2.0 site analysis & context full planning application for

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Proposed Horsebox Fabrication Building - Land adj to Gellideg, Llanybydder

Planning & Design Statement Full Planning Application for Erection of a Horsebox Fabrication Building Land adjacent to Gellideg, Llanybydder 1.0 Introduction This Planning and Design Statement complements a full planning application by Peter Jones for the erection of a new building to be used for the fabrication of horsebox trailers. The application represents and expansion of the existing family business which has been well established in the area for a number of years. The increased demand for the product and the need to meet customer requirements means that a new purpose built facility is required but it is essential that this facility remains close to the existing set up so as to maintain their local identity. This Design and Access Statement has been produced to provide a foundation for delivering a good quality sustainable development, discussing principles including access, layout, built form, materials and landscaping. The Planning Section of the Statement will justify exactly how the proposed development relates to local and national planning guidance and the impact of the proposed development on the adjoining properties.

2.0 Site Analysis & Context

Site Location Plans

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Site context Location The application site is located to the north west of the market town of Llanybydder, positioned on the county borders of Ceredigion and Carmarthenshire. It lies approximately 11/2 mile outside of the village along the B4338 road. Originally the application field and some adjoining wet land formed part of a larger holding but was split in recent times. Current Access The site currently benefits from independent access from the adjoining county road which runs along the southern boundary of the application site.

Relocation of the existing field access will be required to increase the visibility splays and create a decent highways verge. This is demonstrated on the proposed block plan.

The existing access point will then be closed. Character of the Area & Boundaries The immediate area is rural in character with the occasional farm holdings nearby, but the application site is predominantly bound by agricultural fields. Mature trees surround the site and these will be retained. Site features & Topography The site is relatively level with the proposed building located in a discreet position within the site. There will be minimal disruption to the existing ground level. Opportunities & Constraints Opportunities

• To create an essential and useful building required so that a successful local business has the opportunity to expand.

• Create a development which is connected to the existing fabric of the area, providing a quality development proposal that allows the business to remain in the local area

• To sympathetically develop an employment building that nestles into the surroundings

Constraints

• Existing access

• Existing trees along the boundary

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TAN 15 Flood Map The plan below clearly identifies the site as lying outside of the TAN 15 flood zone. There is no requirement for a flood consequences assessment.

Economic & Social Context The nearest major settlement is Llanybydder. Llanybydder is a market town located on the borders of Ceredigion and Carmarthenshire. In terms of education, the new primary school at Drefach provides crucial primary education in this rural area. The school also relies on children from adjoining minor settlements to sustain its level of children. The nearest comprehensive education can be found in Lampeter.

Llanybydder also boasts a post office shop, church, chapel, petrol station and a number of pubs. There is a regular bus service which travels through the village to Lampeter and Llanybydder as well as other areas of West Wales. Local Character Context The most common materials used in the area are brick, stone and render. There is a tendency towards more render than brick as brick is not the most common materials used in this part of Ceredigion. There is the occasional dwelling which provides the use of brick and render and this provides a break in the mass of render on some dwellings and in some cases adds interest to the building. Virtually all new windows are UPVC. More recent buildings feature a variety of features including bay windows, reconstituted stone heads, brick cills and quoins. The majority of the dwellings are 2-storey (estimated height -8m), although there is are some bungalows in the area as well. Closer to the application site, the area is dominated by large detached properties which traditionally would have formed part of large farm steads and estates. In terms of local landscaping, there is widespread planting and private soft landscape.

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3.0 Planning Policy This full planning application can be considered to respond to both National and Local Planning Policy to achieve good quality and design, in particular the application addresses the following central government guidance. This section goes on to highlight the policies applicable to the application. How the application relates to these policies will become evident in the Design Evolution and Final scheme Section. National Planning Policy Planning Policy Wales (5th Edition November 2012)

National Planning Policy is contained within Planning Policy Wales published in (5th Edition) November 2012, and is a material consideration in the determination of this application. The document sets out the Welsh Assembly Government’s land use planning policies and is supplemented by a series of Technical Advice Notes (TAN’s). The main thrust of PPW is to promote sustainable development by ensuring that the planning system can provide for an adequate and continuous supply

of land, available and suitable for development to meet the needs of society that is consistent with the overall sustainability principles. Chapter 4 on Planning for Sustainability states that:

4.4.2 Planning policies and proposals should:

• Promote resource-efficient and climate change resilient settlement patterns that minimise land-take and urban sprawl, especially through preference for the re-use of suitable previously developed land and buildings, wherever possible avoiding development on greenfield sites

• Locate developments so as to minimise the demand for travel, especially by private car

• Support the need to tackle the causes of climate change by moving towards a low carbon economy.

