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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
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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.
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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
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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
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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
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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
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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.
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2.4 Cheese Production Process
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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.
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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
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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.
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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
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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.
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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
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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.
revisions
revision
drawing number
drawing title
drawing status
scale
date
drawn by
checked by
project
client
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
@ A1
B
1 : 200
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
Proposed Floor Plans
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
Access to plant mezzanine
Access to plant mezzanine
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
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.
revisions
revision
drawing number
drawing title
drawing status
scale
date
drawn by
checked by
project
client
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
@ A1 1 : 200
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
Proposed Floor Plans
017129_P200
GROUND FLOOR PLAN
FIRST FLOOR PLAN
at A1
GANTRY FLOOR PLAN
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
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.
SERVICE GANTRY LEVEL6835
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.
SERVICE GANTRY LEVEL6835
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
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.
revisions
revision
drawing number
drawing title
drawing status
scale
date
drawn by
checked by
project
client
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
@ A1
A
1 : 200
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
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.
SERVICE GANTRY LEVEL6835
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.
SERVICE GANTRY LEVEL6835
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
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.
revisions
revision
drawing number
drawing title
drawing status
scale
date
drawn by
checked by
project
client
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
@ A1
A
1 : 200
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 silos00 GROUND FLOOR
0
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.
SERVICE GANTRY LEVEL6835
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.
SERVICE GANTRY LEVEL6835
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
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.
revisions
revision
drawing number
drawing title
drawing status
scale
date
drawn by
checked by
project
client
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
@ A1
A
1 : 200
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
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
18
3.7 3D views
View from site entrance
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
19
View from south of site
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
20
View of main pedestrain entrance
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
21
View of loading bay
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
22
3.8 Proposed Site Sections
PROPOSED SCHEME PROPOSED UNIT 19
PROPOSED SCHEMEPROPOSED UNIT 13PROPOSED UNIT 10 PROPOSED UNIT 26
10m0
1:1000
25m 50m
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.
revisions
revision
drawing number
drawing title
drawing status
scale
date
drawn by
checked by
project
client
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
@ A1
A
As indicated
Padog Farms Ltd
Bryn Cegin Dairy, Parc Bryn Cegin,Bangor
Site Sections
12/05/17
TH
IC
Bryn Cegin Dairy, Parc Bryn Cegin, Bangor
Site Sections
017129_P300
A 1. Updated to incorporate DesignTeam feedback.
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
PROPOSED SCHEME PROPOSED UNIT 19
PROPOSED SCHEMEPROPOSED UNIT 13PROPOSED UNIT 10 PROPOSED UNIT 26
10m0
1:1000
25m 50m
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.
revisions
revision
drawing number
drawing title
drawing status
scale
date
drawn by
checked by
project
client
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
@ A1
A
As indicated
Padog Farms Ltd
Bryn Cegin Dairy, Parc Bryn Cegin,Bangor
Site Sections
12/05/17
TH
IC
Bryn Cegin Dairy, Parc Bryn Cegin, Bangor
Site Sections
017129_P300
A 1. Updated to incorporate DesignTeam feedback.
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
PROPOSED SCHEME PROPOSED UNIT 19
PROPOSED SCHEMEPROPOSED UNIT 13PROPOSED UNIT 10 PROPOSED UNIT 26
10m0
1:1000
25m 50m
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.
revisions
revision
drawing number
drawing title
drawing status
scale
date
drawn by
checked by
project
client
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
@ A1
A
As indicated
Padog Farms Ltd
Bryn Cegin Dairy, Parc Bryn Cegin,Bangor
Site Sections
12/05/17
TH
IC
Bryn Cegin Dairy, Parc Bryn Cegin, Bangor
Site Sections
017129_P300
A 1. Updated to incorporate DesignTeam feedback.
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
A5
A5
A5
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
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
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
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
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
25
5.0 Landscape
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
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.
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
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.
Bryn Cegin Dairy_Parc Bryn Cegin, Llandygai, BangorRev D May 2017
28
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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.
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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
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• 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
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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
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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
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