PLANNING APPLICATION FOR THE ERECTION OF AN EXTENSION TO THE

EXISTING HARBOUR MASTER’S OFFICE AND THE ERECTION OF THREE CLASS A1

SHOP UNITS AND EXTENSION TO EXISTING CAR PARK AT PORT DINORWIC,

GWYNEDD.

DESIGN AND ACCESS STATEMENT

Peter Jones-Hughes

MRPTI; MIHBC; BSc Hons Town Planning;

Dip Blg Cons (RICS)

1/03/2016

This statement is required in accordance with Planning and Listed Building Regulations to support

applications for developments in the vicinity of listed structures. The contents assist in identifying the

primary planning issues and significance of the site and explain the design the development of in

order to safeguard the special interest of the building and its setting.

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CONTENTS

Page 3 - Background

Page 4 - Description of the Proposals

Page 7 - History of the Listed Structure and its Surroundings

Page 13 - How the Application Proposal Complies with Current

Planning Policies and Guidance

Page 20 - The Present Dock Structures and their Settings

Page 23 - Concept and Principles Applied to the Design of the

Proposal

Page 24 - Planning Considerations

Page 24 - Design Statement

Page 26 - Assessment of Impact on Setting of nearby Listed Buildings

Page 27 - Accessibilty and Community Safety Summary Planning

Considerations

Page 28 - Environmental Sustainability

Page 29 - Movement

Page 30 - Impact on Residential Amenity

Page31 - Other Planning Considerations

Page 34 - Summary

Page 37 - Appendix A – Photographs of the Site and Surroundings

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Background

The submission of a Design and Access Statement (DAS) to

accompany listed building consent applications is a requirement of

the Town and Country (General Development Management)

(Amendment) (Wales) Order 2009 and it follows guidance contained

in Appendix 1 of Welsh Government Technical Advice Note 12;

Design. (2014)

The proposed development must be considered in relation to planning

issues relating to development and design criteria as well as specific

policies such as those covering new retail development.

The purpose of the DAS is to identify potential issues arising from

proposals in relation to particular planning, conservation interests

and access/movement guidelines. In this case the DAS will assist in

achieving an understanding of the special historic and architectural

interest of the historic site and the potential impact of the

development on the setting of the listed dock walls.

This understanding in turn influences and justifies the design of the

proposed scheme presented for Local Planning Authority (LPA)

consideration.

As the development is to be located within the area formerly used as

the historic slate transhipment point for Dinorwic Quarry and is to be

located near to several grade ll listed structures including the Port

Dinorwic dock walls, the duties imposed by sections 16 and 66 of the

Planning (Listed Buildings and Conservation Areas) Act 1990 must be

considered in relation to the impact of the development on the setting

of the listed structure.

This DAS has been prepared in accordance with guidance set out in

Welsh Assembly Government Circular 61/96: Planning and the

Historic Environment: Historic Buildings and Conservation Areas,

(circular 61/96) and other Cadw advice, particularly contained in draft

‘Guidance for Applying for a Listed Building Consent Delegation –

Applicant guidance for Listed Building Consent’.

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The Regulations emphasise that the principle of proportionality

should apply in relation to the nature and level of detail required by a

DAS. The information provided in a DAS should be proportional to the

importance of the asset in question and the nature and complexity of

the proposed scheme.

An Environmental Impact Assessment is not required for the

application as the proposed development does not fall within the

relevant definitions in Schedules 1 and 2 of the Town and Country

Planning Regulations (EIA) (England and Wales)1999.

Description of the Proposals

The proposed development comprises the enlargement of the existing

small harbour master’s office which has become too small for its

purpose in view of the continued expansion and success of the overall

harbour and marina operation. There are no present purpose built

facilities at the marina for boat users and visitors and the existing

control and administrative offices are basic. A converted container is

currently temporarily utilised to provide essential office floor space.

The applicant, Mr Gareth Cleaver and his company have owned and

managed the Felinheli Marina and harbour since 2013 and have

consolidated and expanded the enterprise in that short time. Two

previous owners of the site struggled to create viable businesses at

the dock. The business presently employs 7 full time and three part

time staff. The docks and marina offer quality moorings with a total

site capacity of 160 berths. The site also offers associated marine

services in its workshops. The facility creates significant benefit to the

village and the local/regional coastal economy.

This application represents another phase of development of the dock

operation. The new extended harbour master’s office will bring this

facility up to date and fit for purpose. The existing single storey

building will be adapted by the addition of an upper floor.

The proposed building is designed in a contemporary style that takes

reference from its maritime location and recently developed

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commercial and residential architecture in the dock area. The shape

of the building is traditional topped by natural slate symmetrical

pitched roofs. The height of the roofs varies and the retail wing drops

down below the roof of the harbour master’s office to give the latter

prominence. The roofs at the north termination of the office block and

the eastern end of the east wing of the retail unit project in a ‘V’

shape approximately 1.50 metres forward of the end gable.

Wall facing materials are also varied with stone slate panels, coloured

render, cedar boarding and glazing proposed. Doors are proposed of

natural finish hardwood within dark coloured aluminium frames and

windows will be in aluminium in a matching colour to the door

frames. The observation platform will remain in a galvanised finish to

maintain its robust industrial character.

To meet the requirements of the flood consequences assessment the

proposed retail units have been raised in height by about one metre

above the existing car park level. The wall of the plinth will be faced

with a natural slate cladding and the elevated circulation areas will

be enclosed by marine style railings. A combination of steps and

ramps are to be provided to allow access to the shops.

The new accommodation will provide a centrally located elevated

port office and observation platform at a midpoint between the south

dock and the eastern dock system which is essential for the operation

of the marina. The enlarged facility will also be located close to the

lock gates and will control their operation. In addition the office will

form a central hub for contact and information for boat owners.