• Minimise the risks posed by, or to, development on, or adjacent to, unstable or contaminated land and land liable to flooding.

• Play an appropriate role to facilitate sustainable building standards (including zero carbon) that seek to minimise the sustainability and environmental impacts of buildings

• Play an appropriate role in securing the provision of infrastructure to form the physical basis for sustainable communities

• Maximise the use of renewable resources, including sustainable materials (recycled and renewable materials and those with a lower embodied energy).

• Encourage opportunities to reduce waste and all forms of pollution and promote good environmental management and best environmental practice

• Ensure that all local communities - both urban and rural - have sufficient good quality housing for their needs, including affordable housing for local needs and for special needs where appropriate, in safe neighbourhoods

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• Foster social inclusion by ensuring that full advantage is taken of the opportunities to secure a more accessible environment for everyone that the development of land and buildings provides.

• Promote quality, lasting, environmentally-sound and flexible employment opportunities

7.6 Development control and the economy 7.6.1 In determining planning applications for industrial and commercial uses, local planning authorities should have regard to: • the impact of the development on the environment and local amenity (in terms of, for example, its scale and design, use of materials and natural resources, impact on landscape and wildlife, and its contribution to the generation of traffic and waste, noise and odour, emissions to air, water and soil, and its impacts on community safety and health); • ways to avoid, mitigate or compensate for negative environmental impacts, including the impacts of climate change; • accessibility by a range of different transport modes; • the possible need for, and scale of, transport and other infrastructure changes required to enable development to occur; • proximity to, and compatibility (in terms of nature and scale) with, residential areas; • compatibility with existing industrial and commercial activities; • whether the intensification of industrial / commercial use is appropriate; and • opportunities to encourage developments involving co-location deploying waste stream technology or practices, innovative business or technology clusters, sustainable energy and developments in the social economy.

TAN 6 – Planning for Sustainable Rural Communities (July 2010)

Sustainable Rural Economies 3.1.2 Planning authorities should support the diversification of the rural economy as a way to provide local employment opportunities, increase local economic prosperity and minimise the need to travel for employment7. The development plan should facilitate diversification of the rural economy by accommodating the needs of both traditional rural industries and new enterprises, whilst minimising impacts on the local community and the environment. The expansion of ICT technology, in particular broadband, into rural areas could help to overcome the barriers associated with distance to market, and access to customers and business services. It could also support diversification into higher paid employment sectors. Planning authorities should support planning applications which are intended to enhance infrastructure networks in rural areas. Technical Advice Note 12, PPW – Design (2016) TAN 12 forms the basis for good design for Wales. It sets the structure of expectations for Local Planning Authorities and applicants alike when considering the design proposals for new planning applications.

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The applicant is fully support the objectives set out within the document. In relation to the site, particular attention has been paid to the Character and Context, Continuity and Enclosure and the Public Realm. The proposed building fully integrates with the immediate surrounding context of the application site. The Planning and Design section of the DAS indicates how the proposed development meets the requirements of the Design Guide and TAN 12. Local Planning Policy Ceredigion LDP Adopted April 2013 Policy S04: Development in ‘Linked Settlements and Other Locations’ Locations other than the Service Centres (Urban or Rural) require a degree of development to meet the needs of existing communities. However they are less sustainable and therefore development in ‘Linked Settlements and Other Locations’ will only be permitted where: 1. It does not result in the loss of services and facilities unless there is adequate provision in an adjacent settlement or Service Centre; 2. In the case of housing development: a. General housing provision will only be permitted in the ‘Linked Settlements’. All ‘Other Locations’ are inappropriate for housing development unless justified on the basis that it meets a demonstrated: i. unmet affordable housing need in the locality and accords with Policy S05; or ii. need for a rural enterprise dwelling in line with TAN 6. b. The overall level of development within the ‘Linked Settlements and Other Locations’ does not exceed its provision as set out in Appendix 2 (column b); c. It comes forward at a rate no greater than the proportionate rate of development in the relevant Service Centre (Urban or Rural) as set out in Appendix 2 (column a);

