bridgend county borough council report to … corner rev1.pdfporthcawl waterfront. policy pla3:...
TRANSCRIPT
BRIDGEND COUNTY BOROUGH COUNCIL
REPORT TO DEVELOPMENT CONTROL COMMITTEE
7th JANUARY 2016
REPORT OF THE CORPORATE DIRECTOR – COMMUNITIES
COSY CORNER, PORTHCAWL HARBOUR PLANNING DEVELOPMENT BRIEF
1. Purpose of Report 1.1 For the Development Control Committee to consider the Cosy Corner Planning and
Development Brief (attached as Appendix 1) and approve its content as a material consideration in the determination of future planning applications for the site.
2. Connection to Corporate Improvement Plan / Other Corporate Priorities 2.1 The approval of the Development Planning Design Brief will contribute to the
Council’s Corporate Improvement priorities of working together to develop the local economy and working together to make the best use of our resources.
3. Background
3.1 Cosy Corner fulfils an extremely important landscape function, providing extensive community and tourism benefit in terms of valuable amenity space with exceptional, unimpeded views of a collection of historic harbour buildings and marina. In recognition of this, Cosy Corner is shown as ‘public open space’ in the Bridgend Local Development Plan (LDP) and the adopted Porthcawl Waterfront Supplementary Planning Guidance.
3.2 The recent renovation of the marina and the planned mixed-use scheme at the
Jennings Building has stimulated interest in the harbour area and in particular the redevelopment of Cosy Corner. However, development on this site represents a change to the uses shown in the Councils existing adopted plans. Council should only consider re-use of the site if it could be demonstrated that development would have exceptional economic and environmental benefits for the town and the wider area, and if a landmark development of exceptional quality is delivered, that off-sets the loss of this highly valuable open space. Therefore, a Planning Development Brief that establishes a planning and design framework is required to safeguard Cosy Corner from inappropriate forms of development.
4.1 Current Situation 4.1 The Planning Development Brief attached as Appendix 1 considers the context of the
redevelopment of the site and puts forward a number of development parameters and design principles, which can be used to guide the site’s redevelopment. The purpose of the document is not to present detailed proposals, but to set a framework within which a high quality landmark development can be delivered.
4.2 In summary the document comprises:
• The vision - which sets out the Council’s requirements for a high quality landmark development that will maximise the potential of existing heritage assets and harbour area;
• The Planning Policy context against which the site will be assessed including national planning policy and the adopted Local Development Plan;
• Site and area analysis - which includes an overview of the site, its location and key
characteristic within the coastal urban area;
• An outline of key opportunities and constraints; and
• The overarching design principles and parameters for the site including guidance on:
o Movement and Access o Parking o Key frontages o Height, scale and massing o Detailed design appearance and materials o Wider visual impact o Public realm and landscape
5. Effect upon Policy Framework & Procedure Rules 5.1 The Planning and Development Brief will represent a material consideration in the
determination of future planning applications for the site. 6. Equality Impact Assessment. 6.1 An Equalities Impact Assessment Screening has been undertaken and the proposed
recommendations are unlikely to have an impact on equality issues. 7. Financial Implications 7.1 None.
8. Recommendations 8.1 That the Development Control Committee:
a) Approve the Cosy Corner Planning and Development Brief as Development Control Guidance to be used as a material consideration in the determination of future planning applications for the site; and
b) Delegate authority to the Group Manager of Development to make any necessary factual and/ or cartographical amendments to the document that may be required prior to formal publication.
Mark Shephard Corporate Director Communities 7th January 2016 Contact Officer
Richard Matthams Development Planning – Team Leader Telephone Number: 01656 643162, e-mail: [email protected]
Background documents Bridgend Local Development Plan (2013)
PLAN
NIN
GD
EVELOPM
EN
TB
RIE
F
COSYC
ORN
ER(Ja
nuary
2016)
DEVELOPM
EN
T
PLAN
NIN
G
2
CON
TEN
TSP
AGE
Pa
ge
s
Intr
oduct
ion&
Vis
ion
3
Purp
ose
ofth
eB
rief
4
Sitea
ndC
onte
xt
5-1
5
Sitea
ndA
reaA
naly
sis
16-2
4
Desi
gnP
rinci
ple
s
25-4
2
3
Vis
ion
Th
e C
ou
nc
il r
eq
uir
e a
hig
h q
ua
lity
la
nd
ma
rk d
ev
elo
pm
en
t th
at
wil
l m
ax
imis
e t
he
po
ten
tia
l o
f e
xis
tin
g h
er
ita
ge
as
se
ts a
nd
the
ir s
ett
ing
an
d m
ak
e a
sta
tem
en
t fo
r t
he
ha
rb
ou
r a
re
a,
wh
ils
t fo
rm
ing
str
on
g c
on
ne
cti
on
s w
ith
pla
nn
ed
de
ve
lop
me
nt
wit
hin
th
e w
ide
r P
or
thc
aw
l m
as
ter
pla
n /
re
ge
ne
ra
tio
n a
re
a a
nd
to
wn
ce
ntr
e.
INTRODUCTIO
N
Cosy
Corn
er
fulfils
ane
xtr
em
ely
im
port
antla
ndsc
apefunct
ion,pro
vid
inge
xte
nsi
vec
om
munitya
ndtouri
smb
enefitin
term
sofvalu
able
am
enity
space
withe
xce
ptional,u
nim
pededv
iew
sofac
ollect
iono
fhis
tori
charb
our
buildin
gs
andm
ari
na.In
reco
gnitio
no
fth
is,Cosy
Corn
er
iss
how
na
s
‘publicopenspace
’intheB
ridgendL
oca
lDevelo
pm
entPla
n(LDP).
Therece
ntre
novationo
fth
em
ari
naa
ndthep
lannedm
ixed-u
ses
chem
ea
tth
eJennin
gs
Buildin
gh
as
stim
ula
tedinte
rest
intheh
arb
ourare
aa
ndin
part
icula
rth
er
edevelo
pm
entofCosy
Corn
er.W
hiletheloca
tiono
fth
es
itep
rovid
es
ano
pport
unity(pro
vid
edthatitis
sensi
tively
desi
gned)fo
ra
landm
ark
buildin
g,d
evelo
pm
entonthis
sitew
illonly
bec
onsi
dere
difitcould
bed
em
onst
rate
dthatdevelo
pm
entw
ould
havee
xce
ptionaleco
nom
ic
ande
nvir
onm
enta
lbenefits
for
thet
ow
na
ndt
hew
ider
are
a,andif
alandm
ark
develo
pm
ent
of
exce
ptionalquality
is
delivere
d,th
at
pro
vid
es
com
pensa
tory
benefits
forth
eloss
ofth
ish
ighly
valu
able
openspace
.
Its
south
erl
yo
utlook,expansi
vev
iew
sof
theB
rist
ol
Channel
andE
nglish
coast
beyond,a
ndits
rela
tionsh
ipw
iththee
xis
tingtow
na
ndh
arb
ourcr
eate
a
set
oflo
calch
ara
cteri
stic
sth
at
are
uniq
uen
ot
only
int
hec
onte
xt
ofW
els
h
seasi
detow
nsbutw
ithin
theU
Kits
elf.
4
PURPOSEO
FT
HEB
RIE
F
Thep
urp
ose
ofth
eD
esi
gnB
riefis
toe
stablish
ap
lannin
ga
ndd
esi
gnfra
mew
ork
,w
hic
hm
ust
bea
cknow
ledgeda
ndu
sedint
heform
ula
tiono
f
deta
iledp
roposa
ls.Altern
ativeo
ptions
andform
sofdesi
gnw
illbec
onsi
dere
d,th
oughtheb
roadp
rinci
ple
softh
eB
riefm
ust
notbec
om
pro
mis
ed.
This
docu
mentis
notaform
alSupple
menta
ryP
lannin
gG
uid
ance
;how
everith
asbeena
ppro
vedb
ytheC
ounci
l’sDevelo
pm
entContr
olCom
mitte
ea
s
Develo
pm
entContr
olGuid
ance
makin
gitam
ate
rialco
nsi
dera
tioninthed
ete
rmin
ationo
fanyfutu
rep
lannin
ga
pplica
tion.
Thes
ucc
ess
fulre
develo
pm
entofth
isa
reac
ould
ass
istin
deliveri
ngtheo
vera
llr
egenera
tions
trate
gyfor
Port
hca
wl.H
ow
ever,g
iventhee
xis
ting
benefits
thatth
es
itea
lreadyp
rovid
es
interm
sofopens
pace
itis
ess
entialth
atanyd
evelo
pm
entco
ntr
ibute
ssi
gnific
antlytotheh
arb
our
are
aa
nd
thee
nhance
mentofth
eC
onse
rvationA
rea,w
hilst
pro
tect
ingthesettin
go
fth
elis
tedb
uildin
gsadja
centto
thesite.
This
bri
efis
ag
uid
etother
equir
em
ents
ofth
eC
ounci
lin
thed
evelo
pm
entofth
eland.Then
orm
alpro
cedure
sfo
rpla
nnin
gc
onse
ntst
illapply
and
this
docu
mentw
illsu
pport
thatpro
cess
.Pote
ntialapplica
nts
are
str
ongly
advis
edtoe
nte
rin
top
re-a
pplica
tiond
iscu
ssio
ns
withtheC
ounci
lpri
orto
subm
ittinga
form
alpla
nnin
ga
pplica
tion.
This
guid
ance
isdesi
gnedtob
efle
xib
lea
nda
imsenco
ura
geinnovativea
ndh
igh-q
uality
desi
gn.
Th
e k
ey
de
liv
ery
ob
ject
ive
s a
re t
o:
• Deliverah
ighq
uality
landm
ark
develo
pm
ent;
• Ach
ievea
desi
gnthatre
late
sto
theh
isto
ric,cultura
landp
hysi
calco
nte
xt,b
oth
aest
hetica
llya
ndp
ract
ically;
• Pro
vid
einnovationind
esi
gna
ndsust
ain
ability;
• P
rovid
ea
hig
hq
uality
publicre
alm
;
• Pro
vid
esafe
anda
ttra
ctiv
ep
edest
rianlin
ksto
theE
ast
ern
Pro
menadea
ndthew
iderTow
nC
entr
e;and
• M
inim
isetheim
pact
ofvehic
ula
rtr
affic
within
thed
evelo
pm
entpro
motingw
alk
inga
ndcycl
ing.
5
SIT
EA
NDC
ON
TEXT
Pla
nnin
gP
olicy
This
se
ctio
npro
vid
es
anoverv
iew
of
rele
vant
pla
nnin
gpolicy
again
stw
hic
hdevelo
pm
ent
pro
posa
lsw
illbea
ssess
ed.
Pla
nn
ing
Po
lic
y W
ale
s
Pla
nnin
gP
olicy
Wale
s(E
ditio
n7
,July
2014)(P
PW
)se
eksto
utilise
thep
lannin
gsyst
em
toa
chie
ve
sust
ain
able
develo
pm
entacr
oss
Wale
s.P
PW
sta
tes
that,toa
chie
vethis
,develo
pm
entpro
posa
ls
should
havea
num
ber
of
obje
ctiv
es,incl
udin
gt
hef
ollow
ingw
hic
ha
rep
art
icula
rlyr
ele
vant
to
Cosy
Corn
er:
• Loca
ted
evelo
pm
ents
soa
sto
min
imis
ethed
em
andfortr
avel,e
speci
allyb
yp
rivate
car;
• M
inim
isetheris
kspose
db
yflo
odin
g;
• Contr
ibute
tothep
rote
ctio
na
ndim
pro
vem
entofth
ee
nvir
onm
ent,s
oa
sto
im
pro
vethe
quality
oflife
,andp
rote
ctloca
landg
lobaleco
syst
em
s;
• H
elp
toe
nsu
retheconse
rvationo
fth
eh
isto
ricenvir
onm
entandcultura
lherita
ge;
• Pro
mote
acc
ess
to
em
plo
ym
ent,sh
oppin
g,
educa
tion,
health,
com
munity,
leis
ure
and
sport
sfa
cilitiesando
pena
ndg
reenspace
;and
• Resp
ect
ande
nco
ura
ged
ivers
ityintheloca
leco
nom
y.
