design, access and - amg.gwynedd.llyw.cymru

Bryn Cegin DairyParc Bryn Cegin, Llandygai, Bangor

Rev D 24 May 2017

Project Ref : 017129

Design, Access and Sustainability Statement

in support of Full Planning Application for the

1.0 Introduction

2.0 Context

3.0 Proposed design response and layout

4.0 Character

5.0 Landscape

6.0 Environmental sustainability

7.0 Impact on physical, social and economic environment

8.0 Planning context

9.0 Local Authority liaison

Contents

Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017

3

1.0 Introduction

This Design and Access Statement has been prepared in support of

a full planning application for the erection of a Cheese Production

Facility/ Dairy with ancillary café and visitor’s area at Parc Bryn

Cegin, Llandygai, Bangor.

The proposal has undergone Pre-Application Consultation (PAC)

as required by section 61Z (1) of the 1990 TCPA, as inserted by

the Planning (Wales) 2015 Act, which stipulates the requirement to

carry out pre-application consultation prior to applying for planning

permission. As part of this consultation, statutory consultees and

community consultees have been consulted, notices placed near

the site and responses are addressed within the submitted PAC

Report.

The PAC process confirmed that none of the Statutory Consultees

or Community Consultees had any objections to the principle of the

proposed development. Welsh Government Trunk Roads (WGRT)

initially requested a Transport Assessment, however, following

clarification regarding the site planning history and confirmation

that the Junction 11 was improved as part of the original Parc Bryn

Cegin consent; an amended response was emailed on the 15th

May 2017 confirming that WGTR require no further assessment of

this matter. The Local Elected Member of Gwynedd Council and

Llandygai Community Council expressed complete support for the

application. No objections were received as a result of the PAC. In

response to some of the points raised by Natural Resources Wales,

additional information relating to the Drainage Design, Ecological

Surveys and a Lighting Scheme has now been included in the

detailed submission.

The proposed development is a Schedule 2 development under the

Town and Country Planning (Environmental Impact Assessment)

A5

(England and Wales) Regulations 2016 (as amended), but does

not exceed the threshold criteria triggering a requirement for

screening.

The proposals have been prepared taking full account of The

Well-being and Future Generations (Wales) Act 2015 and it is

considered that the proposals are in accordance with the seven

well-being goals and will constitute sustainable development in

line with guidance set out in Planning Policy Wales (PPW) Ed.9,

2016.

As required by the Town and Country Planning Development

Management Procedure (Wales) (Amendment) Order 2016 this

statement will address the following matters:

a) Explain the design principles and concepts that have been

applied to the development;

b) Demonstrate the steps taken to appraise the context of

the development and how the design of the development

takes that context into account;

c) Explain the policy or approach adopted as to access, and

how policies relating to access in the development plan have

been taken into account; and,

d) Explain how any specific issues which might affect access

to the development have been addressed.

This Design and Access Statement should be read in conjunction

with the submitted plans and visuals prepared to indicate how

the building will be assimilated into the Parc Bryn Cegin Business

Park and its surroundings.

This statement will set out the context of the site, review the

policy context and consider the principle of the development

against those matters. The statement will also set out the design

concepts and principles to be employed; confirm the access

considerations; and summarise the proposal as detailed on the

submitted plans.


4

A5

A5

Aerial photograph identifying the site within the context of Bangor and the A55

Aerial photograph identifying the development site within Parc Bryn Cegin

A55A55

A5

2.1 Existing Site

2.0 Context

Plateau G


5

2.2 Parc Bryn Cegin Masterplan

The application site is a serviced plot on the Parc Bryn Cegin

Business Park on the outskirts of Bangor. In 2005, the 35 hectare

Parc Bryn Cegin received £3.5m of European funding and

investment from the former Welsh Development Agency (WDA) of

£4.9m. At the time, it was anticipated that the park would attract

up to 1,600 jobs, £18m of additional investment and provide more

than 70,000 sq metres of floor space for businesses.

It was hoped that the park would create a more “prosperous local

economy”, but it has been empty ever since. This development

could provide the first new jobs on the Business Park and act as a

catalyst for further investment.

The site is accessible to the sub-regional centre of Bangor and

was located and designed with good accessibility to the A55

Expressway and to the public transport, pedestrian and cycle

networks. The aerial photographs at 2.1 show the Parc Bryn Cegin

site within the wider context, showing its proximity to Bangor and

to Junction 11 of the A55 and identifies the proposed development

site within the context of Parc Bryn Cegin.

The road and plot layout which can be seen in the Landscape

Masterplan has been formed through the implementation of

planning consents for the provision of roads, infrastructure, including

foul and surface water drainage and the site landscape strategy.

All of these follow the principles set out within the original outline

planning permission for the Business Park and the associated

indicative masterplans.

The original outline planning permission included a condition

The implemented Parc Bryn Cegin Landscape Masterplan

Plateau G


6

requiring the preparation and submission of a development brief

to cover matters such as design, building heights, materials and

landscaping. The extract of masterplans in 2.2 are taken from

the development brief which were subsequently produced and

submitted with reserved matters applications.

The Landscape Masterplan shows the landscape strategy, which

evidently has now been implemented. The plot which forms the

subject of this current application is identified on the landscape

strategy plan as “Plateau G”. A low lying, level plateau on the south-

western part of Parc Bryn Cegin, where there is no inter-visibility

between the site and the village of Llandygai due to the intervening

higher development plateau to the east.

The development brief states that the layout of development within

each plateau should be informed by both aesthetic and environmental

considerations; therefore it is suggested that larger developments

should be located towards the west of the site, taking advantage of

the site topography’s ability to mitigate any impact. Smaller, more

compact units are thought to be more appropriate to the eastern

end of the site. The selection of plateau G for the development

which is subject of this application reflects these design principles.

In terms of accessibility the site is well served by public transport

and has access to the wider highway network via the A5122 which

is one of the principal routes into Bangor from the A55 Expressway.

The proposed development masterplan shows how linkages within

the site have been planned and links to existing pedestrian and cycle

networks strengthened. The site has been planned to accommodate

a bus route, with stops linking with the key pedestrian routes.

Plateau G has good accessibility to the principal bus stop and

to the main pedestrian and cycle route leading to and from the

community of Maesgeirchen to the north, then on to Bangor.

The below image shows the approved developments across the

Park plateaus. Bryn Cegin Dairy is proposed on Plateau G in place

of Units 23-25.