The existing port office provides approximately 30 square metres of

floor space with no public toilet/washing facilities. (excluding the

small open viewing platform) This accommodation is entirely

inadequate for the marina and its effective administration. The

proposal will provide an increase of 112 square metres of space for

offices/toilets/showers. The total floor space of the port offices will be

approximately 144 square metres.

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The proposed harbour master’s office will be a custom designed two

storey building. A small office on the ground floor of this structure

facing the quayside will control the use of the nearby lock and will

prevent unauthorised access to the old harbour/marina to the west.

The remainder of the ground floor will be occupied by much needed

toilet and washing facilities for marina users. The proposal will

include facilities for disabled persons.

The upper floor space will be used to accommodate the

administrative functions for the marina and related businesses.

Female/male and disabled persons’ toilets and showers will also be

provided on the ground floor for boat owners. These will bring the

site’s facilities up to the present day standards provided in similar

marinas elsewhere in north Wales.

There are currently seven people employed directly on harbour

related activities. A further full time member of staff will be employed

if this proposal is successfully implemented.

The proposal also includes an extension to create three small retail

units of between approximately 28.00 and 30.00 square metres gross

floor space each. (giving a gross total of 90.00 square metres) Each

unit will have a toilet, washing and basic kitchen facilities. The total

floor space giving over to retailing will be approximately 75.00 square

metres.

It is envisaged that these units will sell products related to the

maritime purpose of the site. For instance it is hoped that a chandlery

can be established in the largest proposed unit. The units will be

rented under strict controls and it is envisaged that a total of at least

six people will be employed in the future.

The application includes the creation of new parking spaces to

compensate for those spaces lost as a result of the construction of the

proposed extended harbour master’s office and shop units.

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History of the Site and its Surroundings

There are several surviving listed structures relating to Port Dinorwic

buildings in the environs of the application site. All are connected to

the old docks. The dock, whose origins can be traced back to the late

17th century, was of fundamental importance to the development of

the village that bore its name of Port Dinorwic from the 19th century.

The historic facility is directly linked to the Vaynol Estate and

Dinorwic quarry owned by the Assheton -Smith family. The quarry

was the main source of the family’s wealth after the late 18th century.

The village is said to have developed, as its original name of Felinheli

implies, around a tidal salt water mill which is identified in a map of

1693. The proposed office and retail units are to be located a short

distance to the west of the site of the old mill. Late 19th century

investigations by dock engineers identified the historic position of the

mill to be partly on the south side of the quay and partly in the

location of the present inner lock gates.

The location became one of the entrepots for the Vaynol Estate’s

slate from 1787 and was subject to sporadic development until its

promotion to be its sole point of export after about 1812. The facility

and neighbouring community was given the name Port Dinorwic

sometime in the early 19th century. From this period a settlement

grew around the port to service the facility itself, its ships, and its

associated activities such as the foundries. Local tradition has it that

the Aberdeen granite used to build many 19th century buildings in the

village derived the ballast from slate vessels.

The 1889 Ordnance Survey extract below shows the quay served by a

railway connection to the quarry at that time. (a narrow gauge track

for horse and hand pulled carriages was initially laid in 1824 ) This

served as the quarry’s main transport link to the quay until 1961.

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Extract from 1889 Ordnance Survey of dock area.

The ‘new’ south dock, constructed between 1839 and 1841 is shown

to be in place. The quay side to the east of the docks appears to have

been mainly undeveloped and divided into separate stacking yards to

store the slate prior to transit. The early course of the Afon Heilyn

stream can still be seen on the OS plan but is little more than a

marshy creek. The south bank is also laid out into separate stack

yards.

Between 1898 and 1902 the Vaynol Estate built the north eastern

dock system in limestone and brick to cater for the growing demand

for Dinorwic slate. Two old photographs included in Mr R Chambers

Jones’ book ‘Port Dinorwic: An Illustrated History’ show the

construction of the east part of the docks.(figure 1 and 2 below) A

large dry dock and an intermediate tidal basin behind lock gates were

constructed at this time along with a new foot bridge and iron

bascule bridge.

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Figure 1

Figure 2

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Figures 3 - 6 below (also taken from Mr Chambers Jones’ excellent

book) show the south dock and north east quay in operation in the

late 19th century and the early years of the following century. The

harbour master’s office and weigh bridge was built to the south of the

dock in 1902 and this still survives and and is now used as a

restaurant and is designated as a grade two listed building.

Figure 3

Figure 4

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Figure 5

Figure 6

Dinorwic slate quickly established a reputation for being the hardest

and best roofing material in the world. In the late 1880s production

reached 100,000 tons per annum. The Dinorwic quarry closed in 1969

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as the industry declined and the remaining slate became more

difficult to remove. The docks were converted to yacht marinas in the

late 20th century.

Within the last twenty years larger scale new developments in stone

and render with slated roofs have been constructed to the south of

the dry dock and to surrounding the south dock on its landward sides.

The impressive wider landscape setting of the dock system remains,

with wooded valley slopes still fringing the rising ground to the north

and east side of the docks.

However the appearance and character of the quay area and its

immediate surroundings have changed over more recent years. The

dock structures themselves together with the bridges, parapets and

lock gates have survived unaltered. There are also a few remaining

harbour side features such as bollards.

The appearance of the former extensive slate stack yards has

changed radically in comparison with the docks as it operated in its

heyday. Grassed areas, tree planting and car parks have been

introduced. The former busy heavy industrial character of the

dockyard is no longer readily apparent.

Modern housing units and mixed commercial buildings now surround

the dock system. The new development to the south east of the dock

system has been modelled to reflect a maritime tradition with the use

of supporting columns and slate stonework panels. New housing

terraces to the west and adjacent to the south dock basin introduce a

much more modern character to the former stack yards.