6
Inresp
ect
ofConse
rvationo
fth
eH
isto
ricEnvir
onm
ent,P
PW
obje
ctiv
esare
to:
• pre
serv
eo
renhance
theh
isto
ric
envir
onm
ent,reco
gnis
ingitco
ntr
ibutiontoe
conom
icv
itality
andc
ulture
,civ
icp
ridea
ndtheq
uality
oflife
,
andits
im
port
ance
as
ar
eso
urc
ef
or
futu
reg
enera
tions;
ands
peci
fica
llyt
op
rote
cta
rchaeolo
gic
alre
main
s,w
hic
ha
rea
fin
itea
ndn
on-
renew
able
reso
urc
e,p
art
ofth
eh
isto
rica
landcultura
lid
entity
ofW
ale
s,a
ndv
alu
able
both
forth
eir
ow
nsakea
ndforth
eir
role
ine
duca
tion,
leis
ure
andthee
conom
y,p
art
icula
rlytouri
sm;
• ensu
rethatth
ec
hara
cterofhis
tori
cbuildin
gs
issafe
guard
edfro
ma
ltera
tions,e
xte
nsi
ons
ordem
olitionthatw
ould
com
pro
mis
ea
buildin
g's
speci
alarc
hitect
ura
landh
isto
ricin
tere
st;andto
• ensu
rethatco
nse
rvationa
reas
are
pro
tect
edo
renhance
d,w
hilea
tth
es
am
etim
er
em
ain
inga
livea
ndp
rosp
ero
us,a
void
ingu
nnece
ssari
ly
deta
iledcontr
ols
overbusi
ness
esandh
ouse
hold
ers
.
Theg
uid
ance
within
PPW
is
supple
mente
db
ya
rangeo
foth
er
Tech
nic
al
Advic
eN
ote
s(T
ANs)
that
will
als
or
equir
ec
onsi
dera
tiona
sfu
ture
pro
posa
lsforth
eb
uildin
ga
red
evelo
ped.H
ow
everth
efollow
inga
rep
art
icula
rlyrele
vant:
• TAN
12:Desi
gn(2014);
• TAN
15:Develo
pm
entandF
loodR
isk(2004);
• TAN
18:Tra
nsp
ort
;and
• Act
iveT
ravel(A
ct)W
ale
s2013
7
Bri
dg
en
d L
oc
al
De
ve
lop
me
nt
Pla
n (
LD
P)
Whilen
ationalpla
nnin
gg
uid
ance
canp
rovid
ea
genera
loverv
iew
withregard
tocert
ain
develo
pm
entare
as,itis
lefttoloca
lpla
nnin
gp
olicy
top
rovid
ethed
eta
ila
ndc
lari
tyin
rela
tionto
sp
eci
fic
site
s.TheBri
dgendLDPw
as
adopte
din
Septe
mber
2013and
conta
ins
anum
ber
of
polici
es
that
are
of
import
ance
to
th
eco
nsi
dera
tionof
any
redevelo
pm
entpro
posa
lsfor
theb
uildin
g.Som
ep
olici
es
are
ofgre
ate
rsi
gnific
ance
to
thed
evelo
pm
ent
bri
ef
site
,althoughm
anym
ore
generi
cpolici
es
will
als
oh
avea
n
impact
ontheregenera
tiono
fth
esite:
Str
ate
gic
Po
lic
y S
P1
: R
eg
en
era
tio
n-L
ed
De
ve
lop
me
nt
Str
ate
gic
Policy
SP1se
eks
toensu
reth
at
new
develo
pm
ents
in
Bri
dgendCounty
Boro
ugha
red
istr
ibute
dina
ccord
ance
withtheL
DPstr
ate
gy.
PL
A2
: Im
ple
me
nta
tio
n o
f R
eg
en
era
tio
n S
tra
teg
ies
PLA2r
eco
gnis
es
that
theC
ounty
Boro
ughs
regenera
tionp
riori
ties
are
centr
alto
the
LDPS
trate
gyw
hic
hd
irect
sdevelo
pm
ent
tot
hose
are
as
curr
entlys
ubje
ctt
oa
reab
ase
dr
egenera
tions
trate
gie
s.P
roposa
lsf
or
develo
pm
ent
or
act
ions
whic
ha
rec
ontr
ary
tot
heo
bje
ctiv
es
anda
ims
ofas
trate
gya
ndo
rpro
gra
mm
ew
illnot
bep
erm
itte
d.Develo
pm
ent
ofCosy
Corn
er
will
there
fore
needtod
em
onst
rate
thatitm
akesap
osi
tivecontr
ibutiontotheo
vera
llregenera
tiono
fth
eP
ort
hca
wlW
ate
rfro
nt.
Po
lic
y P
LA
3:
Re
ge
ne
rati
on
an
d M
ixe
d U
se D
ev
elo
pm
en
t S
ch
em
es
This
is
thep
rim
ary
sitespeci
fic
policy
whic
hd
irect
lya
ffect
sth
eC
osy
Corn
ersi
tea
ndthew
iderre
genera
tiona
reao
fw
hic
hitfo
rmsap
art
.Its
role
is
tofaci
lita
tether
edevelo
pm
entofid
entifiedr
egenera
tiona
ndm
ixed-u
ses
ites,w
hic
ho
ffer
opport
unitie
sfo
rco
mpre
hensi
ver
egenera
tions
chem
es
that,w
illenhance
thee
nvir
onm
entande
conom
yo
fth
eC
ounty
Boro
ugh.T
heP
ort
hca
wlW
ate
rfro
ntRegenera
tionA
reaissp
eci
fica
llya
lloca
tedu
nder
Policy
PLA3(8
)asth
em
ain
focu
soffu
ture
develo
pm
entopport
unitie
sin
Port
hca
wl.T
heregenera
tiona
reap
rovid
esau
niq
ueo
pport
unitytocre
ate
a
vib
rantnew
focu
sth
atw
illbri
ngsoci
al,e
conom
ica
nde
nvir
onm
enta
lbenefits
totheT
ow
nits
elfa
ndthew
iderare
a.
8
Str
ate
gic
Po
lic
y S
P2
: D
esi
gn
an
d S
ust
ain
ab
le P
lac
e M
ak
ing
Str
ate
gic
Policy
2intr
oduce
s15S
ust
ain
able
Pla
cem
akin
gc
rite
riaw
hic
hw
illbea
ppliedtoa
lld
evelo
pm
entpro
posa
lsa
cross
theC
ounty
Boro
ugh.
This
Policy
repre
sents
thes
tart
ingp
oin
tfo
rth
ea
ssess
mentofallp
lannin
ga
pplica
tions
whic
ha
rer
ece
ivedb
ytheL
oca
lPla
nnin
gA
uth
ori
ty.Policy
SP2d
em
ands
ah
ighq
uality
ofdesi
gninco
rpora
tinge
quality
ofacc
ess
ina
lld
evelo
pm
ent
pro
posa
ls.Desi
gna
ndA
ccess
Sta
tem
ents
willbeu
sed
within
theD
evelo
pm
entContr
olpro
cess
andshould
conta
ininfo
rmationrela
tingtoe
ach
ofth
e1
5cri
teri
a(w
here
appro
pri
ate
)to
ensu
rethis
policy
isim
ple
mente
de
ffect
ively
.
Str
ate
gic
Pla
nn
ing
Po
licy
SP
3:
Str
ate
gic
Tra
nsp
ort
Pla
nn
ing
Pri
nc
iple
s
Str
ate
gic
Pla
nnin
gP
olicy
3s
tate
sth
at
alld
evelo
pm
ent
pro
posa
lss
hould
pro
mote
safe
,su
stain
able
andh
ealthyform
softr
ansp
ort
thro
ughg
ood
desi
gne
nhance
dw
alk
inga
ndcycl
ingp
rovis
ion,a
ndim
pro
vedp
ublictr
ansp
ort
pro
vis
ion.
Str
ate
gic
Po
lic
y S
P4
: C
on
serv
ati
on
an
d E
nh
an
cem
en
t o
f th
e N
atu
ral
En
vir
on
me
nt
Str
ate
gic
Policy
SP5a
cknow
ledgesth
atth
eC
ounty
Boro
ughh
as
aric
ha
ndv
ari
edb
iodiv
ers
itya
ndidentifies
theG
lam
org
anH
eri
tageC
oast
as
oneo
f
thefin
est
str
etc
hes
ofundevelo
pedc
oast
inE
ngla
nda
ndW
ale
sandits
landsc
apeis
import
antw
ithin
then
ationalco
nte
xt.A
ssu
ch,ito
ccupie
sth
e
hig
hest
tie
rofla
ndsc
apes
ofim
port
ance
intheC
ounty
Boro
ugh.Itm
eri
tsa
very
hig
hd
egre
eo
fpro
tect
ioninp
lannin
gp
olicy
.Develo
pm
entw
hic
his
likely
toh
avea
detr
imenta
lim
pact
ont
helandsc
apeo
fth
ea
reaincl
udin
gw
ider
vie
ws
willonly
bep
erm
issi
ble
under
them
ost
exce
ptionalof
pla
nnin
gc
ircu
mst
ance
s,a
ndtheno
nly
ifitis
ofsu
chim
port
ance
tothen
ationalin
tere
stthatth
ep
rese
rvationo
fth
eu
ndevelo
pedn
atu
ralbeauty
of
these
are
asare
outw
eig
hed.
Po
lic
y P
LA
4:
Cli
ma
te C
ha
ng
e a
nd
Pe
ak
Oil
TheC
ounci
lsp
rim
ary
conce
rnw
ithresp
ect
tofutu
red
evelo
pm
entis
ap
ote
ntialri
sktolifee
speci
allyforre
sidentialdevelo
pm
entin
tid
al(incl
udin
g
est
uari
ne)andc
oast
allo
cations,s
uch
as
Port
hca
wl.A
lln
ew
develo
pm
entsi
tes
pro
pose
dintheL
DP,in
cludin
gtheP
ort
hca
wlW
ate
rfro
nt(P
LA3(8
))
haveb
eena
ssess
edb
ytheC
ounci
lusi
ngd
ata
suppliedb
yN
atu
ralReso
urc
esW
ale
s.H
ow
ever,these
ass
ess
ments
andthew
ork
undert
akena
spart
of
theL
DPS
trate
gic
Flo
odC
onse
quence
sAss
ess
ment
(SFCA)
should
only
ber
egard
eda
sth
es
tart
ingp
oin
tfo
rm
ore
deta
ileds
crutinyo
ffu
ture
pro
posa
ls.M
ore
deta
iledF
loodC
onse
quence
sAss
ess
ments
(FCAs)
willberequir
edo
nspeci
ficsi
tesatth
ep
lannin
ga
pplica
tionsta
ge.
Po
lic
y P
LA
7:
Tra
nsp
ort
ati
on
Pro
po
sals
(3
) (9
)
Policy
PLA7safe
guard
sla
ndfortr
ansp
ort
ationp
roposa
ls.