The Proposed Development Masterplan for Parc Bryn Cegin

Plateau G


7

2.3 Bryn Cegin Dairy Background

The Bryn Cegin Dairy project involves establishing a dairy processing

business focusing on producing cheese. The business partners

already have 15 million litres of milk available for processing from

April 2018 and the intention is to procure an additional 25 million

litres from local producers, to allow processing to start with a

volume of 40 million litres from April 2018. Thereafter, it is foreseen

that the volume of milk processed will gradually increase from 40

to 70 million litres / year.

Predominately the farms in the group run Spring calving herds,

producing a peak of milk in April, May and June.

Dafydd Wynne Finch and Rhys Williams, through a range of Share

Farming agreements, have successfully converted several former

beef and sheep farms into low cost Spring calving dairy farming

systems during the past 10 years.

This system of Share Farming is based on the New Zealand model

and is an excellent example of how the Welsh dairy sector can

help to bring enthusiastic intelligent young people into the dairy

industry and revolutionize the whole debate regarding succession

within the agriculture industry.

Dafydd Wynne Finch and Rhys Williams already have several

successful examples where the share framing arrangement is

working well and where new entrants can see their career progress

as their equity in the cows increases over time.

The main aim of the processing project is to add value to the milk

produced on the farms run by Dafydd Wynn Finch, Rhys Williams

and their associated joint ventures.

A co-operative society is being formed for farmers to supply the

new plant and to collectively hold a 40% stake in the processing

business.

It is also assumed that several million litres of milk will come from

newly converted beef and sheep farms who are looking for a more

secure business future than the beef and sheep sector, which has

been largely dependent on the Single Farm Payment.

The proposed processing plant is therefore designed to have

an initial capacity to process 40 million litres of milk in year 1,

commencing in April 2018. A key factor which has prompted the

business to investigate further the feasibility of establishing their

own milk processing plant has been the tightening up of seasonality

deductions for Spring milk introduced by several milk buyers.

The location of the proposed milk processing site at Parc Bryn Cegin

(Llandygai) is ideal to ensure efficient milk haulage, since it is in the

centre of 4 of the milk field areas that will supply the creamery. Milk

will predominantly come from The Llyn Peninsula, Anglesey, Vale of

Conwy and the A55 North Wales corridor. All the supplying farms

will be within a 40-mile radius to the creamery, which considerably

reduces the environmental cost associated with collecting milk

(fuel, tyres and wear and tear on vehicles). There will be no need to

reload tankers, which is a considerable cost saving as well. Being

located near the A55 will also make it easy to move the finished

product to market.

The key to sustainable milk processing is a sustainable milk supply

of quality milk that suits the needs of the processing plant. The

high constituent milk produced by the farms which will supply the

dairy will also reduce the carbon footprint of the overall business.

The volume of milk required to transport is 20% less with Jersey

style milk. The higher cheese yield also means that there is less

milk to process, saving further on energy costs.

Building a processing plant with the view of dealing with the peak

milk supply during the Spring flush secures the future of one of the

most sustainable milk production systems.

The review of the Welsh Dairy Sector compiled by Andy Richardson

identifies the room for seasonal milk supply and that one of the key

strengths of the dairy industry in Wales is the ability to produce milk

from grass based production systems.

All the cows in the founding 15 million litres (and the additional 25

million litres) calve in Spring. This is to get alignment between the

seasonal grass supply and feed demand curves. Milk production

reaches a peak in May, then declines until the cows are dried off in

December.

Photograph of milk silos that form part of the factory process


8

It is this seasonality, and the consequent alignment of grass

supply and demand, that is the dominant reason why the on-farm

production costs are lower than most other production systems

under the pasture system. It is the cows that go and collect the

grass from the pastures rather than the humans. Hay, silage and

concentrates make up only a small part of the overall feed and

therefore the system offers a more sustainable and more carbon

friendly model for producing milk.

It is a known fact that the processing costs are higher with this

type of system. A typical New Zealand milk processing plant only

operates at about 50% capacity when averaged out over the whole

year. UK plants achieve close to 90%.

However, producing a level supply of milk by calving of a proportion

of the herd in the Autumn is considered undesirable at current

costs and prices, as the higher costs of winter milk production are

estimated to outweigh the benefits at the processing level.

Establishing a milk processing plant focused on efficient cheese

production would demonstrate excellent integration across the

supply chain. This meets the Welsh Assemblies Rural Development

Programme 2014-2020 focus area objective, of integrating primary

producers into the food chain.

The proposed development follows the guidelines set out in the

Review of the Dairy Sector in Wales completed by Andy Richardson

in 2015. This new business has identified an innovative new solution

to process milk from seasonal producers with the main emphasis

on production efficiency followed by adding value.

The ethos of the company will be to develop young local people

and become an important employer in the area. This is an important

part of the company ethos already practiced by Wynne Finch farms

where young enthusiastic staff have been given responsibility and

opportunity in various share farming agreements.

The plant will include a visitor center, with viewing gallery into the

production areas. This will help to promote the product and explain

the story from farm to fork.

The plant will use the latest technological advances to minimize energy

consumption and will only use renewable energy sources, through a

combination of biomass, industrial heat pumps and solar PV.


9

2.4 Cheese Production Process


10

KEY :-

Application Area Boundary

3.0 Proposals

3.1 Proposed Site Plan

The site comprises of one main building for the dairy with associated

car parking, pedestrian access and loading area. There is land set

aside to the rear of the building for future expansion. The main

entrance of the building is orientated to the main vehicular access

point and a footpath is provided between the access and building

for safe pedestrain access to the main entrance.

Please see section 5.0 for further details on landscape proposals.


11

3.2 Design Concepts and Principles

Planning Policy

The relevant design policies which have been taken account of in

designing the proposals are as follows:

• Planning Policy Wales Ed. 9;

• Technical Advice Note 12;

• Gwynedd Unitary Development Plan (UDP).

Policy B22 of the Gwynedd UDP which relates to “Building Design”

advises that:

‘Proposals for new buildings, extensions or alterations of existing

buildings will be refused unless it can be shown to the satisfaction

of the Local Planning Authority that they conform with the following

criteria:

• the proposal respects the site and its surroundings in terms of

its scale, size, form, density, location, layout, symmetry, quality

and suitability of materials, aspect, microclimate and density of

building/land use and the space around and between buildings;

• that it does not have an unacceptable detrimental effect

on the form and character of the surrounding landscape or

townscape, or on the local natural or historical environment;

• that it does not have an unacceptable detrimental

effect on prominent public views into, out of or across

centres, villages, rural villages or open countryside.

• Proposals that fail to show (in a manner appropriate to the

nature, scale and location of the proposed development) how

the proposal has taken account of good design principles will be

refused.’

