HERITAGE IMPACT ASSESSMENT

IN RELATION TO

THE PROPOSED HOLIDAY PARK COMPLEX

ON LAND AT

MID WALES GOLF CENTRE, MAESMAWR CAERSWS

ON BEHALF OF

MR & MRS T. BEBB

PLANNING APPLICATION HERITAGE IMPACT ASSESSMENT

APPLICANT’S DETAILS

Mr & Mrs T Bebb Mid Wales Golf Centre Maesmawr Caersws Powys SY17 5SB

PROJECT

Proposed Holiday Park Complex, Maesmawr, Caersws, Powys

ISSUED BY

Bethan Humphreys BSc. (Hons) MA Historic Building Surveyor

APPROVED BY

Stuart Thomas BA (Hons) MA MRTPI Partner and Head of Planning

Beech House Shrewsbury Business Park Shropshire SY2 6FG 01743 271697 berrys.uk.com October 2018

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CONTENTS

1 INTRODUCTION 4

2 LEGISLATION RELATING TO HERITAGE ASSETS 5

Planning (Listed Buildings and Conservation Act) 1990

Historic Environment (Wales) Act 2016

Planning Policy Wales

Local Plans

5 5 5 6

3 HERITAGE IMPACT ASSESSMENTS 8

4 THE HERITAGE ASSETS 10

5 SETTING AND HISTORY 15

6 THE PROPOSALS 17

7 STATEMENT OF SIGNIFICANCE 19

Impact Assessment 20

5 CONCLUSION 22

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1 INTRODUCTION

1.1 This report has been prepared and written by Bethan Humphreys for and on behalf of Berrys,

in support of the planning application to build 5 holiday chalets, 100 static caravans and an

amenity building on the land at Mid Wales Golf Centre, Caersws.

1.2 The purpose of this report is to assess the heritage significance of the site, surrounding heritage

assets and their setting; and to assess the impact of the proposed development on these

assets. It is also intended to assist the design team and Local Planning Authority in making

informed decisions about the proposed changes and the future of the site.

1.3 This report has been written to comply with paragraph 6.5.6 of Planning Policy Wales and the

duty of those involved in the process of change to heritage assets to fully understand the

significance of the affected assets.

1.4 This report aims to demonstrate to the Local Planning Authority (LPA) that the significance of

the heritage assets addressed in this report have been fully researched and understood when

assessing the options for change.

1.5 This Heritage Impact Assessment (HIA) should be read in conjunction with the other supporting

planning documents and drawings prepared by Berrys.

1.6 Bethan is a qualified Building Surveyor with a passion for historic buildings. This passion lead

to the completion of a Master’s Degree in Historic Environment Conservation through the

University of Birmingham in 2014 and she has since completed specific training on

understanding setting and writing Heritage Impact Assessments.

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2 LEGISLATION RELATING TO HERITAGE ASSETS

Introduction

2.1 The historic built environment is a finite resource and as such is protected by law to ensure that

change is managed appropriately and that heritage is conserved for the enjoyment of this and

future generations.

Planning (Listed Buildings and Conservation Areas) Act 1990

2.2 The Planning (Listed Buildings and Conservation Areas) Act came into force in May 1990 ‘to

consolidate certain enactments relating to special controls in respect of building and areas of

special architectural or historic interest’. Chapter II of the Act discusses authorisation of works

affecting listed buildings and ensures that the correct permissions are applied for and granted

when carrying out demolition, alteration or extending a listed building. The Act also details the

penalties that could be enforced on a person not complying with planning law.

2.3 The LPA, or the Secretary of State, are the overall decision makers as to whether permission

for change to a listed building will be granted. Chapter II Section 16 of The Act states that:

2.4 ‘In considering whether to grant planning permission for development which affects a listed

building or its setting, the local planning authority or, as the case may be, the Secretary of State

shall have special regard to the desirability of preserving the building or its setting or any

features of special architectural or historic interest which it possesses.’

Historic Environment (Wales) Act 2016

2.5 The Historic Environment (Wales) Act became law on the 21st March 2016. The act aims to

increase the powers of Welsh Ministers to prevent and stop unauthorised works to designated

heritage assets. Whilst also, making it easier for owners and developers to find sustainable

new uses for historic assets and to set up partnership agreements to reduce the need for

repeated consent applications.

