Agenda item

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

 

 

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.

 

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.