1 Ref:1727 SUBMISSION COPY 31/12/18 Supporting Statement Full Application Excavation of part of the site and erection of general purpose/ storage building associated with existing plant and excavator contracting business. at Bryn Islwyn, Rhoshill, Cardigan, Pembrokeshire. SA432TU. For Mr G.M Davies. Llyr Evans Planning Ltd. Company Llyr Evans Planning Ltd. Registration No. 091226087 (England and Chartered Town Planner. Wales). BSc (Hons), MSc, MRTPI Director- Llyr Evans (MRTPI). Llantood 07966 450243 Farm, Cardigan, Pembrokeshire. [email protected] SA43 3NU. Bryn Islwyn Supporting Statement 31/12/2018 Ref:1727 Llyr Evans Planning Ltd. 2 1 General Description 1.1 The application involves excavation of part of the site to provide a level area and the erection of a steel framed building to be used in associated with an existing excavator and plant contractors business operating from Bryn Islwyn, Rhoshill. 2 Application 2.1 The application does not need to be accompanied by a Design and Access Statement as it relates to development that is not a major development; as the floor space created would not exceed 1000m² and the site area is under 1ha. Furthermore, it is not in a designated area (Section 9 of the Town and Country Planning (Development Management Procedure) (Wales) (Amendment) Order 2016. 2.2 The statement has been prepared by Llyr Evans BSc, MSc, MRTPI, (Director) Llyr Evans Planning Ltd. to accompany an application by Stewart Corbett, Archi-Tech. The statement is based on information supplied by the applicants, and the other consultants. Please Note: All stated dimensions and distances are approximates and based on the best information available at the time. Please refer to the submission plans for detailed information. 2.3 The application details include: Supporting Statement, Full Application Forms, Full set of plans, Planning Application fee will follow. 3 Applicant 3.1 Mr Gerallt Davies, Bryn Islwyn, Rhoshill, Cardigan, Pembrokeshire. SA432TU. 4 Site 4.1 The site is located approximately 480 metres to the west of Rhoshill. 4.2 The site is part of small holding consisting of two fields, house, yard and corrugated sheet metal building associated with the commercial use of the site. 4.3 The site is accessed directly from the county road to the north. 5 The Development 5.1 The aim of the development is to allow the existing machinery and excavators associated with the use of the site to be kept indoors and to provide covered workshop space. The building would have a floor area of approximately 185m². Bryn Islwyn Supporting Statement 31/12/2018 Ref:1727 Llyr Evans Planning Ltd. 3 5.2 The owner/ operator of the plant company has operated locally for in excess of 20 years and from the site subject to this application since February 2008. 5.3 The company specialise in site excavation and engineering work with a significant amount of work relating to agricultural holdings in the area. 5.4 The business is well-established and has a good local client base, but the current building is small and does not provide sufficient space for the increasing size of machinery. The value of machinery owned by the applicant is high and the existing shed is small and provides insufficient space for garaging or working on the machinery under cover. At present a significant number of machines are left on the construction sites overnight and from job to job, however, concerns over the security of the machines makes storing the machinery back at the base desirable and an increasing necessity. 6 Site History 6.1 The Authority’s website reveals no planning history associated with the site. 6.2 Whilst there is no formal planning history associated with the site, the evidence provided by the applicant suggests that the site, including the shed and yard has been used for commercial purposes associated with the plant business since February 2008. As such, whilst an application for a Certificate of Lawful Development has not been applied for, the available evidence suggests that the site has been used for commercial purposes continually in excess of 10 years and is therefore immune from enforcement action. 7 Consultation and Collaboration 7.1 Stewart Corbett- Arch-Tech has been the lead agent on the project and has prepared the plans associated with the application. 8 Policy Considerations 8.1 National Planning Policy Planning Policy Wales (Edition 10, 2018). Technical Advice Note (TAN) 5: Nature Conservation and Planning (2009). Technical Advice Note (TAN) 6: Planning for Sustainable Rural Communities (2010). Technical Advice Note (TAN) 12: Design (2016). Technical Advice Note (TAN) 18: Transport (2007). Technical Advice Note (TAN) 23: Economic Development (2014). 