Policy B23 of the Gwynedd UDP which relates to “Amenities” and

states that:

‘Proposals that cause significant harm to the amenities of local

communities will be refused. Developers will be required to

demonstrate clearly that they will respond positively to the following

factors, as appropriate:

• that the development ensures the reasonable privacy of its

users and nearby properties;

• that the development will not lead to the over-development of

the site;

• that the development does not increase traffic nor the noise

associated with traffic in a way that causes significant harm to

local amenities;

• that the design of the site reduces opportunities for anti social

behaviour and creates an atmosphere where people feel safe

to walk, cycle and play;

• that the design of the external layout of the development

takes into account the needs of all its potential users including

disabled persons.’

Policy B25 of the Gwynedd UDP which relates to “Building Materials”

and states that:

‘The distinctive visual character of the Plan area will be maintained

by ensuring that only natural Welsh slates or slates that are similar

in terms of appearance, colour and weathering properties are

permitted, other than in circumstances in which the type of building

or its particular setting, or the sustainability benefits, are such

that another material would be appropriate. In respect of

other building elements, development will be required to use

high quality building materials that complement the character

and appearance of the local area. Proposals that introduce

substandard or intrusive materials will be refused.’

Policy B27 of the Gwynedd UDP which relates to “Landscaping”

and states that:

‘Proposals will be approved provided that high quality soft/hard

landscaping appropriate to the site and the locality is provided.

Wherever practical, it is expected that trees, hedges, pools,

water courses, estate features, ’cloddiau’, slate fences, stone

walls and any other features that are a part of the landscape are

safeguarded and enhanced.’

How the design principles and concepts and design policy

requirements have been applied to the development:

• The proposal has taken account of the key design and

accessibility principles set out within the Development Brief

produced to inform development for the entire Parc Bryn

Cegin Business Park. This is evident from the choice of

location, with the building being sited on one of the larger,

lower plateaus to limit views of the industrial building and

milk silos from Llandygai village and from the setting of the

Grade II* Penrhyn Castle and grounds.

• Although the cheese production building/dairy is due to

the nature of its use, by necessity, a large single footprint


12

industrial building, care has been taken to ensure that the built

development in its scale, design and layout, and in its use of

materials and landscaping, accords with the character of the

site. The proposed development has been designed to make

a positive contribution to the appearance of the nearby locality

as well as to economic prosperity. This is achieved through the

use of timber cladding, and natural facing materials on principal

elevations, to effectively, break-up the visual mass of a more

typical industrial shed and steel milk silos.

• The proposal takes account of community safety and security

in the design and layout of development and public/ private

spaces, with a clear pedestrian route designated across the site

access route towards the principal staff and customer entrance

to the building.

• The proposal makes the best use of design techniques, siting

and orientation in order to conserve energy and water resources,

and utilises the already implemented surface water attenuation

scheme which is already in place for the whole of Parc Bryn

Cegin.

• The proposal ensures that there is safe and convenient

pedestrian and vehicular access to and from development sites,

both on site, with the direct pedestrian link to the main entrance,

together with the segregation of the main staff and customer

parking areas from the operational areas used by milk tankers.

The site also benefits from the existing pedestrian and cycle

links towards Llandygai, Maesgeirchen and Bangor as set out in

the site context section of this Statement.

• There is convenient access to public transport facilities with

links to the nearest bus-stops on the Llandygai to Bangor road

and also clear and well defined links to pedestrian and cycle

routes, including direct links through the Business Park on the

Wales Coastal footpath network.

• The proposal ensures the safety and amenity of the public and

safeguard the environment from the adverse effects of pollution

of water, land or air, hazards from industry and quarrying, and

associated noise, odour or vibration arising from development.

The proposed cheese production facility produces whey as a

“waste” product. However, the intention in this facility is to re-

use the whey product. The cheese production facility is entirely

enclosed within the building, therefore, other than the movement

of vehicles to and from the site, there is no noise, odour or vapour

omission.

• The design principles have ensured that safeguard sites and

areas of nature conservation and wildlife interest and habitats

are unaffected. The masterplan landscaping and biodiversity

proposals for Parc Bryn Cegin have already been implemented

and have become well established. The proposed development

benefits therefore from well established structure landscaping

and screening both in the immediate vicinity of the development

plateau and on the boundaries between Parc Bryn Cegin and

the wider countryside.

• The proposal helps to secure the development of sustainable

communities, through the promotion of the economic, social

and environmental well-being of the area with 30 full time jobs

created as a direct consequence of the development, with the

added economic benefits of employment during the construction

phase and also significant economic benefits to the wider rural

economy of north-west Wales through supply contracts for milk

already agreed with many local dairy farms.

• The proposal makes use of materials and features which

relate to the local area through the use of timber and slate

detailing, including the use of slate fencing, where higher

security fencing is not required. This reflects the semi-rural

context of the site and also reflects key elements of the design

and development brief produced for the Business Park as a

whole.

• The proposed development has been sited in such a way

that it doesn’t affect the amenities of surrounding properties

or obstruct views / sunlight into other properties. The choice

of low level Plateau G for the proposal, ensures that, a single,

large footprint, building can be accommodated without

detriment to neighbours. The images produced as part of the

application shows that the proposed building is screened from

the residential properties at Llandygai by the site topography.

Residential properties to the west will have distant view of the

site, but this, in time, will be against the backdrop of higher

development to the east and the house on the higher part of

the site.

• The proposed development has been sited to ensure that

it should not have any impact on the character or historic

value of heritage assets such as the Grade II* Penrhyn

Castle and grounds. The outline application relating to Parc

Bryn Cegin was assessed in detail with specific concerns

addressed in terms of the perceived impact from Penrhyn

Castle. This proposal again respects the conclusions of those

assessments, leading to the choice of Plateau G, which has

no inter-visibility between the plateau and Penrhyn Castle.


13

Planning Policy relating to access

• Planning Policy Wales Edition 2009;

• Technical Advice Note (TAN)12 - Design (2016);

• Technical Advice Note (TAN)18 - Transport (2007);

• Policy B23 (Unitary Development Plan 2009) - Amenities;

• Policy CH29 (Unitary Development Plan 2009) -

Safeguarding and improving links for pedestrians;

• Policy CH30 (Unitary Development Plan 2009) – Access for

all;

• Policy CH32 (Unitary Development Plan 2009) - Increasing

accessibility by public transport;

• Policy CH33 (Unitary Development Plan 2009) - safety on

roads and streets.

PPW advises that all Local Authorities should consider the issue

of accessibility for all, including the needs of those with visual

and hearing impairments and those with limited mobility such as

wheelchair users, elderly people and people with young children.

