Proposed masterplan comprising the demolition of 56 apartments, creation of new bases for the siting
of static caravans, new team accommodation,
new beach café including terrace and play
area, new coastal defences, minor realignment of All Wales Coast Path as well as associated landscaping, drainage, access and infrastructure
works (amended plans)
LOCAL MEMBER:
Councillor Peter Read
Link
to relevant background documents
Decision:
To delegate powers to the Assistant Head of the
Environment Department to approve the application, with conditions:
1.
Timescales
2. In
accordance with the plans, the documents and the approved Environmental
Statement.
3. Materials.
4. Drainage.
5. Construction
times.
6. Landscaping
and completing the mitigation proposals.
7. Tree
protection.
8. Archaeological
investigation in parcels G and J.
9. Welsh
language mitigation measures – advertising of site, names of the development,
on-site signage.
10. Continue
to monitor reptiles.
11. Diversion
of coast path to be carried out in accordance with the route shown for the
duration of the coastal defence works and reinstated following completion of
works.
12. Installation
of fat/grease traps on the foul drainage at the cafe.
13. Submission
of a CEMP
14. Submission
of long-term management plans for protected sites (habitats)
15. Holiday
use only on the site, maintain a register, accommodation not to be used as
permanent residential accommodation.
16. Phasing
conditions.
17. Number
of units (75 touring caravans, 1,323 static caravans)
For information:
SuDS, standard NRW advice given to the
developer.
Minutes:
Proposed master-plan
comprising the demolition of 56 apartments, creation of new bases for the
siting of static caravans, new team accommodation, new beach café including
terrace and play area, new coastal defences, minor realignment of All Wales
Coast Path as well as associated landscaping, drainage, access and
infrastructure works (amended plans).
Attention was drawn to
the late observations form.
Some of the members had visited the site
(20/10/21).
a) The Planning Manager elaborated on the application's background. The
application had been deferred at the Planning Committee held on 4 October 2021
to undertake a site visit. It was explained that the application sought full
planning permission to demolish 56 apartments, create new bases for the siting
of static caravans, new team accommodation, new beach café including terrace
and play area, new coastal defences, minor realignment of All Wales Coast Path
as well as associated landscaping, drainage, access and infrastructure works at
the Hafan y Môr Holiday
Park.
b) The development had been divided into parcels:
·
Parcel B - Siting of 27
static caravans.
·
Parcel E - Siting of
three static caravans and construction of 2, two-storey buildings to provide
staff accommodation.
·
Parcel F - Demolition
of 4 apartment blocks (56 apartments / 272 guest spaces) and siting of 26
static caravans.
·
Parcel G - Siting of 80
static caravans.
·
Parcel H -
Redevelopment of the former sewage treatment plant and erection of a single-storey
café with a terrace to the front and car park.
·
Parcel I - Siting of 18
static caravans.
·
Parcel J - Coastal
defence works that included work on 320m of the coastline. The proposal
entailed landward realignment of the coastline to create sand and gravel
beaches in between four fish tail shaped rock-armour breakwaters. Approximately 120m of the works would replace
the existing linear rock coastal defences. The Wales Coast Path was also to be
re-aligned.
The plans were discussed and attention drawn to the
additional observations received in response to the second consultation with
relevant agencies. It was considered that the principle of the main aspects of
the development, which included work on sea defences, siting additional static
caravans, providing additional accommodation to staff an constructing a café,
was acceptable given all planning matters, including local and national
planning policies and guidance.
c) Taking advantage of the right to speak, the Local
Member made the following points:
·
He supported the
application.
·
That Hafan y Môr offered local
employment - 96% of workers were local (that a percentage of workers (around
4%) were from outside the County and were part of the entertainment). That
Managers were on competitive salaries and the seasonal workers were paid wages
that were higher than the minimum wage.
·
The company's intention
was to develop and modernise the site.
·
That the coastal
defence work was to be welcomed.