9
Str
ate
gic
Po
lic
y S
P5
: C
on
serv
ati
on
of
the
Bu
ilt
an
d H
isto
ric
En
vir
on
me
nt
Str
ate
gic
Policy
SP5m
akesitcle
arth
atdevelo
pm
entsh
ould
conse
rve,p
rese
rveo
renhance
theb
uiltandh
isto
ricenvir
onm
entofth
eC
ounty
Boro
ugh
andits
settin
g.Develo
pm
entpro
posa
lsw
illonly
bep
erm
itte
dw
here
itca
nb
ed
em
onst
rate
dthatth
eyw
illnothavea
sig
nific
antadvers
eim
pact
uponh
eri
tagea
ssets
incl
udin
glis
tedb
uildin
gs
andc
onse
rvationa
reas.T
hes
upport
ingtextto
SP5s
peci
fica
llys
tate
sth
atth
atth
eB
uiltandH
isto
ric
Envir
onm
entis
fundam
enta
lto
theL
DPS
trate
gya
ndtoa
chie
vin
gs
ust
ain
able
develo
pm
ent.D
evelo
pm
entpro
posa
lsm
ust
takea
ccountofheri
tage
ass
ets
where
these
are
dir
ect
lyo
rin
dir
ect
lya
ffect
ed.Develo
pm
ent
whic
hd
irect
lya
ffect
sarc
hitect
ura
llyo
rhis
tori
callyim
port
ant
buildin
gs
and
conse
rvationa
reas
(andtheir
settin
gs)
must
takea
ccountofth
eir
speci
fic
chara
cterist
ics
ande
nsu
rethatth
eh
eri
tagea
ssets
are
pre
serv
eda
nd/or
enhance
d.
Se
ve
n B
ay
s P
roje
ct
- P
ort
hc
aw
l W
ate
rfro
nt
- S
up
ple
me
nta
ry P
lan
nin
g G
uid
an
ce
(S
PG
)
Cosy
Corn
er
isloca
tedw
ithin
thea
reac
overe
db
ytheP
ort
hca
wlW
ate
rfro
ntSPG,w
hic
hw
as
adopte
db
ytheC
ounci
lin
Novem
ber
2007.TheS
PG
doesnotfo
rmp
art
ofth
eL
DPits
elf;how
everitspro
posa
lsa
reconsi
stentw
iththerele
vantLDPp
olici
es.
TheP
ort
hca
wlW
ate
rfro
ntpla
nnin
gg
uid
ance
pro
vid
es
deta
ils
ofth
etypeo
fdevelo
pm
ent
envis
agedfo
rin
div
idual
'Chara
cter
Are
as'andse
tsout
thegenera
lpri
nci
ple
sth
at
develo
pers
willbee
xpect
edtod
em
onst
rate
whenb
ringin
gforw
ard
pro
posa
lsforth
esite.
Cosy
Corn
eris
situate
dintheH
arb
ourQuart
erch
ara
cterare
a.
TheH
arb
our
Quart
er
iso
neo
fth
em
ost
im
port
antch
ara
cter
are
as
conta
inedw
ithin
the
guid
ance
.Ite
nvis
ages
ar
evitalise
dh
arb
our,focu
sseda
rounda
perm
anentbodyo
fw
ate
r
surr
oundedbyahig
hquality
envir
onm
ent.T
heH
arb
our
Quart
er
ispro
pose
das
the
settin
gfor
ar
angeo
fnew
leis
ure
andc
om
merc
ialuse
s,incl
udin
gt
her
efu
rbis
hm
ent
of
Jennin
gs(w
hic
hh
asnow
beeng
rante
dp
lannin
gp
erm
issi
on).
Thep
roposa
lsf
or
this
are
aa
ref
or
com
pre
hensi
ver
egenera
tion,in
volv
inga
fulls
cale
refu
rbis
hm
entofth
eh
arb
our
itse
lf,new
lock
gate
andintr
oduct
iono
fponto
ons
toincr
ease
thetota
lnum
ber
ofboatbert
hs.T
hes
chem
ew
illals
o
incl
udethed
evelo
pm
entofla
ndim
media
tely
nort
ho
fth
eh
arb
our
for
indoor
leis
ure
use
s.C
osy
Corn
er
as
part
ofth
ep
roposa
lsfor
theH
arb
our
Quart
er
show
sth
ee
xis
tingu
nderu
sedo
pens
pace
as
ap
oss
ible
am
phitheatr
ea
ndw
itho
utd
oor
pla
ye
quip
ment,c
onnect
ingthee
xis
tings
eafr
ont
withthen
ew
harb
our.L
andn
ort
ho
fth
eH
arb
ourw
illnow
form
part
ofanu
pdate
dm
ast
erp
lanforth
ea
reaw
hic
his
bein
gp
repare
db
yc
onsu
ltants
NLPw
illberele
ase
dforpublicco
nsu
ltationine
arl
y2
016.
10
Th
e D
ev
elo
pm
en
t S
ite
Thes
iteis
alarg
es
unken,gra
sseda
reaa
dja
centto
theJennin
gs
Buildin
g,Oute
rH
arb
our
Basi
na
ndW
est
Pie
r,thatis
part
iallye
ncl
ose
db
ya
hig
h
curv
edq
uarr
ieds
tonew
allw
hic
hs
lopes
dow
nw
ard
sto
thee
ntr
ance
toP
ort
hca
wlH
arb
ourju
sto
fftheE
spla
nade.T
hes
iteis
atth
en
ort
hern
endo
f
thelin
ear
public
space
know
na
sth
eS
eafr
ontPro
menade.Thes
itee
xte
nds
to0
.41h
ect
are
sandis
acc
ess
edv
iaE
ast
ern
Pro
menade,w
hic
ha
lso
pro
vid
esacc
ess
totheJennin
gsBuildin
g,t
heR
NLIBuildin
ga
ndtheH
arb
our.
Lan
d O
wn
ers
hip
The
site
is
w
ithin
th
e
Counci
l’s
ow
ners
hip
.Cosy
Corn
er
fulfils
an
extr
em
ely
im
port
ant
landsc
ape
funct
ion
pro
vid
ing
exte
nsi
ve
com
munity
benefit
in
term
sof
am
enityspace
withe
xce
ptionalvie
ws.
Cosy
Corn
er
ise
nvis
ageda
senhance
d
outd
oor
public
am
enitys
pace
int
he
adopte
d
Port
hca
wl
Wate
rfro
nt
SPG
andt
here
is
ad
uty
ont
heC
ounci
lto
ensu
rethatth
er
e-u
seo
fth
es
itew
ill
deliver
exce
ptional
eco
nom
ic
and
envir
onm
enta
lbenefits
for
thet
ow
n
itse
lfa
ndthew
ider
are
a.TheC
ounci
l
will
only
co
nsi
der
redevelo
pm
ent
of
this
keysiteifah
igh-q
uality
landm
ark
develo
pm
ent
that
delivers
th
ese
benefits
canb
ea
chie
ved.
11
Po
rth
caw
l C
on
serv
ati
on
Are
a
TheS
iteis
loca
tedw
ithin
theP
ort
hca
wlConse
rvationA
reaa
dja
cent
toP
ort
hca
wlH
arb
our.T
hes
itea
ndt
hea
dja
cent
Jennin
gs
buildin
ga
ndits
surr
oundin
gs
havea
cle
ar
his
tori
calim
port
ance
within
this
are
a.This
is
setoutin
gre
ate
rdeta
ilintheP
ort
hca
wlConse
rvationA
reaD
esi
gnation
Report
docu
mentin
Appendix
1.
The
Counci
lhas
pre
pare
d
a
dra
ft
Conse
rvationA
reaA
ppra
isal(C
AA).T
he
dra
ftC
AAr
eco
mm
ends
thee
xte
nsi
ono
f
theC
onse
rvationA
reaw
hic
his
outlin
ed
inb
lueo
nM
ap1
andw
illbes
ubje
ctto
publicco
nsu
ltationine
arly2
016.
12
Po
rth
caw
l R
eg
en
era
tio
n
Cosy
Corn
erfo
rms
part
ofth
eP
ort
hca
wlW
ate
rfro
ntRegenera
tionp
roposa
lw
hic
hrepre
sents
ane
xci
tingo
pport
unitytob
ringforw
ard
appro
pri
ate
develo
pm
ent
onb
row
nfield
landc
om
pri
singo
ver
100a
cres
ont
hec
oast
lineo
fSouth
Wale
s.T
he
regenera
tiono
fth
ew
ate
rfro
nt
willcr
eate
av
ibra
nt
new
focu
sth
at
willbri
ngs
oci
al,e
conom
ica
nd
envir
onm
enta
lbenefits
forth
etow
nits
elfa
ndthew
iderare
a.
Ther
egenera
tionb
uilds
onthev
isio
nfor
Port
hca
wlw
hic
ha
ims
toc
reate
ap
rem
ier
seasi
der
eso
rto
f
regio
nalsi
gnific
ance
thro
ughthec
om
pre
hensi
veregenera
tiono
fth
isk
eyw
ate
rfro
ntsi
te.Itp
ropose
s
ab
roadd
istr
ibutiono
fav
ari
ety
ofla
ndu
ses
acr
oss
thea
rea,in
cludin
gr
esi
dential,leis
ure
,re
taila
nd
com
munitypro
vis
ion.
Itals
oin
cludes
signific
ant
new
are
as
of
attra
ctiv
eopensp
ace
alo
ngth
e
seafr
ont.K
eye
lem
ents
ofth
ew
ate
rfro
ntw
illbethecre
ationo
fnew
,hig
hq
uality
pro
menadesbetw
een
theh
arb
ourandT
recc
oB
ay,a
ndtheregenera
tiono
fth
eh
arb
ourare
aits
elf.
Renovationo
fth
eh
arb
ourhasbeencom
ple
teda
ndthis
issi
tuate
dim
media
tely
adja
centto
theJennin
gsbuildin
ga
ndC
osy
Corn
erfo
rmsam
ajo
rpart
ofth
efir
stp
hase
ofth
eregenera
tionp
roposa
ls.T
he£
3.4
millionh
arb
ourim
pro
vem
ents
incl
udea
new
lock
gate
,pedest
rianfootb
ridgea
ndp
onto
on
syst
em
,w
hilethen
um
ber
ofbert
hs
has
beenm
ore
thand
ouble
dto7
0.Theh
arb
our
are
ais
am
ajo
rfo
cus
within
ther
egenera
tiona
reaa
ndthe
develo
pm
entofCosy
Corn
eroffers
au
niq
ueo
pport
unitytotakea
dvanta
geo
fth
isp
rim
eloca
tion.
13
His
tori
c C
on
tex
t
Pri
orto
beco
min
g‘C
osy
Corn
er’,t
hesiteform
edp
art
ofth
ee
ntire
Port
hca
wlDock
undert
akin
g.I
tis
thoughtth
at
thelando
nw
hic
h‘C
osy
Corn
er’sta
ndsw
asfirs
tacq
uir
eda
fterth
ee
nact
mentofth
eD
uffry
nL
lynfia
ndP
ort
hca
wl
Railw
ayA
ct(1829)enablingtheD
.L.P
.Rtorais
efundsande
xpandthefootp
rintofPort
hca
wlDock
.Thep
ort
was
form
allys
hutdow
nin1
906,andC
osy
Corn
erth
riveda
sarecr
eationalare
ae
mbra
cingits
new
role
as
ap
opula
r
seasi
dereso
rtw
ithsum
mersh
ow
sbein
ga
dvert
iseda
searl
ya
s1910.