d. In the ‘Linked Settlements’ only, it does not cumulatively exceed 12% of the existing level of housing as at 2007 in that ‘Linked Settlement’ (see Appendix 5) unless justified on the basis that it meets a demonstrated: i. unmet affordable housing need in the locality in line with Policy S05 and its accompanying explanatory text; or ii. need for a rural enterprise dwelling in line with TAN 6. OR 3. In the case of economic development is: a. proposed on an allocated site as set out in the Settlement Group Statements and shown on the Proposals Map; or b. a site that has not been allocated and either: i. of a ‘small scale’ meeting a specific local need; or ii. accords with TAN 6 requirements in terms of a rural enterprise. AND In all Cases 4. In terms of its physical location, regardless of development type: a. In a ‘Linked Settlement’ it is located within or immediately adjacent to the substantive built form; or b. In ‘Other Locations’ it either accords with the requirements of TAN 6 or in terms of affordable housing it is located immediately adjacent to existing groups of dwellings in line with the intentions of Para 9.2.22 of PPW and TAN 2, Para 10.13. Policy DM06: High Quality Design and Placemaking Development should have full regard, and positively contribute to the context of its location and surroundings. Development should reflect a clear understanding of design principles, the local physical, social, economic and environmental context. Development should: 1. Promote innovative design whilst having regard to local distinctiveness and cultural heritage in terms of form, design and material;

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2. Compliment the site and its surroundings in terms of layout, respecting views into and out of the site, producing a cohesive form in relation to the scale, height and proportion of existing built form; 3. Have reference, where appropriate, to existing layout patterns and densities including changes of levels and prominent skylines; 4. Retain important natural features along with ensuring the use of good quality hard and soft landscaping and embracing opportunities to enhance biodiversity and ecological connectivity 5. Provide a safe environment by ensuring that the design of buildings and associated routes and open spaces consider safety principles; 6. Contribute to the creation of mixed and socially inclusive communities that provide for the health, education, recreation, community services and facilities, and social needs of all sections of the community; 7. Protect the amenity of occupiers of nearby properties from significant harm in relation to privacy, noise and outlook; 8. Encourage the re-use of materials wherever possible and ensure that new materials where used are sympathetic to the character of the locality; 9. Where practicable, include infrastructure for modern telecommunications and information; and 10. Have regard to Settlement Group Statements, Supplementary Planning Guidance, Conservation Area Appraisals and any other relevant supporting documents. Policy LU12: Employment Proposals on Non-allocated Sites Proposals in relation to non-allocated sites will be permitted provided that: 1. the scale of B1, B2, B8 is in line with that envisaged under Policies S02-S04; 2. The density of the development is appropriate in relation to its location and proposed use; and 3. It is demonstrated that re-use of redundant or underused buildings within the area has been considered.

Policy LU17: Tourism Facilities/Attractions (non accommodation) The development of new tourist facilities and attractions will be supported provided they: 1. Relate well to an existing settlement or are easily accessible through a choice of means of transport; 2. Benefit the local economy by broadening the tourism base; 3. Benefit the community and are available for use by the wider community where possible; 4. Include environmentally friendly measures; 5. Offer, where possible, aspects which provide opportunities during wet weather; 6. Do not significantly affect general amenity and enjoyment of existing activities; and 7. Are accompanied by an appropriate Tourism Needs and Development Impact Assessment detailing the long term use and viability of the facility. Development proposals that would have a significantly adverse effect on the amenity, setting and characteristics of existing tourism resources will not be permitted.

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4.0 Analysis and Design Principles

In order to inform the design response, an analysis of the site’s opportunities and constraints is included below. This is also supplemented by the specific design principles established which have informed the design response. Opportunities & Constraints The constraints acting upon the physical development of the site are identified above and can be summarised as:

• Orientation in conjunction with the site’s topography will need to be considered to maximise the potential for meaningful solar gain;

• There are limited opportunities for alternative site access; The opportunities relating to the physical development of the site are identified above and can be summarised as:

• Given the limited visibility of the site the visual impact of the development is likely to be minimal;

• The development is making good use of land

• The site does not have any statutory or non-statutory conservation designations;

• There are no listed buildings or scheduled ancient monuments on the site;

Community Safety The design of the layout will reduce the opportunity for crime and other anti-social behaviour by maintaining surveillance of the public realm. In producing the layout, specific consideration has been paid to the principles of Secure by Design. The applicant does not necessarily have significant experience in discussing designs with Dyfed Wales Police, but the

advisers are aware of the Secure by Design requirements and the majority of their concerns have been addressed in the layout. In terms of the relation of the scheme to the principles of Secure by Design, the applicant has:

• Created open areas within the site with natural surveillance at all times

• Avoided narrow, dark, non-visible public footpath links

• Provided natural surveillance to all parking areas

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5.0 Access & Movement Access Statement Each planning application now has to submit an Access Statement in order to understand how all users will benefit from movement to and through the site.