Paragraph 4.4.2 of PPW advises that development should be

located in locations that minimise the demand for travel, especially

by private car.

The advice in TAN 18: Transport has also been taken into

consideration. The main aim of TAN 18 is ensuring that new

development is located where there is, or will be, good access by

public transport, walking and cycling thereby minimising the need

for travel and fostering social inclusion.

Paragraph 2.4 of TAN 18 identifies that the inter-relationship

between land use planning and transport is complex and varied.

The development of land is dependant, in part, upon transport

infrastructure and services to function efficiently. By influencing the

location, scale, density and mix of land uses and new development,

land use planning can help reduce the need to travel and length of

journeys, whilst making it easier for people to walk, cycle or use

public transport.

TAN 18 also considers people with disabilities. TAN 18 identifies

that it is important to consider their needs in terms of parking, in

particular ensuring that adequate numbers of suitably designed

parking spaces are provided in appropriate locations.

Locational Criteria and Detailed Inclusive Design

Considerations

The application site is already served by purpose built internal

access roads; with infrastructure installed early to make the site

ready to come forward. The new access and internal road installed

are all in line with adoptable standards for an industrial site and

ensure that the site users will be able to enter and leave the site in

a safe manner.

The number of units that will be on site is not changed by this

proposal from the outline consent and therefore, it considered that

the traffic impacts have already been quantified and accepted in

approving the earlier applications. This proposal simply proposed

to bring the site into use with the specific design requirements for

its use.

In terms of HGV lorries associated with the operation of the dairy,

delivering and collecting products, this will involve up to 25 HGV’s

per day. The dairy will be in operation 24-hours a day and 7-days

a week during the peak season. The operators anticipate this

equating to a maximum of 1-2 HGV’s visiting the site per hour. It

is considered that this is an acceptable level of traffic and in line

with the anticipated journeys which would have been envisaged

when the initial masterplan set out the development framework

and indicative floorspace thresholds for the whole of the Parc Bryn

Cegin site.

There will be 83 standard parking spaces and 5 disability spaces

for staff and visitors with a further 43 standard overspill car parking

spaces. In addition, there will be 3 spaces for waiting and loading

tankers. It is considered that the proposed parking spaces conform

to the Authority’s car parking standards and the spaces are located

as close as reasonably possible to the building to ensure that all of

the site’s users will be able to use the parking spaces conveniently.

The application site is accessible by all means of transport including

by private transport, on foot and by use of public transport. A bus

stop is located 400m from the main entrance to the site along the

A5. From here bus services are frequent and throughout the day

to the neighbouring city of Bangor and other nearby settlements.

It is considered that the site of the proposed development complies

with planning policy aims in terms of locating development

in locations accessible by all means of transport to ensure

sustainable development. Therefore, it is considered that the site

and the proposed development will be accessible to all of its future

occupiers.

3.3 Access


14

In terms of inclusive access, the internal layout of the proposed

development has been specifically designed to be accessible to all

of its future occupiers. Level access will be provided throughout

the development and there will be no distinction between access

and facilities provided for persons with mobility difficulty or other

disabilities. The proposed development will naturally be fully in

compliant with the advice contained within TAN 12 on inclusive

design.

How Access is Maintained

The proposed access to the site aims to be as safe and convenient

for all users as possible

Access to the facility will be maintained through use of formal

planning conditions and through ensuring that all access routes

to and from the buildings are maintained and kept clear of any

obstructions.


15

3.4 Circulation and car parking provision

There will be 83 standard parking spaces and 5 disability spaces

for staff and visitors with a further 43 standard overspill car parking

spaces. In addition, there will be 3 spaces for waiting and loading

tankers. It is considered that the proposed parking spaces conform

to the Authority’s car parking standards and the spaces are located

as close as reasonably possible to the building to ensure that all of

the site’s users will be able to use the parking spaces conveniently.

A pedestrian footpath links the main site access point with the main

building entrance and surrounding car park.

Vehicular access to site

Factory use for deliveries/ loading etc.

Surface car parking spaces

KEY :-

Disabled surface car parking spaces

Coach parking

Tanker waiting lay-by

Pedestrian access on site

Secure access point to factory loading area

Overspill car park for workers and visitors


16

3.5 Proposed floor plans

A. B. C. D. E. F. G. H. J. K. L. M. N. P.

7.

6.

5.

4.

3.

2.

1.

Rx.6250 6250 6250 6250 6250 6250 6250 6250 6250 6250 6250 6250 6250 6250

AIR LOCK

WORKSHOP/MATERIALS

SECURITY

LAB

STAFFCHANGE

FEMALE WC &CHANGE

GOODS INSTORE

CHILL STORE CHEESEPRODUCTION

VISITORSSHOP

STORE LIFT

ENTRANCEAREA

CHEESE COUNTER

DELI

LIFT

DRIVER WC

OFFICE

8.

PROCESSINGPLANT ROOM

0.R.

By Department Legend

Factory/ Workspace

Offices

Eat & Drink

Retail

WC & Change

Plant

Ancillary

Circulation

5667

5667

5667

5667

5000

5000

7000

2491

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

WATER SILO

WATER SILO

WATER SILO

WATER SILO

MCC/ SPARE

MALE WC &CHANGE

STORE/ BACKOF HOUSE

STAFFWC

STAFFWC

SPARE/STORE CANTEEN/

KITCHEN

A. B. C. D. E. F. G. H. J. K. L. M. N. P.

7.

6.

5.

4.

3.

2.

1.Rx.

STAFF OFFICE

SERVERY

CANTEENAREA

VIEWINGGALLERY/

EXHIBITIONSPACE

LIFT

LIFT

PRESENTATION/ EDUCATION

ROOM

BOARD ROOM

VISITORWC'S

DIS. WCVISITOR

WC'SMEETING

ROOM

STAFFWC

STAFFWC

STAFFWC

FIR

E ES

CAP

E

COLDROOM

DRYSTORE

STAFFWC

STAFFLOCKERS

KITCHEN

FIRE ESCAPE

Access to plant mezzanine

8.

0.R.

VOID OVER ENTRANCE

VOID OVER FACTORY

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

WATER SILO

WATER SILO

WATER SILO

WATER SILO

SLIDING ACOUSTIC PARTITION

STOREVOID OVER PLANT

VOID OVER FACTORY VOID OVER FACTORY

STORE

A. B. C. D. E. F. G. H. J. K. L. M. N. P.

4.

3.

2.

VOID OVER CANTEEN

SERVICE GANTRY

WATER SILO

WATER SILO

VOID OVER PLANTVOID OVER FACTORY

VOID OVER FACTORY VOID OVER FACTORY

5m0

1:200

10m

Planning

1.

