No. 6 Person / 4 bedroom House [approximately 110m2] and associated communal / amenities spaces:

 Revised access.  27 No. parking spaces for the apartments  2 No. parking spaces for the house  3 No. Motor Cycle parking space  Bin Store  Cycle Store for 9 cycles  Soft landscaping

6.0 CHARACTER

6.3 A: Ground Floor Plan B: First Floor Plan DESIGN AND ACCESS STATEMENT

A B 23

6.4 AMOUNT

Second Floor Plan & Roof Plan

6.0 CHARACTER

6.4 A: Second Floor Plan A B: Roof Plan DESIGN AND ACCESS STATEMENT

6.0 CHARACTER

6.0 A: View looking South East across the car park. DESIGN AND ACCESS STATEMENT 25

6.4 APPEARANCE

6.4.1 Design

The new apartments have been sympa- thetically designed and detailed to complement the existing character of the area. Key design features are;

 The main roof is conventional and takes its lead and simple form from adjacent terraces and local residential dwellings.  The window treatments respond to local precedents and maintain the rhythm of Abergele Road as can be seen from the 3D images  The external built forms of rendered panels broken by boarded bays & dormers are grounded by the intro- South West Elevation duction of a brick plinth. The elevations are pierced by domestic scale windows .  On the corner of Abergele Road and Station Road, we have modelled the building as full 3-storey, and matched the prominent gable of the Inn roof to provide full stop and allow the building to turn the corner into Station Road . Whilst respecting the surrounding dwellings, this also generates a corner feature, and allows the building to step back down to 2.5 storeys on Station Road.  We have also created a gabled roof on the Station Road elevation, which steps down from the 3 storey corner block to a 2.5 storey mass which demonstrates the building stepping down towards the neighbouring dor- mer bungalow, and will therefore reduce the impact of the development.  By using local facing materials and gabled roofs and dormers we would South West Elevation be seeking to break down the roof form into smaller more manageable proportions.  The public house is to be refurbished to provide a single dwelling with 2 parking spaces at rear. Later ‘messy’ 6.0 CHARACTER add-ons will be removed to allow a

6.4 A: Proposed Elevations DESIGN AND ACCESS STATEMENT

A 26

North East Elevation

6.0 CHARACTER

6.4 A: Proposed Elevations DESIGN AND ACCESS STATEMENT 27

satisfactory interface between the old 7 new the old and new.

6.4.2 Materials

The aim of the building is to create a modern, well equipped facility with recognisa- ble building features that the residents feel comfortable with and can enjoy. A palette of natural materials have been used to reflect the colour palette of the existing fabric village. Materials will be used in a sensitive manor in order to reduce the impact of the building and allow the development to be sympathetic to the local vernacular. The proposed external materials are explained on page 29.

West Elevation

South East Elevation

North West Elevation 6.0 CHARACTER

6.4 A: Proposed Elevations DESIGN AND ACCESS STATEMENT

A 28

6.4.3 Proposed and Existing Plans:

FAIR VIEW INN

Demolition— The Lower ground Floor Exten- sions are to be demolished, these include the Family Room, Lounge, Kitchen, En- trance Lobby & Toilets.

The existing Pool Room will become part of the 6 Person 4 bedroom House and will be converted into the Kitchen Dining Room with a hall and shower room off.

The remodelled Upper Ground Floor will contain the Lounge Main Bedroom and family Bathroom

The converted First Floor will include the further three bedrooms, one twin and two sin- gles along with storage space.

Existing Ground Floor & First Floor Plans Existing Lower Ground Floor

Proposed Lower Ground Floor Proposed Ground & First Floor Plans

6.0 CHARACTER

6.4 A: Existing & Proposed Plans of Refurbished Fair View Inn DESIGN AND ACCESS STATEMENT

A 29

Roofing Slate is proposed to the dual pitched roofs.

Cladding to Bays: Fire resistant decorative cladding panel

Single ply insulated membrane is proposed to the projecting bay's flat roof. And the central maintenance access roof.

Brick is proposed in keeping with the surrounding and local vernacular. This will act as a plinth to the whole building

Render or a similar high performance through colour system is proposed, using a colour and texture appropriate to the surrounding vernacular.

uPVC finished to a grey colour is proposed to doors and all windows.

Powder coated aluminium window wall systems are proposed to the main stairwell

Samples of the above will be offered to the LPA and discussed and agreed with the Planning Officer prior to development taking place.

6.0 CHARACTER

6.4.2 A: Slate to roof A B C B: High performance render to projecting bays and rear / side elevation DESIGN AND ACCESS STATEMENT C: Ball top railings to Station Road boundary. D: uPVC finished to a grey colour to all windows E: Typical cladding proposed for bays—colour to be agreed D E F F: Typical brick to front / side elevations colour to be agreed 30

7.1 VILLAGE SETTING

The proposed development sits in a prominent site. The surrounding context has been carefully considered and the scheme has been designed to complement the surrounding pattern and form.