The design of the site has been based on creating a layout which provides ease of movement and accessibility throughout for all, including those with limited mobility, visual or hearing impairments. The layout shall provide for the safe and ease of movement of vehicular traffic, including emergency vehicles, but it should also provide a quality environment for pedestrians and cyclists to use. It is often stated that the quality of the environment determines whether or not people choose to walk or cycle and this has influenced the design proposals. To promote the aims of sustainable travel this site demonstrates the suitability of a development site that helps to reduce the reliance on the use of a private car. Site Access The main site access will be via relocation of the existing site access to accommodate business traffic. It is proposed to run a new separate access track from the road to the building at the southern end of the site. This track is 5m wide and proposed to be finished in gravel. This is the only access provision available without detrimentally affecting the character of the area.

The plan below identifies the points of access as well as the internal highways arrangement showing how the individual parking is achieved.

Internal Highway Design The parking bays have been designed to meet the standards of the Local highway Authority. Each space is 2.4m wide by 4.8m in length. Parking will be to the front of the building, which will provide visual surveillance and security. Car spaces are provided in accordance within Local Authority Parking Guidelines.

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Walking There is no direct footpath access to the site. Any pedestrian activity will have to take place on the County Roads adjoining the site. Cycling There are no cycle paths adjacent to the site. Any cycling activity will have to take place on the County Road adjoining the site. Accessible Entrance The entrance doors have to be sized to achieve a clear opening width of 775mm and to incorporate a level threshold. Access to buildings The building will have level pedestrian access onto the entrance road ensuring the dwellings are DDA (Disability Discrimination Act 1995) compliant and apply to Part M of the Building Regulations. Internal Circulation All internal circulation and doors are to be sized to meet the current building regulations as outlined Part M, to provide full accessibility throughout. Internal Facilities All internal facilities will be accessible with outward opening doors to aid accessibility All sockets and switches are to be sited at a height between 450mm and 1200mm above finished floor levels.

Services Vehicle access routes and hard-standings should meet criteria as described in the Building Regulations Part B5 Section 11 paragraph 11.4, where they are to be used by fire rescue service vehicles.

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5.0 Design Proposals Full planning permission is sought for the erection of a purpose-built commercial building used for the fabrication of horseboxes. Character of Development This section of the document provides a summary of the design and layout of the proposed development. In evaluating any contextual references to determine the design form of the buildings, due consideration has been given to the character of the site itself, with particular attention being paid to the scale and texture of the neighbouring area. In the design we have considered the local context and have exploited and strengthened the characteristics of the area. The proposal creates the opportunity to provide a quality environment through the careful consideration of the basic design principles, such as form, mix, access, scale, constraints, existing features, topography, site character and so on. The success of a development is often based upon the detailed design such as materials, boundary treatments and the hard & soft landscape. All of these areas help to contribute to create a ‘quality environment’ which will be considered at the preliminary stage of design. This will help to ensure that the quality continues throughout the progression of the site design. Layout & Scale / Design Evolution In coming to the initial layout for the development consideration has been given to the adjoining use and the way the building will relate to that use. It

is crucial that both elements remain separate to ensure a decent quality of living for adjoining properties. The building will be single storey and minimal engineering required to site the building.

The design of the layout will reduce the opportunity for crime and other anti-social behaviour by maintaining surveillance of the public and private realm. The design proposed is one that will enhance the local area. The layout responds to the site constraints.

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Design & Appearance The philosophy behind the design selection for the site layout must take into consideration the way the site will interact with existing uses surrounding the site. It is not considered that a proposed height of 7.5m is out of character of the area. There will be limited ground engineering of the existing ground level as the site is fairly level.