2.

3.

notes

DO NOT SCALE FROM THIS DRAWING - USE FIGURED DIMENSIONS ONLY.

TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS / SPECIALISTS DRAWINGS. REPORT ANY DISCREPANCIES BEFORE AFFECTED WORK COMMENCES.

ALL SETTING OUT DIMENSIONS TO BE CHECKED ON SITE BY CONTRACTOR BEFORE WORK COMMENCES.

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seven architecture offices at :61 Oxford Street, MANCHESTER, M1 6EQt : 0161 236 5655Clarendon House, Victoria Avenue, HARROGATE, North Yorks, HG1 1DYt : 01423 709 807

Galeri 6, Doc Victoria, CAERNARFON, Gwynedd, LL55 1SQt: 01286 685 253

www.sevenarchitecture.co.uk

24 Greville Street, LONDON, EC1N 8SSt : 0203 036 0691

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Padog Farms Ltd

Bryn Cegin dairy, Parc Bryn Cegin,Bangor

Proposed Floor Plans

12/05/17

ZH

IC

Bryn Cegin dairy, Parc Bryn Cegin, Bangor


017129_P200

GROUND FLOOR PLAN

FIRST FLOOR PLAN

at A1

GANTRY FLOOR PLAN

A 1. Updated following client feedback16.05.17

17.05.17

B 1. Updated to incorporate DesignTeam feedback.

22.05.17

A. B. C. D. E. F. G. H. J. K. L. M. N. P.

7.

6.

5.

4.

3.

2.

1.

Rx.6250 6250 6250 6250 6250 6250 6250 6250 6250 6250 6250 6250 6250 5665

MALE WC &CHANGE

MCC/ SPARE

AIR LOCK

WORKSHOP/MATERIALS

SECURITY

LAB

STORE/ BACKOF HOUSE

FEMALE WC &CHANGE

GOODS INSTORE

CHILL STORE CHEESEPRODUCTION

VISITORSSHOP

STORE LIFT

ENTRANCEAREA

CHEESE COUNTER

DELI

LIFT

DRIVER WCCANTEEN/KITCHEN

STAFF CHANGE

STAFFWC

STAFFWC

8.

PROCESSINGPLANT ROOM

0.R.

By Department Legend

Factory/ Workspace

Eat & Drink

Retail

WC & Change

Plant

Ancillary

Circulation

5667

5667

5667

5667

5000

5000

7000

2521

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

WATER SILO

WATER SILO

WATER SILO

WATER SILO

A. B. C. D. E. F. G. H. J. K. L. M. N. P.

7.

6.

5.

4.

3.

2.

1.Rx.

STAFF OFFICE

SERVERY

CANTEENAREA

VIEWINGGALLERY/

EXHIBITIONSPACE

LIFT

LIFT

ENGINEERSSTORE

PRESENTATION/ EDUCATION

ROOM

SWITCH ROOM

VISITORWC'S

DIS. WCVISITOR

WC'SMEETING

ROOM

STAFFWC

STAFFWC

STAFFWC

FIR

E ES

CAP

E

COLDROOM

DRYSTORE

STAFFWC

STAFFLOCKERS

KITCHEN

FIRE ESCAPE



8.

PLANT ROOM

0.R.

VOID

VOIDVOID

VOID

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

MILK SILO

WATER SILO

WATER SILO

WATER SILO

WATER SILO

A. B. C. D. E. F. G. H. J. K. L. M. N. P.

4.

3.

2.

VOID OVER DINING AREA BELOW

VOID OVER FACTORY AREA BELOW

VOID OVER FACTORY AREA BELOW

SERVICE GANTRY

WATER SILO

WATER SILO

5m0

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10m

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Padog Farms Ltd

Bryn Cegin dairy, Parc Bryn Cegin,Bangor


12/05/17

ZH

IC

Bryn Cegin dairy, Parc Bryn Cegin, Bangor


017129_P200

GROUND FLOOR PLAN

FIRST FLOOR PLAN

at A1

GANTRY FLOOR PLAN


17

3.6 Annotated elevations

1 2 55 3 3 44 67

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645

A.B.C.D.E.F.G.H.J.K.L.M.N.P.R.

SERVICE GANTRY LEVEL6835

552

13

4

37

8

10

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645

7. 6. 5. 4. 3. 2. 1.8. 0.


2 5

1

3

78

4

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645

A. B. C. D. E. F. G. H. J. K. L. M. N. P. R.


5

2

1

37

6

4

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645

7.6.5.4.3.2.1. 8.0.

SERVICE GANTRY LEVEL6835 2

5

9

4

10

5

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10m

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Padog Farms Ltd

Bryn Cegin Dairy, Parc Bryn Cegin,Bangor

Proposed Elevations

15/05/17

TH

IC

Bryn Cegin Dairy, Parc Bryn Cegin, Bangor

Proposed Elevations

017129_P205

A 1. Updated to incorporate DesignTeam feedback.

22/05/17

PROPOSED NORTH ELEVATION

PROPOSED SOUTH ELEVATION

PROPOSED EAST ELEVATIONPROPOSED WEST ELEVATION

MATERIALS KEY

1. Vertical timber cladding2. Vertical profiled metal cladding. Colour: Charcoal grey3. Curtain wall with aluminium frames4. Profiled metal roof cladding. Colour: Charcoal grey5. Stainless steel silos with timber and painted metal feature cladding6. Ventilation louvres7. Shading louvres. Colour: Charcoal grey8. Timber clad structural columns9. Loading bays10. Concrete base plinth to silos

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645



552

13

4

37

8

10

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645

7. 6. 5. 4. 3. 2. 1.8. 0.


2 5

1

3

78

4

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645



5

2

1

37

6

4

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645

7.6.5.4.3.2.1. 8.0.


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5

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Proposed Elevations

15/05/17

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Proposed Elevations

017129_P205


22/05/17




MATERIALS KEY

1. Vertical timber cladding2. Vertical profiled metal cladding. Colour: Charcoal grey3. Curtain wall with aluminium frames4. Profiled metal roof cladding. Colour: Charcoal grey5. Stainless steel silos with timber and painted metal feature cladding6. Ventilation louvres7. Shading louvres. Colour: Charcoal grey8. Timber clad structural columns9. Loading bays10. Concrete base plinth to silos00 GROUND FLOOR

0

01 FIRST FLOOR3800

RIDGELINE12645



552

13

4

37

8

10

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645

7. 6. 5. 4. 3. 2. 1.8. 0.