Design influences have been taken from the surrounding context with a modern in- terpretation taken for detailing and the use of some of the materials, but sympatheti- cally designed to ensure the new development enhances the local Llanddulas character.

Connectivity with the surrounding community and local facilities is an essential element of the scheme. The development is in the centre of Llanddulas village and provides good pedestrian access to the following facilities:  Post Office less than 200m away  Ysgol Llanddulas less than 200m away  Bus Stops less than 100m away providing regular services towards Abergele & Colwyn Bay.  Convenience food store less than 200m away.  The National Cycle Network Route 5 is approximately 400m north of the site, accessed via Station Road. This provides a convenient route for travelling east & west.

The site is ideal for residential development as it is well served by local amenities including two bus stops within 200 metres of the site, easy access to the A55 Expressway and rail links at Abergele (3.2 miles) and Colwyn Bay (5.3 miles). This makes the site particularly well suited for local people and the people who need to commute to the larger towns in North Wales but who want to live within the heart of the community of Llanddulas.

7.0 ENVIRONMENTAL SUSTAINABILITY 7.1 A: Bird's Eye View from North West DESIGN AND ACCESS STATEMENT

The development has an opportunity to add real value to the fabric of the village, by perhaps encouraging younger residents to continue living & working in Llanddulas and the surrounding area.

7.2 BIODIVERSITY & LOCAL ENVIRONMENT

The development site currently consists of a mix of tarmacadam car park and grassed areas.

The proposed new development will have a positive effect on the biodiversity within the local environment by the inclusion of new planting which will help to increase possible habitats and feeding opportunities for indigenous wildlife.

7.0 ENVIRONMENTAL SUSTAINABILITY

7.2 A: View looking along Station Road towards the junction with Abergele Road. Proposed access can be seen in the foreground. DESIGN AND ACCESS STATEMENT

A 32

7.3 ENERGY EFFICIENCY/CARBON 7.5 WATER To ensure the proposed development can REDUCTION cope with any future changes a number of 7.5.1 Sustainable Approach features have been designed in. The prop- The aim of the sustainability strategy is to erties will be constructed from heavyweight minimise the energy demand and carbon In order for the houses to utilise as little wa- materials, giving a high thermal mass. This emissions associated with the proposed de- ter as possible, water efficiency within the means they will respond slowly to changes velopment, and therefore limit the effect building will be maintained through the in- in external temperature. on the environment. stallation of dual flush toilets and the use of flow restrictors on site. The buildings have been designed to be as Considering the orientation, micro-climate energy efficient as possible so as not to and built form has allowed the develop- 7.5.2 Drainage contribute further to climate change. ment to benefit from passive solar gain, natural light and wind protection, which will Sustainable Urban Drainage Systems will be The aim is meeting the needs of the present all contribute towards reducing the energy considered to avoid overloading the exist- without compromising people’s ability to demand. ing infrastructure. Subject to dialogue with do so in the future. the Local Authority water butts will be pro- The following strategies will be used to re- vided to collect rainwater and reduce the duce energy usage; use of potable water for watering garden plants.  Well insulated building envelope  Minimise unwanted air-leakage 7.6 WASTE MANAGEMENT  Energy efficient heating and hot water systems will be specified within the The chosen contractor will be a member of units. the Considerate Constructors Scheme, and  ‘A’ rated domestic appliances will be follow a Site Waste Management Plan . specified within the dwellings.  External drying areas to help reduce A post-construction domestic waste man- energy usage. agement and recycling scheme will be im-  At least 75% low energy light fittings plemented. will be used within all of the properties All kitchens will have internal recycling bins 7.4 SUSTAINABLE MATERIALS to encourage residents to recycle and minimise waste. Removal of standard refuse, Environmentally responsible methods of recycling and garden waste will be dealt construction and a palette of sustainable, with in accordance with Conwy County locally sourced materials will be chosen Council’s collection schedule. wherever possible, in pursuing a design that is both energy efficient and environmental- 7.7 CLIMATE RESILIENCE ly conscious. Over the next 50 years the climate is ex- Materials will be selected from local sources pected to change. Although we cannot wherever possible to minimise transport en- be certain what these changes will be, ergy use and help sustain the local econo- general trends have been predicted. The my. The materials have been chosen for global mean temperature is expected to their sustainability in reference to the ‘BRE’ rise by between 1 and 3.5°C. In Britain this is Green Guide to Specification, for example expected to mean warmer summers and a traditional cavity wall construction with colder winters. We are also expected to facing brick achieves an ‘A+’ rating in the have more extremes of weather, with Green Guide. greater risks of floods and droughts.

