cardigan mash DAS and plans 181201

Project Lloyds Wharf Cardiagn Quay Cardigan SA43 1EZ

Title Design & Access Statement

Date June 2018

Design and Access Statement Lloyds Wharf, Cardigan Quay, Cardigan, Ceredigion, Wales SA43 1EZ June 2018

Š 2018 Rural Office for Architecture

Page 1

Introduction

Project Lloyds Wharf Cardiagn Quay Cardigan SA43 1EZ

Description

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This statement supports a full planning application for the refurbishment, extension and change of use of Lloyds Wharf, an existing warehouse located adjacent to Cambrian Quay in Cardigan. The site is adjacent to the River Teifi.

No. 4 Cambrian Quay: • A120188LB • A120303

The proposals include; • Refurbishing the existing events space at ground floor. To include new WCs to service the building; • Construction of enterprise spaces at ground floor overlooking the river; • Construction of hostel facilities at first floor, including bedrooms (with one fully accessible room), WCs and showers, spa and treatment facilities to service the needs of the ground floor occupation; • Construction of an external terrace at first floor; • Landscaping to the south quay side and to the north.

Title Design & Access Statement

Date June 2018

A120304

Lloyds Wharf • A041110 - Conversion of existing warehouse building & 1-2 Cambrian Quay and erection of extension & associated works to provide hotel Approved subject to conditions - Sept 16 2005.

Planning History Fforest’s Pizza Tipi is now a well-established events and eatery destination located in Cambrian Quay, Cardigan. Lloyds Wharf forms part of the Fforest portfolio and is accessed directly off Cambrian Quay and is currently used as an events space to supplement the Pizza Tipi offer. The first floor is used for storage.

The business employs 8 people on a year round basis and an additional c.30 young people on a part time/seasonal basis.

The business has achieved a high level of growth by offering a unique outdoor/indoor experience for customers to eat, drink and visit.

Site Location Lloyds Wharf identified in the above aerial photograph. Please refer to the location plan and site plan which show the existing and proposed positions of the dwelling.

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The site has been the subject of numerous planning applications over the past few years, which reflects the changing nature of development on the site, and the growth and diversification of the business. An application to convert Lloyds Wharf was approved in 2005: No’s. 1 & 2 Cambrian Quay: • A041109LB • A041110 • A041284 • A041283LB • A130620 No. 3 Cambrian Quay: © 2018 Rural Office for Architecture

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Site

Project Lloyds Wharf Cardiagn Quay Cardigan SA43 1EZ

Title Design & Access Statement

Date June 2018

Site Heritage Lloyds Wharf is a former riverside warehouse. Goods from all around the world sailed into Cambrian Quay, Lloyd’s Wharf dealt mostly with coal and local coastal trade.

The quay side on which it stands forms a historic feature of the town of Cardigan. It is clear from the topography that Cambrian Quay to the east was for a long time part of the functions of the quay side being flat and level in nature.

Historically Cardigan, its people and its economy, were focussed on the River Teifi, as a distinct means of economic development. The collapse of the docks saw a period of decline in riverside activity. However with the recent regeneration of Cambrian Quay, the warehouses on the south side of the river and the development of Prince Charles Quay by the local authority there is now an emphasis to re-generate the spaces along the river. This regeneration has led to a re-focussing of attention to the riverside buildings and spaces.

The development at Lloyds Wharf will look to continue this trend further by establishing hospitality and commercial spaces along with visitor accommodation that will supplement the current uses on the site.

Photograph 01 South elevation of Lloyds Wharf overlooking the River Teifi

Photograph 02 Looking east over the single storey lean to towards Cambrian Quay

Photograph 03 East elevation of Lloyds Wharf from Cambrian Quay

Photograph 04 West elevation indicating the service yard

Site Proposal Lloyds Wharf will continue to be directly linked to courtyard of Cambrian Quay (Pizza Tipi) and will continue to provide support space for events. The south elevation fronting onto the river will be opened up to provide spaces for hospitality training and employment. This will mean that the activity along the quay side will be increased throughout the course of the year increasing the vibrancy and further improving the atmosphere along this part of the river.