2 5

1

3

78

4

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645



5

2

1

37

6

4

00 GROUND FLOOR0

01 FIRST FLOOR3800

RIDGELINE12645

7.6.5.4.3.2.1. 8.0.


5

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Proposed Elevations

15/05/17

TH

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Proposed Elevations

017129_P205


22/05/17




MATERIALS KEY

1. Vertical timber cladding2. Vertical profiled metal cladding. Colour: Charcoal grey3. Curtain wall with aluminium frames4. Profiled metal roof cladding. Colour: Charcoal grey5. Stainless steel silos with timber and painted metal feature cladding6. Ventilation louvres7. Shading louvres. Colour: Charcoal grey8. Timber clad structural columns9. Loading bays10. Concrete base plinth to silos


18

3.7 3D views

View from site entrance


19

View from south of site


20

View of main pedestrain entrance


21

View of loading bay


22

3.8 Proposed Site Sections

PROPOSED SCHEME PROPOSED UNIT 19

PROPOSED SCHEMEPROPOSED UNIT 13PROPOSED UNIT 10 PROPOSED UNIT 26

10m0

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As indicated

Padog Farms Ltd


Site Sections

12/05/17

TH

IC


Site Sections

017129_P300


22/05/17

A A

B

B

SITE SECTION A-A

SITE SECTION B-B

KEY PLAN

NOTE: Other building massings seen in sections as per Parc Bryn Cegin Masterplan Outline permitted development: use of the land for Class B1 (Business) and B2 (industrial) together with a new access, infrastructure and landscaping - granted under reference C00A/0361/16/AM

26

1920

21

22

151617

184

5

8

910

14

13

12

11



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25m 50m

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Site Sections

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Site Sections

017129_P300


22/05/17

A A

B

B

SITE SECTION A-A

SITE SECTION B-B

KEY PLAN


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1920

21

22

151617

184

5

8

910

14

13

12

11



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25m 50m

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Site Sections

017129_P300


22/05/17

A A

B

B

SITE SECTION A-A

SITE SECTION B-B

KEY PLAN


26

1920

21

22

151617

184

5

8

910

14

13

12

11

A5

A5

A5


23

4.0 Character

4.1 Scale

The proposal is for one 2 storey dairy building compared to 6

separate industrial units spread across the plateau as per the

original application, seen below.

The proposed building is positioned centrally on the site and the

scale is relative to the other proposed units across the series of

development plateaus.

4.2 Layout

The site layout comprises one centrally located building surrounded

by car parking and loading zones for the dairy. The main building

entrance is easily navigable from the main site entrance due to

landscaping, the building form and elevational treatment.

The Proposed Development Masterplan for Parc Bryn Cegin


24

4.3 Material Precedents

1 2 3

3 4

5

1) Profiled metal charcoal grey roof cladding

2) Vertical timber cladding

3) Timber cladding and profiled metal roof

4) Vertical profiled metal charcoal grey cladding

5) Curtain walling to entrance

3

45


25

5.0 Landscape


26

6.1 Land Use

6.0 Environmental sustainability

The application site is allocated for uses B1, B2 & B8, with other

appropriate Sui Genesis uses also acceptable in principle in line

with Policy D2 of the Unitary Development Plan. The proposed use

is an appropriate Sui Genesis use to be sited on the park. There

will be no conflict between the proposed use and other future uses

as the proposal is predominantly in its nature, but also compatible

with, light industrial and office uses. The proposed land use is

clearly compliant with the advice contained in Planning Policy Wales

for locating development close to major centres of populations, to

aid sustainability and also in the right location to maximise and

economic benefits to North West Wales. The application site is

located in a highly sustainable location with excellent links to the

sub-regional centre of Bangor. A bus stop is located 400m from

the main entrance to the site along the A5 with provision for buses

to also come onto the Parc Bryn Cegin site once operational. The

site also has good accessibility to the A55 Expressway (junction

11); good pedestrian links and links to the wider cycle networks.

There are frequent bus services throughout the day to Bangor and

other nearby settlements which provide further connections to rail

networks.

The proposed dairy would be sited on ‘Plateau G’ which is located

a good distance away from residential properties along the A5

highway. There will be no inter-visibility between the site and the

residential properties off the A5 as ‘Plateau G’ is on lower ground

and screened by the site topography. As such the land use is

compatible with neighbouring land uses without the need for

mitigation in terms of noise, smells or general amenity concerns.

The application site has already received significant investment

by Welsh Government to provide the infrastructure to encourage

business to this site. This significant investment on the site and

associated benefits from the links with the agriculture sector

across North-West Wales will result in the first jobs created on

this site and wider economic benefits.


27

6.2 Drainage

Drainage Strategy Design Statement

The proposed project comprising of a new dairy facility and

associated external pavements is to be constructed on Plot 7 on

the Parc Bryn Cegin industrial estate development.

The estate surface water drainage infrastructure exists and has

been designed to accommodate plot developments in addition to

the estate road. The site developer has provided a surface water

estate system that incorporates a combination of Hydro-Brake

attenuation controlled man holes, underground Stormcell storage

and attenuation basins to satisfy the allowable outfall discharge

into the Afon Cegin of 73 l/s. The estate system design is based

on the 5 l/s/Ha allowable discharge rate and 1 in 30 year event

set by Natural Resources Wales. The developer’s Parc Bryn Cegin

Drainage Philosophy document by Jacobs summarising the above

forms part of the planning application documents.

The surface water drainage network has been designed to

accommodate discharge off the plateau areas of 80% of the

developable area for each plot. The developable area of plot 7 is

22,504m² and the maximum area contributing to the surface water

network is therefore 18,003m². The proposed plot surface water

system has been designed to accommodate the run off from an

impermeable area of 12,047m² for the initial development and to

accommodate future development phases of max impermeable

area 5,956m². Therefore complying with and not exceeding the

total allowable discharge from Plot 7.

The plot development drainage comprises of separate systems:-

• External pavement surface water.

• Roof water surface water.

• Foul (sewage) water.

• Trade effluent that incorporates on-site balancing and

appropriate pre-treatment (to be agreed with Welsh Water)

prior to discharge into the estate foul water system.

Pollution prevention devices are incorporated in the form of alarmed

by-pass oil separator to the car parking areas and alarmed full

retention separator to the HGV trafficked yard areas. Additional

prevention includes the milk reception slab locally draining into the

trade effluent system, a grease separator to the kitchen discharge

and bunding of the milk silos to contain 110% of a silo volume.

Rainwater harvesting is incorporated in the roof water system set

to capture sufficient discharge to feed a grey water supply to the

facility’s 12NoWC and 4No urinal sanitary appliances.

