Agenda item

Application for the demolition of existing building and erection of hotel with ancillary restaurant and bar together with associated works including alterations to existing vehicular access, creation of parking spaces, landscaping and provision of bin store (revised scheme).

 

LOCAL MEMBER:    Councillor Nia Jeffreys

 

Link to relevant background documents

Application for the demolition of existing building and erection of hotel with ancillary restaurant and bar together with alterations to the access, creation of parking spaces and landscaping and provision of bin store (revised scheme).

 

(a)       The Planning Manager elaborated on the background of the application and noted that the hotel would have 80 bedrooms over three/four storeys, with a restaurant and bar on the ground floor with associated facilities, together with 56 parking spaces and bicycle storage.  She noted that the site was in a prominent location on the outskirts of Porthmadog, and the building that was previously a tax office, was visible when travelling over the Cob towards Porthmadog. Some members had visited the site prior to the meeting.

 

Attention was drawn to the additional observations that had been received.

 

She noted that the principle of the development was acceptable as developing on brownfield land and serviced-accommodation provision were supported by national and local policies. 

 

She highlighted that there were a variety of buildings in the vicinity of the site and some buildings had historical features. It was not considered that any specific form existed within the nearby area. She explained that the existing building was fairly substantial in size with three storeys and a hip slate roof, however, it had no architectural features of interest. She noted that the proposal indicated a building situated further back from the public highway with the car park to the front. She elaborated that the development as a whole would create a prominent visual change, however, this was not considered to be unacceptable. It was important to note that there were landscape and conservation designations close to the site, however, the context of the site on the outskirts of a busy town had to be considered. The proposal was not considered to be a significant change to the existing situation and it was likely that the most impact would only be local. She noted that it was considered that the impact of the development was not unacceptable considering the area's nature, the existing building and the nature of the development.  

 

She explained that the site was located close to the residential terraced housing of Tros y Bont (Britannia Terrace and Britannia Place). She noted that there was no doubt that there would be a change to what existed on the site, however, having considered the location, form and size of the existing building with what was proposed, it was deemed that the change would not be unacceptable. 

 

She noted that the matters that concerned local residents most were the local impact of the development due to the proposal's size and what was seen as a lack of parking provision within the site. She highlighted that a Transportation Statement has been submitted with the application as well as detailed plans indicating transportation routes in and out of the site.  Due to the concerns highlighted, a thorough assessment of the proposal was conducted by the Transportation Unit and they confirmed they had no objection to the proposal.

 

She drew attention, following the receipt of the Language Statement, that the Language Unit had stated that the proposal was likely to have a positive impact on the town and the Welsh language. She highlighted that the Tourism Service stated that this type of hotel provision was scarce bearing in mind the number of visitors to the area.

 

The development was acceptable in terms of relevant local and national policies for the reasons given in the report.

         

(b)     Taking advantage of the right to speak, the applicant’s agent noted the following main points:-

·         The application had been submitted by the landowners Mapeley Steps and Premier Inn;   

·         The proposal would support the local economy with an investment of approximately £6 million and would create up to 30 direct jobs;

·         It was expected that the majority of jobs would be for local people with employment opportunities supporting sustainable communities where the Welsh language can continue to thrive;

·         That research and evidence showed that there was significant need for serviced accommodation of a high standard in Porthmadog. There was only one other national chain hotel in Porthmadog;   

·         The proposal would improve the profile of visitors to Porthmadog and would attract new visitors without having a direct impact on other hotels in the town, as could be seen with the hotel in Victoria Dock in Caernarfon;

·         Discussions were conducted regarding the number of parking spaces and they were confident that parking provision on the site was sufficient considering the location and accessibility of the development close to the town centre and a number of nearby public car parks;

·         It was hoped that the Committee would support the proposal that would be a huge boost to the economy of Porthmadog.

 

(c)     The local member (not a member of this Planning Committee) noted the following main points:-

·         The majority of the community supported the application and welcomed new jobs, additional rooms and the development of the site. However, a small number noted concerns regarding the development but did not object it.

·         The main concern of the residents of Britannia Terrace, Britannia Place and Surveyor's Place was the parking provision on the site as parking was already a problem in this area of Porthmadog;

·         That older and disabled residents had an agreement with the previous owners regarding parking on the site and they were disappointed that the arrangement had ended;

·         That it was important for the company to come to an arrangement with the Council in terms of validating parking and that signage and marketing on the internet should encourage guests to park at Llyn Bach or Heol y Parc car parks.