There are three remaining listed buildings and other structures in the

vicinity of the application site that are associated with the historic

Dinorwic docks. These were first included in the List of Buildings of

Special Architectural and Historic Interest in 1996. This statement

evaluates the potential impact of the proposed development on the

settings of these three structures:

1. The South Dock and quay walls. (grade ll)

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2. The Dock system to the east.(grade ll)

3. The former dock offices. (grade ll)

How the Application Proposal complies with Current

Planning Policies and Guidance

The current adopted Development Plan for the application is the

Unitary Development Plan 2001-2016. The application site lies within

the village settlement limits of Felinheli as shown on the UDP

Proposals Map. There are three listed buildings in the vicinity of the

application site. The site is not within a designated conservation

area. Furthermore the site and its locality are not within a designated

Area of Outstanding Natural Beauty and it is not located near to the

Snowdonia National Park boundary.

A number of strategic policies in the UDP are relevant to

consideration of this application:

Strategic Policy 2 - Seeks to protect the natural environment and

landscape from harmful developments. The dock area and its

surroundings are not included in any designated Landscape

Conservation Areas. (the nearest such area is the Vaynol Estate

designation that lies at a distance to the north east)

The Menai Straits is designated as a Conservation Site of

International Importance. The application site is located a little

distant from the straits and the proposed development is

considered unlikely to have any impact on the natural marine

conservation interests of this designation

Strategic Policy 3 - Protection of the Historic environment. The

proposal does not directly affect any historic designation. The

only issue relevant to built heritage considerations is that of

the impact of the proposal upon the immediate and wider

setting of three listed buildings that have previously been

identified in this statement. An assessment of impacts is

outlined later in the statement. The conclusions of the

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assessment are that the proposal will have no adverse impact

on the settings of any listed structures in the vicinity of the site.

There is no impact on the Heritage Coast designation.

Strategic Policy 4 - High design standards are expected. The

design statement fully explains the design of the proposal as it

was formulated within the context of the site and its historic

surroundings.

Strategic Policy 5 - Minimising development risk, particularly

from flooding. A flood Consequences Assessment has been

prepared to accompany the application and is included as a

separate report.

Strategic Policy 11- The proposal has been designed to offer

new facilities that are accessible for all as required by this

policy.

Strategic Policy 16 - This policy seeks to strengthening

employment opportunities and diversifying local economies.

The proposal will provide further employment opportunities

and will also provide practical and economic enhancements to

the existing marina operation which will be of benefit to the

local economy of the area.

Strategic Policy 17 - The Plan will support the development or

improvement of tourist facilities and attractions. The proposal

is in line with this policy objective and the content of this

statement demonstrates that the new harbour master’s office

and small number of new shops will not harm the local

environment, or cultural characteristics and residential

amenities

The UDP takes a precautionary approach to the consideration of new

development proposals and these will be refused unless the applicant

can conclusively show that adverse or uncertain impacts on the

environment, cultural or economic character of the Plan area can be

negated or mitigated. The assessments contained in this statement

show that there are unlikely to be any negative effects arising from

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the proposal and indeed many enhancements will accrue as a result

of the development.

There are a number of land use and development control policies in

the UDP that are considered relevant to the application proposal:

Policy B3 - Historic Resources - The policy covers any new

developments that may affect the settings of listed buildings and

states that proposals will only be approved if all three policy criteria

are met. The statement argues that the application proposal does

enhance the designated dock related structure and the positive

qualities of the local environment. It will not lead to the loss of any

features or archaeology that contribute to the special character of the

area or listed buildings. Lastly the statement demonstrates that the

proposal is unlikely to cause significant harm to important views of

designated buildings or lead to the loss or detriment of important

historic features and their settings.

The application site is not located within a stretch of open coastline

and UDP Policy B 13 is not applicable.

Policy B 22 - Building Design sets out criteria that must be satisfied if

proposals for new buildings and extensions to existing buildings are to

be considered acceptable. The proposal has been designed to respect

its site and surroundings, including its historic and landscape context

as will be explained in more detail in the design statement section of

this report. Prominent views of the village of Felinheli and of the open

countryside beyond will not be affected by the proposal.

Detailed UDP Development Policies B23; B24; B25 and B27 are

relevant. The proposal is well separated from any residential

property and privacy is not infringed. The presence of a well-equipped

harbour master’s office that can oversee large areas of the dock basin

will improve safety and reduce opportunities for anti-social

behaviour. The needs of the disabled are catered for to an enhanced

degree by the facilities provided in the new shops and office.

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The proposal will create a further retail attraction linked to the

marine character of the dock area and this is encouraged in land use

policies of the UDP. The new enlarged office accommodation will not

create significant volumes of additional traffic. The three new small

shops will attract additional visitors to the dock area that will benefit

the enterprise, adjacent businesses and the village. The proposal is in

accord with policy B23 as the highway network and parking facilities

in the area are sufficient to absorb visitors without causing highway

problems and undesirable noise levels will not be created.

The proposal will be a detached building that stands in a relatively

isolated position within the dock area. The development cannot be

described as an over-development and is in scale and will have an

appearance in sympathy with the locality. The landscaping proposals

and materials used for the proposed building have been designed to

reflect the historic context of the site. Consequently the proposal is

considered to be in accordance with policies B23, B24, B25 and B27 of

the UDP.

The application site lies within a flood zone category C 1 area in terms

of flood risk. A Flood Consequences Assessment has been carried out

and accompanies the application in a separate report. TAN 15 defines

zone C1 area as “flood plain which is developed and serviced by

significant infrastructure, including flood defences.”

The proposal is in accord with Policy B29 of the UDP as the harbour

master-office is considered to constitute a water compatible

development similar to a coastguard station. The proposed uses and

development are within the ‘less vulnerable’ definition in section 5 of

TAN 15. The retail component of the overall development has been

raised above the predicted flood level for a 0.5% Annual Exceedance

Probability storm event, inclusive of an allowance for 75 years of

climate change.

The first floor harbour office will provide a refuge during severe storm

conditions. The ground floor accommodation and the building will be

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designed to for inundation by using resilient construction techniques

and materials.