Character The character of the site will be enriched by the refurbishment of Lloyds Wharf. The refurbishment works will be sensitive to the surrounding listed context and will continue to improve the overall character of the site, in particular the courtyard onto which Lloyds Wharf fronts.

Š 2018 Rural Office for Architecture

Page 3

Vision

The ambition of this project is to combine event, exhibition, restaurant and creative production spaces with a form of luxury bunkhouse and work accommodation. A revolving repertoire of producers, chefs, performances and events showcasing the best of local. A core team of experienced managers trained at fforest will run the enterprise with a core of local youngsters working and learning on the job. The coaIyard will be a vibrant destination unlike any other.

It will complement the existing heritage and cultural attractions within the town with a unique offer of food, accommodation, events and fun with the spirit of young enterprise at its core.

It is a difficult vision to demonstrate within the categories of use class, and should therefore be seen as a ‘sui generis’ use class, evolving to reflect the demands of users and their changing work practices.

The fforest business fforest is a tourism and events business based on the 200 acre Fforest Farm adjacent to the West Wales nature reserve on the Teifi estuary, just outside Cardigan. It celebrates the outdoors and all that is special about South West Wales. Established in 2007, fforest welcomed its first guests to its alternative serviced accommodation in May 2008.

Our business interests, principally hospitality, include catering, accommodation, events, outdoor activities and tourism. Turnover exceeds £1.5m per annum, almost all of which goes back into the local economy through employment, suppliers and services. We employ around 38 FTE staff, with a large proportion of young locals aged 18 - 25.

In addition to the main fforest site, we have substantial and historic properties in Cardigan either side of the river (adjacent to the Castle) in the process of development, and a further camp/cabin site at Manorafon, adjacent to the coast path, close to Penbryn National Trust Beach.

Adjacent to the application site at Cambrian Quay, fforest operates the Pizzatipi, a seasonal outdoor wood-fired pizza restaurant, licensed bar and event space. At the Pizzatipi, we have employed a number of youngsters from the age of 15 or 16 during school holidays, who, during their progress through education have returned each summer, gaining practical skills that are valuable to us, but also a confidence in communicating and engaging with customers and others that is an invaluable asset for their future careers, whatever they may be. We strive to bring out the best in people while they are with us.

© 2018 Rural Office for Architecture

Project Lloyds Wharf Cardiagn Quay Cardigan SA43 1EZ

fforest recognition Visit Wales / Welsh Government has recognized fforest as a business that is a catalyst in promoting the global image of Wales as a destination of beauty, vibrancy and culture. fforest has been consistently endorsed by Visit Wales from national TV and cinema advertisements in 2009, through to the “This Is Wales” printed materials (see attached) and “London Summer” campaign in 2017, which featured in London Metro, Evening Standard and across the Underground network.

Press coverage has included major features in the Observer, the Sunday Telegraph, ES Magazine, Country Living and Country Living Modern Rustic and a cover article in Coast magazine, as well as smaller features in Conde Nast Traveller, Sunday Times Travel, and others.

Most recently, fforest was voted by National Geographic as one of the three best glamping resorts in the world, along with The Bush Rover Company in Tanzania and the Whitepod resort in the Swiss Alps.

Cardigan. We want to change that by engaging with young people, as we have at fforest and the Pizzatipi for the last decade, and enabling them to contribute to something exciting, fresh and deeply rewarding while acquiring lifelong transferable skills. We want to create an enterprise that will be run by young people, managed by experienced fforest staff: opportunities for young people learning on the job and placements for hospitality students. It will be a place where local skills, talents and produce can be showcased - a changing cast of participants contributing to the success of the project.

Ultimately we want to be able to create year round employment, training and development opportunities in operational roles. This is only achievable if our

Title Design & Access Statement

Date June 2018

venues and facilities are able to create an out of season demand. Improving our facilities to create a destination that will appeal to locals and tourists throughout the year benefits the business and our staff, but also increases our demand for product and services from our local suppliers.