Proposed Elevations

Materials In order to coincide with Ceredigion’s Design Principles, the mass of the building will be broken down by the introduction of different finishing materials such as steel doors and green profiled cladding. The proposed materials are:

Section Material

Roof Green box profile steel sheet cladding

Walls Green box profile steel sheet cladding

Doors Steel sheeted doors & steel roller shutter doors.

Rainwater goods deepflow aluminium downpipes and aluminium downpipes

Roller shutter doors will form the secure access points into the building. Density & Mix The proposed building will be 49.5m length and 15.8m in depth. The building will be 7.5m in height to allow for sufficient working height. The final scheme develops the concept into a working scheme which allows the applicant to build and fabricate units with no concern over the building being too small to work within. A detailed analysis of the site leads to this final scheme, which responds to all of the site’s characteristics that have been investigated. Landscaping All significant trees and mature vegetation will be provided on site and are to be retained where possible within the development. However, it must be noted that limited existing landscaping remains within the site, the

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boundaries however boast significant vegetation which disguises the site. The applicant is willing to enter into discussions to enhance the landscaping. External landscaping is essential to the success of the public realm. It has been made clear that the building and street frontages are key to a successful street scene. The enhancement of the existing landscape is therefore important. Ecology There are no ecological constraints on the redevelopment of the site. A full ecological report accompanies the application.

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6.0 Planning Justification The application seeks full planning permission for the erection of a purpose-built horsebox fabrication building on the edge of the market town of Llanybydder. At present the land forms part of a block of approximately 25 acres owned by the applicant. The intention is to develop a purpose built unit away from the existing yard at Moelfre which will allow the applicant to provide a more professional service and modern facility to meet increased demand. The product developed by the client is in demand from national customers with the order book including a recent large order from England. The applicant also builds, services and carries out repairs on livestock containers for local farmers. The applicant lives in Cwrtneydd with his youg family and is seeking to increase the operation of the business near the town of Llanybydder in a much more convenient location closer to his residence. The children also attend Ysgol Dyffryn Cledlyn. The company thrive on being able to provide excellent customer support and choice of fleet. Due to the quality of their product the company now need to secure consent to develop a supporting production area which allows them to operate more efficiently. The site is owned by the applicant and has been selected as the preferred location for the operation. Its location is relatively isolated as the type of use can sometimes have an impact on the amenity of others. A secluded location

is therefore preferable. Being a rural type activity business, a more rural location will suit their needs. In considering the application, the policy most relevant to the proposal is LU12 of the LDP. The policy states: Policy LU12: Employment Proposals on Non-allocated Sites Proposals in relation to non-allocated sites will be permitted provided that: 1. the scale of B1, B2, B8 is in line with that envisaged under Policies S02-S04; 2. The density of the development is appropriate in relation to its location and proposed use; and 3. It is demonstrated that re-use of redundant or underused buildings within the area has been considered. The justification, behind the policy states: Policy LU12 allows for individual applications for employment uses in locations other than on allocated sites. This policy approach is especially important given that just over 60% of the projected increase in jobs will result from businesses that could not appropriately be located on an allocated site. It is important therefore that economic opportunities in those sectors are encouraged and enhanced. It is also recognised that a large number of these will be located away from the USCs, and that these opportunities will help reduce the need to travel for employment purposes and improve overall sustainability throughout the County. The company represents one of the busiest horsebox fabricators in Wales and the UK and is an important supporter of employment and indirect business support in the local area. The ability of the company to constantly adapt and expand the business portfolio is proving to be such a success that they need to develop a supporting workshop and storage area.

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There is now a requirement to create a dry storage and workshop area which will allow the company to provide a much improved level of service and professional outlook to customers. Considering the amount of work the company is involved with and to allow it to expand further, a new building is being proposed in Lampeter which provides satellite support to the unit at Moelfre. The application site falls within s mall field set to the north west of Llanybydder. The applicant does not own or control any other parcels of land which would be suitable for this development. All other industrial land is located in Carmarthenshire which restricts the company’s ability to expand its business portfolio Ceredigion. This land is also too small to erect a building of 49.5m in length. The business provides itself on being set up locally and the development of this site will allow them to improve their facility. In order to expand the business more into mid and south Wales there needs to be a separate storage unit in this area which means that business running costs can become more efficient, where workers do not have to constantly travel great distances for parts, tools etc. This location is central and more appropriate to the core area of the business in Ceredigion as well as Carmarthenshire. Within Lampeter or Llanybydder itself there are no suitable greenfield or brownfield sites which allow the company to operate in a suitable manner. Relocating a business such as this into a residential area is not desirable as there tends to be concern regarding the noise generated and constant use of the roads for businesses.