The proposals include improved provision for harbour control facilities

and essential facilities relating to the provision of toilets, showers and

offices in relation to the marina. These and the proposed retail units

relate directly to the marina enterprise and are considered necessary

to contribute to the employment objectives of strategic policies 16

and 17 of the UDP.

In terms of specific land use related policies, UDP Policy B47 supports

the proposal as it will be of high quality and design and will

improve/upgrade and extend the variety of existing marine facilities .

The development is also in scale with its surroundings and is suitable

for its location. In these circumstances this policy states that such

development proposals “will be approved.”

The application proposal is in line with Policies D8 and D12. The first

policy states that an expansion of existing enterprises will be

approved if five stated criteria are met. The development lies within

the existing site of the marina and is intended to be ancillary to the

existing operation. It will not cause significant harm to the area. The

proposal will be to scale with the highway network and local

environment (the proposal is below the specified UDP threshold to

require a Traffic Impact Assessment) and boundary treatments are

adequate.

Policy D12 refers to new office developments and states that new

offices would be acceptable if located on sites that are close to town

centres, on industrial sites or where special circumstances apply. The

proposal meets the three listed criteria of this policy, namely it would

not affect nearby properties, there is room for parking and the

movement of vehicles around the site and its scale/character is in

keeping with the area.

The UDP emphasises that there is a strong tradition of tourism and

leisure in Gwynedd and these – “offer some of the best opportunities

to strengthen and vary the economy of Gwynedd”. The coastal

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environment is singled out for mention in this regard in the

introduction to Part 2, Chapter D of the UDP.

Policy D13 0f the Gwynedd UDP: Attractions and Facilities states –

“Proposals to develop:

1. New tourist attractions and facilities, or

2. To improve the standard of existing facilities.....

....will be approved, providing they are within the development

boundary”. (and need to be compliant with three development type

categories ) Every proposal will be required to comply with the

following criteria:

1. The scale, type and character of the proposed development is

appropriate to the urban/rural setting;

2. That the proposed development is of high quality in terms of

design layout and appearance.

The explanatory note to this policy begins by highlighting the need to

sustain a prosperous tourist industry and extend/improve facilities to

provide much needed employment opportunities to local communities

in Gwynedd.

Policy D29 of the UDP lists three criteria to assess new shop

proposals in villages. Additional shops are “to be approved“ ... if the

proposed facility is within the development boundary of the village as

in this case. This statement also demonstrates that the proposed

shops will not significantly harm neighbouring residential amenities

or the character of the area.

There are no scheduled ancient monuments affected by the executed

works. However a brief assessment has been carried out of any

potential impact of the works on any underground remains of

archaeological interest.

Gwynedd County Council have prepared a Design Guidance Note.

(2002) This document advocates an approach to the formulation of

development design. Design concepts and principles are to be

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formulated at the outset of the process and an application must

explain how these are reflected in the design etc. The preparation of

the application and DAS has followed this methodology.

The above UDP conservation policies reflect the central government

advice contained in Planning Policy Wales (2014)

The objectives of PPW are to preserve and enhance the historic

environment, to ensure that the character of historic buildings is

safeguarded from alterations that would compromise a building’s

special architectural and historic interest.

PPW gives more detailed advice on applications for listed building

consent. Impacts upon a listed building and its setting are primary

statutory considerations. Applicants are expected to fully justify their

proposals and show why alterations are desirable or necessary.

In its chapter on economic development PPW states in paragraph

7.1.3 that alongside social and environmental considerations, the

planning system should support economic and employment growth

within the context of sustainable development.

Planning development management should adopt a positive and

constructive approach to such applications and should give careful

consideration to assessing the economic benefits. Paragraph 7.6.1 of

PPW lists key factors to be numbers and types of jobs created, how

the proposal will enhance job opportunities and how it makes a

contribution to wider spatial strategies for example growth or

regeneration zones.

TAN 15: Development and Flood Risk (July 2004) examines

approaches to new development in flood risk areas. The proposed

uses are defined as ‘less vulnerable’ in section 5 of the TAN.

Paragraph 6.1 of TAN 15 states that -“some flexibility is necessary to

enable the risks of flooding to be addressed whilst recognising the

negative economic and social consequences if policy were to preclude

investment in existing urban areas, and the benefits of re-using

previously developed land.’

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In the case of these proposals their location is considered necessary to

contribute to key employment objectives supported by the local

authority and other key partners to sustain the existing settlement

and region. The applicant acknowledges the potential risk and in

mitigation has designed the structures accordingly to ensure their

users or the structures themselves will not be adversely affected by

inundation. The on-going management of the site will also

incorporate flood alerts and emergency procedures.

The proposals are therefore considered to be justified in relation to

the relevant tests included in sections 5, 6,7 and appendix 1 of TAN

15.

TAN 23: Economic Development (2014) reiterates the advice of PPW.

Welsh Assembly Government Circular 61/96:’Planning and the

Historic Environment: Historic Buildings and Conservation Areas’

(61/96) gives advice upon the management and development of

listed buildings. Paragraph 68 states that, in exercising its statutory

controls for listed buildings under section 66 of the Planning (Listed

Buildings and Conservation Areas) Act 1990, LPAs should – “have

special regard to the desirability of preserving the building or its

setting or any features of special architectural or historic interest

which it possesses.”

Paragraph 11 of 61/96 states that – “The setting (of listed buildings)

is often an essential part of a building’s character, especially if a park,

garden or grounds have been laid out to complement its design or

function”.

The Present Dock Structures and their Settings

The contribution to the special character of the listed structure made

by the current marina use is substantial. Without such a compatible

and beneficial use the character and appearance of the place would

greatly diminish. Of additional and fundamental importance is the

economic return from the marina that allows the structure to be

maintained and preserved.