The underground systems will comprise of plastic pipework for

surface water, vitrified clay for foul water and stainless steel for

trade effluent. All drainage works will be designed in accordance

with relevant Sewers for Adoption Standards, Building Regulations,

BRC and HACCP guidelines.


28


29

7.0 Impact on physical, social and economic environment

The proposed erection of a Cheese Production Facility/ Dairy with

ancillary café and visitor’s area at Parc Bryn Cegin, Llandygai,

Bangor; would promote economic development and job creation

on the Industrial Park. The scheme demonstrates strong links to

agriculture in North West Wales.

The principle of the proposed development when considering

the economic development potential and the importance of

this development to the economic prosperity of the area, due

to direct jobs created, and linked contracts with dairy farms in

North-West Wales is considered to be in line with the national

and local planning policy and guidance; and the presumption in

favour of sustainable economic development.

The developer engaged at a very early stage with the Welsh

Government and the Local Authority Economic Development

Officers. All expressed support and encouragement for the

scheme.

Given the thrust towards positive encouragement of proposals

which bring economic benefits, aligned with the fact that there

has already been significant investment in the infrastructure at

Parc Bryn Cegin to encourage inward investment, the proposal

is clearly compliant with the advice within Planning Policy Wales.

The proposal has taken account of the key design and accessibility

principles set out within the Development Brief produced to

inform development for the entire Parc Bryn Cegin Business

Park. This is evident from the choice of location, with the building

being sited on one of the larger, lower plateaus to limit views of

the industrial building and milk silos from Llandygai village and

from the setting of the Grade II* Penrhyn Castle and grounds.

The design principles have ensured that safeguarded sites, areas

of nature conservation/ wildlife interest and habitats are unaffected.

The masterplan landscaping and biodiversity proposals for Parc

Bryn Cegin have already been implemented and have become

well established. The proposed development will benefit therefore

from well established structure landscaping and screening both

in the immediate vicinity of the development plateau and on the

boundaries between Parc Bryn Cegin and the wider countryside.

The proposal helps to secure the development of sustainable

communities, through the promotion of the economic, social and

environmental well-being of the area with 30 full time jobs created

as a direct consequence of the development, with the added

economic benefits of employment during the construction phase

and also significant economic benefits to the wider rural economy

of North-West Wales through supply contracts for milk already

agreed with many local dairy farms.

In light of the foregoing, it is considered that the proposed

development should be supported and the economic benefits

secured for the site and agriculture in North-West Wales.


30

The adopted development plan consists of the Gwynedd Unitary

Development Plan (2009) which is now time expired. The Authorities

of Ynys Môn and Gwynedd are now preparing a joint Local

Development Plan (LDP) which has been submitted to the Welsh

Government, been through Examination and is due for adoption in

the Autumn of 2017.

National planning policy and advice which has been taken into

consideration with regards to the development includes Planning

Policy Wales (PPW) Edition 9 2016; TAN 12 – ‘Design’ (2016); TAN

18 – ‘Transport’ (2007) and TAN 23 Economic Development (2014).

National planning policy and guidance

Planning Policy Wales (PPW) (Edition 9, 2016)

The main thrust of the document is to promote sustainable

development by ensuring that the planning system provides for an

adequate and continuous supply of land, available and suitable for

development to meet society’s needs in a way that is consistent

with overall sustainability principles.

Chapter 4 ‘Planning for Sustainability’ details the Government’s

goals in relation to sustainable development. Paragraph 4.2.1

identifies that;

‘The planning system is necessary and central to achieving the

sustainable development of Wales. It provides the legislative and

policy framework to manage the use and development of land in the

public interest in a way which is consistent with key sustainability

principles and key policy objectives. In doing so, it can contribute

positively to the achievement of the Well-being goals.’

Paragraph 4.2.2 goes on to identify that;

‘The planning system provides for a presumption in favour of

sustainable development to ensure that social, economic and

environmental issues are balances and integrated, at the same

time, by the decision-taker when:

• Preparing a development plan; and

• In taking decisions on individual planning applications.’

Paragraph 4.7.2 of PPW sets out the strategy for sustainable

settlements and states that;

‘Development plans need to provide a framework to stimulate,

guide and manage change towards sustainability. They should

secure a sustainable settlement pattern which meets the needs

of the economy, the environment and health, while respecting

local diversity and protecting the character and cultural identity of

communities. In their land allocation policies and proposals, local

planning authorities should:

• promote sustainable patterns of development, identifying

previously developed land and buildings, and indicating

locations for higher density development at hubs and

interchanges and close to route corridors where accessibility

on foot and by bicycle and public transport is good;

• maintain and improve the vitality, attractiveness and viability

of town, district, local and village centres (Chapter 10);

• foster development approaches that recognise the mutual

dependence between town and country, thus improving

linkages between urban areas and their rural surroundings;

• locate development so that it can be well serviced by existing

infrastructure (including for energy supply, waste management

and water) (Chapter 12);

• ensure that development encourages opportunities for

commercial and residential uses to derive environmental

benefit from co-location (Chapter 12);

• locate development in settlements that are resilient to

the effects of climate change, by avoiding areas where

environmental consequences and impacts cannot be

sustainably managed. Where development takes place in

areas of known risks, ensure that the development is designed

for resilience over its whole lifetime (Chapter 13);

• ensure that tackling the causes and consequences of climate

change is taken into account in locating new development

(see Sections 5.6 to 5.8 and 13.2 to 13.4).’

Chapter 7 of PPW relates to Economic Development with paragraph

7.6 providing advice relating to development management and the

economy. It advises that Local planning authorities should adopt a

positive and constructive approach to applications for economic

development. In determining applications for economic land uses

LPA’s should take account of the likely economic benefits of the

development based on robust evidence. In assessing these

benefits, key factors include:

8.0 Planning Context


31

• the numbers and types of jobs expected to be created or

retained on the site;

• whether and how far the development will help redress

economic disadvantage or support regeneration priorities,

for example by enhancing employment opportunities or

upgrading the environment;

• a consideration of the contribution to wider spatial strategies,

for example for the growth or regeneration of certain areas.

It further advises that when considering planning applications which

have economic development potential, Local Planning Authorities

should seek the views of all relevant local authority departments

and particularly from Economic Development Officers as this can

assist in the identification of economic benefits. In this case, such

is the importance of this development to the economic prosperity

of the area, due to direct jobs created and linked contracts with

dairy farms in North-West Wales, the developer engaged at a very

early stage with the Welsh Government and the Local Authority

Economic Development Officers. All expressed support and

encouragement for the scheme.