The applicant is in advanced negotiations with the Welsh Government funding body who are fully supportive of the proposed redevelopment of the site. However they are also well aware of the current changing focus of the work space, and understand the applicant’s business case which requires flexibility of use categorisation for the accommodation provided.

The fforest founders fforest continues to prosper because design, innovation, style and constant improvement are the currency of the business. James Lynch is a graduate of St Martin’s School of Art and Sian Tucker, of the Royal College of Art. Between them more than half a century working in design, architecture, marketing and style. In James’s case, add to this extensive experience in construction and property development, A pioneer of the creative renaissance of Shoreditch and east London, through his own companies developing and building multiple studios, workshops, live work spaces and apartments in Shoreditch and east London. Fforest is a family business, with 3 of Sian & James’s 4 sons working within the business.

The future of hospitality Contemporary hospitality is moving towards a vibrant, youthful food culture, manifesting itself in all aspects of the food chain from agriculture and production, through to food manufacture and delivery. Formality is all but gone, some of the best food can be eaten in the most casual places, even on the beach. This is all important for small rural South West Wales with a starkly seasonal economy and some of the best raw ingredients for food and experience in the world.

Resetting the way catering and hospitality is experienced in Wales has to start with the way our youngsters are educated to think about hospitality.

Food & drink is the new rock & roll, but not yet in

‘This is Wales’ Printed advertisements from the 2017 Visit Wales campaign featuring Fforest Page 4

Proposals

Layout The ground floor of Lloyds Wharf will continue to be an events hall, providing additional covered space for events held at Pizzatipi. The events hall will have direct access to an external courtyard space to the north.

In addition to the events hall a series of enterprise spaces will be created along the south elevation fronting the river. These spaces will have flexible internal partitions enabling the spaces to expand and contract as required. These spaces will have a direct connection to the quay side creating active and vibrant atmosphere along the river’s edge.

Additional WCs (including and accessible WC) will be provided at ground floor. A lift and staircase will provide vertical access to the facilities at first floor.

The first floor will provide high quality accommodation to be used for varying functions serving the ground floor activity. This means as either study rooms when courses are being run on the ground floor, bunk rooms when groups book to study and stay at Fforest, or accommodation for visiting clients or guests of enterprise tenants. The rooms will contain bunks and will be accessed off a main central corridor. A fully accessible unit will be provided with a Part M compliant WC and shower room. A spa and treatment facility will be located at the eastern end of the building overlooking Cambrian Quay. In order to provide sufficient headroom to the bedrooms the roof of the warehouse will be raised 500mm as part of the refurbishment works. A new pitched roof extension will be constructed to create the WC and shower block at first floor.

Hostel guests will have access to WCs and showers as well as an external terrace. An external staircase accessed off the terrace will provide secondary means of access in the event of an emergency. There will also be a secondary means of escape to the west from the central corridor.

Scale The roof of the warehouse will be raised by approximately 500mm to create usable space at first floor. Raising the roof will not have a significant impact on the scale of the building.

Appearance The appearance of the building will be altered to allow the building to adapt to its new use however the general dockyard/industrial aesthetic will be retained. © 2018 Rural Office for Architecture

Project Lloyds Wharf Cardiagn Quay Cardigan SA43 1EZ

The new window proportions will be reflective of the sites heritage and reference other wharf buildings in the immediate vicinity. The profile of the new extension roof will relate to the sites industrial past. The refurbishment will have a positive visual impact on the riverside setting and add to the rich composition of heritage buildings on the site.

Materials The existing brick walls will be painted. Areas of brick infill and new brickwork will also be painted to match and create a uniform appearance. Windows will be aluminium framed double glazed composite units. Solid timber infill panels will be glazed into the window system and will be openable to provide ventilation to the hostel rooms.

Vertical timber cladding boards will be installed around the east entrance. Timber cladding will also be installed to the west and north facades to assist with reducing the scale and mass of the building. The timber will be allowed to weather to a natural silver/ grey.