7.0 ENVIRONMENTAL SUSTAINABILITY

7.6 A&D: Residents will be encouraged to recycle B 7.5.1 B: Low flush toilets will be specified to reduce water usage A DESIGN AND ACCESS STATEMENT 7.5.2 C: Permeable paving can help to reduce surface water run-off C 7.7 E: The building has been designed to be as energy efficient as possible so as not to contribute further to climate change D

E 33

8.1 INCLUSIVE DESIGN

The primary aim of the scheme is to create a place that is easily accessible to everyone living or visiting the apartments. The design ethos is to provide access “for all”, including those with visual and hearing im- pediments and residents with limited mobili- ty. The best practice guidelines within BS8300:2009 (Design of Buildings and their Approaches to meet the needs of Disabled People—Code of Practice) have been adopted where necessary to augment the requirements of Approved Document M.

Level access will be achieved to the rear entrances with land graded no greater than 1 in 20 and paths no greater than 1 in 12.

All external surfaces on the site will have minimum undulation and be non-slip. Any joints between paving or between changes of material will aim to be no more than 10mm wide and any utility access covers featuring within the hard landscaping will aim to protrude no more than 5mm above the paving level. Where there are any changes in height or direction the surfaces will be clearly marked by a change of texture and a contrasting colour and where appropriate up stand kerb or low rail.

All paths will be a minimum of 900mm and will be continuous with no obstructions. It is anticipated that paths around the buildings will be a minimum of 1000mm for wheel- chair access, and where possible will be 1200mm wide.

8.0 ACCESS

8.1 A: View of the Main Entrance and the level access into the building. DESIGN AND ACCESS STATEMENT

A 34

9.1 INTEGRATION/CONNECTIONS

The proposed site is within the village of Llanddulas, allowing residents to enjoy the benefits of local amenities within walking and cycling distance. The prime location within the village allows the residents of the affordable housing to have a positive relationship with the local community.

9.2 TRANSPORT MODES

The development aims to facilitate a wide range of different transport modes for residents.

9.2.1 Railway Links

Colwyn Bay & Abergele ‘s position on the main railway line linking towns along the North Wales Coast also make it ideal for connections to employment opportunities.

9.2.2 Bus Links

Here are the following routes by Arriva Bus- es Wales, stopping at the Fair View Inn;

 12 Rhyl - Llandudno  13 Prestatyn - Llandudno

This makes it easier for the residents to get to and enjoy the local areas and their facilities.

Taking all these factors into account the site is very accessible and offers a tremen- dous opportunity for sustainable living.

9.2.3 A55 Expressway Provides quick links along the North Wales coast and to larger conurbations in England.

9.2.4 The National Cycle Network Route 5 Is approximately 400m north of the site, accessed via Station Road. This provides a convenient route for travelling east & west.

9.0 MOVEMENT

9.2.1 A: Arriva Trains Wales route map showing connections across Wales and beyond 9.2.1 B: Arriva Trains Wales Holyhead to Chester route A B DESIGN AND ACCESS STATEMENT 9.2.2 C: Arriva Buses Wales map showing the number 13 route from Prestatyn to Llandudno

C C D 35

10.1 SAFETY

Introducing good quality housing on the site will help to continue the village street scene along Abergele Road and will intro- duce additional natural surveillance to both the site and the surrounding roads.

10.2 BOUNDARY TREATMENTS

Boundary treatments are designed to be high quality metal railings to Station Road and vertically boarded timber fenced to the rear boundaries. Abergele Road boundary will retain and extend the existing Highway fencing. There is a defensible space fronting Abergele Road that forms a landscaped buffer in-between pedestrian traffic and the proposed development.

10.3 SURVEILLANCE

The layout of the new apartments has been designed to form a positive impact on the surroundings with particular consideration given to creating active frontages which help to improve security through overlooking local surroundings

The proposed projecting bays provide views of Abergele Road and the private car park to the rear of the building offering natural surveillance with front and side windows. Ainsley Gommon Architects have previously used this detail successfully for a residential development on West Parade in Rhyl—see opposite.

10.5 SECURITY

A secure access gate to the bin and cycle store will be operated by a fob locking mechanism for use by residents of this scheme only.

10.6 LIGHTING PROTECTION

The site will be appropriately lit during the night to aid the visibility of passers by.

10.0 COMMUNITY SAFETY

10.3 A: Projecting bays to Affordable Apartments in West Parade providing natural surveillance B: Natural surveillance overlooking Abergele Road B DESIGN AND ACCESS STATEMENT C: Natural surveillance overlooking the car park and amenity spaces. A

C 36

10.7 OWNERSHIP & RESPONSIBILITY

By trying to encouraging the residents to interact with each other on a daily basis the scheme aims to create a strong sense of community. Creating a trusting bond between residents means that they will look out for one another individually and as a collective.

This sense of community aims to promote a sense of ownership of the building and will help to ensure everyone takes responsibility for the safety and upkeep of the development.

10.0 COMMUNITY SAFETY

10.7 A: Railings and planting provide a robust barrier between public and private space on Abergele Road. The bays will provide variety and interest. DESIGN AND ACCESS STATEMENT