Given the thrust towards positive encouragement of proposals

which bring economic benefits, aligned with the fact that there

has already been significant investment in the infrastructure at

Parc Bryn Cegin, to encourage inward investment, the proposal is

clearly compliant with the advice within PPW.

Technical Advice Note 23

TAN 23 also provides guidance on matters relating to economic

development and recognises the diverse range of employment uses

that are present in the economy in Wales. Section 4.6 relates to

existing Employment Sites and paragraph 4.6.8 states that;

‘The traditional employment uses tend to generate lower land

values than many other land uses, especially housing and retail,

consequently, any land lost to these uses is generally difficult

to replace. Planning authorities should avoid releasing for other

uses sites where there is strong evidence of likely future need

for B1-B8. In some areas, older, lower-cost employment areas

may be required, especially for small and new firms who cannot

afford newer and more prestigious accommodation. The loss of

such areas may cause harm to local economies and should be

avoided.’

This proposal has strong links to agriculture and the site would

present a highly sustainable location for the proposed dairy.

The Bryn Cegin site has had very little interest since planning

permission was originally secured and infrastructure put in place,

and it is considered that this proposal could encourage other

business onto the site. The proposal will present significant job

creation and economic benefits. The proposed use will not have

any adverse impact upon neighbouring uses; present or future.

It is therefore considered that the proposal is in line with the

objectives in paragraph 4.6.9 of TAN 23:

‘Existing employment sites should only be released for other

uses if one or more of the following apply:

• they have poor prospects of being re-occupied for their

previous use;

• the particular market that the site is part of is oversupplied;

• the existing employment use has unacceptable adverse

impacts on amenity or the environment;

• the proposed redevelopment does not compromise unduly

neighbouring employment sites that are to be retained;

• other priorities, such as housing need, override more

narrowly focussed economic considerations; and/or

• land of equal or better quality is made available elsewhere,

even if this is not within the local planning authority boundary’

Local Planning Policy

In addition to the support given for the development within PPW,

the site at Parc Bryn Cegin is specifically allocated for employment

uses within the Gwynedd UDP and also the emerging Gwynedd

and Anglesey Joint LDP

Strategic Policy 16, Employment of the UDP states that;

‘Development proposals that will strengthen or diversify local

economies including on working farms within the Dependency

Catchment Areas will be approved provided they do not significantly

harm the environment, the area’s cultural characteristics or the

amenities of nearby residents.’

Extract of UDP Proposals Maps

Plateau G


32

The application site is identified on the proposals maps and under

Policy D2 as a safeguarded Industrial Site. The policy states that;

‘Land and units on Industrial Sites, as identified on the Proposals

Map, will be safeguarded for industrial/business or other enterprises

falling within Classes B1, B2 or B8 uses.

Proposals for developments not included in class B1, B2 or B8

uses will be permitted providing:

a) they provide small scale ancillary business facilities that

provide anappropriate service solely for the employees of the

industries/businesses located on the industrial site;

b) they provide waste management facilities or other ‘sui

generis’ uses with similar features to Class B2 or B8 uses;

c) they do not result in a shortage of land or units for uses B1,

B2 or B8.

The size and design of any new development must be in keeping

with the local environment and the nature of the site.’

It is considered that this ‘sui generis’ use has similar features to

Class B2 and B8 uses, that can be found acceptable on industrial

sites. It is also considered that policy D2 shows support for the

ancillary uses presented as part of this proposal as they will

complement the site, and promote the agricultural industry and

provide education facilities.

The emerging Gwynedd and Anglesey Joint LDP proposals map

is detailed below and also identifies the site for employment use.

Extract of LDP Proposals Maps

Draft Policy CYF1 ‘Safeguarding and Allocating Land and Units For

Employment Use’ states that;

‘Land and units on existing employment sites listed below are

safeguarded for employment/ business enterprises. Additional land

is allocated as listed below for employment/business enterprises.

All sites and are shown on the Proposals Map’.

Plateau G


33

9.0 Local Authority Liaison

Prior to the PAC process discussions were held with officers of

the Local Planning Authority and Economic and Business Support

teams. Officers advised that the scheme was acceptable in principle

and welcomed the economic and job creating development with

strong links to agriculture in North West Wales. They also provided

advice and clarification on previous consents as summarised

below:

• Outline planning permission for the use of the land for Class

B1 (Business) and B2 (industrial) together with a new access,

infrastructure and landscaping was granted under reference

C00A/0361/16/AM on the 24th January 2001.

• The period for the submission of reserved matters was

subsequently extended through the approval of application

C04A/0374/16/LL on the 28th July 2004.

• Application C04A/0762/16/LL approved on the 11th January

2005 allowed a variation to conditions 4, 16, 17, 19 and 23 of

the outline planning permission.

• Application C04A/0765/16/LL approved on the 14th April

2005 allowed for the construction of the new access

roundabout and phase one of the Business Park Estate Road.

• Application C05A/0390/16/MG approved on the 6th July

2005 allowed for the construction of an estate road and

associated infrastructure, creation of development plateau

and structural landscaping. This allowed for the provision of

serviced plots to be marketed to end users or developers.

A copy of the approved layout of the, now in situ, estate

road and development plateaus is set out below. The current

proposal is to be on the plateau identified as Plateau G.

The scheme as consulted on as part of the PAC took account

of initial comments made by the Planning Officers and has been

further refined following the PAC process.

When considering applications which have economic development

potential, Local Planning Authorities should seek the views of all

relevant Local Authority departments and particularly the Economic

Development Officers as this can assist in the identification of

economic benefits. In this case, such is the importance of this

development to the economic prosperity of the area, due to direct

jobs created and linked contracts with dairy farms in North-West

Wales, the developer engaged at a very early stage with Welsh

Government and the Local Authority Economic Development

Officers. All expressed support and encouragement for this scheme.

Plateau G

The implemented Parc Bryn Cegin Landscape Masterplan

Manchester Studio

61 Oxford StreetManchesterM1 6EQ

T : 0161 236 5655

Harrogate Studio

Clarendon HouseVictoria AvenueHarrogateNorth YorkshireHG1 1DY

T : 01423 709807

Wales Studio

Galeri CaernarfonDoc FictoriaCaernfonGwyneddLL55 1SQ

T : 01423 709807

Company Registration Number : 5804088


E : [email protected]

London Studio

24 Greville StreetLondonEC1N 8SS

T : 0203 036 0691

Cadnant Planning Ltd1 Connaught HouseRiverside Business ParkBenarth RoadConwy LL32 8UB

Tel: 01492 581800

design, access and - amg.gwynedd.llyw.cymru

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