WhenG
eorg
eB
eynon’sC
osy
Corn
er
Theatr
ec
am
eo
nt
hes
cenein1
923,itp
ut
onn
ew
lyr
ele
ase
df
ilm
sand
repert
ory
com
panyp
roduct
ions.I
nf
act
,its
wid
es
tagew
as
theo
rigin
alvenueo
fth
es
tillr
unnin
g,Port
hca
wl
Am
ate
urOpera
tic
andD
ram
atic
Soci
ety
.In
1930,th
elease
ofth
eC
osy
Corn
erTheatr
ep
ass
edtoM
ichaelShanly
,
whol
ate
rbuilt
aw
oodenr
oller-
skate
board
park
inf
ront
of
thet
heatr
e,as
wella
sse
vera
loth
er
wooden
buildin
gsalo
ngthew
est
ern
sid
eo
fth
esitea
dja
centto
thesto
new
all.
In1
939,Cosy
Corn
er
alo
ngw
ithm
anyo
ther
pla
ces
inP
ort
hca
wlw
as
requis
itio
nedfor
thew
ar
effort
.In
thea
fterm
ath
ofW
WII,its
eem
sth
atth
e
lease
ofCosy
Corn
er
Theatr
ew
as
takeno
ver
byW
est
ern
Ente
rpri
ses
Lim
ited,befo
reb
ein
gp
urc
hase
d
byP
.U.D
.Cin1
948.Thea
reas
ubse
quentlylayu
ndevelo
pedu
ntil1952,w
henC
osy
Corn
er
rein
vente
d
itse
lfa
salandsc
apedp
ublic
am
enitythatin
cludeda
gra
sseda
rea,am
ple
seatinga
nd2
shallow
ponds
shapedina
fig
ure
-eig
htin
whic
hsto
odthefam
ous‘b
ee-h
ive’s
truct
ure
s.
People
fro
mfar
andw
ides
tillh
old
warm
mem
ori
es
ofCosy
Corn
er,b
oth
fro
mtheinte
rwar
years
and
inthea
fterm
ath
ofW
WII.I
nthe1
950’sC
osy
Corn
erw
as
thep
lace
tob
e.Ith
ads
ynerg
y.Itw
as
nearto
Port
hca
wlto
wnc
entr
ea
sw
ella
sth
ea
ctio
na
tConeyB
each
,th
eS
lip,th
eP
ier
andthethenr
ece
ntly
openedE
ast
ern
Pro
menade.After
theh
ars
hr
est
rict
ions
ofw
ar
andt
hed
ifficu
ltp
ost
-war
peri
odo
f
aust
eri
ty,Cosy
Corn
er’s
new
lyr
evam
pedp
ublic
space
beca
mea
dest
inationo
fch
oic
efor
manya
nda
pla
cefor
younger
genera
tions
toc
ongre
gate
.As
wella
sav
ery
soci
able
space
tob
eind
uri
ngt
hes
um
mer
seaso
n,esp
eci
allyd
uri
ngt
he‘M
iners
Fort
nig
ht’inthe1
950’s,C
osy
Corn
erw
asth
ev
enueforst
reetth
eatr
ea
nde
nte
rtain
ment.
These
days,a
tth
eo
uts
etofth
e2
1stC
entu
ry,C
osy
Corn
erhas
ad
iffe
rentid
entity
totheo
nethatith
adine
itherth
e1
9tho
r20
thC
entu
ries.W
hileitis
situ
ate
dinP
ort
hca
wl’s
Conse
rvationA
reaa
ndw
as
once
part
ofth
eindust
rialandm
ari
tim
efootp
rintofth
eP
ort
hca
wlDock
,Cosy
Corn
er
does
not
14
havelis
tedsta
tus,u
nlikesom
eo
fth
esurr
oundin
gb
uildin
gsandstr
uct
ure
sin
theH
arb
our-
side.E
venso,i
tca
nb
esaid
thatCosy
Corn
erhasgain
eda
footh
old
inso
far
as
its
tillr
eta
ins
thes
tatu
sofap
ublic
space
andleis
ure
am
enityfor
Port
hca
wlth
atitinitia
llya
cquir
edinthefir
sth
alfo
fth
e2
0th
Centu
ry.
Cosy
Corn
er
does
not
dra
wth
esa
mele
vel
of
crow
ds
of
resi
dents
or
holiday-m
akers
th
at
itonce
did
inth
ei
nte
r-w
ar
andpost
-war
years
,
nevert
hele
ss,C
osy
Corn
erre
main
aninte
gra
lpart
ofth
eP
ort
hca
wlto
wnsc
ape.T
hen
earb
yO
ute
rH
arb
ourBasi
na
ndtheW
est
Pie
r,togeth
erw
iththe
Pie
randtheP
ort
hca
wlLig
hth
ouse
,haveb
eens
ucc
ess
fullyrest
ore
d.In
additio
ntheP
ilots
LookoutandC
ust
om
sH
ouse
haveb
eenrest
ore
drece
ntly
thro
ughtheT
ow
nsc
apeH
eri
tageInitia
tiveS
chem
e.I
nc
ontr
ast
,Cosy
Corn
erlo
oks
tire
da
nda
bandoneda
ndis
show
ingtheill-e
ffect
ofits
use
as
pill-
over
ands
tora
gea
reafro
mther
ece
ntH
arb
our-
sider
enovations.(
So
urc
e:
A C
ha
ract
er
Stu
dy
of
Po
rth
caw
l’s
Ma
riti
me
an
d I
nd
ust
ria
l A
rea
Po
rth
caw
l C
ivic
Tru
st
So
cie
ty A
ug
ust
20
15
)
15
Arc
hitect
ura
lConte
xt
Thea
rchitect
ura
lch
ara
cter
ofth
ep
rom
enadeis
reaso
nably
modest
,w
ithp
redom
inantlylig
htlyc
olo
ure
dr
endere
d
buildin
gs
anda
degre
eo
fco
nsi
stency
ofeaves
andr
idgeh
eig
hts
witho
ccasi
onaldeta
ilin
gs
uch
as
expre
ssedg
able
s.
Buildin
gfro
nta
gesare
art
icula
tedb
yb
ayw
indow
s,o
verh
angin
ge
avesandrece
ssedb
alc
onie
s.A
rchitect
ura
lst
yle
son
theS
eafr
ont
Pro
menadev
ary
fro
mm
odifie
da
rtd
eco
(SeabankH
ote
l),art
s–and-c
rafts
andV
icto
riant
hre
e-s
tore
y
lodgin
gh
ouse
s,m
anyo
fw
hic
hn
ow
havec
om
merc
ialuse
satgro
undflo
ors
.Oth
er
nota
ble
his
tori
cbuildin
gs
onthe
seafr
ontin
cludetheG
randP
avilio
n,P
ierandL
ighth
ouse
andtheS
eabankH
ote
l.T
heo
vera
llcom
posi
tiono
fth
islin
ear
space
isofarela
tively
calm
unityo
fsc
ale
,heig
htandm
ass
ing,h
eld
togeth
erbythep
redom
inantuse
oflightco
loure
d
render
onb
uildin
gs
setbelo
wp
itch
edr
oofs
ofsl
ate
andtile.Thefro
nta
geis
punct
uate
dw
itha
num
ber
ofnota
ble
buildin
gs
such
as
theG
randP
avilio
n,a
nd,m
ore
rece
ntly,E
spla
nadeH
ouse
.Ofkeys
ignific
ance
is
thea
rco
fth
eb
aya
roundw
hic
hthec
om
posi
tionis
wra
pped.
There
are
four
buildin
gs
of
signific
ance
that
punct
uate
thet
ow
nsc
ape.
TheSeabankH
ote
lact
sas
avis
ual
bookendat
thew
est
ern
end,
modera
tely
larg
einits
elfa
nde
mphasi
sedb
ythee
levate
dg
roundlevel.
The
piv
ota
lbuildin
g
in
the
centr
e
is
Esp
lanadeHouse
,si
milar
insc
ale
to
th
e
dem
olish
edE
spla
nadeH
ote
lth
atuse
dtob
e
thefoca
lbuildin
g.Als
oa
tth
ec
entr
eo
fth
e
arc
is
th
eco
mpara
tively
lo
wGra
ndPavilio
n,
whic
his
nevert
hele
ssass
ert
ivebeca
use
of
its
stro
ngarc
hitect
ura
l
chara
cter.T
heP
ierhote
lis
als
oa
tra
ditio
nalbuildin
gina
piv
ota
llo
cationinconte
xtofth
esite.
TheJennin
gs
Buildin
gis
alarg
eb
uildin
ga
tth
ee
ast
ern
endo
fth
eE
spla
nade.Itd
oes
not,h
ow
ever,q
uitea
cta
sa
bala
nce
totheS
eabankH
ote
latth
ew
est
ern
endb
eca
use
itis
physi
callys
epera
tedfro
mtheruno
fbuildin
gs
bythe
roada
ndC
osy
Corn
er.Itis
als
os
etonlow
–ly
ingland.Theo
therbuildin
gs
ofth
eE
spla
nadea
rem
ost
lyb
ack
gro
und
buildin
gs
butones
thatco
ntr
ibute
posi
tively
tothis
seafr
ont.T
othen
ort
ho
fth
es
iteis
TheS
quare
.This
intim
ate
envir
onm
ent,w
here
som
eo
fPort
hca
wl’s
earl
iest
dom
est
icb
uildin
gs
canb
efound,has
ag
reatdealofch
ara
cter,
alb
eitcurr
entlycom
pro
mis
edb
ytheu
seo
fth
espace
asacarpark
.Anu
nadopte
dlaneleadsfr
om
TheS
quare
tothe
site
andthena
longthen
ort
hw
est
ern
boundary
.Anyd
evelo
pm
entofth
esitew
illbea
foca
lfe
atu
reo
fth
islanea
nd
willhavea
nim
pact
onthechara
cterofth
elanea
ndsquare
(S
ou
rce:
Ha
rbo
ur
Vie
w D
evel
op
men
t B
rief
).
16
SIT
EA
NDA
REAA
NALY
SIS
This
sect
iono
fth
eB
riefre
vie
ws
theiss
ues
ando
pport
unitie
sre
latingto
them
ain
urb
and
esi
gne
lem
ents
ofth
esitea
ndthesurr
oundin
ga
rea.
Movem
entandconnect
ions
Pe
de
stri
an
ro
ute
s
Map2sh
ow
sth
em
ain
pedest
rianro
ute
slinkin
gth
esi
teto
th
e
surr
oundin
ga
rea.
17
Ve
hic
ula
r A
cc
ess
There
is
ad
irect
vehic
ula
racc
ess
tothes
itefro
mE
ast
ern
Pro
menades
erv
icin
gtheJennin
gs
Buildin
g,t
heM
ari
na,R
NLIBuildin
ga
ndp
ote
ntiallythe
develo
pm
entsi
te.
18
De
sire
lin
es
Theb
luelin
esin
dic
ate
the‘d
esi
relin
es’w
here
people
willnatu
rallyw
antto
walk
.
19
Ex
isti
ng
la
nd
use
s a
nd
act
ivit
y
20
Buildin
gH
eig
hts
Thes
cale
ofsu
rroundin
gd
evelo
pm
ent
diffe
rsa
roundt
hes
ite.There
is
ag
enera
lpattern
ofth
rees
tore
yb
uildin
gs
tothen
ort
ho
fth
es
itea
long
East
ern
Pro
menade;to
thesouth
-east
ofth
esitetheJennin
gsandR
NLIbuildin
gsare
appro
xim
ate
lytw
osto
reys.