·         To encourage the developer to consult further with local residents about car parking in order to come to an understanding.

·         That some residents had requested that building work hours be restricted to between 9am and 5pm, Monday to Friday;

·         Local builders and workers should be used during the construction period and where possible eco-friendly materials and methods;

·         87% of people in the Porthmadog ward understood or could speak Welsh.  Therefore, it was vital that the Welsh language was prominent in all aspects of the hotel and that it was the natural language within the hotel from the start, as it was in the town of Porthmadog;

·         That it was necessary to ensure that fans and ventilation units were set far enough away from nearby housing.

·         Generally, there was strong support for the development, however, it was important that local concerns were considered;

·         That the development was a statement of confidence in the town of Porthmadog;

·         Encourage the company to support the town's local businesses in terms of supplying produce. That it was important that a large company such as this supported small businesses and the benefits were kept locally.

 

(ch)   It was proposed and seconded to approve the application.

 

          During the ensuing discussion, the following main observations were noted by members:

 

·         The application offered an excellent opportunity for Porthmadog especially in terms of jobs the development would create;

·         No objection to the proposal in principle, the site was in an excellent and convenient location for a hotel, however, concerns regarding parking provision on the site for guests and staff needed to be considered. Train services were not very frequent and the development may mean more parking difficulties in the town bearing in mind the existing parking situation. It may be possible to either increase the parking provision or reduce the number of rooms in the hotel to overcome the problem.

·         The building would be located back with a softer design than the existing building, therefore it would be less intrusive. Wanted to see the provision of electric car charging points at the site;

·         The existing building was empty and this type of development was needed in Porthmadog. Concern regarding parking provision. It was hoped that staff would be local and the Welsh language would be a natural part of the business and it should be ensured that signage was bilingual. The local member asked the applicants to buy local produce, this was a good idea however national hotels bought in bulk and unfortunately no pressure could be brought to bear on them to buy locally. The development would create jobs which was extremely important;

·         If the application was approved, could a condition be imposed in the context that the Welsh language is used by staff, especially reception staff?

·         The applicants should be requested to use the colours of Wales on the signage;

·         There was access to a public car park via the rear of the site, that visitors were likely to stay for two to three nights and the development would be beneficial to shops in the town and would bring work into the area;

·         Supportive of the application with the agents' comments confirming the developer's awareness of the importance of the Welsh language in the area. Parking provision on the site was sufficient with a train link on the Cambrian Coast Railway and public car parks nearby. The working times recommended under condition 13 were reasonable hours. There was a real need for such a development in the area.

 

(c)     In response to the above observations, the officers noted:

·         That the transportation assessment had concluded that 56 parking spaces was sufficient provision for the site considering the sustainability of the site. The site was located on the outskirts of the town, there were public car parks nearby, train and bus links as well as a cycling path behind the site. In considering that this was an application for a hotel and the tendency of guests to park and leave their cars overnight, the car parks could cope with the additional requirement. There were over 400 parking spaces in nearby car parks and therefore the development was unlikely to create parking problems on nearby streets;

·         That the wish to ensure that the Welsh language was a natural part of the hotel from the start was extremely important. It was difficult to have conditions regarding who would be employed and their language. It was recommended that a condition be imposed to ensure that signage was bilingual and a note could be attached, if the application was approved, to note the importance of contacting Hunaniaith (the local Welsh Language Initiative) prior to developing the site to get further understanding about the area's Welshness;

·         A discussion could take place with the applicants regarding the design of signs on the site.

         

RESOLVED to approve the application.

 

          Conditions:

1.     Time

2.     Compliance with plans

3.     All materials to be agreed prior to being installed

4.     Natural slate

5.     Landscaping

6.     Highways/Parking

7.     Welsh Water

8.     Biodiversity

9.     Protect the footpath/cycle path

10.  Archaeology

11.  Natural Resources Wales

12.  Construction environmental management plan 

13.  Construction method statement / working time

14.   Bilingual signage

15.   Agree on details to restrict opening of windows/ opaque glass

16.   Lighting plan

17.   Keep bin/service area clear 

18.   Boundary treatments (especially considering the listed buildings) of the site on the town's outskirts. 

19.   Agree on type/form and location of solar panels before installation

20.   Sustainable Drainage note.

 

Note:      The importance of contacting Hunaniaith (the local Welsh Language Initiative) prior to developing the site to get further understanding about the area's Welshness