The roof will be clad in corrugated fibre cement cladding boards and the dormer will be clad with vertical timber boards. The roof of the dormer will be clad with a single ply membrane. Double glazed conservation rooflights will be installed to provide light to bedrooms and the WC/shower block.

Title Design & Access Statement

Date June 2018

The courtyard to the north will provide external amenity space. The terrace at first floor will provide amenity space for hostel guests and will be clad in timber decking.

A service yard to the west with direct access from Quay Street will provide a separate, safe space for service vehicles and deliveries. Pedestrian access to this area will be prohibited except in the event of an emergency.

Proposed materials key 1. Painted brickwork (existing and new)

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2. Naturally weathered vertical timber cladding 3. Fibre cement corrugate roof cladding 4. Aluminium framed composite windows 5. Single ply membrane roof to dormer 6. Conservation rooflights 7. Metal guarding to terrace 8. Metal rainwater goods

A metal guarding and handrail will protect people from falling from the first floor terrace.

The rainwater goods will be metal.

Floor area The existing gross internal floor area; • Ground floor - 515m2 • First floor - 300m2 • TOTAL GIA - 815m2 The proposed gross internal floor area; • Ground floor - 546m2 • First floor - 376m2 • TOTAL GIA - 922m2 Landscape The landscaping to the courtyard east of Lloyds Wharf will remain as part of the Pizzatipi restaurant space. The existing timber decking to the quay side will be removed prior to construction and relaid once the building works have been completed - subject to design development.

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Sustainability, flood assessment, access & movement

Sustainability Ecology, biodiversity and local environment The River Teifi is a Special Area of Conservation (SAC). The river and its banks are important 'highways' for wildlife coming downstream from the wildlife reserve and upstream from the estuary and mud flats. It is intended that the works will not disturb the river or river bank in any way.

over synthetic bonding of materials, and locally appropriate finishes.

A detailed bat survey has been carried out by Laurence Brooks, Ecological Planning and the report and mitigation measures form part of this planning application.

Flood Consequences Assessment A detailed FCA (ref. C/WD/P/1652) has been prepared by Francis Sant and forms part of this planning application submission.

Energy efficiency/carbon reduction One of the key driving factors for this redevelopment project is the poor condition of the building and therefore the very poor thermal performance of the existing fabric.

Access Approach Lloyds Wharf is approached via Cambrian Quay.

The main public entrance to Cambrian Quay is off Green Street and through Prince Charles Quay.

Lloyds Wharf can also be accessed from the west via Quay Street. This approach will be used by service vehicles, deliveries and vehicles related to the organised events.

The proposed refurbishment and extension will comply with Building Regulations Part L with regards to the conservation of fuel and power. The hostel and the enterprise spaces will be used throughout the year therefore the existing fabric will be thermally upgraded.

Water & Waste Management The building is connected to the mains fresh water supply. No change is planned. There is full commercial vehicle loading access from Quay Street for refuse and recycling collection.

The ground floor of adjacent building No. 3 Cambrian Quay will be used for the storage of commercial waste (packaging and glass mainly) prior to collection.

Liquid waste from food preparation and cleaning will be directed through a commercial solids/ grease interceptor. Filtered waste water free of grease and solids will be collected and disposed though the existing mains sewer. Solid food waste together with grease and solids from the interceptor will be bagged and sealed each day and disposed of using a licensed commercial waste disposal operator.

Sustainable materials Throughout the development a key aspect of the design will be use of materials that are recyclable.

The project will seek to minimise the use of synthetic materials, glues and resins. The project will favour natural building products, mechanical fixing methods Š 2018 Rural Office for Architecture

Timber will be sourced from FSC (or similar) certified suppliers and carry the FSC (or similar) accreditation.

Project Lloyds Wharf Cardiagn Quay Cardigan SA43 1EZ

Title Design & Access Statement

Date June 2018

will have level thresholds.

The hostel accommodation at first floor level will provide an accessible suite with a fully accessible shower and WC ensuite.

