Caulmert Limited Engineering, Environmental & Planning Consultancy Services ADRA (TAI) CYFYNGEDIG PROPOSED ERECTION OF A BUILDING TO PROVIDE GROUND FLOOR OFFICE SPACE, 12 NO. SUPPORTED LIVING RESIDETINAL FLATS AND ASSOCIATED DEVELOPMENT INCLUDING CAR PARK TO THE REAR 137 HIGH STREET, BANGOR SUPPORTING PLANNING STATEMENT Prepared by: Caulmert Limited Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG Email: [email protected] Web: www.caulmert.com Doc ref: 4524.CAU.XX.XX.RP.T.9100.S4.C1 August 2020 APPROVAL RECORD Site: 137 High Street, Bangor Client: Adra (Tai) Cyfyngedig Project Title: Proposed erection of a building to provide ground floor office space, 12 no. supported living residential flats and associated development, including car park to the rear Document Title: Supporting Planning Statement Document Ref: 4524.CAU.XX.XX.RP.T.9100.S4.C1 Report Status: FINAL Project Director: Howard Jones Project Manager: Neil Foxall Caulmert Limited: Intec, Parc Menai, Bangor, Gwynedd, LL57 4FG Telephone: 01745 530890 Author Lauren Eaton-Jones Date August 2020 Reviewer Neil Foxall Date August 2020 Approved Neil Foxall Date August 2020 DISCLAIMER This report has been prepared by Caulmert Limited with reasonable skill, care and diligence, in accordance with the instruction of the above named client and within the terms and conditions of the Contract with the Client. The report is for the sole use of the above named Client and Caulmert Limited shall not be held responsible for any use of the report or its content for any purpose other than that for which it was prepared and provided to the Client. Caulmert Limited accepts no responsibility of whatever nature to any third parties who may have been made aware of or have acted in the knowledge of the report or its contents. No part of this document may be copied or reproduced without the prior written approval of Caulmert Limited. TABLE OF CONTENTS PAGE NO. 1.0 INTRODUCTION ................................................................................................................ 1 1.1 The Application................................................................................................................. 1 1.2 The Applicant .................................................................................................................... 2 2.0 THE APPLICATION SITE ..................................................................................................... 3 2.1 Location ............................................................................................................................ 3 2.2 Site Access ........................................................................................................................ 3 2.3 Topography ...................................................................................................................... 3 2.4 Vegetation ........................................................................................................................ 3 2.5 Flood Risk ......................................................................................................................... 4 2.6 The Surrounding Area ...................................................................................................... 4 2.7 Landscape Designations ................................................................................................... 4 2.8 Environmental Designations ............................................................................................ 4 2.9 Heritage Designations ...................................................................................................... 4 2.10 Planning History ............................................................................................................... 4 3.0 THE PROPOSED DEVELOPMENT ........................................................................................ 5 4.0 PLANNING BACKGROUND................................................................................................. 6 5.0 PLANNING POLICY ............................................................................................................ 7 5.1 National Planning Policy ................................................................................................... 7 5.2 Local Planning Policy ...................................................................................................... 12 6.0 PLANNING CONSIDERATIONS ......................................................................................... 18 6.1 The Principle of Development ........................................................................................ 18 6.2 Housing Need ................................................................................................................. 18 6.3 Traffic and Access ........................................................................................................... 19 6.4 Ecological Implications ................................................................................................... 19 6.5 Drainage ......................................................................................................................... 20 6.6 Design, Safety and Residential Amenity ......................................................................... 20 6.7 Pre Application Consultation……………………………………………………………………………………..20 7.0 CONCLUSIONS ................................................................................................................ 21 FIGURES Figure 1 – Site Location Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement 1.0 INTRODUCTION 1.1 The Application 1.1.1 Caulmert Ltd has been appointed by Adra (Tai) Cyfyngedig (“the applicant”) to submit an application for full planning permission to Gwynedd Council for the erection of a building to provide ground floor office space, 12 no. supported living residential flats and associated development, including car park to the rear. 1.1.2 This planning application is accompanied by and should be read in conjunction with the following documentation: • Supporting Planning Statement – Caulmert Ltd • Need and Homeless Statement – Adra (Tai) Cyfyngedig • Welsh Language Impact Assessment – Cadnant Planning • Drainage Strategy - Cadarn Consulting Engineers • Ecological Walkover Survey & Desktop Study – AES Ltd • Plans: − Location Plan – Dwg. No. 1914/LP01 – BYA Ltd − Existing Site Plan – − Proposed Site Plan – − Topographical Survey – Dwg. No. 91121-06-DC 001 – Angle Surveys Ltd − Proposed Lower Ground Floor Plan – Dwg. No. 1914/01B – BYA Ltd − Proposed Ground Floor – Dwg. No. 1914/02B – BYA Ltd − Proposed First & Second Floor – Dwg. No. 1914/03B – BYA Ltd − Proposed Third Floor – Dwg. No. 1914/04A – BYA Ltd − Proposed Front Elevation – Dwg. No. 1914/05A – BYA Ltd − Proposed Rear Elevation – Dwg. No. 1914/06A – BYA Ltd − Proposed East Elevation & Section – Dwg. No. 1914/07 – BYA Ltd − Proposed West Elevation & Section – Dwg. No. 1914/08 – BYA Ltd − Proposed Section – Dwg. No. 1914/09 – BYA Ltd Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 1 August 2020 Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement 1.2 The Applicant 1.2.1 Adra (Tai) Cyfyngedig, formerly Cartrefi Cymunedol Gwynedd, is a Housing Association set up in 2010 following a ‘yes’ vote from Gwynedd Council tenants. They provide quality, affordable homes and services to tenants and strive to protect and develop the culture and heritage of the communities. 1.2.2 As a registered social landlord their primary purpose is to provide affordable rented homes to those in housing need. They are an independent not-for-profit organisation registered and regulated by the Welsh Government. Being not-for-profit means any surplus income is put back into the business so that they are able to continue providing homes and services and achieve their objectives. Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 2 August 2020 Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement 2.0 THE APPLICATION SITE 2.1 Location 2.1.1 The application site (referred to hereinafter as ‘the site’) is generally rectangular in shape and measures 560 sq. metres. The site is located off High Street, Bangor. The site comprises of vacant land where a previous building has been demolished and a car parking area to the rear. 2.1.3 The location of the site is shown on Figure 1 below and on submitted plan ref 1914/LP01. Figure 1 – Site Location (Google Maps) 2.1.4 The site is well related to the existing urban area in terms of its proximity to community facilities and accessibility to surrounding bus links and road network. 2.2 Site Access 2.2.1 Vehicular access to the site is as existing, which is off Castle Hill Car Park. Further information on the access and parking layout is on the proposed site plan. 2.3 Topography 2.3.1 A Topographic Survey for the site was carried out and accompanies the application (plan ref 91121-06-DC 001). The site slopes down from the south-east to the north-west by approximately 4.5m, sloping from High Street, down towards Castle Hill Car Park. 2.4 Vegetation 2.4.1 The site is of limited vegetation given that it comprises of a demolished building, leaving building rubble on the site and a tarmacadam car park. The site has been vacant for a while Caulmert Ltd 4524.CAU.XX.XX.RP.T.9100.S4.C1 3 August 2020 Adra (Tai) Cyfyngedig 137 High Street, Bangor Supporting Planning Statement and the car park unused, therefore, resulting in some common and widespread ruderal species, including