21
Imp
ort
an
t V
iew
s
Ani
mport
ant
issu
ew
henc
onsi
deri
ngt
hed
evelo
pm
ent
of
‘Cosy
Corn
er’is
thee
ffect
one
xis
tingv
iew
sandv
ista
sin
Port
hca
wl.I
tis
there
fore
import
antto
identify
each
ofth
ese
vie
ws.
1.
Fro
mthee
ast
:keyv
iew
fro
mtheE
ast
ern
Pro
menade,SandyB
ay,Rhych
Poin
tand
theh
eri
tagec
oast
lookin
gw
est
tow
ard
s
thesitea
ndtheJennin
gsBuildin
g.
2.
Fro
m
the
nort
h:
key
vie
w
from
th
e
Port
waylookin
gsouth
tow
ard
sth
esite.
3.
Fro
mth
ew
est
:keyvie
wfr
om
East
ern
Pro
menade
lookin
g
east
to
ward
sth
e
Harb
our
4.
Fro
mt
hes
outh
:keyv
iew
lookin
gn
ort
h
acr
oss
th
esi
teto
ward
sth
eGla
morg
an
Hote
l
In
additio
n,
the
Gla
morg
an
Heri
tage
Coast
exte
nds
uptothee
ast
ern
boundary
ofTre
ccoB
ay
Cara
vanP
ark
atits
most
west
erl
yp
oin
t.Itm
eri
ts
avery
hig
hdegre
eof
pro
tect
ionin
pla
nnin
g
policy
.Develo
pm
ent
whic
his
likely
to
havea
detr
imenta
lim
pact
onthev
iew
softh
ep
rote
cted
coast
willnotbep
erm
itte
d.
22
Topogra
phy
Acc
epta
ble
Use
s
Thelands
lopes
from
thee
ast
tothes
outh
corn
er
ofth
es
ite.
There
is
appro
xim
ate
lya4m
etr
ediffe
rence
in
heig
ht
betw
eenthesite’sh
ighest
andlow
est
poin
ts.
Thefollow
ingp
rim
ary
use
sare
consi
dere
da
ccepta
ble
inp
rinci
ple
:
• A3F
ooda
ndD
rink-R
est
aura
nts
andC
afe
s;
• D1N
on-r
esi
dentialIn
stitutions–M
use
um
s,a
rtg
alleri
esetc
.;
• D2A
ssem
bly
andL
eis
ure
–Indoorsp
ort
sandleis
ure
;and
• Publicopenspace
.
These
use
sare
consi
dere
dtob
ea
ccepta
ble
inp
rinci
ple
anda
reinte
nded
toin
troduce
vib
rancy
andact
ivityca
pitalisi
ngonth
esi
tes
loca
tion
imm
edia
tely
adja
cent
toP
ort
hca
wl`s
attra
ctiv
ea
ndr
ece
ntlyr
efu
rbis
hed
harb
our.
Ar
esi
dentialor
guest
acc
om
modationu
seo
nt
heu
pper
floors
mayb
e
acc
epta
ble
butm
ust
bec
learl
ys
ubord
inate
tothem
ain
use
s;tos
upport
thep
rim
ary
use
sandim
pro
vethev
iabilityo
fanyp
roposa
l.
Its
hould
ben
ote
dthatad
eta
iledF
loodC
onse
quence
sAss
ess
ment(F
CA)
maybere
quir
edandw
ould
needto
dem
onst
rate
th
at
thesi
teco
uld
com
ply
withther
equir
em
ents
ofTech
nic
alAdvic
eN
ote
15:Develo
pm
ent
andF
loodR
isk(2004).
23
Opport
unitie
sandC
onst
rain
ts
Ino
rderto
consi
derth
eform
ofdevelo
pm
entth
atm
ayb
ea
ccepta
ble
inp
lannin
gterm
s,this
sect
iono
fth
eB
riefsu
mm
ari
sesth
ek
eyc
onst
rain
tsa
nd
opport
unitie
sw
hic
he
xis
tonthesiteb
ase
do
na
naly
sisofth
ep
rece
din
gsect
ions.
Cle
arl
yt
here
are
lin
kages
betw
eent
heo
pport
unitie
sandc
onst
rain
tslis
tedint
het
able
belo
w.In
additio
n,th
ere
are
pote
ntialbenefits
/im
pact
s
where
theim
pact
is
much
wid
er
thanthes
iteits
elf.Togeth
er
withther
ele
vantnationalandL
DPp
olici
es,theo
pport
unitie
sandc
onst
rain
tsh
elp
form
theb
asi
softh
ed
evelo
pm
entpri
nci
ple
soutlin
edinthefollow
ingsect
ion.
Op
po
rtu
nit
ies
Co
nst
rain
ts
Pri
meloca
tiona
tth
eh
eart
ofto
uri
sta
ctiv
ityino
neo
fW
ale
spopula
rse
asi
de
reso
rts;
Pote
ntial
toin
crease
pedest
rianperm
eabilityandlinks
within
th
esi
te,
thro
ughtothetow
ncentr
ea
ndthesurr
oundin
ga
rea;
Loca
tiononth
eedgeof
theto
wnce
ntr
eandre
sultant
flexib
ilityof
use
s
perm
issi
ble
within
theconte
xtofPPW
;
Attra
ctiv
ea
ndp
rom
inentse
ttin
g,co
mple
mente
db
yh
isto
ric
urb
ang
rain
and
chara
cterofare
a,t
hea
dja
centJe
nnin
gs
Buildin
ga
nds
pect
acu
larvie
ws
acr
oss
theh
arb
our;
Pro
xim
itytoo
therpote
ntialre
genera
tionsites;
Siteinp
ublicow
ners
hip
anda
vailable
forco
mpre
hensi
veregenera
tion;
Opport
unitytop
rom
ote
sust
ain
able
develo
pm
ent;
Opport
unitie
sto
takea
dvanta
geo
fso
uth
ande
ast
faci
nga
spect
sofbuildin
gs
tom
axim
iseseav
iew
sandsola
rgain
;
Pro
min
entvie
wsacr
oss
thecoast
tow
ard
sandfro
mthesite;
Vari
edtopogra
phya
ndits
im
pact
ontheform
of
develo
pm
entandconnect
ivity;
Vehic
ula
racc
ess
poin
tso
flim
itedw
idth
andlim
itedp
ark
ing;
Conse
rvationAre
adesi
gnationandth
eneedto
ensu
reheig
ht/
scale
of
new
buildin
gis
com
patible
witht
hec
hara
cter
of
thes
urr
oundin
gd
evelo
pm
ent
and
settin
go
fnearb
ylis
tedb
uildin
g;
Impact
ofto
pogra
phyo
np
edest
riana
ndd
isable
d
acc
ess
tothesite;
Thev
isualandtra
nsp
ort
im
pact
ofa
nysubse
quentre
develo
pm
entofth
esite;and
Then
eedtom
ain
tain
vie
wsandp
rote
ctthea
menitie
sandsettin
gso
fbuildin
gsto
then
ort
h/East
maylim
ittheh
eig
htofbuildin
gs.
24
Exis
tingp
ublicpark
ingisavailable
inn
earb
yp
art
softh
etow
ncentr
e;
Arangeo
fco
mple
menta
rycom
merc
ial/
resi
dentialuse
sm
ayb
ea
ppro
pri
ate
giv
enits
rela
tionsh
ipw
iththetow
ncentr
e;
Redevelo
pm
entw
itha
ctiv
eu
ses
atgro
undlevelco
uld
cre
ate
av
ibra
ntst
reet
scene,d
uri
ngb
oth
daya
ndn
ight;
Impro
vedvis
ual
andpedest
rianlinks
toenco
ura
gepedest
rianm
ovem
ent
from
thetow
ncentr
ethro
ughthea
read
ow
ntotheh
arb
ourandp
rom
enade;
Opport
unity
for
landsc
apin
g/cr
eating
open
space
s/
vie
win
g
pla
tform
s/te
rrace
sandp
ublicart
;
Top
rovid
ea
foca
lpoin
tatth
eh
arb
our,w
hic
hisatouri
std
est
ination;
Pro
vis
iono
faleadin
gtouri
sm/le
isure
faci
lity
forvis
itors
andloca
ls,w
hic
hh
as
thep
ote
ntialto
enhance
andd
evelo
pt
hem
ultip
lier
effect
ofto
uri
smt
ot
he
Boro
ugho
fBri
dgend;
Heavyp
edest
rianfootfalla
longE
ast
ern
Pro
menade;and
Tocre
ate
fro
nta
gesth
atare
act
iveb
oth
daya
ndn
ight
25
DESIG
NP
RIN
CIP
LES
Thev
alu
eo
fgoodd
esi
gnis
reco
gnis
eda
sbein
ge
ssentialto
thed
evelo
pm
ent
andt
ot
hes
ust
ain
able
regenera
tiono
fPort
hca
wl.A
poor
quality
envir
onm
ent
isb
oth
eco
nom
icallya
nds
oci
allyu
nacc
epta
ble
.Poor
desi
gni
snow
pro
vent
ob
ec
ost
ly.New
develo
pm
ent
will
ber
equir
edt
o
succ
ess
fullyregenera
tethis
im
port
antpart
ofth
etow
na
ndim
pro
vep
lace
perc
eptiona
ndsense
ofpla
ce.
TheD
evelo
pm
entPri
nci
ple
sw
hic
ha
red
esc
ribedo
nthefollow
ingp
ageshaveb
eenp
roduce
dino
rderto
help
guid
ed
eta
iledd
esi
gnw
ork
andfutu
re
pla
nnin
ga
pplica
tions.T
hese
Pri
nci
ple
sare
form
ula
tedino
rderto
cle
arl
ysetout,a
spect
sofdesi
gnw
hic
ha
reconsi
dere
dim
port
antto
BCBCC
ounci
l
whilst
pro
vid
ingthefutu
red
evelo
per(a
ndtheir
desi
gnteam
)am
ple
sco
peforin
terp
reta
tiona
ndinnovation.A
seri
esofpara
mete
rsp
lanshaveb
een
pre
pare
dw
hic
hserv
etospatiallyrepre
sentth
ek
eyd
esi
gnp
rinci
ple
s.
26
Movem
entandA
ccess
Thek
eyu
nderl
yin
go
bje
ctiv
esin
form
ingthem
ovem
entanda
ccess
str
ate
gyforth
esitea
rea
sfo
llow
s:
• Pri
ori
tise
pedest
rianm
ovem
ent
acr
oss
thes
itea
rea,se
ekin
gt
om
inim
iset
hei
mpact
of
thet
opogra
phy,esp
eci
allyf
or
indiv
iduals
with
rest
rict
edm
obility;
• Pro
mote
pedest
rianlin
ksbetw
eenthesite,t
heP
rom
enadea
ndtow
ncentr
e;
• W
ithin
thesitea
rearest
rict
vehic
ula
rm
ovem
entandp
ark
ing.A
ccess
tolim
itedsta
ffa
ndserv
icesvehic
lesm
ayb
ea
ccepta
ble
.