Planning Policy Wales

2.6 In November 2016 the Welsh Government published the 9th edition of Planning Policy Wales

(PPW) which is complemented with a series of Technical Advice Notes (TANs), circulars and

policy clarification letters. Together these documents encompass the national planning policy.

The aim of the policy is to place sustainable development at the forefront of all planning

decisions. For the historic environment this means ensuring approved proposals:

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• conserve and enhance the historic environment, which is a finite and non-renewable

resource and a vital and integral part of the historical and cultural identity of Wales;

• recognise its contribution to economic vitality and culture, civic pride, local distinctiveness

and the quality of Welsh life, and its importance as a resource to be maintained for future

generations;

• base decisions on an understanding of the significance of Wales’ historic assets;

• contribute to the knowledge and understanding of the past by making an appropriate

record when parts of a historic asset are affected by a proposed change, and ensuring that

this record or the results of any investigation are securely archived and made publicly

available;

• opportunities to draw on the contribution made by the historic environment to the character

of a place.

2.7 The policy appoints Cadw, the Welsh Government’s historic environment, as the body for

identifying, protecting, conserving and promoting Welsh heritage assets. This is achieved via

local planning authorities through the planning process and listed building applications.

2.8 In order to assist the LPA in assessing these considerations, paragraph 6.1.4 of the PPW and

1.15 and 1.16 of TAN 24 places the onus on the applicant to proportionately interpret the

significance of any heritage asset affected by an application, including any contribution made

by their setting, in the form of a Heritage Impact Assessment.

Local Plans

2.9 The national planning documents relating to the Historic Environment and the supplementary

guidance published by Cadw are very specific and thorough. Therefore, there is little

information with regard to the Historic Environment within the Powys County Council Local

Development Plan (LDP) and the PPW makes it clear that certain policy information does not

need to be repeated within LDP’s.

2.10 The historic environment is addressed in Strategic Policy SP7 - Safeguarding of Strategic

Resources and Assets. The policy:

‘safeguards important strategic resources and assets from unacceptable development so as to

protect them for the future well-being of the county.’

The historic environment strategic resources include:

‘i. Registered Historic Landscapes.

ii. Registered Historic Parks and Gardens. iii. Scheduled Ancient Monuments and other archaeological remains. iv. Listed Buildings and their curtilages. v. Conservation Areas.

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AND the setting of designations i.-v.’

Powys County Council wishes to protect these assets in order ‘to protect the economic,

environmental and social well-being of Powys’

2.11 The LDP also incorporates a series of Development Management Policies. With regards to the

historic environment DM13 states that ‘proposals will only be permitted where the following

criteria is satisfied:

…

3. Any development within or affecting the setting and/or significant views into and out of

a Conservation Area has been designed in accordance with any relevant adopted

Conservation Area Character Appraisals and Conservation Area Management Plans,

or any other relevant detailed assessment or guidance adopted by the Council.

…

9. The public rights of way network or other recreation assets listed in Policy SP7 (3) are

enhanced and integrated within the layout of the development proposal; or appropriate

mitigation measures are put in place where necessary.

2.12 Paragraph 4.2.76 of the LDP reinforces the statements above by expressing:

‘The Council’s objectives in respect of the historic environment are to safeguard the cultural

integrity of the historic settlements and buildings within the Plan area and to encourage the

enhancement of the historic environment. The County’s historic sites, features, townscapes

and landscapes should be treated as assets, and should be positively conserved and enhanced

for the benefit of residents and visitors alike.’

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3. HERITAGE IMPACT ASSESSMENTS

3.1 PPW states that:

‘To enable the historic environment to deliver rich benefits to the people of Wales, what is of

significance needs to be identified and change that has an impact on historic assets must be

managed in a sensitive and sustainable way.’

The purpose of a Heritage Impact Assessment is to explore and understand the significance of

a heritage asset and to assess the potential impacts of the proposals on those assets. Impact

can be positive as well as harmful.