·
Local contractors would
be engaged to carry out the work - some had already been in contact concerned
that they would have to let workers go should the application be refused.
·
That 14,000 fewer
people used the Park now compared to the 90s when it was at its peak.
·
26 acres of trees had
been planted - and these were now mature trees.
·
That 20 acres of hard
standing had been removed.
·
The intention was only
to move and modernise the staff building - no basis to refuse this.
·
It was intended to
extend the museum to promote local history.
ch) It was proposed and seconded to approve the application
d) During the ensuing discussion, the following
observations were made by members:
·
That
visiting the site had been very useful and was an opportunity to see the
locations and the sites of the proposed developments.
·
The
location for a new staff building was suitable and well screened.
·
The site
was neat and organised.
·
The
caravans in parcel G had been set back on the land and therefore protected the
view along the coast
·
That the
Park was offering work locally - this was crucial to keep our young people
living locally
·
The lodges
were manufactured in Porthmadog and therefore the Park supported employing
local businesses.
·
That the
applicant had made a reasonable attempt to meet the need
·
The application
had been submitted since December 2019 - the applicant had worked with the
Economy Department and the Planning Department - the scheme was a major
investment for Gwynedd - £13m of private investment - why choose to refuse
this?
·
The
intention was to update and modernise the Park so that it responded to the
standards and requirements of the 21st Century.
·
There was
no change to the size of the site.
·
There were
too many caravans on the site.
·
Many signs
in English only.
·
There was
no need for a café on the beach - there were plenty of eateries at the Park -
the building was intrusive on the coast and an over-development.
·
The new
café would take business away from other local restaurants on the coast.
·
Need to
consider flood implications - NRW have not responded to surface water flooding
concerns
dd) In
response to an observation that Councillor Owain Williams was the owner of a
nearby caravan park and that he should not participate in the discussion, the
Head of Legal Services noted that it was the Councillor's responsibility to
declare an interest, but that the Councillor had received advice noting that
his caravan site was not within six miles of the Park, and this did not mean
there was a competitive element and that it was not a prejudicial interest.
In
response to a request to defer the decision to hold further discussions on the
numbers (61 pitches were not being used, and therefore it was suggested to
remove 61 from the total of 85, leaving an increase of only 24, which would
alleviate the Community Council's concerns), it was noted that extensive
discussions had been held with the applicant and that the number of pitches and
their visual impact had already been reduced as a result of these
discussions. It was highlighted that the
Committee had to consider the application in question and should there be a
proposal to amended the application, the applicant would be expected to submit
a new application. The Assistant Head of Department said that the report was
detailed and that the intention was to modernise and upgrade the park and that
the policies supported the principle of upgrading it.
In
response to an observation about flooding, it was noted that the site was not
located within a C1 or C2 flood zone and that the considerations had not changed
under the new TAN.
RESOLVED:
To delegate powers to the Assistant Head of the Environment Department
to approve the application, with conditions:
1. Timescales.
2. In
accordance with the plans, the documents and the approved Environmental
Statement.
3. Materials.
4. Drainage
5. Construction times.
6. Landscaping and completing
the mitigation proposals.
7. Tree protection.
8. Archaeological
investigation in parcels G and J.
9. Welsh
language mitigation measures - advertising on site, names of the development,
internal signage.
10. Continue to monitor
reptiles.
11. Diversion
of coast path to be carried out in accordance with the route shown for the
duration of the coastal defence works and reinstated following completion of
works.
12. Installation of fat/grease
traps on the foul drainage at the cafe.
13. Submission of a CEMP.
14. Submission
of long-term management plans for protected sites (habitats)
15. Holiday
use only on the site, keep a register, accommodation not to be used as
permanent residential accommodation.
16. Phasing conditions.
17. Number of units (75 touring
caravans, 1,323 static caravans)
For information: SuDS, standard NRW advice given to the developer.
Supporting documents: