Mixed leisure development at Land To The South West Of The A470/A4102 Roundabut At Rhydycar West Merthyr Tydfil

“An indoor snow centre (up to 39,200m²); • An indoor tropical waterpark (up to 7500m²); • An indoor activity centre (up to 9,000 m²); • External activity area; • Hotel accommodation (up to 418 bedrooms); • Woodland lodge accommodation (up to 30 units); • Car parking (up to 830 spaces); and…”

“The masterplan suggests that the main built development (including the snow centre, hotels, waterpark and activity centre) would be located in the northern part of the site, designed around a central piazza. The proposed outdoor adventure area and woodland lodge accommodation would be located in the southern part of the site. An ‘emergency’ access is shown which would be provided via the footpath/bridleway located in the south-eastern corner of the site.”

“The previous industrial uses ceased on site many years ago and the site has been naturally reclaimed with significant portions of the site being covered by dense woodland and other ecological features. Given the extent of the vegetation, the time that has elapsed since the previous industrial use and the ecological designations across the site, it cannot be considered that the site meets the definition of previously developed land as set out by Planning Policy Wales 12.”

“As stated above, the site is subject to a number of ecological designations, namely; The Cwmglo and Glyndyrus Site of Special Scientific Interest (SSSI), the Rhydycar West Site of Importance for Nature Conservation (SINC), a portion of Ancient Woodland and the woodland in the west and south-west covered by a Tree Preservation Order (TPO) Number 15.”

“The proposed development is large scale and would be a readily visible feature within a Special Landscape Area. It is considered that due to the scale, mass and changes to the landform, the development would fail to appropriately integrate with its surrounding context and would be unsympathetic to the historic environment resulting in an adverse visual impact that would be harmful to the character of the area.”

“On balance the potential economic and social benefits including employment creation, significant private investment, and enhanced leisure facilities would not outweigh the harm identified to the important ecological and landscape value of the site. Therefore, the following recommendation is made:”

“Head of Engineering and Highways: Considers the proposed scheme to be acceptable in principle subject to a number of conditions being attached to any permission granted, along with the successful completion of a Section 106 agreement relating to a travel plan.”

“Subject to the Local Planning Authority being satisfied that the applicant has justified the location of the development, they believe the package of mitigation, compensation and enhancements for long term management of the SSSI and compensatory land would be appropriate taking account of the step wise approach.”

“As a result of the above publicity exercises, a total of 23 objections and 141 letters of support have been received. The following is a summary of the key points highlighted in the representations, which are material to the consideration of this application:”

“Economic benefits, • Wealth creation boosting the local economy, • Job creation and training opportunities…”

“The applicant’s agents are actively working on the detailed application, but no date for submission has been indicated. Discussions have been ongoing since January, but officers will ask the agent for an indication of timescales, and the response will be shared with the committee members…”

“The number of conditions is normal for a development of this scale and have been agreed with the applicant. Removing any necessary conditions could expose the authority and applicant to legal challenges and they are there to protect both parties.”

“The Section 106 agreement obligations are those set out in the report put to committee back in January. It relates to the land needed for biodiversity enhancements. The obligations have been agreed; only the technical legal wording remain.”