3.2 The Cadw guidance Conservation Principles for the sustainable management of the historic

environment in Wales identifies 6 conservation principles which should be considered when

planning conservation works to a heritage asset:

Principle 1 Historic assets will be managed to sustain their values

Principle 2 Understanding the significance of historic assets is vital

Principle 3 The historic environment is a shared resource

Principle 4 Everyone will be able to participate in sustaining the historic environment

Principle 5 Decisions about change must be reasonable, transparent and consistent

Principle 6 Documenting and learning from decisions is essential

3.3 The guidance also states that ‘in order to assess the significance of an historic asset, four

component values need to be considered. These are:

• Evidential value: the potential of a place to yield evidence about past human activity.

• Historical value: the ways in which past people, events and aspects of life can be

connected through a place to the present – it tends to be illustrative or associative.

• Aesthetic value: the ways in which people draw sensory and intellectual stimulation from

a place.

• Communal value: the meaning of a place for the people who relate to it, or from whom it

figures in their collective experience or memory.

The descriptions are taken from Historic England’s high level principles.

3.4 When assessing an asset for the purpose of a heritage impact assessment, the Cadw

conservation principles and values should be considered and addressed.

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3.5 Ultimately, TAN 24 places the final decision on how a proposal will affect the setting heritage

asset on the LPA:

‘The local planning authority will need to make its own assessment of the impact within the

setting of a historic asset, having considered the responses received from consultees as part

of this process. A judgement has to be made by the consenting authority, on a case-by-case

basis, over whether a proposed development may be damaging to the setting of the historic

asset, or may enhance or have a neutral impact on the setting by the removal of existing

inappropriate development or land use.’

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4. THE HERITAGE ASSETS

4.1 A 1km buffer zone has been applied to the application site which had identified two designated

heritage assets within close proximity of the application site; The Moat Mound and Bailey Castle

Scheduled Ancient Monument and Porth Gwibedyn, a Grade II Listed Building. The application

site also forms part of the Caersws Basin Registered Historic Landscape.

The Moat Mound and Bailey Castle

4.2 Motte and Bailey Castles came to England and Wales with the Norman Invasion by William the

Conqueror in 1066. By the end of the 13th Century they became superseded and larger stone

castles were built as the preferred fortification.

4.3 They were constructed by forming a large mound with a timber or stone keep over, known as

a motte and had one or more baileys directly adjacent. Depending on the size of the fortification

the bailey would usually house stables, kitchens, living quarters for servants and soldiers and

a chapel. The motte and sometimes the bailey would have been enclosed by very steep ditches

and timber palisades were used to form walls as additional defence.

4.4 Sites for motte and bailey castles were chosen very deliberately. They had to ensure good look

out points were available over the surrounding lands and rivers to spot any impending attacks.

4.5 The size of the moat mound and bailey castle near Caersws is large and the shape indicates

the bailey could have been extended at some point to accommodate more people of services.

4.6 As shown in figure 1 below, the tall man made earth motte is situated to the south of the site

with a modest oval bailey to the north. Possibly as the ‘Lord’ in this area became richer and

more powerful the number of servants and soldiers he required increased and in consequence

so did his bailey.

4.7 The motte is now covered with trees, but the impressive earthwork still remains and is visible

through the trees. The boundary to the bailey is also marked with trees, the area is visibly

purposefully raised from the surrounding farmland and the severity of the moated ditch is very

apparent.

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Figure 1 - Aerial view of The Moat Mound and Bailey Castle, Caersws. Mark up showing possible evolution. Image taken from Google Earth

Figure 2 - View of the raised Motte

The Motte

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Figure 3 - View of the raised ditch from the later bailey

4.8 Due to the level of surviving features, this is considered a very good example of a Norman

Motte and Bailey Castle in Mid Wales. However, there is a working farm situated directly in the

middle of this Scheduled Ancient Monument.

4.9 Moat Farm is present on the earliest Ordnance Survey map from 1886 and it is likely that a

farm has existed on this site since the demise of the castle. There is a traditional U shaped

range of farm buildings to the north east of the farmhouse, which appear to have been adapted

somewhat when comparing the existing footprint with that on the historic maps. Large steel

portal framed farm buildings have been erected to the east of the farmhouse. A very large steel

portal framed building has been constructed to the south of the farmhouse in front of the

‘original’ bailey, replacing two smaller buildings to the either side of the driveway.