The internal staircases and external steps will be designed to ambulant requirements.

Entrance The main public entrance to the building will be off Cambrian Quay. There will be a secondary entrance to the south via the quay side which will lead back towards Cambrian Quay. Direct service access will be provided to the west.

The enterprise spaces will have the potential for independent access from the quay side during opening hours.

Parking There is a large pay and display car park to the west of the site and a number of roadside parking spaces to the east. Vehicles used as part of an organised event will be able to park in the service yard to the west of the site.

Interior circulation The building will be fully accessible and internal circulation will be designed in accordance with Building Regulations. A platform lift will provide accessible vertical circulation to the hostel accommodation and terrace at first floor. Protected disabled refuges will be provided.

Community safety As previously noted Lloyds Wharf is located on the bank of the River Teifi therefore measures will be taken to ensure the public’s safety along the quay side. Guarding is already in place but this will be reviewed as part of the design development.

Emergency Access Currently emergency vehicles can approach the site across Prince Charles Quay to the entrance to the Pizzatipi courtyard. There is also access to the rear of Lloyds Wharf from Quay Street. Instructions given to the emergency services would be dependent on type and location of the emergency. The emergency access strategy will be developed further during detailed design.

Movement By car The site is in an urban location within a predominantly rural setting. Therefore there is an inevitable reliance on private transport. Other means of transport are available and will be actively promoted by staff.

By public transport Cardigan is served by a number of bus routes which provide a connection to other local towns and villages. These services include; T5, 405, 406, 407, 430, 460, 551, 554 and X60.

By foot The site is located in Cardigan and can be easily accessed on foot.

By bike The site can be easily accessed by bike. Cardigan is served by the Sustrans national route number 82.

Facilities There will be a fully accessible WC located at ground floor level forming part of the WC provision at ground floor of the building. All access points into the building Page 6

Planning policy

Planning Policy Review The development at Lloyds Wharf must take into account the Ceredigion Local Development Plan (LDP) as well as national government policy and guidance. Below is a brief review of those plans and policies which relate to the development; Policy S01 - Sustainable growth Generally as a designated Urban Service Centre, the creation of additional commercial space in Cardigan town centre is deemed appropriate.

Policy S02 - Development in Urban Service Centres It is stated in the plan that the majority of development during the plan period is directed towards the USCs within Ceredigion.

The development of Lloyds Wharf will create further local employment opportunities in the town.

Policy LU13 - Change of Use in Relation to Existing Employment Land or Buildings The current use categories for Lloyds Wharf are A4 and B8.

The use categories for the new development will be; • A4 (events hall) • A3 - B1 (enterprise spaces) • Sui generis (hostel accommodation) The redevelopment and change of use of Lloyds Wharf will create new year round training facilities for young people wishing to develop skills enabling them to engage with contemporary hospitality.

Policy LU16 - Tourism Accommodation – Types of Accommodation not covered by Policy LU14 This policy supports the development of hotels and holiday centres within USCs and recognises that Ceredigion has a limited number of hostel bed spaces. The conversion of the buildings to create hostel bed spaces will boost the number of hostel bed spaces and therefore improve the tourism offer within Cardigan.

Policy DM03 - Sustainable Travel Policy DM06 - High Quality Design and Placemaking The redevelopment of Lloyds Wharf will; • Positively contribute to the context of its location and surroundings.

• Respect the rich heritage of the site and have regard to local and historical distinctiveness in terms of form and materials.

• Respect the height and scale of the existing listed © 2018 Rural Office for Architecture

Project Lloyds Wharf Cardiagn Quay Cardigan SA43 1EZ

buildings.

Provide a safe environment Protect the amenity of occupiers of nearby properties from significant harm in relation to privacy, noise and outlook.

Aim to re-use materials wherever possible

Policy DM22 - General Environmental Protection and Enhancement.

Measures are and will be put in place to protect the environment of the river from the waste produced by hospitality and accommodation. The waste management strategy is described in this DAS.