The LDP policy recognises that small business such as this are likely to be on the edge of settlements as they are a ‘one-off’ single unit premises suitable to a certain location. This isolated location is more desirable as it is well screened from adjoining uses and with the added internal noise insulation placed within the building there will be no (if minimal) impact on the adjoining properties. The relocation of the business to Llambed Business Park is not suitable as this means that the applicant has to invest heavily in buying land and he loses ability to trade from the existing premises. The applicants also carry out emergency repairs on Horseboxes/livestock containers that sometimes need unloading animals at their yard also very often unload horses from the old lorry that’s coming in on part ex and re-load onto newly built horseboxes which would be impossible to do without space and certainly not possible within an industrial estate. In line with the requirements of policy LU12 of the LDP there are no alternative locations in this area which are suitable. There are no facilities on the market and no suitable alternative land proposals. The existing units on Llambed Business Park are too small and not suitable for this type of business. There are no suitable locations within the larger settlements along the coast or in-land as these are predominantly residential areas with the only commercial aspects being shops or pubs. A fabrication building is better suited in a more isolated semi-rural area or alternatively in an industrial estate – the latter has been proved not to be an option. The scale of the proposed building is considered to be acceptable. Coupled with the design and materials the building is a much more attractive proposal than any agricultural building. The height of the building is not

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dissimilar to that of the nearby 2 storey dwellings and the use of different materials adds interest to the elevations. There is limited impact on the landscape. The only landscape feature worthy of protection is the mature trees located along the site boundaries and these will remain. The potential introduction of additional landscaping will further allow the building to be disguised from both long range and immediate views to the site, thereby limiting any potential harm to the local landscape character. The proposed site access will improve the existing access situation, which will be subject to improvements to allow for adequate turning in and out of the site. The great majority of traffic will be the workers in their vans. The local road network is capable of accommodating heavy goods vehicles if required and all traffic to the site will be directed through Llanybydder. It is considered that this site represents an excellent opportunity for a successful local business to expand their business portfolio into an area where they have guaranteed customers base for a significant amount of years. The location of the site is crucial for the expansion and it will also allow the company to operate within an area where there will be limited impact on adjoining residential uses.

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7.0 Conclusion The application seeks full planning permission for the erection of a purpose built horsebox fabrication building on the edge of the market town of Llanybydder. The intention is to develop a purpose built unit away from the existing yard at Moelfre which will allow the applicant to provide a more professional service and modern facility to meet increased demand. The product developed by the client is in demand from national customers with a the order book including a recent large order from England. The layout demonstrates how the site relates well to the existing and proposed levels of development, allowing for good access to and from the site. The proposed access arrangements will not have any detrimental impact upon adjoining property or road safety in general. It is considered that the application is in full compliance with both local and national planning guidance. TAN 6 and PPW supports development of this nature and it is considered that adequate justification has been provided to demonstrate that there is a justified need for this building to support the expansion of the business. In terms of the development site, full account has been taken of such issues such as topography, overshadowing and amenity to produce the most sustainable form of development. The statement has demonstrated how the site can be developed; how the local distinctiveness and character has been preserved and informed the development; how adequate amounts of landscape protection has been taken into consideration.

It has been demonstrated that acceptable access points can be provided to the site to serve the property. The application proposes an efficient use of land which meets the design requirements of Ceredigion. Great care has been taken to ensure that the proposed development does not have a detrimental effect on any adjoining uses. The strategic positioning of the building means that there will be no overlooking of private amenity areas, and satisfactory window to window distances can be achieved. It has been demonstrated that acceptable access points can be provided to the site to serve the property and allow adequate access into the fields. The site complies with both National and Local planning policies. The site complies with all sustainability policies as it is located in a sustainable location with excellent possibilities for footpath, cycling and public transport links in close proximity. The application proposes an efficient use of land which meets the design requirements of Ceredigion. This green field site offers an excellent development proposal that best meets the on-site constraints. This Design Statement outlines a proposed Development Brief representing a clear understanding of the site context and proposes an appropriate development response that will provide:

• A sensitive development which responds to the site’s topography

• A development that will be well integrated with the surrounding built environment

• A suitable scale of development that can be integrated within its landscape setting

2.0 site analysis & context full planning application for

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