The Caersws Basin Registered Historic Landscape

4.10 The Caersws Basin Registered Historic Landscape is a large, relatively flat area surrounded by

low hills and ridges. There is evidence of human activity in the area dating back to the Iron Age

with small enclosures now visible as crop marks however, it was during the Roman period that

the development of the area began to flourish, with a series of road networks running north

from the Roman Fort in Caersws. It is thought the Roman fort would have been a very

impressive structure for its time, housing ‘workshops, taverns, a small tavern and domestic

buildings’. The motte mound and bailey castle at Moat Farm, addressed above, and Bronfelin

are the only surviving evidence of early medieval life in the area, but there are later medieval

Raised ditch

Bailey

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examples of housing such as the Grade II Listed Porth Gwibedyn to the north east of the

application site.

Figure 4 - Extent of the Caersws Basin taken from Cof Cymru website The approximate location of the application site is highlighted in purple.

4.11 The application site lies within the Rhos Ddiarbed character area, which is significant due to

the dispersed farmsteads and Churches of medieval origin and the presence of the Norman

motte and bailey castles. In more recent history David Davies was an important resident of the

area who was very influential in the modern development of the Llandinum area including

bridges, railways and road networks.

4.12 The application site is mentioned within the Historic Landscape Characterisation assessment:

‘Modern land use changes include the gold driving range established near The Moat’

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Figure 5 - Rhos Ddiarbed Character Area Map taken from cpat.org.uk The approximate location of the application site is highlighted in purple.

Porth-Gwibedyn

The surviving structure of the farmhouse is C15 in origin, with the open hall floored and main axial stack

inserted, in the C17. The 3-unit building was extended by a large service room added to the rear,

probably in the C18, and the house was further extended by a one bay dairy beyond the inner room in

the C19, at which time the external timber framed walls were replaced with brick. The property was

inherited by the Revd John Davies JP (1770 - 1853), a prominent local worthy. Earlier the curious name

was spelt Porth-y-gwebethin.

Tyrolean-rendered brickwork, with a slate roof. Two storeys, the main door, boarded, within a small

open porch, opening into the former open hall. uPVC windows.

The central hall, much reduced by the introduction of the stack, is defined by cruck trusses, the upper

truss, now obscured by the stack, having arch braces and cusped raking struts above the collar, and

yoke apex, notched to carry the ridge. Post and panel partition with door openings each end, separates

off the inner room(s), raised in level, at the S end, which also has a cruck truss. The hall has twin

chamfered spine beams, and fire lintel, the cheeks of the fireplace rebuilt. The parlour, behind the stack,

has joists with decorative longitudinal scribed grooves. The rear wing contains a dog leg stair, and

formerly had a bake oven and well.

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5. SETTING AND HISTORY

5.1 The Moat Mound and Bailey Castle is situated within the Rhos Ddiarbed character area of the

Caersws Basin Registered Historic Landscape, approximately 1.5 miles from the village of

Caesws and 9 miles to Newtown, the largest town in the county of Powys.

5.2 The Scheduled Ancient Monument (SAM) is approximately 400 metres from the application

site. The land naturally rises from the existing golf course up to the monument, which eventually

forms the Moel Iart hills.

5.3 The human history of the surrounding area dates back to the medieval era. The two motte and

bailey castles are likely to have been constructed and abandoned between 1066 and 1200 AD.

The smaller SAM at Bron Felin is located approximately 1km from The Moat.

5.4 The siting of the motte within the natural landscape would have been a very important

consideration nearly 1000 years ago. The Moat is located on high ground which provides views

across the whole of the Caersws Basin and more importantly along a very long stretch of the

River Severn. This provided the castle with a perfect vantage point to spot any potential attacks

early as well as providing the inhabitants with fertile land for crops and grazing.

5.5 Many of the surrounding farmsteads and churches have medieval origins, one of the earliest

surviving farmhouse examples being Porth Gwibedyn, which lies approximately 620 metres

from the application site.

5.6 The regularity of the field enclosures immediate to the application site indicate that these lands

would have formed part of large estate holdings around the 1500 - 1850’s and it is likely that

these estates stemmed from the Lords of the motte and bailey castles.