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Nevertheless the establishment of the existing successful marina at

the historic dock has played a significant part in altering the character

of the area next to the historic quay structures. Although the marina

has helped maintain the maritime links of the infrastructure and

allow modern vessels to still add to the character of the listed docks,

the adjacent landward setting has undoubtedly changed. The

functional rugged industrial character of the area when it was used as

a slate harbour has been lost and replaced with a more tranquil

landscaped leisure oriented space.

The principal factors relevant to the evaluation of the potential

impact of a proposed development on the setting(s) of listed buildings

and their contribution to the local scene are summarised as:

1) Identifying the extent and nature of the settings of listed

buildings and significant views that contribute to the special

character and appearance of the listed buildings.

2) Identifying and assessing potential impacts of the proposed

development on views outward from the listed buildings and

their immediate curtilages.

3) Completing a similar exercise for views looking towards the

listed buildings from near and more distant points

The principal historic structures at Port Dinorwic are the listed

features and the south dock basin and dock system infrastructure to

the east still retain their 19th century appearance. The viewer must be

located in fairly close proximity to these structures, on or near the

dock sides, to fully appreciate their details.

Although the outline of the channels and walls can be made out from

a distance, especially when approaching the marina from the

highway to the east, because these structures are mainly below the

quay level there is limited detailed visibility from further afield. There

are similar views from parts of the elevated land to the north side of

the dock system. These also give the impression of the general layout

and scale of the channel rather than being able to view finer details of

the constructions. The presence of boats and their masts etc

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contributes the most to identifying the general extent and layout of

the historic harbour from these more distant locations.

Intermediate range views from dock level are really restricted to

views of the parapet slabs but these are obscured by parked vehicles

and planting. The two bridges across the east dock system can be

seen from areas around the application site and to the south and east

at quay side level.

It can therefore be concluded that as far as viewing the fine detail of

the listed docks is concerned the areas immediately adjacent to the

walls are important. Any inappropriate encroachment within areas

immediately adjoining the dock walls and parapets is likely to have a

potentially serious affect on the setting of the dock.

The wider area that surrounds the dock system at the floor of the

former Afon Heilyn valley is considered to have been altered in so far

as the historic stack yard function has ceased and been replaced by

landscaped areas and parking. There has been recent housing and

commercial development upon parts of the historic stack yards and

their fringes.

This wider setting is important in establishing the general character of

the listed dock system. However, as evidenced by the impact of the

previously mentioned recent developments, the degree of effect on

setting can vary. The capacity for this area to accommodate further

new development may not be exhausted and the case for further

development could be advanced depending on the detailed design

and location merits and the need for development.

The listed south dock basin lies some distance to the south west of the

application site and an initial assessment has revealed that there are

no impacts arising from the proposal on this listed structure and its

setting.

The other listed building in the locality is the former harbour master’s

office which is now used as a restaurant. This building is mainly

viewed from close and more distant positions the north east and

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north in the vicinity of the east dock former stack yard area. Views

from the village side are restricted due to the steep escarpment to the

south and east of the building. Views from the approach road to the

marina are again restricted by the proximity of the building to the

high retaining wall on the east side of the highway. The proposed

building is to be sited well away from this listed building and will not

affect its setting.

The Concept and Principles and Applied to the Design of

the Proposal

The concept behind the design of the application proposal is as

follows:

To create an improved harbour master facility and small scale retail

units associated with the maritime /leisure use and character of the

overall site with a building of high quality contemporary design that

would complement and enhance the special context of the area and

would not harm the setting of nearby listed buildings or create

other material planning problems.

The following more detailed principles have been applied to the

evolution of the design of the scheme:

1. The final scheme was to be based on the understanding of

the history and significance of the building and its parts

and its setting. The proposal should be designed to

minimise any harmful effects on the setting of listed

buildings in the locality.

2. The design of the building should be seen as a product of

its time and of good contextual analysis so that the

principal surviving elements of the historic infrastructure

can still be distinctive and stand out.

3. The design of the development, its landscaping and the

materials should be in a contemporary utilitarian style

within the tradition of ancillary dock structures,

particularly those of harbour masters’ office buildings. The

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proposed form of the building should, if possible, reflect its

functions.

4. The location, scale and external appearance of the

development should add to the attractiveness and

economic viability of the existing dock enterprise without

having a harmful impact on existing village retail facilities.

5. The development should be designed to avoid harming

highway/parking interests and residential amenities and

should mitigate the consequences of flood risk.

Planning Considerations

Design Statement

The proposal is a stand-alone building placed strategically to serve its

functional purpose of over-seeing the dock area and its entrance

locks. The harbour master’s office is more dominant in appearance

and scale than the proposed retail wing. As an important controlling

building within the dock area, and bearing in mind the historic

context of the harbour, it was considered that this part of the

structure should have greater design significance and the overall

building should make a positive visual statement.

The proposed location of the office was determined by practical

requirements. This is the optimum site for the successful day to day

management of the marina. The retail units were combined with the

office building to allow each to support the operation of the other.

The proposed design has evolved to reflect its intended functions. The

door and window patterns in the north and east elevations of the

office allow the ground floor to retain a strong visual character whilst

the upper floor fenestration provides essential observation points

required to oversee key areas of the dock.

The slated pitched roofs of both the office and shop wings have been

designed to be dominant architectural features. The shape,

proportions and covering material chosen for the roof make reference

to the historic industrial and maritime purpose of the site. Stripped

25

back and undecorated steel columns in an industrial tradition will

provide additional support for the roof. The north facing observation

balcony will match the finish of the columns.

Materials chosen for external finishes are resilient to suit this exposed

maritime location within a flood risk zone. These will differ from the

materials used in the residential and other recent commercial

developments in the vicinity, in that the colour range will be of a

darker tone to match the colour of the historic stonework of older

Felinheli buildings.

The natural finishing materials will have a contemporary character

and the slate stone panels will reflect the heritage of the harbour. The

render panels will have a roughcast finish to convey a less refined

character as befits his historic industrial site.