Thea
boveo
bje
ctiv
es
needtob
ec
onsi
dere
dinthec
onte
xtofoth
er
pri
ori
ties
inthis
Bri
ef,s
uch
as
secu
ringr
egenera
tiono
fth
ea
reaa
nde
nhanci
ng
thep
ublic
realm
.There
are
an
um
ber
ofhig
hw
ayc
onsi
dera
tions
thatdevelo
pers
should
takeinto
acc
ountw
henp
repari
nga
develo
pm
entsc
hem
e
within
thesitea
rea.A
nyp
roposa
lsh
ould
pro
vid
ed
eta
ilsof:
• Pote
ntialeffect
sonthes
urr
oundin
gh
ighw
ayn
etw
ork
andtra
ffic
managem
entth
rough
thep
rovis
iono
fatra
nsp
ort
ass
ess
ment;
• Acc
ess
/egre
ssp
oin
ts;
• Vis
ibilityspla
ys;
• Serv
icin
ga
rrangem
ents
(andv
ehic
leturn
inga
reas)
;
• Park
inga
rrangem
ents
;
• Pro
xim
ity/ease
ofacc
ess
top
ublictr
ansp
ort
;and
• Opport
unitie
sto
im
pro
veroute
sandsecu
rep
ark
ingforcy
clis
ts;
The
ex
istin
g w
all
boun
ding
th
e si
te
and
the
typo
grap
hy
disc
oura
ges
pede
stria
n m
ovem
ent a
nd c
onne
ctiv
ity.
27
Map8
show
sth
ep
ropose
da
ccess
/m
ovem
entst
rate
gy,in
cludin
ga
num
berofoptions
top
rovid
en
ew
pedest
riana
ccess
lin
ks
from
theP
rom
enade
impro
vin
gp
edest
rianconnect
ively
andinte
gra
tingthesitew
iththew
iderare
a.
Whilst
not
stri
ctly
part
of
the
Bri
ef
are
a,
consi
dera
tionsh
ould
begiv
ento
m
ain
tain
ingth
e
pedest
rianlinkfr
om
East
ern
Pro
menadevia
th
e
Mari
natoC
osy
Corn
er.T
his
lin
ksis
show
ning
reen.
28
Oth
erm
easu
resto
enco
ura
gep
edest
rianm
ovem
entm
ayincl
ude:
• Pro
vis
iono
fappro
pri
ate
lysitedseatinga
reas,soa
sto
offerarest
ingp
lace
forth
ose
with
rest
rict
edm
obility;
• Develo
pm
entofalig
htingsch
em
etoim
pro
vesafe
tya
ndn
atu
ralsu
rveilla
nce
;
• Im
pro
veds
ignages
how
inglin
ks
betw
eenthes
ite,to
wnc
entr
e,se
afr
ontando
ther
key
loca
tions
(this
should
ideallyb
ec
onsi
dere
da
spart
ofac
om
pre
hensi
ves
trate
gyfor
the
tow
ncentr
ea
saw
hole
,rath
erth
anjust
theB
riefare
a);a
nd
• Pro
vid
ingfaci
litiesfo
rcy
clis
ts,e
.g.s
ignagea
ndcycl
esta
nds.
Park
ing
Thep
rovis
iono
fpark
inga
ssoci
ate
dw
ithr
edevelo
pm
entofCosy
Corn
er
would
needtob
eh
andle
ds
ensi
tively
andd
iscu
ssio
ns
should
takep
lace
at
ane
arl
ys
tagew
ithB
ridgendC
ounty
Boro
ughC
ounci
las
tot
heb
est
appro
ach
tom
anagep
ark
ingd
em
and.
Ca
r p
ark
ing
mu
st b
e l
imit
ed
to
op
era
tio
na
l u
ses,
fo
r d
eli
ve
rie
s, h
arb
ou
r o
pe
rati
on
s a
nd
p
ote
nti
al
an
cil
lary
re
sid
en
tia
l u
nit
s. V
isit
or
pa
rkin
g w
ill
be
dis
co
ura
ge
d d
ue
to
the
re
stri
cte
d n
atu
re o
f th
e s
ite
, an
d p
ote
nti
al
for
ve
hic
le/
pe
de
stri
an
co
nfl
ict.
Park
ing,t
akin
gtheform
ofanu
ndercr
oft,o
rpro
vid
edo
nm
ore
thano
nelevel,m
ayb
ea
ccepta
ble
subje
cttoconsi
dera
tiono
fth
efollow
ingfact
ors
:
• Theim
pact
onh
ighw
ay/pedest
riansafe
ty;
• Theloca
tiona
ndv
isualim
pact
ofanye
ntr
ance
;
There
isano
pport
unitytoim
pro
vep
edest
rianconnect
ivityto
thesitev
iatheP
rom
enadeb
yim
pro
vin
gsig
nage.
29
• Thetopogra
phyo
fth
esite;
• Thed
esi
gna
ndm
ass
ingo
fth
ed
evelo
pm
ent,a
sw
ella
sim
plica
tionsfo
rth
eu
rbang
rain
;and
• Theim
pact
onthechara
cter,a
ppeara
nce
,fabri
c,a
rchitect
ura
lin
tere
sta
ndstr
uct
ura
lin
tegri
tyo
fheri
tagea
ssets
.
Urb
an
La
yo
ut
an
d D
esi
gn
Thed
esi
gna
ndlayoutsh
ould
reflect
thesite`s
conte
xt,chara
cterandloca
ldis
tinct
iveness
,incl
udin
g:
• Thep
rote
ctio
no
renhance
mentofele
ments
contr
ibutingtochara
cter,such
asth
erete
ntioninp
art
ofth
ee
xis
tingsto
neb
oundary
wallw
here
appro
pri
ate
;
• Aresp
onse
toa
rchitect
ura
lco
nte
xtandsca
le.T
heD
evelo
pm
entBri
efenvis
agesab
uildin
gthatw
illco
mple
te,a
ndn
otco
mpete
with,t
hew
ell-
mannere
dseafr
ontarc
hitect
ure
thatis
thep
redom
inantch
ara
cteri
stic
ofth
eP
ort
hca
wlfr
onta
ge;
• Itsre
lationsh
iptov
iew
s(t
oa
ndfro
mthesite),v
ista
sandlandm
ark
sfo
rori
enta
tion;
• Itspote
ntialasalandm
ark
develo
pm
entofexce
ptionalquality
;
• Theu
seo
flo
callyd
istinct
ivetra
ditio
nalm
ate
rials
anda
rchitect
ura
ldeta
ils;
and
• Itslo
cationw
ithin
ad
esi
gnate
dC
onse
rvationA
reaa
ndp
roxim
itytolis
tedb
uildin
gsandstr
uct
ure
s.
30
Keyfro
nta
ges
Thep
lanb
elo
wshow
sth
esiteskeyfro
nta
ges.
East
ern
&N
ort
hern
Pro
menadefro
nta
ge
Low
erPro
menade&
Coast
fro
nta
ge
31
Unusu
allya
llo
fth
esite’sp
ote
ntialfr
onta
ges/e
levationsare
consi
dere
dim
port
antand
should
m
akeaposi
tiveco
ntr
ibutionto
th
est
reet
scene.
This
ca
nbeach
ievedby
deliveri
ng‘a
ctiv
e’f
ronta
gesth
atare
well-d
esi
gnedb
ya
ddin
ginte
rest
,lifea
ndv
itality
to
thep
ublic
realm
.This
is
canb
ea
chie
vedb
ythea
rtic
ula
tiono
ffa
cades
ina
wayw
hic
h
incl
udes:
• fr
equentdoors
andw
indow
sw
ithfew
bla
nkw
alls;
• art
icula
tiono
ffa
cadesw
ithp
roje
ctio
nssu
cha
sbaysandp
orc
hes;
and
• in
tern
aluse
svis
ible
fro
mthestr
eet,p
art
icula
rlyo
nn
on-r
esi
dentialuse
s.
Itis
ess
entialth
atth
ere
is
ac
lear
dis
tinct
ionb
etw
eenp
ublic
andp
rivate
space
sothat
allp
ublicl
ya
ccess
ible
part
softh
ed
evelo
pm
entare
fro
nte
db
ya
ctiv
efro
nta
ges
-w
ith
entr
ance
s(o
rat
thevery
m
inim
um
anim
ate
dfr
onta
ges
where
th
ere
is
vis
ual
connect
ivityb
etw
eeno
ccupants
insi
detheb
uildin
ga
ndthose
outs
ideinthep
ublicre
alm
)andp
rivate
are
asare
inacc
ess
ible
tothep
ublic.
Thelayoutsh
ould
notre
sultina
mbig
uoussp
ace
thatis
notcl
earl
yp
ublicorpri
vate
(su
cha
salleyw
aysoroth
er‘leftoversp
ace
’).
Allp
ublic
opens
pace
/r
ealm
ands
treets
must
beo
verl
ookedb
yd
evelo
pm
ent.Inthis
regard
care
must
betakentoa
void
alayoutandb
uildin
g
footp
rintth
atre
sultinb
lanke
levationsth
atfr
ontap
ublicst
reet.
32
Heig
ht/
Sca
le/M
ass
ing
All
pro
posa
ls
will
be
requir
ed
to
pro
vid
e
full
just
ific
ationfor
theh
eig
ht,s
cale
andm
ass
ingo
fany
new
buildin
gthro
ughsubm
issi
onsin
theD
esi
gna
nd
Acc
ess
Sta
tem
ent.T
his
should
bea
ccom
panie
db
y3
dim
ensi
onal
analy
sis
andc
ross
-sect
ional
dra
win
gs
tosh
ow
how
develo
pm
ent
would
re
late
to
th
e
his
tori
cto
wnsc
apea
ndtopogra
phy.
Sca
le,
heig
ht
and
mass
ing
of
the
pro
pose
d
develo
pm
entonthes
itew
illla
rgely
beg
overn
edb
y
the
surr
oundin
g
buildin
gs;
th
e
topogra
phy;
the
genera
lpattern
sof
heig
hts
in
th
eare
aandkey
vie
ws,how
ever,re
latingth
enew
develo
pm
ent
to
theg
enera
lpattern
ofheig
hts
should
not
pre
clude
som
e
vari
ety
in
te
rms
of
buildin
g
heig
hts
on
appro
pri
ate
part
softh
esite.
TheB
riefenvis
ages
ab
uildin
gthatw
illnotexce
ed3
store
ys.H
ow
ever
ata
ller
buildin
gof
exce
ptional
desi
gnco
uld
beco
nsi
dere
das
afe
atu
reat
the
nort
hern
endof
thesi
tefr
ontingth
ePro
menade
subje
cttoitco
ntr
ibutingtothee
nhance
mentofth
e
Port
hca
wlConse
rvationA
reaa
ndn
ot
pre
sentinga
negativeim
pact
onthesettin
go
fth
elis
tedb
uildin
gs,
part
icula
rly
from
th
e
Esp
lanade,
from
th
e
bre
akw
ate
ror
theharb
our.There
m
aybeso
me
scopetoinco
rpora
tefurt
herfloorsp
ace
into
theroof
33
space
ofanyn
ew
buildin
g(s
)orto
setb
ack
upperfloors
,sothatth
eya
rerece
ssiv
einform
fro
mk
eyv
iew
poin
ts.
Attentiona
ndcare
willben
eededtoe
nsu
rethesatisf
act
ory
juxta
posi
tionb
etw
eenn
ew
builtfo
rma
ndthereta
inedh
isto
ricJe
nnin
gsBuildin
ga
sw
ell
as
vie
ws
andv
ista
sin
ando
utofth
ea
reab
oth
fro
mtheg
rounda
nda
far.M
ap1
0s
how
show
develo
pm
entheig
hts
could
bea
rrangeda
cross
thesite
torem
ain
sym
path
eticto
thesca
leo
fth
eir
im
media
testr
eetsu
rroundin
gs.