5.7 Today, the land surrounding The Moat Mound and Bailey Castle is predominantly still

agricultural. However, there are a number of leisure and tourism business established in the

immediate area.

5.8 Maesmawr Farm Resort is a 27 acre site situated at the bottom of Moat Lane towards Caersws.

The resort offers luxury lodge and glamping accommodation as well as being open to touring

and camping customers. The resort appears to focus on wellbeing and outdoor activities. To

the west of The Moat and the application site is Gellidywell Caravan Park, established in 1989.

The park has 116 static caravan pitches which are all privately owned and is open to their

customers from March to November. To the north of the application site is a solar farm.

5.9 The A470 road which runs between the application site and Caersws village is one of the main

routes from the West Midlands to the coast. During spring and summer this becomes a rather

busy route.

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Figure 6 - The Moat Farm nestled in the middle of the motte and bailey castle

Figure 7 - View from Moat Lane towards the solar farm

Figure 8 - View from the application site north west on a murky day

Figure 9 - View from the application site west

Figure 10 - View east from the application site

Figure 11 - Entrance to Moat Farm

Maesmawr

Farm Resort

Gellidywyll

Caravan Park

The Moat

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6. THE PROPOSALS

6.1 In May 2018 an application was granted for the change of use of land at Mid Wales Gold Centre

to accommodate 20 holiday chalets. The applicant now seeks to build on this opportunity by

increasing the accommodation to provide 5 additional holiday chalets, 100 static caravans and

an amenity building on the former gold course land.

Figure 12 - Proposed site plan

6.2 The existing permission has been granted to the south of the application site. The chalet units

are shown on figure 12 above in pink and for illustrative purposes. This new application seeks

permission for the units in green and the amenity building to the east of the site.

6.3 The siting of the holiday units for this application have been considered by taking in key views

from the site and orientating the units to maximise views of the Mid Wales countryside. The

layout also incorporates the three existing ponds and the established mature trees.

6.4 The proposals also seek approval for the erection of an amenity building to the east of the site.

This building will be located in approximately the same position as the existing buildings which

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were utilised by the golf centre. The new amenity building will accommodate restaurant, spa

and fitness facilities.

6.5 In addition to the accommodation units and amenity building, the proposals include parking

facilities between the amenity building and the existing bungalow to the east of the site. It is

thought that this parking area will reduce in size as the applicant now plans to make parking for

one vehicle available at each holiday unit.

6.6 As the application is still in the pre-application stage, the finer details such as building materials

are yet to be decided upon. However, the applicant’s motivation is to provide a high quality,

luxurious holiday park, in harmony with the families existing holiday park businesses across the

country.

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7. STATEMENT OF SIGNIFICANCE

Significance

7.1 The Moat Mound and Bailey Castle is an excellent example of a Norman fortress, which is

further enhanced by the close proximity of Bont Felin Mound and Bailey Castle and the other

medieval dwellings and churches in the area. This is a fine example due to the surviving

definition of the mound and the ditch, whereas in many other examples, motte and bailey

castles are only identifiable as an unnatural area of raised ground.

7.2 The surrounding natural landscape in which the scheduled ancient monument sits could be

considered just as important as the monument itself, as it is due to the raised land level and

views of the River Severn the site was chosen for the construction of the motte.

7.3 It could be considered that the presence of The Moat Farm situated within the middle of the

SAM is harmful to the significance of the place, and certainly the modern steel portal framed

buildings do detract from the sense of place. However, it is likely that a farmstead has been on

this site since the demise of the castle.

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Impact Assessment

Proposed Works Objective Significance of affected fabric

Assessing beneficial impact

Assessing harmful impact

Proposed solution

Installation of 100 static caravans and 5 holiday chalets.

To provide holiday accommodation within the Caersws area of Mid Wales.

The Caersws Basin is a Registered Historic Landscape and the immediate landscape in which The Moat Mound

The formation of the holiday park would provide employment opportunities to the local community and also improve the aesthetics of the site following the closure of the golf centre.

The installation of the holiday units will alter the viewpoint from the SAM across the landscape. However, the application site is already naturally screened from the SAM by the Porth Dingle copse, which is also present on the historic maps.