The building will mainly look out to the north and the entrance

channel and to the east and former dock stack yards. The west

elevations are not visible from publicly accessible areas and this is

designed also to prevent any overlooking of the neighbouring

residential properties to the west. The retail units have been given a

degree of scale to create a more commercial, rather than a domestic

character. The ‘L’ shaped layout of the shops and slightly over-sailing

eaves will also give a sense of enclosure and shelter for visitors.

The flood consequences assessment has identified a requirement for

the development to be raised to accommodate a minimum proposed

level of 6.47ms AOD. The resulting elevated plinth on which the

proposed building will sit adds to the overall presence and definition

of the buildings within the existing car park. The natural stone clad

walls of the raised platform echoes the harbour walls and the modern

marine style railings will add to the maritime character and

appearance of the development.

Landscaping proposals will attempt to reflect the former appearance

of the area as a vast open air store for slates. Further tree planting

was considered but significant planting was discounted here as this

would further affect the character of the quay and its historic

26

purpose. The design concentrates on the use of hard landscape

surfacing and features to add interest and focus to the area

immediately surrounding the proposed building.

Assessment of Impact on Settings of nearby Listed Buildings

Of the three main listed buildings located in the locality only the dock

system comprising the entrance channel and dock basin along the

former course of the Afon Heilyn is considered to be in any way

potentially affected by the new building. There are considered to be

no affects on the settings of the listed south dock and historic harbour

master’s office due to the distances between the proposal and these

designations.

The wider setting of the listed east dock system has changed

significantly since the historic slate harbour use ended. Further

incremental changes associated with the introduction of the marina

use have had an impact upon the middle distance setting of the east

dock. It is considered possible to add a further building if its location,

scale and design respect the wider open maritime character of the

wider setting.

Analysis of the setting of the east dock and viewpoints has shown

that the logical position in functional terms for the proposal will cause

minimal harm to the setting of the listed structure. The proposed

building is to be sited close to the seaward entrance of the listed east

dock system as it is necessary to exert control and surveillance of this

facility.

From the east direction the proposal will be seen at the western

fringe of the listed dock structures and will not obscure views as the

proposed building will not be in an intervening position. The new

building will be seen against the backdrop of the modern housing

estate and landscaped area to the west of the marina.

In this peripheral position the proposal will be seen as relating to the

entrance locks and the landscaped area next to the more recently

constructed housing development to the west. A general outline of

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the docks will still be discerned from more distant elevated positions

at the north and south edges of the Afon Heilyn valley. The proposed

building will neither compete visually nor will it obscure or distract

from views of the listed dock structures from points at a medium and

longer distance.

Views from boats within the channel and dock basin are important as

these allow more detailed examination of the finer details of the

listed walls and gates. From these positions the details of the

construction and features of the listed structure can be readily

examined. Similarly, important more detailed views of the docks are

possible from ground level positions close to the south and north dock

edges. From the vast majority of these close-up positions the

proposed building will not have a visual influence.

There will be views of the new building from the harbour sides to the

north and south of the entrance channel. However the new building

will have the appearance of a modern structure associated with the

efficient operation of the applicant’s marina enterprise. Close views of

the listed structures will remain unaffected.

These proposals meet the guidance set out in PPW, paragraphs 11

and 68 of Circular 61/96 and Gwynedd UDP policies seeking to

safeguard the setting of listed buildings. It should be noted that the

relevant UDP conservation policies all seek to resist proposals that

cause significant harm to the designation and its setting. There are no

identified viewpoints of the dock structures that could be said to be

significantly damaged.

Accessibility and Community Safety

The proposal represents a much needed practical enhancements to

the marina. The new facilities will create greatly improved services

and amenities for dock users and owners including disabled persons

and will ensure the continued economic viability of the facility. The

marina enterprise must constantly review its facilities to ensure they

continue to be fit for purpose and meet the needs of its patrons.

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There are no access disbenefits arising from the proposal. The

proposed building is to be located on level external ground. Internal

ground floor levels are planned to be raised above the adjoining

ground level however ramped accesses will be provided. There will be

no breaks in internal ground floor levels of the new shop units or the

office and toilet facilities. These factors will benefit users with

mobility problems and wheelchair users.

The internal layouts to publicly accessible areas and door openings

will be designed to cater for the disabled. At present there are no

purpose built facilities for toilets and showers at the marina. The

proposal includes provision of new high quality washing and sanitary

facilities for male and female users. A specially adapted shower and

toilet ‘wet’ room is proposed.

The proposal is considered to meet the provisions of the Disabled

Discrimination Act.

The proposed building will greatly add to the safety of the marina for

its users and visitors. The improved harbour master’s office will

enhance round the clock surveillance of the harbour and will allow the

marina management to monitor and deter anti-social behaviour. The

office will be occupied on a twenty four hour basis.

From a safety point of view the office building will control an

important area by the locks and will also prevent unauthorised access

to the unsupervised and potentially dangerous quayside to the west.

Environmental Sustainability

The application proposes to retain, adapt and enlarge the existing

control office building which will re-utilise buildings that have been

the subject of previous resource investment. Proposals will not impact

on local biodiversity and the chosen location for the development is

favourable for the promotion of sustainable forms of transport such

as buses and bicycling.

29

The building contractors for the proposal will be chosen from the

sustainable sources in the local area to minimise the carbon footprint

of the scheme. The proposed building and landscaping will be

constructed of locally sourced natural materials where possible. The

new building will have an upgraded thermal performance to meet the

requirements of Part L of the Building Regulations. All equipment,

fittings and fixtures will be energy efficient or low energy to conserve

non renewable resources. Surplus and waste building products will be

minimised during the construction phase and appropriately re-cycled.