8.2 Local Development Plan for Pembrokeshire (LDP), adopted by Pembrokeshire County Council 28 February 2013. Policy SP 1 Sustainable Development Bryn Islwyn Supporting Statement 31/12/2018 Ref:1727 Llyr Evans Planning Ltd. 4 Policy SP 16 The Countryside Policy GN.1 General Development Policy Policy GN.2 Sustainable Design Policy GN.6 Employment Proposals Policy GN.9 Extensions to Employment Sites Policy GN.10 Farm Diversification Policy GN.11 Conversion or Change of Use of Agricultural Buildings Policy GN.37 Protection and Enhancement of Biodiversity 8.3 Principle of Development 8.4 Planning Policy Wales (PPW) (edition 10, 2018) forms the overarching national planning policy document for Wales and sets out the land use planning policies of the Welsh Government. It is supplemented by a suite of Technical Advice Notes (TANs). The main objective of PPW is to promote place-making and sustainable forms of development. 8.5 Section 1 refers to sustainable development as the process of improving the economic, social, environmental and cultural well-being of Wales by taking action (p9, PPW, 2018) and identifies the contribution planning can have to goals of the Well-being of Future Generations Act, which include: A globally responsible Wales, A prosperous Wales, A resilient Wales, A healthier Wales, A more equal Wales, A Wales of cohesive communities, A Wales of vibrant culture and thriving Welsh Language, and A globally responsible Wales (PPW 10, p9). 8.6 It identifies that the planning system should, amongst other things, deliver good placemaking as a means of delivering sustainable development (para 2.9) and make best use of resources, including land (figure 3, page 18). The development would accord with this aim by utilising existing underutilised land adjacent to an existing commercial enterprise. 8.7 Section 2 deals with People and Places: Achieving Well-being Through Placemaking and identifies the key Planning Principles of: Growing our economy in a sustainable manner, Making best use of resources, Facilitating accessible and healthy environments, Creating and Sustaining Communities, Maximising environmental protection and limiting environmental impact. The development would accord with all the principles. 8.8 Section 5 deals with Productive and Enterprising Places and states amongst other things, that the planning system should help create sustainable places by: Bryn Islwyn Supporting Statement 31/12/2018 Ref:1727 Llyr Evans Planning Ltd. 5 Promoting and diversifying our rural economy to ensure it is fit for the future and economically sustainable while ensuring that unnecessary development in the countryside is controlled, (p75, PPW 10) 8.9 The development of the site would contribute to the objectives of the PPW and LDP through supporting an existing rural enterprise that supports the rural economy. 8.10 Section 5.6 deals with the Rural Economy and states that “A strong rural economy is essential to support sustainable and vibrant rural communities. The establishment of new enterprises and the expansion of existing business is crucial to the growth and stability of rural areas” (p86, PPW 10). The development would see the expansion of the existing enterprise. There is no reason to believe that the economic gains would not be long term. 8.11 The contribution of micro businesses and self-employment in the area is recognised. The proposal would contribute to the objectives of PPW in this regard by strengthening the existing established business. The sites location adjoining the applicants residence is also important given its ability to provide security and efficient management of the enterprise. 8.12 PPW and TAN 23 identify the importance of the planning system to economic development. TAN 23 provides a framework for weighing economic benefit and identifies strong rural economies as a key objective, as does TAN 6. 8.13 PPW and TAN 23 discuss economic development in the context of: Economic development is development (new or change of use) where the resulting space will be occupied by economic activities; An economic activity, or economic land use, is an activity which directly generates wealth (output), jobs and income; Generating jobs includes providing or sustaining existing jobs as well as creating new jobs. 8.14 Section 2 of TAN 23 acknowledges that quantifying economic impacts is not always straight forward and identifies 3 criteria for assessing economic impacts, these being: Alternatives: The sequential test discussed below identifies that there are no alternative sites which provide comparable alternatives to the site subject to this application. Jobs accommodation: The development would sustain 2 current jobs and allows the applicant to invest in additional equipment and run the enterprise efficiently. Special Merit: The proposal would contribute to the objective of PPW, TAN 23 and the LDP of contributing towards a strong and resilient rural economy. Bryn Islwyn Supporting Statement 31/12/2018 Ref:1727 Llyr Evans Planning Ltd. 6 8.15 Given the economic benefits, and minimal adverse impacts, the proposal is considered acceptable when assessing the development against national policy and guidance. 8.16 Local Planning Policy 8.17 Policy SP1 of the LDP requires all development proposals to demonstrate how positive economic, social and environmental impacts will be achieved and adverse impacts minimised.