Ro
ofs
ca
pe
TheC
osy
Corn
er
site
is
ina
pro
min
entposi
tionw
ithin
theC
onse
rvationA
rea.T
hetopogra
phya
nds
urr
oundin
gfeatu
res
pro
vid
ea
defineds
ettin
g
for
thes
itea
nd,as
expla
inede
arl
ier
inthis
docu
ment,a
nyb
uildin
go
nthis
sitew
illneedtor
esp
ondp
osi
tively
tothec
onte
xtofth
es
iteinterm
sof
topogra
phya
nda
rchitect
ura
lvern
acu
larw
hilst
havin
gthee
xpre
ssio
ntob
einte
rpre
teda
sanim
port
antla
ndm
ark
buildin
ginits
ow
nrig
ht.
Ak
eye
lem
entofth
estr
uct
ure
willbethed
esi
gno
fth
eroofs
capea
nd
how
it
isvie
wedf
rom
th
eh
arb
ours
ideandf
rom
th
eto
wn.
Itis
envis
ionedth
at
thero
ofs
capeof
thebuildin
gw
ill
pro
vid
evis
ual
inte
rest
fr
om
allvanta
gepoin
tsth
roughth
euse
of
contr
ast
ing
mate
rials
and
finis
hes.
Reflect
ive
roofing
mate
rials
sh
ould
be
consi
dere
dt
hat
reflect
thes
unc
reatinga
na
ttra
ctiv
es
him
meri
ng
effect
whenv
iew
edfro
ma
far.
34
Heri
tageA
ssets
Thesitea
reaisdefinedb
yits
heri
tagesettin
g.S
etoutbelo
wa
rea
num
berofkeyfeatu
res:
• The
speci
al
his
tori
cand
arc
hitect
ura
lin
tere
st
of
the
Jennin
gs
Buildin
gw
hic
his
gra
de2list
edsh
ould
w
here
poss
ible
bee
nhance
d;
• Thes
tatu
softh
eB
riefare
aa
saC
onse
rvationA
rear
equir
es
care
ful
desi
gn
to
ensu
re
the
exis
ting
chara
cter
and
appeara
nce
of
theare
ais
re
tain
ed,
andw
here
poss
ible
enhance
d;
• Ak
eya
spect
ofth
echara
cterofth
eC
onse
rvationA
reaisth
e
inte
rpla
y
betw
een
exis
ting
buildin
gs,
the
East
ern
Pro
menade/
public
realm
,his
tori
calfe
atu
res,s
uch
as
the
boundary
walla
ndk
eyfro
nta
ges.
Applica
nts
willbee
xpect
edtop
rovid
esuffic
ientdeta
ilo
nthep
ote
ntialim
pact
thatdevelo
pm
entw
illhaveo
ntheJennin
gsasalis
tedb
uildin
ga
ndits
settin
g,a
rchaeolo
gic
alre
main
sandtheC
onse
rvationA
rea.T
here
are
opport
unitie
sto
enhance
thea
ppeara
nce
ofth
eC
onse
rvationA
reaa
ndsettin
g
ofth
elis
tedb
uildin
g.T
hese
incl
ude:
• Care
fulco
nsi
dera
tionshould
beg
iventod
eta
iledd
esi
gninterm
softh
esca
lea
ndrhyth
mo
farc
hitect
ura
lfe
atu
res
such
as
win
dow
andd
oor
openin
gs,soa
sto
enhance
thesettin
go
fadja
centlist
edb
uildin
g.B
lanke
levationsw
illnotbea
ccepta
ble
;
• Theu
seo
ftr
aditio
nalm
ate
rials
ina
nim
agin
ativew
aythatre
flect
sth
ed
evelo
pm
ent’s
mari
tim
ep
osi
tiona
ndr
esp
ect
sadja
centtr
aditio
nal
gro
upin
gsofbuildin
gs.
• Vie
wsofth
eseafro
mw
est
,east
andn
ort
ha
ndsouth
east
(bre
akw
ate
rpart
icula
rly)sh
ould
bereta
ined/enhance
d.
35
De
tail
ed
De
sig
n A
pp
ea
ran
ce a
nd
Ma
teri
als
TheB
riefdoes
notpre
scri
bea
part
icula
rarc
hitect
ura
lappro
ach
,butitd
oes
requir
e
pro
per
attentionto“pla
ce-m
akin
g”.InP
ort
hca
wlth
isd
epends
uponp
rinci
ple
sth
at
are
wellillust
rate
dintheh
isto
ric
urb
anform
ands
cale
ofth
eH
arb
our
are
a/
tow
n
centr
ea
ndw
hic
ha
ret
heb
asi
sfo
rcr
eatinga
develo
pm
ent
desi
gnedf
or
hum
an
inte
ract
ionandenjo
ym
ent.This
does
not
imply
adefa
ultto
his
tori
cst
yle
sor
past
iche,a
ndthere
isano
pport
unitytoa
chie
vea
ne
xem
pla
rofco
nte
mpora
ryd
esi
gn
whilereflect
ingthem
ate
rials
,sca
lea
ndu
rbang
rain
ofitshis
tori
cco
nte
xt.
Whena
ppra
isin
gd
esi
gns,c
onsi
dera
tions
hould
beg
iventothep
rinci
ple
sse
toutin
Pla
nnin
gP
olicy
Wale
s,T
AN
12:Desi
gn(2014)andthefollow
ing:
• Theu
seo
fexis
tingm
ate
rials
ina
nda
roundthesite;
• M
ate
rials
andu
seo
fco
loursh
ould
bem
indfu
lofth
eJennin
gsBuildin
g(list
ed
buildin
g),w
ider
conse
rvationa
read
esi
gnationa
ndt
hea
rea’sm
ari
tim
e&
indust
rialheri
tage;and
• Loca
tiono
fdevelo
pm
entin
rela
tiontotheseasi
dechara
cterofPort
hca
wl.
36
Thea
ppeara
nce
ofnew
develo
pm
entsh
ould
bem
indfu
lofth
es
ettin
go
fth
ea
dja
centlist
edb
uildin
ga
ndt
hec
hara
cter
anda
ppeara
nce
ofth
e
Conse
rvationA
rea.H
ow
ever,m
ate
rials
andc
olo
urs
could
bem
ore
expre
ssiv
et
ofitinw
itht
hec
hara
cter
ofth
es
eafr
ont
andc
reate
aliv
ely
and
attra
ctiv
ea
ppeara
nce
help
ingtoe
nco
ura
geleis
ure
andtouri
sm.
Thep
ictu
resbelo
wshow
thetra
ditio
nalst
onethatis
use
dthro
ughoutPort
hca
wlH
arb
oursi
de.
Thep
ictu
resbelo
wshow
how
conte
mpora
ryd
esi
gncanu
tilise
tra
ditio
nalst
onetog
reateffect
.
37
Thefenest
rationp
attern
ofdoors
,w
indow
sando
ther
deta
iledd
esi
gnfeatu
res
willbea
nim
port
antco
nsi
dera
tiona
nde
xte
nsi
veu
seo
fgla
zingto
maxim
isethep
anora
mic
vie
wsis
genera
llye
nco
ura
ged.T
his
would
deliverbenefits
ass
oci
ate
dw
ithsola
rgain
andw
here
theb
uildin
gw
ould
beu
sed
forle
isure
use
sandcom
munityu
sesim
pro
vetheo
fferofall-w
eath
erfa
cilitiesw
ithp
anora
mic
seav
iew
s.
38
Anyo
penin
gs
for
vehic
les
or
serv
icin
gs
hould
bek
eptto
them
inim
um
siz
er
equir
eda
ndd
esi
gnedina
manner
whic
hr
educe
sanya
dvers
ev
isual
impact
.
Deta
ils
such
as
extr
act
ionflu
es,v
ents
,air
conditio
nin
gu
nits,b
alc
onyr
ailin
gs,a
eri
als
,re
new
able
energ
y,te
leco
mm
unic
atione
quip
ment,liftsh
afts,
etc
.should
beconsi
dere
de
arl
yinthed
esi
gnp
roce
ss.T
heo
bje
ctiv
eshould
betointe
gra
tethem
seam
less
lyinto
thed
evelo
pm
ent,rath
erth
ana
ddin
g
them
ona
sana
ftert
hought,w
hic
hm
ayresu
ltina
clu
ttere
dskylinea
nd/orharm
thechara
cterofbuildin
g.
Ane
xce
llent
exam
ple
of
art
deco
arc
hitect
ure
alo
ngF
rinto
ns
eafr
ont
that
inte
gra
tesse
rvic
esse
am
less
lyinto
thed
evelo
pm
ent.
Inappro
pri
ate
lys
iteda
irc
onditio
nin
gu
nits
that
are
vis
ually
intr
usi
ve.
Dra
inp
ipesth
atru
inthe
buildin
gsfa
cade.
39
Wid
erVis
ualIm
pact
As
wella
sim
pro
vin
gthec
hara
cter
anda
ppeara
nce
ofth
eC
onse
rvationA
rea,t
hep
ropose
dd
evelo
pm
ent
should
haver
egard
totheir
vis
ualim
pact
within
the
wid
er
tow
nsc
apes
ettin
g.M
ain
tain
ingt
hes
trate
gic
vie
ws
from
th
e
site
w
ill
act
as
rem
inders
contr
ibutingtoits
sense
ofpla
ce.N
ota
ble
landm
ark
s
incl
ude:
• Je
nnin
gsBuildin
g;
• LifeboatSta
tion;
• Bre
akw
ate
rW
alla
ndL
ighth
ouse
Mark
er;
• Lookoutto
weratRhych
Poin
t(e
ast
ern
end
ofSandyB
ay);
• DuneS
yst
em
torearofSandyB
ay;
• Dis
tantvie
wsofOgm
ore
-by-s
eaa
ndthecliffs
ofth
eG
lam
org
anH
eri
tageC
oast
;and
• Openseav
iew
s
Giv
enthesca
le,s
ensi
tivitya
ndp
rom
inence
ofth
esite,a
nyp
lannin
ga
pplica
tion(part
icula
rlyifitp
ropose
satallerbuildin
g),should
bea
ccom
panie
d
bya
Vis
ualIm
pact
Ass
ess
mentw
hic
hm
ayb
ep
art
ofth
eD
esi
gna
ndA
ccess
Sta
tem
ent.
40
Pu
bli
c R
ea
lm a
nd
La
nd
sca
pe
Itis
ak
eya
imo
fth
eB
riefth
atth
eo
vera
llq
uality
ofpublic
realm
is
enhance
dthro
ughh
ard
andso
ftla
ndsc
apin
g.W
hilst
th
epre
cise
deta
ils
would
norm
allybese
cure
dbyw
ayof
pla
nnin
gconditio
nsitisim
port
antth
atla
ndsc
ape/publicre
alm
pro
posa
lsa
reconsi
dere
da
s
ak
eyp
art
ofth
eo
vera
llc
once
ptfr
om
thep
roje
ct’since
ption.
In a
dd
itio
n,
it i
s im
po
rta
nt
tha
t n
ew
pu
bli
c r
ea
lm i
s c
on
sid
ere
d i
n t
he
co
nte
xt
of
the
wid
er
ex
isti
ng
pu
bli
c r
ea
lm
be
yo
nd
th
e b
ou
nd
ari
es
of
the
Bri
ef
are
a a
nd
acc
ord
s w
ith
th
e e
me
rgin
g m
ast
erp
lan
an
d d
esi
gn
co
de
be
ing
pro
du
ce
d f
or
the
Po
rth
ca
wl
wa
terf
ron
t a
rea
.
Itisst
rongly
reco
mm
endedthatalandsc
apea
rchitect
form
spart
ofth
ed
esi
gnteam
fro
ma
n
earl
yst
age.