The proposals have been designed to be flexible to future needs and

to facilitate possible changes in the future management of the

building. The applicant has agreed to prepare energy and

sustainability audits and undertake regular reviews to ensure

optimum efficiencies are achieved during the on-going use of the

building.

Movement

The proposal will provide safe and convenient access and servicing

arrangements for pedestrians, cyclists and vehicle users.

The highway network serving the site is of adequate specification to

cater for the additional traffic that is likely to be generated by the

application proposal. It is not considered that the proposal will cause

traffic congestions or highway safety issues. Visibility is good at

junctions on the approach and departure routes in the locality. The

highway network in the vicinity can also cater for commercial delivery

and collection vehicles without any adverse impact on highway

conditions.

There is also sufficient space within the application site service

vehicles to safely load and offload, although it should be stressed that

such deliveries etc will be strictly managed by the applicant to ensure

they occur only during off peak periods.

There are ample parking facilities for visitors to the marina. Currently

the large car park that includes the application site provides spaces

30

for 51 vehicles. This provision for visitor and staff cars has been

shown to be more than adequate for the dock up to the present time.

The car park is rarely 100% occupied and for long daily periods

parking spaces are available for at least 15-20 vehicles.

The proposed building will result in a net loss of eight car spaces with

a new total provision of 43 spaces, two of which will be designed for

disabled car users. The proposed parking layout utilises the present

extent of the car park and makes a more efficient use of space. There

will be more than adequate parking spaces within the site in relation

to the Council’s present parking standards.

The site caters for walkers and cyclists and there is a comprehensive

network of public footpaths in the area. The main Bangor to

Caernarfon bus route runs through the village a short distance to the

south east of the dock area.

Impact on Residential Amenity

The proposed building is two storeys in height with a break in the

height of the building approximately half way along its 25.00 metre

length. ( the overall height ranges from 3.90-4.70 metres to the eaves

and 6.00 - 6.70 metres to the roof ridges) The west elevation contains

only one ground floor window for the staff room at its northern end.

This elevation is between 2.50 and 3.10 metres away from the west

boundary of the marina site. The proposed building will be located

between 16.00 and 25.00 metres of the closest houses that are to the

west. The lower part of the proposed building is closest to the houses

This western boundary is enclosed by an existing one metre high

stone wall and timber boarded fence. An approximately 6.00-8.00

metre wide well landscaped area containing maturing tree planting

and a 3.00 metre wide estate road lie in an intervening position

between the western boundary of the site and the nearest row of

houses. These houses are laid out in a staggered formation in an

oblique south west to north east alignment. They possess 5.00-10.00

metre deep rear driveways and garden areas.

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It is proposed to replace the existing one metre high fence with a new

quality 1.80 metre high post and vertically boarded timber fence

along the west boundary. There are no openings proposed in the rear

elevations of the two shops that face the west boundary and no

outside activity is proposed in the space to the rear of these two units.

The proposed building is sufficiently distanced from the dwellings to

the west to prevent any harm to their amenities by virtue of impact

on outlook. There will be no windows overlooking in a western

direction.

There will be no open storage of materials allowed on the site. A bin

compound will continue to be located next to the access point to the

highway, as at present. This area will be screened on the residential

side and from the highway by an extended stone wall of 1.80 metres

in height. Consequently these arrangements will ensure there will be

no unsightly bins visible and no unacceptable noise disturbance will

be created.

Other Planning Considerations

The proposed uses will provide much needed improved facilities to

enhance the marina facility. The facility has been increasingly

successful since it was purchased by the applicant. Having previously

struggled to sustain its financial viability the applicant has built up the

enterprise in a relatively short period of time into a significant

business. The marina constitutes an enterprise and leisure attraction

that is afforded strategic priority status in the Gwynedd UDP. It is a

generator of income for the local economy and it provides local rural

employment opportunities.

The marina and associated companies now employ over total ten

full/part time staff. Further employees will be engaged following the

implementation of the scheme. The present harbour office

accommodation is insufficient to accommodate the

management/administrative demands of the marina business. The

proposal will provide much needed additional space for a centre to

run the practical aspects of the marina such as opening and shutting

32

the entrance lock gates. The proposal is ideally placed for this

function. The office will also act as a central point of contact and

information for the marina.

In addition to the above staff that are directly involved in the

operation of the marina, the applicant has premises rented by a total

of 13 business tenants within the dock area. These occupy the existing

dock workshops, the office block to the south east of the marina and

shops to the south of the dock road. The marina now constitutes an

important leisure facility and a major business and employment hub

on this part of the Gwynedd coast.

The three proposed small retail units are intended to strengthen the

offer of the marina by attracting niche shops with links to the

maritime character of the site. The maximum retailing area of the

units will be 30.00 square metres. Additional employment could be

created for up to six persons in the new shops. The applicant is

exploring avenues to specifically attract a chandlery and specialist

shops into the units. Such ancillary retail developments to support

water based leisure facilities have proved to be extremely successful

in other coastal venues with similar water related attractions.

The proposed shop development follows the model in Menai Bridge

which has a very successful mix of retail and restaurant premises near

the water front. In that case it could be said that the mix of retail uses

adjacent to the waterfront restaurant at Menai Bridge is likely to

have strengthened the trading conditions for shops located on the

high street rather than been of adverse effect.

The intention is therefore to complement the marina/maritime

market and not to compete in any way with the existing store and

post office in Felinheli. The existing village shop is well located in the

settlement to cater for residents and is located a good distance

separated from the application site. by and is elevated above the

level of the dock.

The proposed shops will focus on attracting tenants offering maritime

goods such as a chandlery or other specialist products. These will not

33

compete with the convenience goods provision of the existing shop

but will be attractive to marina users and visitors. The aim of the

applicant is to provide units that will complement other enterprises in

the dock area and not to compete with existing village services.

The individual size of the three new proposed shop units (under 75.00

total square metres of retail floor space for all three units) will each

have a much smaller floor space than the existing Londis/Post Office

store. (the floor space of the latter is estimated at approximately

50.00 square metres retailing area) In practical terms the individual

proposed units could not compete with the trade of the village store.