Due to the sloping nature of the site and the presence of the existing historic copse, the majority of the holiday park will be screened or will sit below the natural sightlines from the SAM. Additional planting could be incorporated to reduce the visibility of the site where deemed necessary.

Construction of the amenity building

To provide leisure and restaurant facilities to the holiday park.

and Bailey Castle is situated is particularly significant as it was chosen as an ideal vantage point.

The objective of the applicant is to construct a high quality, luxury holiday park. To achieve this status their customers will expect a certain level of facilities on offer at the site.

The proposed site plan indicates that the amenity building will be situated in the same area as the existing buildings associated with the gold centre, therefore the new construction will have a neutral effect on the SAM.

Extraction and other mechanical services should be removed away from the view of the SAM.

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Increase in vehicle movements and tourists

The increase in tourists to the area is the desired outcome of the development. The additional vehicles accessing the site will be a side effect of this.

Moat Lane is a single track lane providing access to the Scheduled Ancient Monument.

Tourists are likely to be aware of the presence of the scheduled ancient monument, which will promote and increase the aesthetic and communal value of the asset.

Due to the SAM being in private ownership and part of a working farm, the increase in tourism and vehicles within the area will not provide the opportunity for increased footfall which could result in damage if it were open to the public.

No intervention required.

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8. CONCLUSION

8.1 The Moat Mound and Bailey Castle comprises an excellent example of an early fortification and

the scheduled ancient monument and its setting should be protected to maintain its significance

and sense of place. The setting of the SAM consists of the outlook from the motte over the

River Severn and across the Caersws valley.

8.2 Conversion of the application site to a holiday park demonstrates a viable use for the site

following the closure of the golf centre. The applicants background in the holiday park business

will ensure the best chance of success for the enterprise, which will in turn secure long term,

sustainable employment opportunities for the Caersws area.

8.3 The proposed plans have considered the outlook from the Motte and Bailey Castle and have

placed the new amenity building in approximately the same area as the existing golf centre

buildings to ensure this will have a minimal if not neutral effect on the SAM. As the remainder

of the application site slopes down and away from the SAM, the caravans and chalets will be

naturally below the sightlines when looking from the motte across the Caersws Basin. The

units will be further concealed from the SAM by Porth Dingle copse.

8.4 It is considered that the change of use of the application site from golf centre to holiday park

will have a less than substantial harmful effect on the Scheduled Ancient Monument and the

Caersws Basin Registered Historic Landscape and will benefit the wider community with the

creation of jobs, which will come once the holiday park is established.

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9. REFERENCES

British Listed Buildings. (2018). Porth-gwibedyn - A grade II listed building in Llandinam, Powys.

[ONLINE]. Available at: https://britishlistedbuildings.co.uk/300017791-porth-gwibedyn-

llandinam#.W8X1BXm0WUk. [Accessed 22 October 2018].

Cadw. Caersws Basin Historic Landscape.

Cadw. (2007). Guide to good practice on practice on using the register of landscapes of the historic

interest in Wales in the planning and development process. Gwynedd.

Clwyd-Powys Archaeological Trust. (2018). Projects - Historic Landscapes - Caersws. [ONLINE]

Available at: [http://www.cpat.org.uk/projects/longer/histland/caersws/swsint.htm. Accessed 23

October 2018].

Cof Cymru. (2018). National Historic Assets of Wales. [ONLINE]. Available at:

https://cadw.gov.wales/historicenvironment/recordsv1/cof-cymru/?lang=en. [Accessed 22 October

2018].

Google Maps, (2018)

GOV.UK. (2018). Conserving and enhancing the historic environment. [ONLINE] Available at:

https://www.gov.uk/guidance/conserving-and-enhancing-the-historic-environment. [Accessed 3 May

2018].

Old-Maps. (2018). The online repository of historic maps. [ONLINE] Available at: https://www.old-

maps.co.uk/#/. [Accessed 17 October 2018].

Ordnance Survey Map, 1881

Ordnance Survey Map, 1901

Ordnance Survey Map, 1972

Planning (Listed Buildings and Conservation Areas) Act, (1990), London, The Stationery Office.

Powys County Council. (2018). Powys Local Development Plan.