TheBri
ef
aim
sto
ensu
reth
at
thesp
ace
saro
undandbetw
eenth
enew
develo
pm
entandtheJennin
gs
Buildin
g,in
cludin
gn
ew
ande
xis
tingr
oute
sare
sensi
tively
landsc
apedt
ob
ev
isuallyi
nvitin
ga
ndp
edest
rianf
riendly
.This
should
bee
xecu
tedi
na
manner
whic
hco
mple
ments
th
earc
hitect
ure
of
buildin
gs
andin
tegra
tes
withexis
ting
publicare
as.
Develo
pm
entpro
posa
lss
hould
enco
ura
ge‘dw
elltim
e’,
acc
om
modatingp
ublic
opens
pace
where
use
rsa
rea
ble
to‘d
well’r
ath
erth
anitbein
gseena
sap
edest
rianthoro
ughfa
re.
Indevis
ingadeta
ileddesi
gndevelo
pers
sh
ould
giv
eco
nsi
dera
tionto
th
efo
llow
ing
ele
ments
:
• Pavin
gm
ate
rials
;
• Boundary
tre
atm
ents
(w
alls)
;
• Sig
nage;
• Lig
htingsch
em
es;
• Bench
es;
• Publicart
(w
here
itco
uld
act
asfo
calpoin
tsforkeya
reasofpublicre
alm
);a
nd
• Softlandsc
ape,i
ncl
udin
gtre
esandshru
bs.
41
Arobust
pale
tte(s
)ofhard
ands
oftm
ate
rials
,incl
udin
gs
treetfu
rniture
,should
be
devis
edinthep
repara
tiono
fpro
posa
ls.T
his
should
bea
ppliedc
onsi
stentlya
cross
thes
itea
ndb
em
indfu
lofin
tegra
tionw
ithe
xis
tingq
uality
landsc
ape,
ac
co
rdin
g
wit
h
the
e
me
rgin
g
ma
ste
rpla
n
an
d
de
sig
n
cod
e
be
ing
p
rod
uc
ed
fo
r th
e
Po
rth
ca
wl
wa
terf
ron
t a
rea
.
Thee
ffect
iveu
seo
flightingw
illbee
nco
ura
ged.C
onsi
dera
tionshould
beg
iventoa
rangeo
flightingsolu
tionsin
cludin
g:
• Str
eetlighting–
wallm
ounte
dispre
ferr
edw
here
poss
ible
anda
ppro
pri
ate
tore
duce
st
reet
clutter,oth
erw
isest
reet
lam
ps
that
form
part
of
a
com
pre
hensi
vep
ale
tte(s
)of
landsc
apem
ate
rials
ands
treet
furn
iture
to
ensu
recoord
inationa
ndv
isualharm
ony;
• Sensi
tivea
rchitect
ura
llightingtoh
ighlighthis
tori
cbuildin
gsatnig
ht;
• Landsc
apelig
htingtoh
ighlightso
ftlandsc
ape,s
uch
astr
ees,a
tnig
ht;
• Lig
hting
to
aid
m
ovem
ent
and
legib
ility,
e.g
.bollard
lighting
alo
ng
footw
ays;
and
• Sensi
tively
illum
inate
dsig
nage.
42
Fle
xib
ilit
y f
or
Fu
ture
Use
For‘C
osy
Corn
er’tob
ea
succ
ess
fulpla
ce,develo
pm
entth
atse
rves
an
arr
ow
lyd
efinedrangeo
fpurp
ose
ssh
ould
bea
void
ed.Thea
ppro
ach
at‘C
osy
Corn
er’n
eeds
tod
eliversi
mple
andr
obust
buildin
gform
s,n
otso
tig
htly
desi
gnedfor
ap
art
icula
ruse
butdesi
gnedtoa
llow
for
late
rch
angeo
fuse
andconvers
ion.
Su
mm
ary
- K
ey
De
sig
n C
on
sid
era
tio
ns
• There
isano
pport
unitytou
seconte
mpora
rya
rchitect
ure
ina
tra
ditio
nalse
ttin
gresp
ondin
gtotheh
isto
ricco
nte
xtofth
ea
rea;
• Thed
evelo
per
needs
toe
xam
inethep
hysi
calandh
isto
rica
lco
nte
xtofPort
hca
wlandh
ow
then
ew
develo
pm
entco
uld
inte
gra
teinto
the
tow
n;
• Thed
evelo
pm
ent
should
bes
ym
path
etic
ins
cale
,m
ass
andb
ulk
tos
urr
oundin
gb
uildin
gs
incl
udin
gt
hep
ropose
dr
egenera
tiono
fth
e
Jennin
gsBuildin
g;
• There
are
thre
ep
ublicfr
onta
gesto
this
sitea
ndinnovatived
esi
gna
nda
ctiv
efro
nta
gesm
ust
bep
rovid
edforeach
ele
vation;
• Ab
uildin
go
fexce
ptionalquality
interm
sofdesi
gna
ndm
ate
rials
thatre
spondsto
thetopogra
phyo
fth
esitem
ust
bed
elivere
d,r
eflect
ingits
pro
min
entlo
cation,a
sth
eg
ate
waytotheH
arb
ourandits
loca
tionw
ithin
theC
onse
rvationA
reaa
nda
dja
centto
lis
tedb
uildin
gs;
• Then
ort
hern
endo
fth
esitec
ould
bea
ble
toa
ccom
modate
atallerbuildin
gs
ubje
cttos
cale
,m
ass
andm
ate
rials
use
d.Ple
ase
als
os
eek
eyin
illu
stra
tion(overl
eaf)
regard
ingthelandm
ark
buildin
g;
• Connect
ions,v
iew
sandv
ista
sfr
om
theE
ast
ern
Pro
menade(
incl
udin
gt
hep
ropose
da
rea
lsoim
port
ant
ina
chie
vin
ga
develo
pm
ent
with
inte
gra
tesw
iththetow
ncentr
e;
• Thecre
ationo
fap
osi
tivea
nde
nhance
dp
ublicre
alm
alo
ngw
ithim
pro
vedp
edest
rianlin
kagesto
therest
ofth
etow
ncentr
ee
speci
ally;
43
• H
ighq
uality
hard
landsc
apin
gis
requir
edthro
ughout.Itis
im
port
antto
inte
gra
tev
isualandp
hysi
calco
nnect
ions
betw
eenp
ublic
space
s
within
ando
uts
idethesite;and
• Thed
evelo
pm
entsh
ould
bea
dapta
ble
fornew
use
sin
thefutu
re.
44
Conta
cts
Ric
ha
rd M
att
ha
ms
Develo
pm
entPla
nnin
g–
Team
Leader
Develo
pm
entGro
up
Com
munitie
sDir
ect
ora
te
Civ
icO
ffic
es
Bri
dgend
CF314W
B
Em
ail:
rich
ard
.ma
tth
am
s@b
rid
ge
nd
.go
v.u
k
Tel:0
1656633162
45
AP
PE
ND
IX 1
- C
ON
SE
RV
AT
ION
AR
EA
S I
N T
HE
CO
UN
TY
OF
BR
IDG
EN
D
PO
RT
HC
AW
L
De
sig
na
ted
: 3
1st
Au
gu
st 1
97
3
Sp
ec
ial
Arc
hit
ec
tura
l a
nd
His
tori
c I
nte
rest
Port
hca
wlis
an
ote
dreso
rta
ndd
orm
itory
tow
n,s
ituate
do
nthecoast
,sevenm
ilesw
est
ofBri
dgend.
Untilth
eturn
ofth
ee
ighte
enth
centu
ry,a
sto
necabin
onP
ort
hca
wlPoin
t,u
sedinconnect
ionw
itha
sm
alla
nde
xpose
dn
atu
ralharb
our,w
asth
eo
nly
perm
anentbuildin
ginthea
rea.
Thetow
no
wes
its
exis
tence
tothes
ele
ctio
no
fth
iss
mallh
arb
our
as
thec
oast
alte
rmin
ationo
fah
ors
edra
wntra
mro
adc
om
ple
tedin1
828,w
hic
h
serv
edthed
evelo
pin
giro
na
ndcoalin
dust
riesofth
eM
idG
lam
org
anV
alleys.Asm
alltid
aldock
,peri
odic
allyim
pro
veda
ndlate
rre
-develo
pedinto
a
seven-a
nd-a
-halfa
creflo
atingb
asi
n,w
as
neveraw
hollys
ucc
ess
fulente
rpri
sea
ndfin
allyc
lose
da
tth
eturn
ofth
ec
entu
ryh
avin
glost
its
tra
detoits
larg
erandn
ew
erco
mpetito
r,P
ort
Talb
ot.In
oney
ear,h
ow
ever,ithade
xport
ed2
27,0
00tonsin
800v
ess
els
.Spanis
ho
reforuse
inthefurn
ace
sof
theL
lynfiV
alleyw
asals
oim
port
edv
iaP
ort
hca
wl.
Intheseco
ndh
alfo
fth
en
inete
enth
centu
rythetow
nd
evelo
pm
entbeca
meincr
easi
ngly
lin
kedw
ithits
reputa
tiona
sareso
rta
ndw
ate
ringp
lace
and
itisto
this
ele
mentin
its
gro
wth
thatPort
hca
wlow
esitspart
icula
rse
asi
dechara
cter.
Thec
onse
rvationa
reac
onta
ins
those
part
softh
etow
nw
hic
hw
ere
subst
antiallyc
om
ple
tedd
uri
ngits
peri
odo
fin
dust
rialgro
wth
befo
re1
885.It
incl
udes
theo
rigin
al
tidal
basi
n,bre
akw
ate
randh
arb
our
light,a
na
reao
fin
dust
rial
arc
haeolo
gic
al
signific
ance
,w
hic
hi
mpart
sth
em
ari
tim
e
chara
cterpecu
liarto
thetow
n.
Ch
ara
cte
r a
nd
Ap
pe
ara
nc
e
TheS
quare
andits
im
media
tee
nvir
ons,w
here
theinfo
rmality
ofth
ee
arl
iest
dom
est
icb
uildin
gs
ass
oci
ate
dw
iththep
ort
cre
ate
anintim
ate
sca
le
andchara
cter,p
rovid
esafoiltothen
earb
yterr
ace
ofth
ree-s
tore
ylodgin
gh
ouse
sbuiltla
terin
thecentu
ryo
nthed
evelo
pin
gp
rom
enade.Theshort
46
sweepo
fth
ep
rom
enadefro
mtheb
reakw
ate
rto
theris
ingg
roundo
fIr
ongate
Poin
tis
now
theo
nly
develo
pm
entofitsty
peintheC
ounty
,reta
inin
g
its
ori
gin
alch
ara
cterands
cale
.T
hen
ew
erlo
werpro
menade,builtin
more
rece
ntyears
,is
anu
ncl
uttere
da
ndfunct
ionalele
mentw
hic
hinn
ow
ay
detr
act
sfr
om
thep
redom
inantlyV
icto
rianchara
cterofth
eseafro
nt.
Lis
ted
Bu
ild
ing
s
TheG
randP
avilio
n
Gra
deII
TheB
reakw
ate
r
Gra
deII
Jennin
gsW
are
house
Gra
deII
Lig
hth
ouse
onB
reakw
ate
r
Gra
deII
TheL
ook-o
utTow
er
Gra
deII
TheO
ldC
ust
om
sHouse
Gra
deII
Wallsofth
eO
ute
rBasi
na
ndW
est
Pie
r/Quay
Gra
deII
Sc
he
du
led
An
cie
nt
Mo
nu
me
nts
Nil
Bu
ild
ing
s o
f L
oc
al
Imp
ort
an
ce
Esp
lanadeH
ote
l
SeabankH
ote
l