The proposal is designed to provide additional attractions for visitors

to the marina and locally based users. The specialist retail units would

be designed to offer distinctive quality local products if possible.

These would not adversely affect the Welsh language and culture.

Gwynedd UDP and planning policy notes emphasise the importance

of this type of proposal in economic terms. They are consistent in

stating that, subject to significant detailed planning issues being

avoided, the planning system should be ensuring there are no

obstacles placed on the implementation of such schemes. These

considerations should therefore be given due weight when

determining the application. In this case there are considered to be no

detailed planning issues that have been identified that would over

ride the stated strategic priorities of the UDP to normally approve this

enhanced facility.

Although the development will be located within a flood risk zone,

which is categorised as within a flood plain which is developed and

serviced by significant infrastructure, including flood defences, the

proposal will be constructed to withstand the adverse effects of

inundation. The development is proposed to improve the

management and to add to the facilities of the marina which is

currently a major economic and social destination on a regional scale.

The applicant is aware of the risks and plans to incorporate

management measures to mitigate risks during storm events.

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The proposal is therefore considered to be justified in relations to the

tests listed in TAN 15 and is compliant with the adopted Gwynedd

UDP and its priority strategies.

Summary

In land use terms the emphasis and strategic priorities of the

Gwynedd UDP clearly include strong support for developments

associated with maritime activities and the expansion and

improvement of existing enterprises, particularly those related to

tourist attractions and facilities. In these cases UDP policies advise

approval of application subject to detailed caveats. Policy D 13, PPW

and TAN 23 make it clear that the continued health and prosperity of

this kind of maritime tourist facility is vital to secure the wider

prosperity of the Gwynedd economy.

Proposals should therefore be approved in accordance with relevant

land use policies unless there are any significant adverse

considerations that conflict with detailed criteria in the UDP.

Although there is a precautionary approach in place in relation to

environmental, cultural and economic effects, the UDP signals that, in

the absence of these significant adverse impacts, proposals for

enhanced facilities and attractions at tourist and enterprise sites

should be approved.

This statement has assessed individual detailed planning issues that

are listed in relevant policy criteria. The statement’s conclusions are

that there are no significant or adverse impacts arising from the

following aspects:

Architectural Design - In terms of detailing, form, height,

overall scale, location and materials the proposed building is

sympathetic to the historic and current context of the locality.

Landscaping - Alternative options for a landscaping scheme

have been examined and the eventual scheme, incorporating

hard surface textures reminiscent of the historic slate dockyard,

is appropriate within this context.

35

Traffic and Parking - The proposal will not generate significant

additional volumes of vehicular traffic. Although the proposed

office/retail building takes up a small number of existing

spaces, the overall parking layout has been re-arranged and

provides a total of 43 spaces within the site.

Amenity - The proposed building will be located between

approximately 16 - 25 metres away from the rear of the only

residential properties that lie within the vicinity of the

application site. These houses are separated from the site by a

landscaped area containing mature trees. The proposal will not

result in problems of over-looking, loss of outlook, disturbance

or noise for adjoining occupiers.

Flood Risk - The summary of the Flood Consequences

assessment concludes that access to the proposed development

is likely to remain operational under all but the most extreme

storm scenarios and, by introducing an office space ate first

floor level, this could act as a refuge if required. The floor level

of the retail part of the development will be raised above

expected extreme flood event levels.

The development is considered to be justified in this location in

terms of the functional need for improved harbour services and

due to the importance of the development to the future

economic viability of the existing marina.

These factors indicate compliance with detailed development policy

criteria of relevant policies in the Gwynedd UDP.

Careful assessment of the potential impact of the proposal on the

settings of nearby listed buildings has concluded that the important

views towards the only listed structure that could possibly be

affected, the dock system, will be safeguarded. Views outward from

the vicinity of the listed dock will not be affected by the proposal.

The proposal will occupy part of the dock area close to the west

boundary. Although the office building will be a maximum of two

storey in height, the former historic slate stack yard is a very large

36

open area and the proposal will have a suitably imposing scale, as

would befit an important dockside building which is still in keeping

with its surroundings. The strategic position of the proposal next to

the entrance channel to the dock basin is also logical in spatial terms

within the historic context.

The new retail units are designed to cater for small niche maritime-

related outlets and will not compete with the existing village store

and post office. These units will enhance the attraction of the marina

to visitors and boat owners as has been the case in other harbour

locations on the coast. The enhanced dock facility is also likely to

attract more visitors to explore the main street of the village on foot

and could in consequence assist the trade of existing facilities such as

public houses and other services.

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Appendix A

Photographs of the Site and its Surroundings

Photo 1 - Looking east from the vicinity of the site of the

proposed harbour office. New large scale commercial

buildings in the background.

Photo 2 - Temporary office unit.

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Photo 3 -Existing single storey lock control office. Three

storey development in the background.

Photo 4 - Outer lock gates to entrance channel with modern

development to the north.

39

Photo 5 - Looking east from the site of the proposed building towards the inner

lock gates and foot bridge. Views of dock walls and parapets.

Photo 6 - The harbourside continuing to the west of the harbour master’s office.

Gates to be removed when lock control office barrier completed.

40

Photo 7 - Marina car park with natural rising land to the south.

Photo 8 - The inner dock basin looking east from the foot

bridge. Rising wood to the north.

41

Photo 9 - Detail of listed dock wall to the north side of the

existing harbour master’s office.

Photo 10 - The existing harbour master’s buildings seen from the east.

Nearest row of houses located behind beyond the

marina’s western boundary.

42

Photo 11 - Looking north towards the existing harbour master’s buildings. The

existing bin store area with the housing landscaped area to the left.

Photo 12 - The grade ll listed former harbour master’s office building

43

with a modern extension to the right.