Policy DM09 - Design & Movement The main entrance will be located off Cambrian Quay and will be legible by a change in material.

The redevelopment will be fully accessible/inclusive.

Access to the south onto the quay side will create a cyclical route around the site.

Opportunities for Economic Growth The development at Lloyds Wharf aligns with the core strategy S01 of the LDP and addresses the following objectives: • Needs of special interest groups • Need to promote sustainable, inclusive communities based on sustainable development • Need to sustain and develop local facilities • Need for appropriate economic development to sustain communities, particularly their young people.

• An adequate supply of land for economic development where the nature of the expected development calls for the provision of employment sites

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The quay side will become more active and this activity will be visible from pedestrians crossing the bridge and looking down the river.

Policy DM10 - Design & Landscaping External landscaping will be minimal. Historically, the river bank would have been prepared for the loading and unloading of goods. These areas would have been flat to provide good access. Retaining this feature of the site acknowledges this historical context but also caters for the new requirements of Part M of the building regulations. The proposed landscape finishes will be permeable.

Policy DM11 - Designing for Climate Change The site is located within a C2 flood risk zone.

This constraint has provided a clear direction for the design and layout of the redevelopment. The retention of commercial functions to the ground floor and the creation of new habitable accommodation at first floor. Please see flood consequences assessment report included in this application.

Policy DM14: Nature Conservation and Ecological Connectivity A detailed ecological report forms part of this planning application submission. The report identifies the protected species the existing on the site and provides details on the mitigation measures that will be adopted. Species habitats will be included within the building design and landscaping. Fforest are proactive across all of their sites in promoting and encouraging and assisting local biodiversity and ecology conservation.

Title Design & Access Statement

Date June 2018

Sui Generis Classification Certain uses do not fall within any use class and are considered ‘sui generis’. Such uses include hostels providing no significant element of care.

The development at Lloyds Wharf is challenging to categorise into a specific use class as it is best described as “a new enterprise zone for creative industries encouraging co-working and flexible study accommodation spaces.”

This has the potential to cover use classes such as a shop (A1); food and drink outlet(A3); business (B1); Hotel and Hostels (C1); and, Residential institutions (C2) which includes Residential schools, Colleges, & Training centres.

It is proposed that such open interpretation is applied to this application.

Policy DM15 - Local Biodiversity Conservation Refer to the ecology report with has been submitted as part of this planning application.

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Copyright: All rights reserved. This drawing must not be reproduced without permission. Only the original drawing should be relied upon. Contractors, subcontractors and suppliers must verify all dimensions on site before commencing any work or making any shop drawings. All shop drawings to be submitted to the Architect prior to fabrication. This drawing is to be read in conjunction with the Architect's specification, bills of quantities / schedules, structural, mechanical & electrical drawings and all discrepancies are to be reported to the architect. Do not scale from this drawing. Dimensions are in millimetres unless otherwise stated.

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Refuse & recyling store under terrace Courtyard Garden

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Terrace Temporary stage

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Enterprise spaces

Enterprise spaces

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7C Wheelchair accessible bedroom

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Mixed seasonal use Bunkhouse accommodation or office/study - 261m2

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Pant-y-Bara, Felindre, Llandysul, Carmarthenshire, SA44 5XT project

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Copyright: All rights reserved. This drawing must not be reproduced without permission. Only the original drawing should be relied upon. Contractors, subcontractors and suppliers must verify all dimensions on site before commencing any work or making any shop drawings. All shop drawings to be submitted to the Architect prior to fabrication. This drawing is to be read in conjunction with the Architect's specification, bills of quantities / schedules, structural, mechanical & electrical drawings and all discrepancies are to be reported to the architect. Do not scale from this drawing. Dimensions are in millimetres unless otherwise stated.

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Ridge raised 500mm LVL +12.425 12.00m

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Pant-y-Bara, Felindre, Llandysul, Carmarthenshire, SA44 5XT project

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Lloyds Wharf, Cardigan Quay, Cardigan, Ceredigion, SA43 1EZ client

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